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HomeMy WebLinkAbout2018/01/25 Planning Commission Agenda PacketCity of Rohnert Park Planning Commission AGENDA Thursday, January 25, 2018 6:00 P.M. 130 Avram Avenue, Rohnert Park To Any Member of flre Audience I efiring to Address the Planning Commission: For public comment on items listed or not listed on the agenda, or on agenda items if unable to speak at the scheduled time, you may do so upon recognition from the Chairperson. PLEASE FILL OUT A SPEAKER CARD PRIOR TO SPEAKING. 1. 2. 3. 4. 5. 6. 7. 8. 9. CALL TO ORDER PLEDGE OF ALLEGIANCE ROLL CALL (Adams Blanquie Borba Giudice Haydon__) ELECTION OF OFFICERS TO THE PLANNING COMMISSION DECLARATION OF ABSTENTION ACKNOWLEDGEMENT OF POSTING OF AGENDA — Agenda has been posted in three public places: Community Center, Public Safety Building and City Hall. PUBLIC COMMENT - Persons who wish to speak to the Commission regarding an item that is not on the agenda may do so at this time. CONSENT CALENDAR - ADOPTION OF MINUTES 8.1 Approval of the Draft Minutes of the Planning Commission meeting of September 14, 2017 AGENDA ITEMS 9.1 MITIGATED NEGATIVE DECLARATION/CONDITIONAL USE PERMIT/SITE PLAN AND ARCHITECTURAL REVIEW - File No. PLSU17-0001 - Consideration of Resolution No. 2017-04 and 2017-05, approving the Mitigated Negative Declaration, Conditional Use Permit and Site Plan and Architectural Review for a self-service express carwash located at 6258 Redwood Drive (APN 143-391-091) CEQA: In accordance with the California Environmental Quality Act (CEQA), an Initial Study was prepared to determine whether the proposed project would have a significant adverse effect on the environment. On the basis of the study, it was determined that the project would not have a significant adverse effect on the environment with implementation of mitigation measures, and a Mitigated Negative Declaration (MND) was prepared. The MND was circulated for public review between December 22, 2017 and January 25, 2018. 9.2 SITE PLAN AND ARCHITECTURAL REVIEW — File No. PLSR17-0009 — Robert Herbst/PB&J Rohnert Park, LLC — Consideration of Resolution No. 2018- 06 and 2018-11 approving the Mitigated Negative Declaration and Site Plan and Architectural Review for a new industrial building located at 201 Business Park drive (APN 143-040-124) CEQA: In accordance with the California Environmental Quality Act (CEQA), an Initial Study was prepared to determine whether the proposed project would have a significant adverse effect on the environment. On the basis of the study, it was determined that the project would not have a significant adverse effect on the environment with implementation of mitigation measures, and a Mitigated Negative Declaration (MND) was prepared. The MND was circulated for public review between January 5, 2018 and January 25, 2018. 9.3 SIGN PROGRAM - File No. PLSI17-0019 — Mike Rathbun/Superior Electric - Consideration of Resolution No. 2018-07, approving a Sign Program for Bear Republic Brewery located at 5000 Roberts Lake Road (160-010-031) CEQA: The proposed Sign program is categorically exempt from the requirements of the California Environmental Quality Act (CEQA) under Article 19 Categorically Exemptions Section 15311 Accessory Structures Class II (a) On -Premises signs No further action is required pertaining to environmental review. 9.4 DEVELOPMENT AREA PLAN AMENDMENT — File No. PLDP17-0005 — Stephen K. Miller/RPX114 LLC — Consideration of Resolution No. 2018-08, recommending to the City Council the approval of an amendment to the Vast Oak East Development Area Plan II: Sycamore Neighborhood at University District CEQA: Pursuant to the California Environmental Quality Act (CEQA), the City of Rohnert Park, as the lead agency, has conducted an environmental review of the Project. The City prepared an Environmental Impact Report (EIR) to address the potentially significant adverse environmental impacts that may be associated with the planning, construction, or operation of the Project and to identify appropriate and feasible mitigation measures and alternatives that may be adopted to significantly reduce or avoid the impacts identified in the EIR. The City certified the Final EIR on May 23, 2006 and approved an Addendum to the Final EIR on April 8, 2014. The proposed DAP amendment is consistent with the analysis in the EIR and EIR Addendum and would not result in additional environmental effects. Therefore, no additional environmental review is necessary. 9.5 MUNICIPAL CODE AMENDMENTS — File No. PLMC 18-0001 — City of Rohnert Park — Consideration of Resolution No. 2018-09 recommending to the City Council amendments to Municipal Code Title 17, Zoning to require owner occupancy for internal accessory dwelling unit conversions CEQA: No CEQA analysis is required for this project. Pursuant to Public Resources Code Section 21080.17 and CEQA Guidelines Section 15282(h), "the adoption of an ordinance regarding second units in a single-family or multifamily zone by a city or county to implement the provisions of Sections 65852.1 and 65852.2 of the Government Code" relating to "granny" housing and "second unit ordinances" are exempt from the requirements of CEQA. Similarly, the ministerial approval ofADUs would not be a "project"for CEQA purposes, and environmental review would not be required prior to approving individual applications. 9.6 MUNICIPAL CODE AMENDMENTS — File No. PLMC17-0006 — City of Rohnert Park — Consideration of Resolution No. 2018-10, recommending to the City Council amendments to Municipal Code Title 17 to regulate additional bedrooms and garage conversions on single-family residential parcels CEQA: The proposed amendments are not subject to CEQA pursuant to Section 15305 of Title 14 of the California Administrative Code. The amendments would be considered Class S, Minor Alterations in Land Use Limitations. These are applicable in areas with an average slope of less than 20 percent and which do not result in any changes in land use or density. 10. ITEMS FROM THE PLANNING COMMISSION 11. ITEMS FROM THE DEVELOPMENT SERVICE STAFF 12. ADJOURNMENT Appeals of any decisions made tonight must be received by the Planning Division within 10 days and no later than S: 00 p.m. on February S, 2018 NOTE: If you challenge the nature of the proposed action in court, you may be limited to raising only those issues you or someone else raised at public hearing(s) described in this Agenda, or in written correspondence delivered to the City of Rohnert Park at, or prior to the public hearing(s). Disabled Accommodation: In compliance with the Americans with Disabilities Act, if you need special assistance to participate in this meeting please call (707) 588-2236. Notification 72 hours in advance of the meeting will enable the city to make reasonable arrangements to ensure accessibility to the meeting. (28 CFR 35.102.35.104 AD Title 111) CERTIFICATION OF POSTING OF AGENDA I, Suzie Azevedo, Community Development Assistant for the City of Rohnert Park, declare that the foregoing notice and agenda for the January 25, 2018, Planning Commission Meeting of the City of Rohnert Park was posted and available for review on January 19, 2018, at Rohnert Park City Hall, 130 Avram Avenue, Rohnert Park, California 94928. The agenda is available on the City of Rohnert Park's web site at www.rpcity.org. Signed this 19th day of January, 2018 at Rohnert Park, California. pol+n [xr A.,��^. 1414 Vol %1 T City of Rohnert Park Planning Commission Report DATE: January 25, 2018 ITEM NO: 9.1 AGENDA TITLE: PLSU17-0001 Conditional Use Permit and Site Plan and Architectural Review for Future Express Car Wash ENTITLEMEMTS: Conditional Use Permit and Site Plan and Architectural Review LOCATION: 6258 Redwood Drive APN 143-391-091 GP/ZONING: Commercial R/C-R: Regional Commercial APPLICANT: Edwin Blair, Tunnel Vision RECOMMENDATON Staff recommends approval of the Mitigated Negative Declaration, Conditional Use Permit (CUP) and Site Plan and Architectural Review (SPAR) for the proposed Future Express Car Wash commercial project at 6258 Redwood Drive. The CUP is required for car wash facilities in C-R zoning districts and SPAR for the new construction of the car wash facilities. SUMMARY The proposed project would construct a self-service car wash with a fully automated conveyor wash system on a vacant, approximately .89 -acre rectangular -shaped parcel (APN 143-391-091) located at 6258 Redwood Drive in the City of Rohnert Park (see Figure 1). The entire project site is predominately flat, undeveloped land. The subject site is designated in the General Plan as Commercial -R (Regional), and is accordingly zoned C-R: Regional Commercial. BACKGROUND Surrounding Land Uses The project site is located in the northwest portion of the City, west of Highway 101 and north of Rohnert Park Expressway, in an area predominately characterized by existing commercial and industrial/business uses. Adjacent land uses include the Budget Inn and Rodeway Inn to the south, Redwood Drive and commercial properties to the west, America's Tire Store to the north, and the Hampton Inn & Suites to the east (see Figure 2). Page 1 Google'Earth i�t''Jll Iam' cp, r A I" IMPIRM I Project Site I Mw Irk E�Prvss%vay- .pw ow -4, Project Details Project Characteristics The proposed project would include construction of a new self-service car wash. Figure 3 Site Plan shows the proposed site plan for the project. As shown on the site plan, the project includes an approximately 4,350 square feet (sq.ft.) building in the southwestern portion of the site. The reception and office area would consist of approximately 311 sq.ft. of the northeast portion of the building, immediately adjacent to the car wash tunnel point of entry. The remainder of the proposed building (approximately 4,042 sq.ft. in total) would consist of the 126 -foot car wash tunnel, employee restrooms and locker area, two equipment rooms, and a noise attenuation room. The building would also include an approximately 631 sq.ft. attic with mechanical and storage areas above the car wash bay on the western side of the building. Figure 3: Proposed Site Plan I � f x'14/'`\ ✓ \/,.'4��W'�Y /.'�'�I •1f ��rl \ � l i � � f . i � i , Circulation and Parkin Access to the site would be provided from Redwood Drive via an existing private drive that bisects the project site and the America's Tire Store. As shown on Figure 3 Site Plan, the project proposes to construct two driveways from the main existing private roadway. The first 24 -foot wide driveway would provide vehicle entrance to a small parking area that would include two standard parking spaces and one accessible parking space. The first driveway would also be the sole vehicle Page 3 KEYNOTES W,Q-,.,L na. e0.+^ssr. W irYYfYM4.4.71. ..waw Circulation and Parkin Access to the site would be provided from Redwood Drive via an existing private drive that bisects the project site and the America's Tire Store. As shown on Figure 3 Site Plan, the project proposes to construct two driveways from the main existing private roadway. The first 24 -foot wide driveway would provide vehicle entrance to a small parking area that would include two standard parking spaces and one accessible parking space. The first driveway would also be the sole vehicle Page 3 exit point for vehicles that utilized the car wash and vacuuming area. The car wash and vacuum station area would be designed for one-way vehicle circulation (west to east) from the car wash tunnel exit to the single site exit driveway. Signage would be installed prohibiting vehicles from entering the vacuum station parking lot area from the small parking area located at the first access driveway. The second 24 -foot driveway would provide the sole access point for vehicles entering the car wash tunnel and vacuuming station area. As previously mentioned, onsite circulation would provide for one-way vehicle movement. Vehicles entering the car wash driveway would travel west through the wash tunnel. Upon exiting the wash tunnel, vehicles would travel east toward the parking lot area and exit driveway. A parking lot with 16 concrete -paved parking spaces would cover the majority of the northern half of the project site. These spaces would include vacuuming units with two hoses for use on both sides of the stall. Each of the vacuuming stations would be covered with shade structures. Two standard non -vacuum station parking spaces would be located adjacent to the northeastern corner of the car wash tunnel. Additional parking consisting of two standard spaces and one accessible space would be available in a small parking area at the first driveway entrance. A trash enclosure would also be located within the small parking area. Building Elevations The building is primarily single -story except for the rear portion which includes a second level for storage and access to the carwash mechanical equipment. Maximum height of the building is 28 feet. The car wash building exterior will have a contemporary appearance including white and cypress colored cement plaster walls with dark bronze metal cap flashing, dark bronze aluminum storefront windows, and slate stone veneer foundation cap. There are windows along the north elevation of the building and the south elevation has openings covered with metal screens to allow for air circulation. The entry and exit of the car was include metal roll -up doors which will be closed when the car wash is not in operation. The pay station consists of a curved metal roof supported by two metal column poles. The refuse enclosure consists of concrete block walls with a sloping metal roof and solid metal gates. The enclosure will be painted to match the building colors. Figure 4: Building Elevations \ igRAIsr 1 Rvm. u ky nYY{7ti P!'fFHA�t•� :•� -�`� TT 11 dim :mL ip E L. � i Page 4 LandscaiU A conceptual landscape plan has been submitted. The proposed landscape plan consists of a variety of trees, shrubs and groundcover accents. Tree sizes range from 15 gallon to 24 inch box trees including native oak trees. There is existing landscaping along the Redwood Drive frontage of the property that will remain. A portion of the landscape setback along the south property line will consist of a drainage swale. The landscape plan includes three (3) Swan Hill Olive trees, three (3) Flowering Pear trees, five (5) Valley Oak trees and 15 Red Maple trees. In between the trees the landscape plan proposes a variety of shrubs, groundcover and accent species (see Attachment 2, Exhibit A). The common area and perimeter area landscaping irrigation will consist of low volume drip system. The plant palette will utilize at least 75% drought tolerant plant materials appropriate to the climate region. Lighting The project includes LED pole lights at approximately 14 feet in height that will be located along the north side of the property adjacent to the private driveway. The new pole lights will illuminate the ingress and egress driving aisles and the area between the north side of the building and the private drive. Planning Commission Study Session At the September 14, 2017 Planning Commission meeting both staff and applicant presented plans for the subject project. Discussion centered on vehicle circulation and the potential for vehicles to enter the carwash going in the wrong direction when leaving the standard parking spaces which are located in the car wash exit driveway for the project. As part of the proposal the Applicant indicated that directional signage will be installed to assist vehicles on circulation of the car wash. ANALYSIS General Plan This project implements the following General Plan Goals and Policies, as follows: LU -J. Continue to maintain efficient land use patterns and ensure that infill development maintains the scale and character of established neighborhoods. Staff Analysis: The proposed new car wash would utilize an existing vacant parcel adjacent to existing commercial developments in a designated regional commercial center of the City. The infill development proximity to existing infrastructure promotes the continued use of land in an efficient and orderly manner. This proposed infill development is of a commensurate scale in terms of height and massing, with existing and planned projects in the immediate area. • CD -N. Provide safe, convenient, and comfortable pedestrian connections within commercial centers and between commercial centers and adjacent sites and residential neighborhoods. Page 5 StaffAnalysis: This project uses a variety of methods to further create and reinforce pedestrian connections within the surrounding commercial center, and with other commercial centers in the immediate area. Sidewalk connections currently exist along Redwood Drive and the private drive and are clearly marked and can accommodate and enable pedestrian travel to other the nearby commercial properties, nearby apartments, as well as transit stops located adjacent to the project site along Redwood Drive. As part of the project, the existing private street will retain the publically accessible sidewalk and enhance the pedestrian experience with new lighting and landscaping along the northern property line of the project site. Conditional Use Permit/Zoning Regulations Conditional Use Permit: Per Zoning Code Section 17.06.060, car wash uses are conditionally - permitted uses and require Planning Commission approval of a conditional use permit. Findings concerning the Conditional Use Permit proposed by Planning Application No. PLSU2017-0001 can be found in Attachment 2, Exhibit B. Zoning Regulations: The development standards for the subject project are those that are applicable in the C-R: Regional Commercial district. As proposed and planned, the new commercial use and building are consistent with the intent of the C-R Zoning District and complies with all development standards including height, setbacks, parking, lighting and landscaping. C-R: Regional Commercial. This District is intended to allow for the operation of activities that provide goods and services that serve the community and outlying areas within an eight to twenty - mile radius. It is primarily reserved for larger shopping centers and can accommodate "big box" retailers. This district is consistent with the "Regional Commercial" General Plan designation. Table 1: Applicable Development Standards Standard Proposed Requirement Descri tion Primary height is 15 Height 28 feet 65 feet max. feet. Max height is 28 feet. Setbacks: Front 20 feet 15 feet Side 15 on south side and 10 feet 10 on the north side Rear 10 feet 10 feet 18 vacuum spaces _ 2 standard spaces Two bike parking Parking 1 accessible space 7 spaces spaces provided per 21 spaces total Zoning Code. Exceeds requirement Landscaping 26 trees 5 trees of 1 tree for every 4 parking spaces. Lot Coverage 10 ercent _ 60 ercent Floor Area Ratio 0.88 1.5 _ Page 6 Design Guidelines This project implements an important design criteria: neighborhood compatibility. The massing, colors, height, materials, siting, and landscaping of the car wash facilities will complement the existing uses in the area as well as other the planned projects in the adjacent commercial area. The proposed car wash building and associated facilities incorporates a `modern' architecture style using geometric forms, large windows and flat roofs. The proposed architecture has utilized the following elements from the Design Guidelines: • The proposed building massing is inspired by traditional forms. Volumes are simple, asymmetrical yet balanced, and includes variations in height. Repetitive and alternating elements are present, with additional articulation provided by the use of colors, materials, screening, and recesses. • The proposed building incorporates fagade elements such as the white and cypress colored cement plaster walls with dark bronze metal cap flashing that enriches the quality of the public environment. • Building colors are white and cypress colors with a dark bronze cap and are compatible with the slate stone veneer. The colors are arranged to enhance the appearance of the car wash building and associated facilities. The colors are compatible with the adjacent America's Tire Store and the Hampton Inn and Suites. • The building features a flat roof common to modern buildings. The flat roof is hidden by a parapet, but accented by height variations. Mechanical and other roof mounted equipment is screened by the roof parapet. • The trash enclosure is sited so as to minimize visibility from the street. The design of the trash enclosure is complimentary to the overall design of the car wash building and facilities. ENVIRONMENTAL DETERMINATION In accordance with the California Environmental Quality Act (CEQA), an Initial Study was prepared to determine whether the proposed project would have a significant adverse effect on the environment. On the basis of the study, it was determined that the project would not have a significant adverse effect on the environment with implementation of mitigation measures, and a Mitigated Negative Declaration (MND) was prepared. The MND was circulated for public review between December 22, 2017 and January 25, 2018. A summary of the main MND environmental analysis conclusions are as follows: • Prior to issuance of grading permits, the applicant is required to submit the California Tiger Salamander Habitat Assessment prepared for the project to the USFWS and the CDFW for review and concurrence. The applicant will need to demonstrate approval from these agencies prior to any grading or construction activity on the site. • If at any time during earth disturbing activities a concentration of artifacts or a cultural deposit is encountered, work is required to cease in the immediate area and a qualified archeologist contacted. Due to the proximity to the creek, it is possible that cultural artifacts could be found. • The project complies with the 2017 (Bay Area) Clean Air Plan. The project would generate minimal new traffic trips and would comply with the Bay Area Air Quality Management Page 7 District (BAAQMD) screening criteria. Accordingly, project -related traffic would not exceed CO thresholds and no mitigation is required. GHG emissions associated with the project were studied as part of the CEQA analysis and were determined to be below the BAAQMD's GHG threshold of 1,100 MT CO2E per year. Therefore, the project would not generate GHG emissions, either directly or indirectly, that may have a significant impact. No mitigation is required. NOTIFICATION This item has been duly noticed by publication in the Commtini Voice for the Site Plan and Architectural Review and posted at the prescribed locations in Rohnert Park. Property owners within 300 feet of the project were mailed notices of the proposed application. RESPONSE TO COMMENTS No public comments have been received on this item. Attachments 1. Resolution 2018-04 Approving a Mitigated Negative Declaration (MND) for the Future Express Car Wash Site Plan and Architecture Review (SPAR) (APN 143-391-091) File No. PLSU17-0001 Exhibit A to Resolution No. 2018-04 — Future Express Carwash, Mitigated Negative Declaration (MND) 2. Resolution 2018-05 Approving Site Plan and Architecture Review for the Future Express Car Wash Located at 6258 Redwood Drive (APN 143-391-091) File No. PLSU17-0001 Exhibit A to Resolution No. 2018-05 — Conditions of Approval Exhibits A. Future Express Car Wash, Site Plan and Architecture Submittal B. January 16, 2018 Letter, California, Department of Transportation APPROVALS: � - 6olt_oIJ'- Brett Bollinger, Planniw Consultant 0 6 ,k Jeff ey Beiswenger, Planni4 Maniker Page 8 Date Date PLANNING COMMISSION RESOLUTION NO. 2018-04 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF ROHNERT PARK CALIFORNIA APPROVING THE MITIGATED NEGATIVE DECLARATION FOR THE FUTURE EXPRESS CAR WASH COMMERCIAL PROJECT CONDITIONAL USE PERMIT AND SITE PLAN AND ARCHITECTURAL REVIEW (APN 143-391-091) FILE NO. PLSU17-0001 WHEREAS, the applicant, Edwin Blair for Tunnel Vision, filed Planning Application No. PLSU17-0001 for a Conditional Use Permit and Site Plan and Architectural Review for construction of a car wash on property located at 6258 Redwood Drive north of the intersection of Rohnert Park Expressway and Redwood Drive (APN 143-391-091), in accordance with the City of Rohnert Park Municipal Code; and WHEREAS, Planning Application No. PLSU17-0001 was processed in the time and manner prescribed by State and local law; and WHEREAS, an Initial Study was prepared and on the basis of that study, it was determined that the project would not have a significant adverse effect on the environment with implementation of mitigation measures, and a Mitigated Negative Declaration (MND) was prepared and circulated for public review for a 30 -day period from December 22, 2017 to January 25, 2018 (Exhibit A); and WHEREAS, pursuant to California State Laws and the City of Rohnert Park Municipal Code (RPMC), a public hearing notice for the Future Express Car Wash was mailed to all property owners within a 300 foot radius of the subject property and to all agencies and interested parties as required by California State Planning Law, and a public hearing notice was published in the Community Voice for a minimum of 10 days prior to the first public hearing; and WHEREAS, on January 25, 2018, the Planning Commission reviewed Planning Application No. PLSU17-0001 during a scheduled public meeting at which time interested persons had an opportunity to testify either in support or opposition to the proposed project; and WHEREAS, at the January 25, 2018, Planning Commission meeting, upon hearing and considering all testimony and arguments, if any, of all persons desiring to be heard, the Planning Commission considered all facts relating to Planning Application No. PLSU17-0001; WHEREAS, the members of the Planning Commission, using their independent judgment, reviewed the proposed project and all evidence in the record related to such requests, including the staff report, public testimony, and all evidence presented both orally and in writing. WHEREAS, at the January 25, 2018 public meeting the Planning Commission of the City of Rohnert Park reviewed and considered the information contained in the Initial Study and Mitigated Negative Declaration for the proposal, which is attached to this resolution as Exhibit A; and WHEREAS, Section 21000, et. Seq., of the Public Resources Code and Section 15000, et. Seq., of Title 14 of the California Code of Regulations (the "CEQA Guidelines"), which govern the preparation, content and processing of Negative Declarations, have been fully implemented in the preparation of the Mitigated Negative Declaration. NOW, THEREFORE, BE IT RESOLVED that the Planning Commission of the City of Rohnert Park makes the following findings, determinations and recommendations with respect to the Mitigated Negative Declaration for the proposed Project: 1. The Planning Commission has independently reviewed, analyzed and considered the Mitigated Negative Declaration and all written documentation and public comments prior to approval of the proposed Project; and 2. An Initial Study was prepared for the project, and on the basis of substantial evidence in the whole record, there is no substantial evidence that the project will have a significant effect on the environment, therefore a Mitigated Negative Declaration has been prepared which reflects the lead agency's independent judgment and analysis. 3. The Mitigated Negative Declaration was prepared, publicized, circulated and reviewed in compliance with the provisions of CEQA Guidelines; and 4. The Mitigated Negative Declaration constitutes an adequate, accurate, objective and complete Mitigated Negative Declaration in compliance with all legal standards; and 5. The documents and other materials, including without limitation staff reports, memoranda, maps, letters and minutes of all relevant meetings, which constitute and administrative record of proceedings upon which the Commission's resolution is based are located at the City of Rohnert Park, City Clerk, 130 Avram Ave., Rohnert Park, CA 94928. BE IT FURTHER RESOLVED by the Planning Commission of the City of Rohnert Park that approval of the Project would not result in any significant effects on the environment with implementation of mitigation measures identified in the Mitigated Negative Declaration and the Planning Commission does hereby approve and adopt the Mitigated Negative Declaration and Initial Study set forth in Exhibit A and direct the filing of a Notice of Determination with the County Clerk; and BE IT FURTHER RESOLVED by the Planning Commission of the City of Rohnert Park that Exhibit A of this resolution also provide Mitigation required under Section 15091 of the CEQA Guidelines for significant effects of the Project; and BE IT FURTHER RESOLVED that any interested persons may appeal this Resolution of the Planning Commission to the City Council within 10 calendar days of its passage pursuant to RPMC Section 17.25.123. Any such appeal shall be in the form provided by RPMC Section 17.25.124 and with the payment of the fee established by the City. DULY AND REGULARLY ADOPTED on this 25th day of January, 2018 by the City of Rohnert Park Planning Commission by the following vote: ADAMS Attest: AYES: NOES: ABSENT: ABSTAIN: BLANQUIE BORBA GIUDICE HAYDON Chairperson, Rohnert Park Planning Commission Susan Azevedo, Recording Secretary Exhibit A Future Express Carwash Mitigated Negative Declaration Available for viewing and printing: Development Services Department City Hall 2"d Floor 130 Avram Avenue Rohnert Park, CA PLANNING COMMMISSION RESOLUTION NO. 2018-05 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF ROHNERT PARK, CALIFORNIA, APPROVING A CONDITIONAL USE PERMIT, SITE PLAN AND ARCHITECTURAL REVIEW FOR THE FUTURE EXPRESS CAR WASH COMMERCIAL PROJECT (APN 143-391-091) WHEREAS, the applicant, Edwin Blair for Tunnel Vision, filed Planning Application No. PLSU17-0001 for a Conditional Use Permit and Site Plan and Architectural Review for construction of a car wash on property located at 6258 Redwood Drive north of the intersection of Rohnert Park Expressway and Redwood Drive (APN 143-391-091), in accordance with the City of Rohnert Park Municipal Code; WHEREAS, Planning Application No. PLSU17-0001 was processed in the time and manner prescribed by State and local law; WHEREAS, on September 14, 2017, the Planning Commission conducted a Study Session for Planning Application No. PLSU17-0001 at which time interested persons had an opportunity to provide comments on the project; WHEREAS, public hearing notices were transmitted to all property owners within a 300 - foot radius of the subject property and to all agencies and interested parties as required by California State Planning Law, and a public hearing notice was published in the Community Voice for a minimum of 10 days prior to the first public hearing; WHEREAS, on January 25, 2018, the Planning Commission reviewed Planning Application No. PLSU 17-0001 at which time interested persons had an opportunity to testify either in support of or opposition to the project; and, WHEREAS, at the January 25, 2018, 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. PLSU17-0001. 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. Findings considered. The Planning Commission, in approving the Conditional Use Permit, makes the following factors, to wit: A. The proposed location of the conditional use is consistent with the objectives of the Zoning Ordinance and the purposes of the district in which the site is located. Criteria Satisfied. The project is located immediately adjacent to other existing commercial buildings and properties on the west side of the City. The building design will be consistent with commercial structures in the immediate area. The proposed car wash is located on a vacant, undeveloped infill site. The proposed car wash use is consistent with the intent of the C-R Zoning District and complies with all Zoning Ordinance Section 17.10 — Development Standards, including; height, setbacks, parking, lighting and landscaping. The proposed architecture, landscaping choices, lighting elements, and overall site design components give the car wash and surrounding commercial structures a consistent look and feel. B. That the proposed location of the Conditional Use and the conditions under which it would be operated or maintained will not be detrimental to the public health, safety or welfare or materially injurious to properties or improvements in the vicinity, and the operation and maintenance of the Conditional Use will be compatible with the surrounding uses. Criteria Satisfied. The proposed Future Express Car Wash use will be located adjacent to existing commercial uses in the immediate vicinity. The proposed car wash use is a conditionally -permitted use within the C-R Zoning District and is a similar use to the surrounding commercial businesses. As proposed and conditioned in Exhibit A, the new car wash would be in compliance with Zoning Ordinance Section 17.10 — Development Standards; therefore, the operation of the car wash will not result in a negative impact on the public health, safety or welfare or be materially injurious to properties or improvements in the vicinity. The operation of the new car wash use would be compatible with the existing C-R Zoning District commercial uses in the immediate vicinity. C. The proposed Conditional Use will comply with each of the applicable provisions of this title. Criteria Satisfied. As proposed and conditioned in Exhibit A, the proposed drive-through use is in compliance with all of the provisions of the Zoning Ordinance, including Section 17.10 — Development Standards and Conditional Use Permit standards. Section 3. Findings considered: The Planning Commission, in approving Site Plan and Architectural Review, PLSU17-0001, makes the following factors, to wit: 1. That the development's general appearance is compatible with existing development and enhances the surrounding neighborhood. Critena Safisficcl. The project is located immediately adjacent to other existing commercial buildings and properties on the west side of the City. The building design will be consistent with commercial structures in the immediate area. The proposed car wash use is consistent with the intent of the C-R Zoning District and complies with all Zoning Ordinance Section 17.10 — Development Standards, including; height, setbacks, parking, lighting and landscaping. The proposed architecture, landscaping choices, lighting elements, and overall site design components give the car wash and surrounding commercial structures a consistent look and feel. This proposed car wash building and facilities are of a commensurate scale in terms of height and massing, and is compatible with existing and planned development in the surrounding regional commercial district. As proposed and planned, the car wash commercial building fits within the type and uses of buildings in the immediate surrounding area in terms of building typology (e.g. appearance of building). 2. 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 fagade facing the street; and/or the line and pitch of the roof. Criteria Satisfied. The new building has an attractive appearance with a variety of materials including white and cypress colored cement plaster walls with dark bronze metal cap flashing, dark bronze aluminum storefront windows, and slate stone veneer foundation cap. There is articulation in the building walls including setback and variations in the roof height. The variation in bulk and fagade depth further enhances the buildings attractiveness. The style and colors of the building will be compatible with the adjacent commercial structures giving the commercial property a consistent appearance with its surroundings. 3. 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. A network of sidewalks, crosswalks, pedestrian signals, and curb ramps provide access for pedestrians in the immediate vicinity of the proposed project site. In the project area, Class II bike lanes exist along Redwood Drive and Rohnert Park Expressway. The Hinebaugh Creek path is located north of America's Tires and the project site, connecting Redwood Drive to Rohnert Park Expressway. The private access driveway off Redwood Drive will provide pedestrian and cyclists safe access to the car wash facility. The proposed project would add two (2) new `U-shaped' bicycle racks that could accommodate up to 4 bicycles. Vehicle and pedestrian connections currently exist on the subject commercial property and will not be altered by the proposed project. The building and vehicle entries are well defined and visible from both Redwood Drive and the private drive access to the car wash facility. This is complemented by the proposed lighting, landscaping, and planned signage. Section 4. Environmental Clearance. A Mitigate Negative Declaration was prepared for the car wash project in conformance with the California Environmental Quality Act (CEQA). NOW THEREFORE BE IT RESOLVED, that the Planning Commission does hereby approve Planning Application No. PLSU17-0001 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 25th day of January, 2018 by the City of Rohnert Park Planning Commission by the following vote: Attest: AYES: NOES: ABSENT: ABSTAIN: ADAMS BLANQUIE BORBA GIUDICE HAYDON Chairperson, Rohnert Park Panning Conunission Susan Azevedo, Recording Secretary Exhibit A ADOPTED PER PLANNING COMMISSION RESOLUTION No. 2018-05 Conditions of Approval Site Plan and Architectural Review: Future Express Car Wash The conditions below shall apply to the Future Express Car Wash project located at 6258 Redwood Drive (PLSU17-0001). General Conditions 1. The Site Plan and Architectural Review approval shall expire one year from the Planning Commission approval date, unless prior to the expiration a building permit is issued and construction is commenced and diligently pursued toward completion and the use is initiated, or an extension is requested and approved. 2. All applicable provisions of the City of Rohnert Park Municipal Code, are made a part of these conditions of approval in their entirety, as if fully contained herein. 3. The violation of any condition listed herein shall constitute a nuisance and a violation of the RPMC. In conformity with Chapter 1.16 of the RPMC, a violation of the RPMC may be an infraction or a misdemeanor and shall be punishable as provided by law. In addition to criminal penalties, the City may seek injunctive relief. The Applicant agrees to pay for all attorney's fees and costs, including, but not limited to, staff time incurred by the City in obtaining injunctive relief against the Applicant as a result of a failure of the Applicant to fully perform and adhere to all of the Conditions of Approval. 4. The Applicant agrees to defend, indemnify, hold harmless and release the City of Rohnert Park, its agents, officers, attorneys and employees from any claim, action or proceedings brought against any of the above, the purpose of which is to attack, set aside, void, or annul the approval of this application or certification of the environmental document which accompanies it. This indemnification obligation shall include but not be limited to, damages, costs, expenses, attorneys', or expert witness fees that may be asserted by any person or entity, including the Applicant, whether or not there is concurrent passive or active negligence on the part of the City, its agents, officers, attorneys or employees. 5. Place Conditions of Approval on general notes on plan sheets. 6. Applicant shall comply with any and all mitigation measures contained within the project's Mitigated Negative Declaration document, including any Federal and State resource agency requirements. Design Conditions 7. The project shall be designed and improved and installed to be consistent with the related Mitigated Negative Declaration and the associated mitigation measures. 8. The Project is approved as shown in Exhibits A through D attached to the Planning Commission Site Plan and Architectural Review approval resolution except as conditioned or modified below. 9. All exterior lighting shall be LED including wall lights on the building. 10. The parcel owner shall enter into a Master Maintenance Agreement with the City; An executed agreement shall be executed prior to temporary certificate of occupancy. 11. 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. 12. 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. 13. 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 14. Code Compliance shall be in accordance' with: 2016 California Fire Code, 2016 California Building Code, City of Rohnert Park Fire Division Code Ordinance #920, and NFPA 15. Illuminated addresses shall be plainly visible from the street. Monument sign per local code. 16. Fire extinguishers shall be installed per the Fire Code. 17. All work shall be performed in accordance with NFPA standards. The buildings shall have fire alarms, standpipe and sprinklers per model and local codes. 18. The location of fire riser and fire department connections shall be indicated on Improvement Plans. 19. All work shall comply with all codes, ordinances and standards, whether shown on the plans or not. 20. Additional Operational Permits may be required prior to occupancy. 21. Additional permits may be required by the Sonoma County Emergency Services Department for hazardous materials. 22. 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. Grading and Improvement Plan Requirements 23. 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. 24. The Project benchmark shall be based on a City approved USGS benchmark. 25. The applicant shall provide a geotechnical report, and shall abide by its recommendations as a condition of development at the project site. 26. 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. 27. The grading plan shall clearly show all existing survey monuments and property corners and shall state that they shall be protected and preserved. 28. 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." 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." Site Civil and Landscape Plans 29. 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. 30. The improvement plans shall illustrate accessible ramps and parking as required by State of California Title 24. 31. Site photometrics are to be submitted with the Site Civil Drawings for review and approval. 32. Landscape plans shall be submitted with the grading permit plans. Sidewalk alignment shall be shown on both the civil and landscape plans. 33. The landscape planting plans need to be compared with the civil engineering utility plans and confirmed no trees and large shrubs are proposed over water, sewer and storm drain pipes. 34. Provide a signature line on front sheet of the grading plans for the project geotechnical engineer's review and approval of the civil engineering site plans. Hydrology, Storm Water and Storm Drain 35. 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. Provide an approval letter from the Sonoma County Water Agency prior to grading permit issuance. 36. 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 4 conformance with trash capture requirements adopted by the State Water Resources Control Board in April 2015. 37. The site shall be in conformance with the City of Santa Rosa Storm Water Low Impact Development Technical Design Manual (latest edition). 38. 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. 39. Discharge of runoff onto pavement should be avoided. 40. 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. 41. Site drainage design must include facilities for the containment of recycled water runoff due to over irrigation, system leakage or control failure. 42. 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. Provide the WDID number on the front page of the grading plans. 43. The trash dumpster enclosure shall be provided with a floor drain connected to the sanitary sewer system, not the storm drain. Water System Requirements 44. The grading plans shall show backflow prevention devices in accordance with the requirements of the City of Rohnert Park's Backflow Prevention Ordinance. 45. All City water meters shall be located within the right-of-way unless otherwise approved by the Development Services Department. The grading plans shall show fire protection in accordance with the requirements of Rohnert Park Fire Department. 46. The grading plans shall show hydrants placed per the direction of the Rohnert Park Fire Division. 47. 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." 5 48. The on-site fire sprinkler system services shall be separated from the fire hydrants by a single -check valve per City Standard STD -879. The Fire Marshall shall be consulted on this item. Sewer System Requirements 49. Sewer grades must be designed such that ultimate finished floors are a minimum of 12" above upstream manhole or clean-out rim elevations. 50. The pool shall be plumbed to drain/back wash into the sanitary sewer system. This shall be clearly shown on the pool construction plans. Recycled Water System Requirements 51. The grading plans shall show recycled water use for irrigation. 52. 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. 53. 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. 54. 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 55. All onsite utilities shall be placed underground. 56. Show all dry utilities on the grading plans. Prior to the Issuance of Grading Permits and/or Improvement Agreements 57. 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. E 58. 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. 59. 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. 60. 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. 61. The applicant shall provide the city with signed deeds for all on-site and off-site easements associated with the project. 62. All grading plans shall conform to the City's Municipal code, please refer to Chapter 15.50 and 15.52 for required submittals. Prior to the Issuance of the First Building Permit 63. The applicant shall provide pad certifications for the site on which the building permit is requested. During Construction 64. 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. 65. Provide the final Storm Water Mitigation Plan for review and approval by the City. 66. 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. 67. 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. 68. The applicant shall be responsible to provide erosion and pollution control in accordance with the approved plans and permits. 69. The applicant shall keep adjoining public streets free and clean of project dirt, mud, materials, and debris during the construction period. 70. 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. 71. Post -construction storm water BMPs shall be installed in conformance with the City of Santa Rosa stormwater calculator: http://srcity.orai'deai-tmentsfutil tieslslo n�watercrcekslswpe� mit/Pate ;;�� I , f T3Eccit£vi <<E, aSpX 72. A SUSMP shall be provided for the property. 73. 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 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. 74. 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. 75. 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. 76. Throughout the construction of the project, dust control shall be maintained to the satisfaction of the City. 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. 8 • 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. 77. 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. 78. 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. 79. Public improvements will include bringing both curb ramps up to current City standards. An encroachment permit will need to be obtained prior to beginning work within the City's right- of-way. 80. 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. 81. The applicant shall repair all construction related damage to existing public facilities (streets, sidewalks, utilities etc.) at no cost to the City. 82. 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 Fil 83. Prior to final occupancy the project shall provide onsite bicycle spaces for the car wash in compliance with Section 17.16.140 of the City of Rohnert Park Zoning Code. 84. All water system improvements necessary to provide fire flows and pressures shall be installed and operational 85. All improvements shown in the improvement plans deemed necessary for the health, safety and welfare of the occupant and general public shall be completed. 86. All permanent BMPs shall be installed that capture all tributary areas relating to the car wash runoff. 87. 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. 88. The applicant shall have entered into the City's standard Recycled Water Agreement, designate site supervisor(s) and undertake any other activities necessary. 89. 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. 90. 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. 10 EXTERIO POLE U ALED52N H T0MBT RIC:S. f` EXTERIOR POLE LIGHT FIXTURE PROJECT DATA RP EXPRESS, LLC A P. NO.: 143-391-012-000 1973 GARDENVIEW DRIVE ZONING: I SANTA ROSA, CALIFORNIA 95403 OCCUPANCY: B ADOBE ASSOCIATES, INC. TYPE CONSTR.: 11-B & V -B 1220N DUTTON AVENUE PARCEL AREA: 0.89 ACRES ±/ 0.76 ACRES ± NET SANTA ROSA, CALIFORNIA 95401 BUILDING AREA: RECEPTION & OFFICE (CONDITIONED) 311.0+— SQ. FT E I xx@xx CAR WASH (UNCONDITIONED) XXX T / 707 x GRADE LEVEL 3,4114±SQ FT ` ATTIC / MECHANICAL &STORAGE 631 I±SQ FT 4[ CANOPIES 2235 CHALLENGER WAY, SUITE 103 T 1707-545-4440 ENTRANCE 605.8± SQ- FT F / 707-545-4447 EXIT 73,21 SQ, FT E /armaniac@sonic net VENDING 74.6± SQ. FT PARKING & VACUUM: VACUUM STATIONS: 16 SPACES STANDARD 15 ARCHITECT: ACCESSIBLE 1 EItmr-arch@comcast.nct PARKING: 5 SPACES STANDARD 4 T /707-431-1848 ACCESSIBLE I EXTERIOR VACUUM UNIT PROJECT TEAM EXHIBIT A OWNER: RP EXPRESS, LLC E / uwlools@yahoo.com 1973 GARDENVIEW DRIVE T 1619-806-0798 SANTA ROSA, CALIFORNIA 95403 C 1619-806-0798 CIVIL ENGINEER: ADOBE ASSOCIATES, INC. E/dbrown@adobeinc.com 1220N DUTTON AVENUE T/707-541-2300 SANTA ROSA, CALIFORNIA 95401 F / 707-541-2301 STRUCTURAL ENGINEER: TBD E I xx@xx XXX T / 707 x SANTA ROSA, CALIFORNIA 954 F! 707-xx TITLE 24 COMPLIANCE: SOL DATA ENERGY CONSULTING E / shawnc@soldata.com 2235 CHALLENGER WAY, SUITE 103 T 1707-545-4440 SANTA ROSA. CALIFORNIA 95407 F / 707-545-4447 LANDSCAPE ARCHITECT: PAIL MANOUKIAN E /armaniac@sonic net 3725 DRY CREEK ROAD T / 707-433-1112 HEALDSBURG, CALIFORNIA 95448 ARCHITECT: THOMAS M. REDDY ARCHITECT EItmr-arch@comcast.nct 301 EAST STREET T /707-431-1848 HEALDSHURG, CALIFORNIA 95448 C/707-338-5619 THOMAS M. REDDY A R C H I T E C T A 1.0 Nov 28/16 April 3117 Dec- 7 / 16 April 12117 Jan. 0117 May 24 117 Jen.10 / 17 June 23 f17 Feb 1 3/17 tla• r e• a -a• 6•a' r g _ I EMiRANCC GWgI'Y _ RE EPT am - GRADE LI3VEL PLAN 1 I+r• _ E gin' TA s�R I I4 M w II a I� � i ! Yrw acawvm STORAGE a ATiI11D/EC M .TSI ROOF I ATTIC MECHANICAL PLAN 1W = 1'.0` THOMAS M. REDDY ARC HITECT 301 Eesl S1tei I HcelESLurg, C-11-1-95- 1, —13 1- 1 elifomie959<B1,-1]1-1 fi elimc erthacomcu�nsl - c e 4 r TRASH ENCLOSURE C�j) (D_WRo l ELEVATION cd FASCIA A ST1 POSTS D 'DARK BRONZE' 16 07 U MUAL 107,■tlw�erf�� � --�PMIJILM 1 ■��1•!r TRASH ENCLOSURE EAST IWEST ELEVATION POSTS fW TRASH ENCLOSURE &SPUTH ELEVATION 1 as A 2.0 rqy BIKE S SPACE PARKING 3 3W e 1 W Nov 291 16 Feb 13 / 17 Jan_ 9117 Jen 11/17 April 3 /17 April 12117 Jen. 30 /17 June 23117 Fsb.2/17 June 26117 ENTRANCE GANOPY VENDING GANOPY 1 1" I ISI ■ T� J LINE OF OVERHANG PAY STATION CANOP0 UE Y__ SraV ST SIK- UOJ WFCtAFI11V THOMAS M. REDDY ARCHITECT 101 Eee1 %ertel 1 HeeNfhwp, Cclirnmie 9- T/101 9l1 IRCB �l1mi-eieh®coincefl oei WEST ELEVA'1 IO q Z „e,, SOUTI-I ELEVATION 4 1l@' � 1'4 - I& -w I a --§//Y JEAST ELEVATION b 3.0 Nov, 26 116 Feb 13117 Jan, 9117 April 3 /17 Jan, 11 117 April 12 /17 Jan, 30117 June 23117 Feb, 2/17 June 26117 a1F. 'EPYiOsa II VENDING GANOPY 1 1" I ISI ■ T� J LINE OF OVERHANG PAY STATION CANOP0 UE Y__ SraV ST SIK- UOJ WFCtAFI11V THOMAS M. REDDY ARCHITECT 101 Eee1 %ertel 1 HeeNfhwp, Cclirnmie 9- T/101 9l1 IRCB �l1mi-eieh®coincefl oei WEST ELEVA'1 IO q Z „e,, SOUTI-I ELEVATION 4 1l@' � 1'4 - I& -w I a --§//Y JEAST ELEVATION b 3.0 Nov, 26 116 Feb 13117 Jan, 9117 April 3 /17 Jan, 11 117 April 12 /17 Jan, 30117 June 23117 Feb, 2/17 June 26117 I, lJeirl ,1 I — , 1 it I l II li _ II APPROXIMATE LOCATION OF ii MONUMENT ,, l �' Gnd�mfN YyRY..' f rdI o + L i� iw uM II l'l I'X t ra I;. a , G i..l, «. r f,r'I j;�'' ��� r , � �4{�»�• +'t "F,I 1 _� Yi� —j. I- a r ee- � r t - L.� f !a :a.f-�... r;40 ,` � � , i i �i" '1 t��9 �`- I -i - .� • i .. i_f -_-_�_- -_ _ - -. _... .. _, .•x.11 _ _+is E a.l f , I I �' f I�:e ra,, PF?IVATE DRIVE .� --• — - -�-- 1�pF'E{2iY �r f�m.� I �� •• Jim SAWCUT — LINE f -t HATCHING LEGEND: R5-1 PER FHWA MUTCD AC OVER NOT OT ENTER' CL II AB PERFHWA MU1CD, HARDSCAPE DISABLED PARKING SIGN (51LD) PER FHA MUTCD, DISABLE TOWAWAY WARNING SIGN BIO -RETENTION AREA TRUNCATED DOMES LANDSCAPE AREA qq p ff33 .+rte 24.Q•_..1.0'lnr [1� 244, _® I n+ N 2, lid ed 6 -71 _ ' 1 t• fp E r: 1 t' R ipr jj ,rr rn,,.,..� �`_�. f r �: ���, I�a .�, 4 ;gyp •}' �I` •�+- P e1T' (40, G,Uphlc S.014: 1- 20' KEY NOTES: i� VACUUM STATIONS OPARKING SPACES AIIN I/' 3JI-079 PARKING SPACE TABLE TYPE NO. OF SPACES STANDARD 4 ACCESSIBLE i VACUUM STATIONS 16 W W vJ W WN L.1. J o �aoos Lu �o a ~ 3 U w Lij d V IN N 1 _j Z Q � 00 �z Q Z 0J C1.0 1 of 1 Sheets Job 16322 R5-1 PER FHWA MUTCD O NOT OT ENTER' PERFHWA MU1CD, ®R99 DISABLED PARKING SIGN OR100B PER FHA MUTCD, DISABLE TOWAWAY WARNING SIGN © TRUNCATED DOMES (D BIKE RACK OTRASH ENCLOSURE AIIN I/' 3JI-079 PARKING SPACE TABLE TYPE NO. OF SPACES STANDARD 4 ACCESSIBLE i VACUUM STATIONS 16 W W vJ W WN L.1. J o �aoos Lu �o a ~ 3 U w Lij d V IN N 1 _j Z Q � 00 �z Q Z 0J C1.0 1 of 1 Sheets Job 16322 LEGEND 'LAN 1 PHIL MANOuKIAN + ASSOCIATES Iy iuM l im osis" Site Planning Lands®peA'rdutecbue r4 W W H _ Fn > W 06 OfC QLLJ 0 a 00 LLJ Uj LU m C)CDL W Z Q Ex Oo �z o¢ Z OUJ a NOV, 2B l 10 7 pt.1 3 /17 Dae, 7116 n1sa 12/17 Jan. 9 /17 h:n7 124/ 17 Jan 10 / 17 jun r 61VI} Fah 13 /17 �. #1 Oles'Swan Hill' Swan Hill Olive 024 multi ♦ #2 Acer'OetoberGlory' Red Maple #15 + #3 Quercus lobate Valley Oak #15 + Existing site trees, (mostly Live Oak) • PYsuS ',/AP -W' FIoW�tlNy Pte'alb A Escallonia'Fradesi' Eseallonia #5 B Arbutus uhedo Strawberry #5 C Cornus subirlea Red Twig Dogwood #5 D WINN &jail, Cnrlxe Huse #5 red a E Piltospfaun, lnhlrn �.;:-r.i,' T'tibls'a. f -.c:, 1odPA #5 F Eunonywv- 'Si Ncr0ucfn' Vwrigalyd Eponymous 45 G Carex tumiaicola Sedge 0 % H Juncus'ElkBlue' Elk Blue Rush #1 Agapaothus afrlcanus Lily -of -the -Nile 41 I J Phormium'Yellow Wave' Dwarf Yellow Stripe Flax -15 K Cotoneaster'Lowfast' CreepingCotoneaster 01 @5'o/c This PRELININARY PLANTING PLAN is to show Design intent. A full set 1 of Landscape Plans,(Planting, Frrlgatlon, details, spccifiegltaur. water use /• calcoin lonsfWUCOLS, shall be provided upon aeeeplaaec of this plan. 'LAN 1 PHIL MANOuKIAN + ASSOCIATES Iy iuM l im osis" Site Planning Lands®peA'rdutecbue r4 W W H _ Fn > W 06 OfC QLLJ 0 a 00 LLJ Uj LU m C)CDL W Z Q Ex Oo �z o¢ Z OUJ a NOV, 2B l 10 7 pt.1 3 /17 Dae, 7116 n1sa 12/17 Jan. 9 /17 h:n7 124/ 17 Jan 10 / 17 jun r 61VI} Fah 13 /17 II LEGEND. - 10 Orr4, tebt]ugh Crc el, Americo.�� #0 Tire Nnn Mon Inn S1 ore s' & SrsideS 3 r iv;t 6 4 ~ t r: rtor� _ f 7 � I � _ �+� � y� :1 is �` ;+' _ •.' Roo use (k+lSTEY(Y U5f1i 44 1, Y p -do - +.T.T Ag I 4b r 200' 100' 0 100' 200' 400' 600' Graphic Scale: 1" = 200' PHOTO NUMBER, APPROXIMATE LOCATION MARKER AND DIRECTION o WHERE PHOTO WAS TAKEN January 30, 2017 DEPARTMENT OF TRANSPORTATION DISTRICT 4 P.O. BOX 23660 OAKLAND, CA 94623-0660 PHONE (510) 286-5528 FAX (510) 286-5559 TTY 711 www.dot.ca.gov January 16, 2018 Mr. Jeffrey Beiswenger City of Rohnert Park Development Services 130 Avram Avenue Rohnert Park, CA 94928 EXHIBIT B r- Haking C.'onservation a California WaY of Life. SCH # 2017122064 04 -SON -2017-00223 GTS ID 9039 Future Express Car Wash — Mitigated Negative Declaration (MND) Dear Mr. Beiswenger: Thank you for including the California Department of Transportation (Caltrans) in the environmental review process for the above -referenced project. In tandem with the Metropolitan Transportation Commission's (MTC) Sustainable Communities Strategy (SCS), Caltrans mission signals a modernization of our approach to evaluate and mitigate impacts to the State Transportation Network (STN). Caltrans' Strategic Management Plan 2015-2020 aims to reduce Vehicle Miles Travelled (VMT) by tripling bicycle and doubling both pedestrian and transit travel by 2020. Our comments are based on the MND. Project Understanding The applicant proposes to construct a self-service car wash consisting of a 4,350 square foot (sf) building, a 126 -foot wash tunnel with fully automated conveyer wash system, a small office and reception area, restrooms, vending area, equipment and storage space. The project will construct 16 outdoor vacuuming stations/parking spaces, four standard spaces, and one accessible space. The anticipated hours of operation would be 7:00 a.m. to 9:00 p.m., seven days per week, weather permitting. Access to the project site would be provided via an existing driveway on Redwood Drive. The site is located approximately 0.3 miles northwest of the US 101/Rohnert Park Expressway interchange. Travel Demand Analysis In Caltrans' Smart Mobility 2010: A Call to Action for the New Decade, this project falls under Place Type 4 Suburban Communities — Corridors, which includes areas with a low level of integration of housing with jobs, retail service, poorly connected street networks, low levels of transit service, a large amount of surface parking, and inadequate walkability, moderate community design and variable regional accessibility. "Provide a safe, sustainable, integrated and efficient transportation system to enhance California's economy and livability" Mr. Jeffrey Beiswenger, City of Rohnert Park January 16, 2018 Page 2 Travel Demand Fees Given the potential of increased levels of VMT and proximity to US 101, the project should be conditioned to contribute fair share impact fees. These contributions would be used to lessen future traffic congestion and improve multimodal forms of transportation in the project vicinity. The fair share information should also be presented in the final environmental document. Lead Agency As the Lead Agency, the City of Rohnert Park is responsible for all project mitigation, including any needed improvements to the STN. The project's financing, scheduling, implementation responsibilities and monitoring should be fully discussed for all proposed mitigation measures. Should you have any questions regarding this letter, please contact Stephen Conteh at (510) 286- 5534 or stephen.conteh@dot.ca.gov. Sincerely, PC--tc--, PATRICIA MAURICE District Branch Chief Local Development - Intergovernmental Review Provide a stile, sustainable, integrated and eff Beni transportation system to enhance California's econonry and livabili(v" City of Rohnert Park Planning Commission Report DATE: January 25, 2018 ITEM NO: 9.2 AGENDA TITLE: PLSR17-0009 Site Plan and Architectural Review 69,431 Square -Foot Industrial Building ENTITLEMEMTS: Site Plan and Architectural Review LOCATION: 201 Business Park Drive APN 143-040-124 GP/ZONING: Industrial / I -L: Limited Industrial APPLICANT: PB&J Partners / Robert Herbst RECOMMENDATON Staff recommends that the Planning Commission adopt: • Resolution No. 2018-06 approving a Mitigated Negative Declaration for the Press Democrat Redevelopment Project. • Resolution No. 2018-11 approving Site Plan and Architectural Review (SPAR) of the proposed 69,431 square -foot (sq. ft.) industrial building at 201 Business Park Drive. This proposal is in accordance with the Industrial General Plan designation and I -L: Limited Industrial District zoning designation. CITMMA R V The subject property is part of the Press Democrat property. Recently, the site was subdivided into four parcels consisting of the following: • Parcel 1 is 4.7 acres with frontage on Business Park Drive. • Parcel 2 is 4.8 acres with frontage on Business Park Drive (developed with the original Press Democrat building). • Parcel 3 is 2.5 acres with frontage on Redwood Drive and Business Park Drive. • Parcel 4 is 0.7 acres with frontage on Redwood Drive. Parcel 1 is the subject property proposed to be developed with the 69,431 square -foot industrial building. Parcel 2 contains the existing Press Democrat building and operation. Parcel 3 is proposed to be developed in the future with industrial/commercial buildings fronting on Redwood Page 1 Drive. Parcel 4 would be developed with a future commercial building fronting on Redwood Drive. All future buildings require Site Plan and Architectural Review approval prior to building permit issuance. Figure 1: Project Location ft- -. r..'! _ Y ul,V�R BACKGROUND I Mluletr PN'F IL e 4� A p� ` c.s wrccK ,urr r�" r PRaPasr, SITE J [ IF'i +.r y_1+ AlllYlYfl. ftY nv /wt U Rwna ��I 6��Mm +n•w� t 9i0w •N�n++�y • nW.rtiw•. •iE - r�Mw pa, C.nOi• i tNMar•.xY - p tows 4T.ew r•••••_. falk- flal4G MAb.Ow _n Y fr+,. r co]rGo "H11fARF}^,w+OW .. - « I wNCTAue IFYN,wY . a010 F+Q• ft- -. r..'! _ Y ul,V�R BACKGROUND I Mluletr PN'F IL e 4� Surrounding Land Uses The project site is located in the northwest portion of the City in an area predominately characterized by existing developed and undeveloped high-density residential parcels and commercial and industrial/business uses. The site is located south of two Specific Plan areas: the Wilfred/Dowdell Specific Plan and the Northwest Specific Plan. The boundary of the Northwest Specific Plan wraps around the north and eastern boundaries of the Graton Rancheria Casino & Resort, which is located to the northwest of the project site. Also to the north of the project site is existing regional commercial development including American Mini -Storage and the Scandia Family Fun Center. To the south of the site is developed and undeveloped high-density residential property, the Rohnert Park Animal Shelter, and commercial businesses. To the east is Redwood Drive and Highway 101. To the west is vacant, undeveloped property that is proposed to allow for future high-density residential uses under the pending Redwood Crossings project. Page 2 A p� Surrounding Land Uses The project site is located in the northwest portion of the City in an area predominately characterized by existing developed and undeveloped high-density residential parcels and commercial and industrial/business uses. The site is located south of two Specific Plan areas: the Wilfred/Dowdell Specific Plan and the Northwest Specific Plan. The boundary of the Northwest Specific Plan wraps around the north and eastern boundaries of the Graton Rancheria Casino & Resort, which is located to the northwest of the project site. Also to the north of the project site is existing regional commercial development including American Mini -Storage and the Scandia Family Fun Center. To the south of the site is developed and undeveloped high-density residential property, the Rohnert Park Animal Shelter, and commercial businesses. To the east is Redwood Drive and Highway 101. To the west is vacant, undeveloped property that is proposed to allow for future high-density residential uses under the pending Redwood Crossings project. Page 2 IOWA" 1:: • i pl MAMOM -WW OM Figure 2: Project Site Plan IV Project Details Project Characteristics The project proposes to construct a new 69,431 square feet (sq.ft.) industrial building on the rear lawn and parking area of the existing Press Democrat printing facility. Figure 2 Site Plan shows the proposed site plan for the project. The new buildings would include related landscaping, parking, and storm drain improvements. The project would share the existing driveways and utilities with the existing Press Democrat building, which would remain on site and continue to operate as a newspaper printing and distribution facility. Page 3 Site Plan The building will be 464 feet wide and 150 feet deep and extends almost the full width of the property. Property line setbacks are as follows: • Front Setback 95 Feet • Rear Setback 35 Feet • North Side Setback 86 Feet • South Side Setback 30 Feet Building Elevations The proposal would construct a single -story pre -fabricated building with concrete tilt -up walls. The northwest and southwest ends of the building would include office elements with horizontal awnings with large aluminum storefront glass fagade windows with dark grey metal awnings. On the west facing building wall additional store front entries are proposed depending on tenant needs. The east facing building wall will also have three areas with depressed loading docks. The industrial building will be 32 feet in height at its highest point. Building colors are predominantly white with light grey accent tones. Floor Plan There are no detailed floor plans, tenants for the project are yet to be determined. The proposed floor plan shows two corner office locations. Depending on how the building is divided up into tenant spaces, there could be additional office areas within the industrial building. Future tenants will be light industrial users with a requirement for warehousing with truck dock facilities, consistent with the I -L: Limited Industrial District zoning designation. Circulation Primary driveway access to the new industrial building would be from Business Park Drive. Secondary access would be from the existing driveway accessed from Redwood Drive through the Press Democrat property. Parking and Loading A total of 114 parking spaces are proposed along the north, south and east sides of the new industrial building. Building occupants are most likely to be large industrial uses without significant parking demand (e.g. fewer employees). Shared parking is also readily available on the site. The east elevation of the building will include ten (10) depressed truck docks. Four (4) of the truck docks will be located at the southern end of the industrial building, three (3) toward the middle of the east elevation, and three (3) at the north end. There is a twenty (20) foot wide driveway along the western elevation of the building with four (4) roll -up doors for access to the building. At both the north and south ends of the parking lot is a refuse enclosure. Sig_nag!g A seven (7) foot high monument sign is proposed on Business Park Drive at the entrance to the property. The sign will have the words Press Democrat and a space for tenant identification. The sign will also have the address of the property. Tenant suite identification signs will be on the glass front door to the tenant space. The building would be permitted to have wall signs and a single Page 4 monument sign on Business Park Drive. As a condition of approval, the project will require a `Sign Program'. Figure 3: Building Elevations !'#?� ..... URM ELEVATION 1 n n �. �514-3alA=um. s� _ I T T SOUTH &6gVATQN„ €A8T-9L YATi Landscaping A conceptual landscape plan has been submitted. The proposed landscape plan consists of a variety of trees, shrubs and groundcover accents. Tree sizes range from 15 -gallon to 24 -inch box trees. There is existing landscaping along the Business Park Drive frontage of the property that will remain. The landscape plan includes Upright Armstrong Maple trees, Heritage River Birch trees, Purple Hopseed bushes, London Plane trees, Purple Flowering Plum trees, and Japanese Evergreen Elm trees. In between the trees the landscape plan proposes a variety of shrubs, groundcover and accent species (see Figure 4). The perimeter area landscaping irrigation will consist of low volume drip system. The plant palette will utilize at least 75% drought tolerant plant materials appropriate to the climate region. Li tin LED wall lights would be provided on the building elevations. The parking area lighting will consist of LED lighting fixtures. In addition to providing accent lighting on the building and lighting the parking lot. The project includes LED pole lights at approximately 14 feet in height that will be located along the east side of the property within the parking and loading area. The new pole lights will illuminate the ingress and egress driving and loading aisles. Page 5 Figure 4: Landscape Plan k Y vo,M .a'• "Yxor� PLANT LEGEND ,i ABBR. _ _ P_LANT,$PECIES iBo ani cai &Cjpz 1 N=esi SIDE TREE;z Acer freemanil 'Armstrong' 15 Gal. Narrow, Upright Armstrong Maple Betula nigra 'Heritage' 24" Box Heritage River Birch Dodanaea viscosa 'Purpurea' 24" Box I W Purple Hopseed Bush Platanus acerifolla 'BfoodgooI' 24" Box o f London Plane Tree 15 Gal. - Prunus cerascifers Thundercloud' 15 Gal. _ Purple Flowering Plum Ulmus psrvlfoila 'True Green' 15 Gel. Japanese Evergreen Elm SFIBUBS A TALL GRASSES - D B Dietes bicolor 5 Gel. Yellow Fortnight Lily - - - - - E P Elsesgnus pungens Truitlandi' 5 Gal. Silverberry J C Juniperus chinensls 'Skyrocket' 15 Gal. k — — LC Skyrocket Juniper Loropetalum chinensia 'Rauleberry' 5 Gel. f { Purple -leaf Fringe Flower M S Miscanthus sinensis 'Cabaret' 5 Gel. j. O H CaUaret Variegated Silver Grass Osmanthus helerophyflus 'Goshiki' 5 Gal. T }- --- Goshiki False Holly P L Piumiraga capensis 'Imperial Blue' or 'Royal Blue' Plumbago Variety 5 Gal. P O Cape Podocarpus gracillor 24" Box. Fem Pine Y P V Pittosporum tobira 'Variegate' 5 gal. Vanegaled Pltlosporum N C Nandlna domestics Compacta' 5 Gal. - — rr _ - Compact Heavenly Bamboo S H SaAds clevelendil'Hot Lips' 1 Gal. Cleveland Sage - • - s' .,, S L Salvia leucantha 5 Gel. i MwxirAn Rana -vFh`r1 i_. II� _ LYrr. S E i.". ... `•al. M1 WORK i Page 6 Planning Commission Study Session At the November 1, 2017 Planning Commission meeting both staff and applicant presented plans for the subject project. Discussion centered on the building elevations, particularly the west and north elevations were viewed as plain and needed additional articulation. Metal awnings were requested to be added over the main entries to the building. The north elevation of the building is very visible from Business Park Drive, a collector street with a fair amount of traffic that will increase in the future. This elevation was identified as needing additional building articulation, building form changes, additional windows, window and door details, awnings and other features. ANAI,VCIC General Plan This project implements the following General Plan Goals and Policies, as follows: • LU -C: Promote a balanced land use program and increase the ability of people to live and work in the city. Staff Analysis: The proposed project site is located in the northwest portion of the City in an area predominately characterized by existing developed and undeveloped high-density residential parcels and commercial and industrial/business uses. The proposed new industrial building would help improve the land use program balance in the area by adding a new industrial use to an area with a well-balanced mix of various land uses. With adjacent residential uses, the introduction of new industrial jobs would increase the ability of people to live and work in the immediate surrounding area. • LU -J: Continue to maintain efficient land use patterns and ensure that infill development maintains the scale and character of established neighborhoods. Staff Analysis: The proposed new industrial building would utilize an existing undeveloped parcel adjacent to the existing Press Democrat printing facility in a designated I -L: Limited Industrial district of the City. The infill development proximity to existing infrastructure promotes the continued use of land in an efficient and orderly manner. This proposed infill development is of a commensurate scale in terms of height and massing, with existing and planned projects in the immediate area. Zoning Regulations The development standards for the subject project are those that are applicable in the I -L: Limited Industrial District. As proposed and planned, the new industrial building is consistent with the intent of the I -L Zoning District and complies with all development standards including height, setbacks, parking, lighting and landscaping. I -L: Limited Industrial. This district allows for campus -like environments for corporate headquarters, research and development facilities, offices, light manufacturing and assembly, industrial processing, general service, warehousing, storage and distribution, and service commercial type use. Retail activities are generally limited to those that support the industrial type Page 7 uses. This district is consistent with the "Industrial" general plan designation. The floor area ration for this district is D.S. Table 1: Applicable Development Standards Standard Proposed Requirement Description Primary height is 29 Height 32 Feet 45 Feet Max. feet. Max height is 32 feet. Setbacks: Front 95 Feet 15 Feet Side 30 Feet (South) 10 Feet 86 Feet (North) Rear 35 feet 10 Feet Parking 114 Parking Spaces *1 space per 400 sq.ft. **Zoning Ordinance 174 Total 25% reduction Exceeds requirement Landscaping 105 Trees 33 Trees of 1 tree for every 4 parking spaces. Lot Coverage 34% 60% Floor Area Ratio 0.34 0.5 * Without knowledge future tenants in the building, it is not possible to determine the exact number of parking spaces required; therefore, the more conservative rate for Manufacturing/Processing was used (one space per 400 square feet of building area) ** Section 17.16.040 — Parking Exceptions: A reduction of up to twenty-five percent of the spaces required for a combination of uses may be allowed where findings are made indicating that the uses share a common parking area and the demand for parking occurs over different time periods, thereby making the full requirement unnecessary. Parking There is a provision in the Zoning Ordinance Section 17.16.040 that allows a 25 percent reduction in required parking if the demand for parking occurs over different time periods. This occurs in the industrial areas where there are uses that have peak hours of operation at different times. This is true of the adjacent Press Democrat operation that prints and distributes the newspaper from this site during the evening and early morning hours. Since tenants for the proposed industrial building are unknown at this time as are the future tenants for the industrial buildings on Parcels 3 and 4, a parking and circulation study is required prior to building occupancy to ensure employee parking meets the City's Zoning Ordinance requirements. Lighting Although the project would introduce new sources of light in the area, the proposed lighting for the new industrial building would comply with the City of Rohnert Park's lighting and glare standards (Zoning Ordinance Section 17.12.050). Design Guidelines This project implements an important design criteria: neighborhood compatibility. The massing, colors, height, materials, siting, and landscaping of the industrial building will complement the existing uses in the area as well as other the planned projects in the adjacent mixed-use area. The Page 8 proposed industrial building and associated facilities incorporates a `modern' architecture style using geometric forms, large windows and flat roofs. The proposed architecture has utilized the following elements from the Design Guidelines: • The proposed building massing is inspired by traditional forms. Volumes are simple, asymmetrical yet balanced, and includes variations in height. Repetitive and alternating elements are present, with additional articulation provided by the use of colors, materials, screening, and recesses. • The Design Guidelines state that loading areas should be functionally separated from parking and walkways to provide convenient access for delivery trucks. The truck loading areas are dispersed throughout the east elevation side of the building and trucks can load and unload without impacting parking or pedestrian walkways. • Shared access drives between adjacent parcels are encouraged to reduced curb cuts. Access to the new industrial building would be from two existing, shared access drives along Redwood Drive and Business Park Drive. No new curb cuts are proposed as the existing access driveways sufficient to accommodate the truck and vehicle trips generated by the new industrial building. • The building features a flat roof common to industrial buildings. The flat roof is hidden by a parapet, but accented by height variations. Mechanical and other roof mounted equipment is screened by the roof parapet. • The trash enclosures are sited so as to minimize visibility from the street. The design of the trash enclosure is complimentary to the overall design of the industrial building. ENVIRONMENTAL DETERMINATION In accordance with the California Environmental Quality Act (CEQA), an Initial Study was prepared to determine whether the proposed project would have a significant adverse effect on the environment. On the basis of the study, it was determined that the project would not have a significant adverse effect on the environment with implementation of mitigation measures, and a Mitigated Negative Declaration (MND) was prepared. The MND was circulated for public review between January 5, 2018 and January 25, 2018. A summary of the main MND environmental analysis conclusions are as follows: • If at any time during earth disturbing activities a concentration of artifacts or a cultural deposit is encountered, work is required to cease in the immediate area and a qualified archeologist contacted. Due to the proximity to the creek, it is possible that cultural artifacts could be found. • The project complies with the 2017 (Bay Area) Clean Air Plan. The project would generate minimal new traffic trips and would comply with the Bay Area Air Quality Management District (BAAQMD) screening criteria. Accordingly, project -related traffic would not exceed CO thresholds and no mitigation is required. • GHG emissions associated with the project were studied as part of the CEQA analysis and were determined to be below the BAAQMD's GHG threshold of 1,100 MT CO2E per year. Therefore, the project would not generate GHG emissions, either directly or indirectly, that may have a significant impact. No mitigation is required. Page 9 NOTIFICATION This item has been duly noticed by publication in the Community Voice for the Site Plan and Architectural Review and posted at the prescribed locations in Rohnert Park. Property owners within 300 feet of the project were mailed notices of the proposed application. RESPONSE TO COMMENTS No public comments have been received on this item. Attachments 1. Resolution 2018-06 Approving a MND for the Press Democrat Redevelopment Project (APN 143-040-124) File No. PLSU17-0009 Exhibit A to Resolution 2018-06 — Mitigated Negative Declaration 2. Resolution 2018-11 Approving Site Plan and Architecture Review for the New Industrial Building Located at 201 Business Park Drive (APN 143-040-124) File No. PLSU17-0009 Exhibit A to Resolution 2018-11 — Conditions of Approval Exhibit A — 201 Business Park Drive Industrial Building, Site Plan and Architecture Submittal Package APPROVALS: h. gc, / �� Brett Bol[iTll;cr, I' at1ntn Lt)115L1ltant (� 6 �� �J A4"'deL' /,� J • frey Beiswenger, P1 ning Manager Page 10 Date >•)9�)K Date PLANNING COMMISSION RESOLUTION NO. 2018-06 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF ROHNERT PARK CALIFORNIA APPROVING THE MITIGATED NEGATIVE DECLARATION FOR THE INDUSTRIAL BUILDING PROJECT SITE PLAN AND ARCHITECTURAL REVIEW (APN 143-040-124) FILE NO. PLSR17-0009 WHEREAS, the applicant, Robert Herbst for PB&J Partners, filed Planning Application No. PLSR17-0009 for Site Plan and Architectural Review for construction of a new industrial building located at 201 Business Park Drive (APN 143-040-124), in accordance with the City of Rohnert Park Municipal Code; and WHEREAS, Planning Application No. PLSR17-0009 was processed in the time and manner prescribed by State and local law; and WHEREAS, an Initial Study was prepared and on the basis of that study, it was determined that the project would not have a significant adverse effect on the environment with implementation of mitigation measures, and a Mitigated Negative Declaration (MND) was prepared and circulated for public review for a 30 -day period from January 5, 2018 to January 25, 2018 (Exhibit A); and WHEREAS, pursuant to California State Laws and the City of Rohnert Park Municipal Code (RPMC), a public hearing notice for the new industrial building was mailed to all property owners within a 300 foot radius of the subject property and to all agencies and interested parties as required by California State Planning Law, and a public hearing notice was published in the Community Voice; for a minimum of 10 days prior to the first public hearing; and WHEREAS, on January 25, 2018, the Planning Commission reviewed Planning Application No. PLSR17-0009 during a scheduled public meeting at which time interested persons had an opportunity to testify either in support or opposition to the proposed project; and WHEREAS, at the January 25, 2018, Planning Commission meeting, upon hearing and considering all testimony and arguments, if any, of all persons desiring to be heard, the Planning Commission considered all facts relating to Planning Application No. PLSR17-0009; WHEREAS, the members of the Planning Commission, using their independent judgment, reviewed the proposed project and all evidence in the record related to such requests, including the staff report, public testimony, and all evidence presented both orally and in writing. WHEREAS, at the January 25, 2018 public meeting the Planning Commission of the City of Rohnert Park reviewed and considered the information contained in the Initial Study and Mitigated Negative Declaration for the proposal, which is attached to this resolution as Exhibit A; and WHEREAS, Section 21000, et. Seq., of the Public Resources Code and Section 15000, et. Seq., of Title 14 of the California Code of Regulations (the "CEQA Guidelines"), which govern the preparation, content and processing of Negative Declarations, have been fully implemented in the preparation of the Mitigated Negative Declaration. NOW, THEREFORE, BE IT RESOLVED that the Planning Commission of the City of Rohnert Park makes the following findings, determinations and recommendations with respect to the Mitigated Negative Declaration for the proposed Project: 1. The Planning Commission has independently reviewed, analyzed and considered the Mitigated Negative Declaration and all written documentation and public comments prior to approval of the proposed Project; and 2. An Initial Study was prepared for the project, and on the basis of substantial evidence in the whole record, there is no substantial evidence that the project will have a significant effect on the environment, therefore a Mitigated Negative Declaration has been prepared which reflects the lead agency's independent judgment and analysis. 3. The Mitigated Negative Declaration was prepared, publicized, circulated and reviewed in compliance with the provisions of CEQA Guidelines; and 4. The Mitigated Negative Declaration constitutes an adequate, accurate, objective and complete Mitigated Negative Declaration in compliance with all legal standards; and 5. The documents and other materials, including without limitation staff reports, memoranda, maps, letters and minutes of all relevant meetings, which constitute and administrative record of proceedings upon which the Commission's resolution is based are located at the City of Rohnert Park, City Clerk, 130 Avram Ave., Rohnert Park, CA 94928. BE IT FURTHER RESOLVED by the Planning Commission of the City of Rohnert Park that approval of the Project would not result in any significant effects on the environment with implementation of mitigation measures identified in the Mitigated Negative Declaration and the Planning Commission does hereby approve and adopt the Mitigated Negative Declaration and Initial Study set forth in Exhibit A and direct the filing of a Notice of Determination with the County Clerk; and BE IT FURTHER RESOLVED by the Planning Commission of the City of Rohnert Park that Exhibit A of this resolution also provide Mitigation required under Section 15091 of the CEQA Guidelines for significant effects of the Project; and BE IT FURTHER RESOLVED that any interested persons may appeal this Resolution of the Planning Commission to the City Council within 10 calendar days of its passage pursuant to RPMC Section 17.25.123. Any such appeal shall be in the form provided by RPMC Section 17.25.124 and with the payment of the fee established by the City. DULY AND REGULARLY ADOPTED on this 25th day of January, 2018 by the City of Rohnert Park Planning Commission by the following vote: AYES: NOES: ABSENT: ABSTAIN: ADAMS BLANQUIE BORBA GIUDICE HAYDON Attest: Chairperson, Rohnert Park Planning Commission Susan Azevedo, Recording Secretary Exhibit A Mitigated Negative Declaration — Press Democrat Redevelopment Project Available for viewing and printing: Development Services Department City Hall 2"d Floor 130 Avram Avenue Rohnert Park, CA PLANNING COMMMISSION RESOLUTION NO. 2018-11 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF ROHNERT PARK, CALIFORNIA, APPROVING SITE PLAN AND ARCHITECTURAL REVIEW FOR INDUSTRIAL BUILDING (APN 143-040-124) WHEREAS, the applicant, Robert Herbst for PB&J Partners, filed Planning Application No. PLSR17-0009 for Site Plan and Architectural Review for a new Industrial building, in accordance with the City of Rohnert Park Municipal Code; WHEREAS, Planning Applications No. PLSR17-0009 was processed in the time and manner prescribed by State and local law; WHEREAS, on January 25, 2018, the Planning Commission reviewed Planning Application No. PLSR17-0009 at which time interested persons had an opportunity to testify either in support of or opposition to the project; and, WHEREAS, at the January 25, 2018, 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. PLSR17-0009. 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. PLSR17-0009, makes the following factors, to wit: A. That the developments general appearance is compatible with existing development and enhances the surrounding neighborhood. Criteria Satisfied. This development is the first new industrial building on the Press Democrat property and sets a high standard on architectural design and placement of the building on this former parking lot and landscaped area. The development is compatible with existing surrounding development and preserves much of the existing landscaping on the site to give the project a mature appearance. The proposed landscape plan would enhance the property and provide a buffer with future development on the adjacent parcels. 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 fagade facing the street; and/or the line and pitch of the roof. Criteria Satisfied. The new building has an attractive office space element to the north and south elevations with large aluminum storefront glass fagade windows with dark grey metal awnings that enhances the appearance of the building from the main entrance off Business Park Drive. The proposed building massing is inspired by traditional forms. Volumes are simple, asymmetrical yet balanced, and includes variations in height. Repetitive and alternating elements are present, with additional articulation provided using colors, materials, screening, and recesses. The roof line of the entry is elevated above the remainder of the roof of the building adding interest to the appearance of the building from the street. 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. Primary driveway access to the new industrial building would be from Business Park Drive. Secondary access would be from the existing driveway accessed from Redwood Drive through the Press Democrat property. Pedestrian and bicycle access to the building would be from Business Park Drive and Redwood Drive. 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 3. Environmental Clearance. A Mitigated Negative Declaration was prepared for the car wash project in conformance with the California Environmental Quality Act (CEQA). NOW THEREFORE BE IT RESOLVED, that the Planning Commission does hereby approve Planning Application No. PLSR17-0009 subject to the Conditions of Approval 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 25th day of January, 2018 by the City of Rohnert Park Planning Commission by the following vote: AYES: NOES: ABSENT: ABSTAIN: ADAMS BLANQUIE BORBA GIUDICE HAYDON Attest: Chairperson, Rohnert Park Planning Commission Susan Azevedo, Recording Secretary EXHIBIT A ADOPTED PER PLANNING COMMISSION RESOLUTION NO. 2018-11 CONDITIONS OF APPROVAL: 201 BUSINESS PARK INDUSTRIAL BUILDING SITE PLAN AND ARCHITECTURAL REVIEW The conditions below shall apply to the Indutrial Building project located at 201 Business Park Drive (PLSR17-0009). General Conditions 1. The Site Plan and Architectural Review approval shall expire one year from the Planning Commission approval date, unless prior to the expiration a building permit is issued and construction is commenced and diligently pursued toward completion and the use is initiated, or an extension is requested and approved. 2. The facility shall comply with any and all applicable provisions of the Rohnert Park Municipal Code (RPMC) and any state or federal agency. The violation of any condition listed herein shall constitute a nuisance and a violation of the Rohnert Park Municipal Code. In conformity with Chapter 1.16 of the RPMC, a violation of the RPMC may be an infraction or a misdemeanor and shall be punishable as provided by law. In addition to criminal penalties, the City may seek injunctive relief. The Applicant agrees to pay for all attorney's fees and costs, including, but not limited to, staff time incurred by the City in obtaining injunctive relief against the Applicant as a result of a failure of the Applicant to fully perform and adhere to all of the Conditions of Approval. 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. 4. The Conditional Use Permit, Site Plan and Architectural Review approval shall expire one year from the Planning Commission approval date, unless prior to the expiration a building permit is issued and construction is commenced and diligently pursued toward completion and the use is initiated, or an extension is requested and approved. Planning Conditions 5. A parking and vehicular/truck circulation plan for the entire Press Democrat subdivision site (Parcels 1, 2, 3, and 4) shall be submitted for review and approval by the City Engineer and Planning. The applicant shall submit and receive approval for circulation plan prior to building occupancy. 6. Obtain an Administrative Permit (per Zoning Ordinance 17.25.050) from Planning for the establishment of a Master Sign Program. 7. Master Sign Program submittal requirments: a. Provide a site plan showing existing improvements and proposed sign locations, including directional signs. b. Provide detailed elevations showing the proposed signage, including the dimensions, locations, proposed illumination and method of attachment or mounting. 8. The applicant shall submit and receive approval for a Sign Review Application prior to installation of any signs. Public Safety Conditions 9. It appears that 4,750 gpm of water supply is required. A fire pump is likely going to be required to supply that quantity of water to the height of this building. The indicated fire services have not been checked for sufficient volume, and may need to be upsized and/or looped. 10. It is assumed that high -piled combustible storage will be within this building. Please provide any details upon submittal of Building Plans. 11. Please show limits of red curbs and proposed "Fire Lane" signs on Site Improvement Plans. 12. A key box shall be provided with a set of permanently labelled keys to each entry and utility doors. All doors to utility rooms and fire alarm panels shall be labelled. 13. Fire sprinklers are required per NFPA 13 and local ordinance. A separate fire department permit (FS 10) is required. 14. An automatic fire alarm system is required per NFPA 72 and local ordinance. A separate fire department permit (FS 12) is required. 15. A separate fire service underground permit (FS 3) is required prior to installation of any fire services. 16. Fire Department Connections shall comply with CFC Sections 507.5.1.1 and 912.2. 17. Fire extinguishers shall be provided as per CFC. 18. Additional Operational Permits may be required prior to occupancy. 19. Additional permits may be required by the Sonoma County Emergency Services Department for hazardous materials. 2 Engineering Conditions 20. Post- construction storm water BMPs shall be installed in general conformance with the City of Santa Rosa LID manual: https://www.srcity.org/1255/Low-Impact-Development as modified under the January 6, 2016 Municipal MS4 Storm Water Permit (effective May 3, 2017). 21. Post -construction storm water treatment measures should include trash capture requirements adopted by the State Water Resources Control Board in April 2015, and in conformance with the January 6, 2016 Municipal MS4 Storm Water Permit (effective May 6, 2017). 22. 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. 23. Private drainage easement(s) shall be required for the existing lot -to -lot drainage from the existing adjacent property. A copy of the recorded easement and CC&Rs shall be provided prior to Certificate of Occupancy. 24. Private fire line easements throughout the properties that utilize it shall be required for the private fire lines that serve the hydrants and buildings. Please provide a copy of the recorded CC&Rs stating how fire line maintenance will be handled prior to certificate of occupancy. 25. 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. 26. The integrity of the existing 8" water lateral shall be field verified by developer and determined whether it needs to be replaced by the Public Works Inspector. 27. Landscaping shall be irrigated using recycled water. The project shall apply for and comply with the City's standards Recycled Water Use Agreement. 28. 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. 29. The Project benchmark shall be based on a City approved USGS benchmark. 30. The Project shall adhere to the geotechnical recommendations based on the PB&J Partners LLC Geotechnical Report "Geotechnical Investigation Four Office/Warehouse Buildings", dated June 1, 2016. 31. Improvements plans shall include an erosion control (winterization) plan and designed in accordance with the City or Rohnert Park's Grading Ordinance. All documentation required in the Ordinance shall be submitted at the time of the grading permit application. 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. 11 PROPOSED LIGHT INDUSTRIAL BUILDING FOR: DEC 192017 201 L1c___,)U8 NESS PARK DRO ROHNERT PARK, CA EXHIBIT A APN- 143-040-112 Ac Av,sALnc covn,eYe c,xreeK aR uNwnre X461.0' exiariNm rolNr ¢lVAnoN (PL-A•W THIS 1°RO C.T SITALL COMPLY L:6tT1 THE 2016 e4LIrr5F0yA ADKAND Tk9prRAnVF LL DE TITLE 24. MS ADOPTED BY THE LOCAL OOV£R141N6 AS>;NLY Nip TF4 POLLOACNe Ade .erYt I:�' rave 461.0' PROJECT SITE orb CN-IldRll'A 9,ILRal7 GxC w r u: EMIL;- 2A! EYSl1d% PARK Cr7. R(A6ERT PA)K LA 70x6 CALIra AA B 1116A CAL LOGO Al'l. +•sYee rVTrK ewe /��+ LN6Yieb C•tlP+P[u154 AOAe.IOA�IIO wi: :aewrea acs ��j�- eL.aVATIdY mOTSa OL NUW e^atl +77th A chvw Cox 616 a+Lgx71DeA roeSCX7C OR � � � �A.�ra.�wo°m e>e+.e,a«,eetl ��d�ue �clesxuoA�Dsrme AVNIuFr e� 4�wN � COUA17Y ASSESSORT PARCELMAP l R47F ARM 143-04 aar ruAvs+ A 17.1 siA r3AAwrs rat Asc�+BarrY l LocAL orm NA UEs 06 LIM `�3Hwr pp�ARqKKnta TaY Puma++NA + �+ 7-007 ALil4 N�JTE: aosr AN sVD66 Ai1Bi[a O�e� n' A 7-007 tXAT Or TE*d"ReaA4�Yfs5fl ,NE wA4 THE �wiYNrRs mie TKW WON A`- w m- u x,t +.+A Ntifg MALL LASLS, TIE t'4RE 1�TRIOTNVC R07ARMNr taCALL BE iOB60IVID. cb. m.Yw Fie i� 1 e�e'r P / M AkA !69 _ze cu +t+�osswn,ra rme uoAv � ® RevleioN 21C�H0 ✓EROS MOBILE HOW £PARK , azs .w•,, owMa m %.Aren,ve Rrs. erssxe a '� M r/M. 175 r O eoaa Yrre rrc Am.CH t4ee N s PP! v, „� ,�. „ I PARKING REQUIREMENTS FOR ROHNERT PARK p / Map Ah yg flucal ►o-Fgro Ntl !110 �, �\ I I 7BNIThLflSF OP 0111LD1A[G PARKING RF yIRRO FOR tIAR :50OTAGi eeeea 0" vNNoow lalY®eR Parcaw/ YaA t+•w •eF� � � v _ J�� �J It It!duikul Marwtaetui Pmt4µi 1 rIBO SR. k. of ross Naar area fir, Te nd/... — P� ._ a - cif. ,scear �o-.arrr ones, coLUM11 r�eaAeNce esruee ar vx o, AParc l so- a w, sA`d'6,E Indust lel Uses. Warehousing, 3 per 500 sq. k. of gross Raar area clo. rn. -0� VLALL TYri° C r Dlstrlbutlo. Stor a Interior `Qu rL 'ssaeL xr p w AyS E C"! d ! s wr t 4 Offices Business and Professional 1.per 250 . ft offir- floor area _ e:eu. x. rL,Y>; K+si�A*a iv Arc x✓Sir f n pace per quare g . reset. isxrYo. oerAiL�1Ex0 Retail Sales Not Lls[ed Under Another 1s 300s feet of ross lloor area IRR. iA ® 1fePe —rN'"�1° +rcc n"-iir "'''.. 's_" ' • "=7 eUse Classification .eq., rta rbc srA.wrt r[ 0 wmi�v.kq rar�ee+e +xr.A112 �� ^"a �.. 5-® "r�`. .N+B"' p.•••. we ManufaCturl Pronssln X Per 40f05 1- of Boar mita _ ""s'°-0.sLe c P oe*++.a rz2 .,p. w.+.c -qA I f7.16.WOParklnP rllrmpTf9Krl:AredtKrlpe#up to twrnty JMn ReresrR#Phe spolrs ws _ �rcescevsrA=+=mevs "n,•-xtrr wsee+r. Fr- w v - ,.rx �. m -.A � A.aP3. ` . - 7-fi@ :tt iv IA: ® requlredJoro combination of uses maybe allowed whereflndings are made Indicating that olif °oIA: SIL ���`�o"¢'T"`U"'' � l a� 90 Lwr2ay 3awir�p T -00B FE (5 t lye the uses shareacommon parking area and the demondJorparking attars over dlJJerent I.�ew'Lc ' ✓ time periods, thereby making thefullrequlrementunnecessary. ma. wraeT ex'mr •r^ pgoi+' eao-xa rw wxrAow,r eivi- ++I'rL °m. uAcxx Rini �erewe owa I� ArioN Y t 2 f ,.mo- 1 ' �� ''`m" " f 9T At r tl 'S 7 o PARKING ANALYSIS: L ^ n yR "„c•'%'tl ,.aeo ox etiw�Mn.+N aeesx:r •, ;� � ds tlr au l Typical use: Industrial Manufacturing/Processing am ; rrsY /' Nr -„fit .Y i I Loading Zones Required =2 o �ieL e'4* �'` j' e� GRLSON .sK 7A K �k " I Required spaces 19,431 S.F./ 40% 50,0005.F./400 =>149 �rrmr'uIG ie -75% for exempt'an 17.16.040 =112 rM. , 8 [ J Provided spaces =114 BUD . A1Rwi5R//• CwAtr!M �.�. el R !9 G I! r 'D Lcy s seis�r # o n ,�u srA oaenc rs.e.Yn U_ exYeieiow �h h .p»S'J T •. r [ J I Parml2 r k'-33nast y�� �VAn re, na.aTm ui w+ e/yry�ywUn [This Is an independent parcel with dedicated private parking and not part of this analysis.) 9YX E++,Se:t�Y • J� *-N1 ilM:}IMII rte, _ �AM1�Do11o1Ltl. .+G�orK l,rwke..DAl+Lvta'► 1 AMY. '�L .VX�. I 1 4*CbWI•m�G ru`iaa Tr'�.: .es-�`iarfeo- uNew,� parcel3 jos: Y i _ — - i W.e i„ Typial use: Industrial Manufacturing/Processing F[A' i� o°ei• s. iuL 2^+12- - _ _ .+eaecY. y.a� K „ Required spaces -39,6005.F./400=>99'75% for exemption 17 16 040=74 e. rv. ' -', t 4 : Provided Spaces -64 T.�� ro Iswerc ors eARra w maAwN+ee - ,.,y--'yt- �1. IIS Is—µweP"r+u. rnwm '°{ .moi.".-.r-,-«�” .y_••-1 r.� _ A+rse� sm Map 141 lY�.dd Parcel4 x»ie'.aNEW :ocacx ��,�, +cruors Typcal use: Industrial Manufacturing/Processing x�.nc>ra acear — Provided Spens=BOOS F./400=>13'75%forexemption 17.16.040=10 ��` w near b,sorur�ro otlrniL ru� sec en ''i.:fA 'neirr"su wR. rrA C qu rc 121 3d,4 �, ff Required Spaces= 214 Mr • . ep�.p°�xeA�'+Ao�'9" wi rcn.x*a. ri+�f xrnr ppwsrca y�a� er rserae � efm. der nw���JJi� Provided Spaces a 226 MR>�? VV. 1>A 1e:P,�Ce rMrwti ]O fWX+M - LwN�. ameietale N W.wn ABBREVIATIONS LEGEND ASSESSOR'S PARCEL MAP CODES AND PARKING aT5 NOIOH TpI6m smm fou +*C4tT fbURSE M EPN, _ 149-04 0-112 THE PRO"If SITE (LABELED PARLk7. 0 r5 UXAT® BOM OF DAMS PARC 849 N119T TaKUNL g7lF C1eA TEST CP K940AY 101 AND 1HE PFl yz BRAT BMW* ON [ep?WM MPM 6.ADB.CD TI Rna NeET TrU r ARDWYlArVA6I EM640 6 917E CONTACT: BILL 9UFLrKCI LOT AREA: 464 ACRES (204,215 5P) ry�yt 1 LCBCLD I COICYLTAN[5 / V.YJ!aTr ?NP / SC" FANLY .....-. _. PARta 2, { WDgl 6 4), TFC SITE AREA i5 M°t'74OSOHAT$Y 4.i AGBsS. THE OLs4171N0 1001 CANAL BLVD. OTE A-1 14�NN COM ZONING, - - . _ ...... {: II4TYTWAL RADE m BpILDINA 5) HAS A FOOTPRINT OF 64,471 94 rT. `FROM +T NOTES d HORC 1 CC✓JC9! 9�r nDEx / RICHMOND GA 01504 AURI9DICTION: _ CIN OF ROFMEIR PARK CIVIL - D MOLIT 415-760-5954 BUSHES PARK OR LONSTRUC,nON TYPE, 11-B, 5FRINKLERED THE PKOPPOY 15 RBAYIVTELY P4Ai WCs tS GNO4iBLY HERR+G ik5H7' FAR RhRY.RY ATO LI CIVIL - DEMOLITION PLAN PROMOT aiR?wOREATW.AL ri L Lmim BY THE FRE% DQMPERAT WLL3Tk5. IY 6IH A PARVAL4Y 62 LIVIL - 0IM96OW SITE PLAN WILDING USE, LIGHT INDUSTRIAL VEVVI "AREA y9TH UC4Y WSTRIAL U&C5 TO THE `JpnK 9CANDIA FAl+9LY F%1Y C9 LIVIL - GRADING, DRAINAGE / VTI PLAN 44tNTACTRff• GREG LEGlO.65, T 201 BUSINESS P OCCUPANCY, _ _.. _ ._. .. FI, 51, t B C614TLN[ ACROSS riC STREET TO TIE NT)RTN, TIC P,�"fa pENgCRAT tTJ9DV/6 A:{) KGIIlAY U CIVIL - B�.B-E1IT PUN 4B YESi SIERRA AV194JE'g44NERT p Nh'B6t OP STORIES, _ __._ .._.. _.. 01E (U ICI TO TFC' EAST FhD A9 OFER >YiA.eS UKD At�A YO THE y65T. SEE A}E SITE PLAN AN) AO LGNTC1rr wY (OTATI, GA 94971 I'[--- -- NE&eOROOD CONTEXT MAP FOR ADDITIONAL INFORMATION, 701-795-8655 j AUTOMATIC, FIRE EXTINGUI5HIN5 SYSTEM (AFE.5) YES AT SITE PLAN / LAL•6REEN / BUILDING AREA ANALY515 ` TENANT SPACE AREA. ----. - 94,491 SO, FT. THE CURRENT TONING DISTRICT 15 INDUSTRIAL - LIGHT (IL) AM PLGTOFEMC SnM T _ T LOT COVERAGE: _. % A2 917E r1tlSLt'7rA796 TENANTS I'GR THE PR4.,iCT ARE YET TO BE . R 15 ANFICIRTHEATW THAT T wry IUs AS 515NA5E T04W* hi9-L Be LLQ+` tT WCLGTt1AL L6EA3. C4H5.57E7Ai Pint TrE IL ZONE. "I A T PARKINS ARALY55 - SEE'71E 941-7DATA ON THIS REFLIW.9'Qtr TOR KAReV40RG FSM iPLICK OO(A PwAOWTI A4 SITE DETAILS CCIKTACT. AD.'4aS DALDY 'ARE A5 SITE DETAILS 1 LALERHN WATLRES 1200 RANGE AVE BkTB 204 :�"-A I' �-5 jI VrWCLtLAR AND PEDESTRIAN ACCESS 15 PROPOSED AS PART OP THE -W USC Ab FLOOR RAN SANTA ANSEROSA, LA, SUTE 1113001' Ngg / AF,.iQ'DT WRI YFC PRESS D}9Y5-RAT FACILI IT PM MMNLY'11:+E THEIR PROMISES DURING AT IOT_54 _4620 ' po"M IHR f7PfYrr LI�� THE "DPIE.5. TIE MNH FJsTR.l10E KILL VIA LL15d .a5 PAsy, GINE ALTHOUGH A71 EXTERIOR "TH COLOR) 9 ADDITIONAL ACCESS y LL BE AVAILABLE VIA REDWOOD DRIVE DAT SITE ACCESSIBILITY 1948 FINER ROAD 025 El.if.F [S-EALIIT6�A TLE N(ktTNIfS7�AND NaM STORY C4W_*M SOU1111kaT @lRD6A:rftLO U WlUgM H DA7 BNLDI 14 ACCESSIBILITY SANTA "A, GA 99409 Yie iR Il'7OZW, SAL A4dKrsae,5 WIM 970 T Cif.ASh PALADl PARWdtS A`fD LOADING ZOIiB LI PLA1mN6 PLAN l RANT LBSE D NOD 4T-1502 77 L2 PLANTING PLAIT 1 PLANT LE6BND FACILITIES ON THE NORTH HAND SOUTH � 111 ADp1TbN TO rARKgY ATO TIPAlt L9 IRRIGATION RAN, CHART. 1 LESEID LA IRRI6ATION RAR CHARTS 1 LFBOD SEE THE STIE PLAN TOR. BiK1.W-09 SETBa(JLS AND OTF6i PRDFy7SZ 918 Ax1YI:TM SITE ir nE 1'XTER10.4 ENLDINS ELBVAYiO'15 POR ADONTFON4. BALDOIP, DETAILS, SEE THE -f'- -"Aef, in0a'.ai%'rl FOR VETO&S OF O=M 09" AHI) PARKINS LALCIILATa% SWM IhsAv6S 46YV6 �. �WseiiRl TAR! _ _ - CONSULTANTS .� VICINITY MAP SUMMARY SCOPIE OF WORK _ HET INDEX PRINTED 12/18117 AS SUBMITTED FOR SPAR REVIEW PROPOSED LIGHT INDUSTRIAL BUILDING FOR: 20`0 BUSINESS PARK DRIVE ROHNERT PARK CALIFORNIA 94928 APN: 143-040-112 TITLE SHEET 0 Le a RM OI1414 olir EXPIRE5 12--31-11 C-7feZIG-7 Lego ux �f 1946 I f 519wa aril ANIM. CiOrA -n. 6-4 C709) 'cgs-ro" DRAM - REB DATE: DEG, 201, T1 NO. 1,.0405 AS NOTED OP 21 TOTAL SHIS. A o � 3 tyros a µM -T -K. uc Q y44.4h � Q q Q REMOVE IX CZIRBx' q REMOVE X x ` X X ` d. X x x EYPAD e X w x MOVE EX RE. SIDEWALK.... , . .. RFXOYE EX. SIDEWALK x RIFE TG 4 d h. REMOVE E%. AlHI k M, r X REMA6Y. TYP- 4 4 \ > X. rREMOVE AND GUTTERTTA1TERA ENCURB AND GUTTER `h !L x x\REIAOVE EX. CONC. x x x �1, A _ - x PAD x X 1 REMOVE EX SMPNO a x•\ N x REMOVE EX. GONG. J / / ; ' \ •� K Y X PAD � ♦ \ it X ; \ i nu r,n x \\ REMOVE EX, FN x AND ✓✓✓ Q x \ t REMOVE EX. CURB \� \� GUTTER t \i \ X """"'••��� \ _v \� +�' �!4\\\4.\\444kR+.hh\'4i+\ya�•v X ti \ REMOAi OLCUm \ X'4 .x... x x./X a+; �J +AHO Im. \ i !X R13E0VEm OURB............It„�,awM 4t++.415..rV r ti REMOVE Ee tuRe AMMO CUT1iR x A9B aT1ER / ! ; 4444444h4�� ti\ � 111 "•-- _ -- \ ,`' \ �KWOVE EX. STRIPING 11 REMOVE EX. FTI l 1 \ \ PARCEL 1 _ \ X y f I 11 'r y ` ; x \4.69 ACRES ; x F"TrnPls11E° = \ \X \ C �\ XNOTE BELOW (M.) \ N X �\ X X X X X \ / X PROVE EX. GONG. 5, R\+ REMOVE IX FEMpNO ♦ k�S\\ RE1[OYC E%. FENCING �\ I \ 1. -TREE TO BE REMOVED, TYP. EXISTING RECLAIMED WATER / EXISTING UNDERGROUND ELECTRIC \ EXISTING UNDERGROUND FIBER OPTIC 4 W EXISTING UNDERGROUND GAS X EXISTING OVERHEAD UTILITY YA,1ggII EXISTING SITE LIGHTING -�•—••T E BO BSW •V\� \\ x EXISTING TREES TREE TO TREE TO BE REMAIN REMOVED C&G CMXCB"QUFffR R RADIUS CB CL CATCH SAWN Cl N1El4NE RPYW RIGHT OF WAY REDUCED PRESSURE BACKFLOW COMO DCO CONCRETE *"X.>M IDETECTOR RWL PREVEHTER RECYCLED WATERLINE DI DROP INLET S SLOPE ON DWY DOOCIRMOMT NVMRFR PRNLWAY X x \ E CLECERIC OR EAST I STORM DRAIN CATCH BASIN LPS EDPE' OF PAVOAENT J i x \ EUCALYP1YX75 EXISTING SOFO SDMH t F FIRE LYYYY STROM DRAIN YARD INLET Xx` %( FINISHED GRADE FIRE HYDRANT SL SS STREET LICHIT SANITARY SEWER FL I 4 SANITARY SEWER CLEANOUT X X PA'OP45ED BIXIDEE, FOOTPRIN. SEE�4T�T.��.. N08FkTOW{TYP)\\\�tt\444 REMOVE EX , W �..�.a. 4\Iax..w Va.aN 44+♦444h4�4aVt•..Mi YYY,�YY tV�1V S+ > ,. rrr.r ,rr�r •Irrl r�A,7. )�i,)�. ��))).) Y OB Gv -REMOVE EX. BACKFLOW DEVICE. PIV, AND FH REM 0, h1\4+.444w.ttt},4,titY4hhh44hY.4ih444 khhh\ti4h4Rtih'r.11'4'41hi:4414 Cm l.W wm NOTE ALL EXISTING SITE LJGHTING, HARDSCAPING, LANDSCAPING, TREES, IRRIGATION SYSTEMS, WATER LINES, FIRE HYDRANTS, STORM DRAIN LINES, AND STORM DRAIN STRUCTURES SHALL BE COMPLETELY REMOVED WITHIN THE LIMITS OF THE PROPOSED BUILDING FOOTPRINT. SHEET INDEX Cl DEMOLITION PLAN C2 ONIENSONED SITE PLAN Cd GRADING, DRAINAGE AND UTILITY PLAN C4 EASEMENT PLAN LEQEND EXISTING EXISTING STORM DRAIN EXISTING SANITARY SEWER NEW REMOVE 0L CURB ,)-RM )-RBMSE EJC OU AND p1TEFR a AMC WT1ER 44�.'a V\tart..y4\4l4\\h�.'t'1h'4h\4\'4h”.\\iOh'4`�h'tith\hhh\h4h thhihhlhh�.xa,\hti44tth`�tt EXISTING WATER 9RH EXISTING RECLAIMED WATER H EXISTING UNDERGROUND ELECTRIC S Q H EXISTING UNDERGROUND FIBER OPTIC 4 W EXISTING UNDERGROUND GAS -•-e'F •-•-,� EXISTING OVERHEAD UTILITY YA,1ggII EXISTING SITE LIGHTING -�•—••T EXISTING GROUND CONTOURS BO BSW (1' INTERVALS) PERP FSE x EXISTING TREES TREE TO TREE TO BE REMAIN REMOVED NEW REMOVE 0L CURB ,)-RM )-RBMSE EJC OU AND p1TEFR a AMC WT1ER 44�.'a V\tart..y4\4l4\\h�.'t'1h'4h\4\'4h”.\\iOh'4`�h'tith\hhh\h4h thhihhlhh�.xa,\hti44tth`�tt �IIIIII�I PROPOSED SURFACE FLOWS ;.7, PROPOSED ROADSIDE BIORETENTION BED ABBRE"ATIONS AS AOGREOATE BASE 9RH PROPOSED STORM DRAIN H ATHH'ALT CONCRETE S Q H PROPOSED SANITARY SEWER 4 W PROPOSED WATER SERVICE -•-e'F •-•-,� PROPOSED FIRE MAIN YA,1ggII BMX FLOW DEVICE -�•—••T PROPOSED RECYCLED WATER �IIIIII�I PROPOSED SURFACE FLOWS ;.7, PROPOSED ROADSIDE BIORETENTION BED ABBRE"ATIONS AS AOGREOATE BASE 9RH ORNAMENTAL TREE AC ATHH'ALT CONCRETE P PARKING APN A%r$SOFYS PARCEL NUMBER PAZ PRIVATE ACCESS EASEMENT BF BMX FLOW DEVICE POE PRIVATE DRAINAGE EASEMENT BO BSW BLOWOFF BAT]C OF $0EWALH PERP FSE PERFORATED PRIVATE SANITARY SEWER EASEMENT BLDG UNO BREX PUE PUBLIC URUTY EASEMENT C&G CMXCB"QUFffR R RADIUS CB CL CATCH SAWN Cl N1El4NE RPYW RIGHT OF WAY REDUCED PRESSURE BACKFLOW COMO DCO CONCRETE *"X.>M IDETECTOR RWL PREVEHTER RECYCLED WATERLINE DI DROP INLET S SLOPE ON DWY DOOCIRMOMT NVMRFR PRNLWAY wwu SD SONOMA COUNTY WATER AGENCY STORM DRAIN E CLECERIC OR EAST SOCK STORM DRAIN CATCH BASIN EDPE' OF PAVOAENT SK PUBLIC STORM DRAIN EASEMENT EUC EX EUCALYP1YX75 EXISTING SOFO SDMH FIELD DRAIN STORM DRAIN MANHOLE F FIRE SOY STROM DRAIN YARD INLET FG FH FINISHED GRADE FIRE HYDRANT SL SS STREET LICHIT SANITARY SEWER FL FLOWUNE SSCO SANITARY SEWER CLEANOUT O OAS SSMH SANITARY SEWER MANHOLE OB Gv ORM BRFW DATE VALVE STA SW STATION SIDEWALK HP IRR HILI POINT IRRIGATION SYC TOTOP SYCAMORE TREE OF CURB L LEROTH TEMP TEMPORARY LA LA 7 LIQUID AMBER TREE LATERAL TYR W TYPICAL WATER MAIN LL LOT UNE WLE PUBLIC WATER UNE EASEMENT LP LOW POINT YAM WATER METER QW J I SFEET NO cl OF 4 MEETS yy b F y��11nCFR4H�� T� � p ® TSM uxos Pauxa.4nrPN«. ATO ME .SAt1AJt/1710T �'Y3es1 Px C SOYA iA GF Pk1976 _ ria i 1p b - n . TYP. p 32'-6'SD 38•«4"SD 36'••6'SO 17'-6"60 Tc 00.70 Tc 96.70 To MOR p I 1 TC 90.57 mv, $011 TC 95.90 - WIN ISDUN & Ip d )•Tc 94.99 I TC 96.39 t Tc 90.65 S TC 94.46 p I woos d n�waow I' TC 90.]9 6011 TC 90. IC 90. TC 9569 97.49 I ut mo -0wiao 1 p 6nv1 TD 96.39 TIE -0110 TC 9535 p Tc'9e. Tc 96.43 EX 0'F Tc 97.20 •• n n { TC 64.61 24 OF PAV LIAyT p DIY-i'6S ui ' 1C 90.61 TC 97,?4 TC 90.39 TC 96.37 nI •Ite OF PAWHD 3711E111EB TO WATER OUNIN F WW r 3�0.02oD� TC 96.13 TC 91A75 . 1 Tc 94.9 M 94.44 r TC 9'-0.34. S01Q Tp # PA11NC FOR FU11Al£ Sf3R4TY '-'S��OF PASWD - - - - - w ,fO PMMS 2• a s 4 42-4$s LAT x� ( TG 04. - s-0.0230 I 9 � TU 93.97 �d m/1r94.06 �d 6�1 � j t1 9►�. ro 9e Tc 94.23 TC 94.94 699 99.34(TH71U) TC/LP 4A64 i 9A14 "�' y:i l''' p I hex 7.754 r s�11 91c�W9F.e7 1� I!j Itc9saa 1� 1. 1.ex 11F 1% 7tL ! y' p ee,13�79(Ot I§ TC 9546 p I 690 - - tx - L S+0.61 a - I 1 _1 rc 9e.m z+e'-12'� TC 94.95 4'- ' Tc 93 qg j ya sa d TC 9x54 Tc 06.44 2 -rC 9e�f6 " q .•hS•.';: TC 94.91 r 1 Tc 94.51 y.t rc 46 ! F p23u a is 94. 9L. �S I To te.n / ^ f SSMH Tc 94.41 /' /� ry TC 96,M TC 951 I 9 ,Ob / TC 90.42 I k...-. _. _._. _ _. i' SG 0544 f1 I 1I-.. _ - .•'•7C 96.42 TO 96ia h YC 96.42 - I. F 41 TIr.-INTO TC 96 5O I 951 I m 93 19101 sDa I 3 1 rc 04,46 • W- I TC 9476 0419 I 9440 TC 06,4$ Tc 94.:2 TC 9e 42 8 2x-6% ,-{ YC/W 95.41 SiIYP TC 96.50 TC OB.42 TC 96.<2 00.42 Tc�� 06,ir . SSrA! iC 94.1e I W9q ,gyp- L9` 1%+'WT4 WTn PUMP p 699 93.21(01) f YC 93.e3EX. 6•T 711-9% j 8 699 9J.14(ouri I Tx-Ixro ii Ex. 0' RX T6 T TC 94.41 j Daez i 11C-1NTD�F 7x-62 I rc - 174,es I O f%. t1D(s - 2X -6X I I TC 93x6 I R I I I c 94.e5 I PARCEL 11". E. 9369 4.69 ACRES I ROD -173f1 - 3 TC 4. I ! Is I FF 96.50 1 ® I PAD 95.50 TC 94.94 T6:-1HIp rc IJ6.61 I - Fx 011 ® yy}YR 2h6x j ® TC 95.47 I F d 1rc 930.7 T9 wTn Iex. 9'F W I 1 TC 99.41 1.66 E1C 1.6x•4% LVE - TC 9A30 i T(c 94.96 I TC 9567 � TC 90.41 1C 96.9 jI Tc 9541 I - .-.- ._._._._.-.. a 3.0.4MLAT ?00 "' . is ne'ii -•-• -------- `F------------------._._._._._._. txwn -3own -s'r• ski I 36iQe%UT O I _ _. _ _ •:.•,•:::.•.•.::•,v.� :.•; ; .... ^ ...-. n•:: , :: , m 96,x3 �nFD KFJCMT Er,0ueN9 tEM 30FD SDLR Y KEW YA10ES 1 R6TA1lp40 rrElL ' w4a �slxu rrosoio-rr�avraw�r 197D1T YAIeEi 4 `/ ar i�ros3n r�V§r 4 6 3o 40 Q T J 1 I Z JOB NO. 16-119 SHEET NO. tR�� VV OF 4 SHEETS LEGEND Q SHARED PRIVATE ACCESS EASEMENT IFO PARCELS 1-4 (SEE NOTE 1 BELOW) 0 40 100 SCAa—S r - 4a NOTES I. ALL EASEMENTS SHALL BE RECORDED UNDER SEPARATE INSTRUMENT, UNLESS NOTED OTHERWISE. Twim 10' NSEKtl -- --..57'PbL PARCELS 2, 3 i 4 PAFM k 4 o LANDS OF SANTA ROSA PRESS DEMOCRAT 143-040-111 ON 1998-10753/ LDT I 4 BUSINESS PARK DRIVE PARCEL 3 25 ACRES .10' 1WE IED PARCELS 1, 2 a 4 a 1 ? ) 10' POE IFO PARCEL 1 1 � 1 (787 NAP 49) PARCEI.B :, I I I PARCELS z"� e � MAP 40) i PARCEL 4 i 1 (767 MAP 49) l 0.7 ACRES 1 -4 — — — — — — — — d 7 PAC 130.E 'CASW.T7T TII 10' POE OH so"-021ML 20' RECLAIMED--' 12 SM4TARY 379 -MAPS -10 S.C.R. WATER EASEMENT SEWER EASOANt J. ROGERS LANE ON 1 9 9 5-0021397 S.C,R. 3619 OR 773 S.C.R. Id' PACIGIC BELL EA LANDS OF LANDS OF LANDS OF CHI p7Y OF RP f r KERR/CAN _ - KERRIGAN ` T i 1 !ANDS OF 143-040-114 IAL -040-058 7EOES-0 KE040- N 143-040-059 ON 2001-173231 I r, Ila -010-0.57 ` DN 1004-090110 I ON 1004-090120 , 14J--080 DN 2004-090120 I ' 1 ON 2017-095707 1 SHEET NO. C4 OF 4 SHELLS 10' WLE IFO PAaItYLS1. J 1S 2 PARCEI3 8 4 4: ".� /-�"^".. all POE 2 CEL 2h4 II11, 1 9 11 3.1 j 1 � -1111 I PARCEL 3 25 ACRES .10' 1WE IED PARCELS 1, 2 a 4 a 1 ? ) 10' POE IFO PARCEL 1 1 � 1 (787 NAP 49) PARCEI.B :, I I I PARCELS z"� e � MAP 40) i PARCEL 4 i 1 (767 MAP 49) l 0.7 ACRES 1 -4 — — — — — — — — d 7 PAC 130.E 'CASW.T7T TII 10' POE OH so"-021ML 20' RECLAIMED--' 12 SM4TARY 379 -MAPS -10 S.C.R. WATER EASEMENT SEWER EASOANt J. ROGERS LANE ON 1 9 9 5-0021397 S.C,R. 3619 OR 773 S.C.R. Id' PACIGIC BELL EA LANDS OF LANDS OF LANDS OF CHI p7Y OF RP f r KERR/CAN _ - KERRIGAN ` T i 1 !ANDS OF 143-040-114 IAL -040-058 7EOES-0 KE040- N 143-040-059 ON 2001-173231 I r, Ila -010-0.57 ` DN 1004-090110 I ON 1004-090120 , 14J--080 DN 2004-090120 I ' 1 ON 2017-095707 1 SHEET NO. C4 OF 4 SHELLS ORATON CASINO°+ IDEX HEALTH & SCIENCE yLEMO USA INC AMERICAN TILE & STONE FEDEX NATIONAL LTL PARKER HANNIFIN ELECTROMECHANICAL AND DRIVES DIVISION Y � d FtOFES TES « APARTM TS + 99999 AMERICAN TILE « & STONE BER@IN 4.AyIVER'SFTY OF CANINE STUDIES F v EL POLLO LOCO SCANDIA FAMILY CUSESMART SELF FUN CENTER STORAGE BUSPIESS PARK DRIVE uj PROPOSED SITE THE I- PRESS 9 DEMOCRAT � � r ECIC 101 HYDRO DEPOT ST. VINCENT DE PAUL SOCIETY ACUR IT AUTOREPAIR SHERWIN-WILLIAMS PANT STORE ROHNERT PARK ANIMAL SHELTER BASEBALL CARDS & MEMORABKJA ARCTURUS MARINE SYSTEMS BEVERLY'S FABRIC & CRAFTS CREATIVE WINDOW FASHIONS �I AUTO PROS i*,— -- — �,oa� ASHLEY ry HOMESTORE • MICHAEL'S v W BRICK HUTT SOURDOUGH NERC RENTALS « 1 � BEERCRAFT N + T- GRAINGER MUSTRIAL SUPPLY REVISIONS: BY: Arg . w r _ FOXTAIL GOLF CLUB .....�.:"`°",...«, x\N r w � AqW , PARADISE PET RESORTS Y � moi• �.; -'' 4', - I 4►:' .� EXPRESSWAY SELF STORAGE - ROHNERT PARK 0 '00 2010' 400' NEIGHBORHOOD CONTEXT MAP SCALES I' • 200'-0' SCALE. Me 1W H PJ .WALE TWO HUNDRED FEET PRINTED 12118/17 AS SUBMITTED FOR SPAR REVIEW PROPOSED LIGHT INDUSTRIAL BUILDING FOR: 2o� BUSINESS PARK DRIVE ROHNERTPARK CALIFORNIA 9492B APN:143-040-112 NEIOHBORHOOP CONTEXT MAP L ' yQ L'✓iQ Ft6 Neti onua, EXPIRES 122--51-11 Je voux OcAkI ««L��9►. 48 ft51ERRA AVE. 0,057 , A ricn) 'fes -bb" DRNYI EM REB DATE. DEGEMP.ER, 2011 AO JOD NO. 110405 ANOTED OP 10 ARCH SHTS. 0i « G'tt Green ssm169Wd04IKKUR IPARK.fA CAL -GREEN COMPLIANCE MEASURES TO RE INCORPORATED INTO THIS PROJECT PROPOSED 'I hisprulccl expeds I. Reg,ale the follow ng'T'cr 1' Grce 1 Building components in addition to [he 1 rag ldatpry Penn - t1 CONST TYPL 1 En gy pe I nce SPIfINNLCIiCU 2 10% parking for fuel elficen[ vehcIeS The hely park g regained for The proles! is 114 LODE 5EQ1 N 1 II hick equates 1. 12 stalls of (IRS type, %D1'Ifi 3 Thenal Erlilla Ice UI ze a "Cool Roof n addition t [lie potential for solar panels mal TABLE 5062 would keep the f coolar. ,AL= 15560 4. Reducedparking capacity, TI project shows less parking than the nein n required TNUSIDUII.90l,SE based on the parking exe pl o n the zoning ordnance, AI.E _ Dn 0PS mio 5. Water Use: The landscape ntl regal' n system Is resigned 1. educe the use of Potable :043, water Belo 60 of ETo times thelandscape area. Indoor water use will be addressed al 5505 REDWOOD DR the lenanl p v m al. slag, LIN G. Separate wahermelses shat he .III d for indoor and Duldoor potable wale, ase. --I 1 =ISI 7. The recycled conte,1t Ili [lie building slum will nal be less than 10% of the total material I!® IFS rolls fel II Project. W Ih the' b t f car a trete and steel Ile proleet IRA— recycled and Sustainable be Id[ g macrials, SIR" 4 Pon 0 Conslruclon Waste: Divert to racy le or salvage at least 65% of non hazardous rAlilf116 W+ cianx1rieftri and demon l d waso generated at lh. rika . 3F111! 11111ALLNN6 ell 9 Cement and Concrete The mix of these nale.rials will comply wl'Ih oto o, more of II e WildIB10101MW►IN]i various rel, om Is eel elaolive ten. I' 10, Ros enl FI ring: IF sed n The T.I. as a flooring meter id I shall be in compliance. w Ih and (FACE TO FACE OF RINGS. OR TO certfed and theC IGeenstatdards- To00 11,'fhermal Insulallon_ Wlllltn the lenanl intpr.vemenls, Ilse insulation shall comply .!it, PROPERTY LINEi 20 FT) LIMITED chemical standards in the CalGreen standards, 12, Acoustical Ceiling panels; As par[ of the TI materials, (he ceiling panels shell comply with SIDE 3 DIST 020 FT TO PL. OR BLDG .)= VOC-omission RICO as lef.renced in (he C.IGreell Standards, Other m ndelory measures Thal will be incorporated into the project include But we not limited Io: SIO' 3 WALL LENGTH= 13: Storm water pollution prevon[icn, N 14. 13icycle parking. EXISTING V 32.60 VACANT 15. Shower and lockers for lenanl-occupants if greater than 10. We well have less for each Recant. PARCEL 16. Designated parking for low-emilling, fuel-efgcianl andcarpo.11van pool vehicles. 106.2.1 17, Preparation for future installalion of an electric vehicle charging station. 16, 011[dBOr fighting systems to be in compliance with CalGreen standards, -the proposal is for rell fighting only and no parking fol lights, 1 r•k-rER gnUrir.-p 19 G adng plans That indicate how site will manage all surface waLer flows to keep wale, from R�oM 9` s 1e• Cnlef ng the hu Idlug. II LH, SeparaAe 11,11, lute 001... aro lN,IFIIod fora tumult, i4 1 21. Tho use of wale, conserving plumbing gxlums and fittings, i 22 Lanl,-,,ng lon,balkin desgn and cunlrolllrs per C11111rea s(,ndards 23. A vveP11her-rovisIrml exterior wall air)louldeto envslope. Y 24. Maisano c V 1. Design rd maintain landscape «galol syslens to prevent irrgal.n— spray otsl T r s. 25. Desig n of exterior entries and openings Io prevent water nlr(ision Into buildings o1 26rLshIngs integrated with a drarnare, pl 2/ A construdion wastelrVinageniem plan e id docomennim, will be I rovltled at It,. f, Halt stag, sell 28 L I edd land d g diflarls, R-yrls In. l g Leaving and concrete Lo be Removed. AII:a.i,C,,g call widt b d an OF. 29 T l g nd adlusl tg of HVAC systems reporting, d m [G 90 P II I Conlrol Filler al epi em n[ for ny HVAC system used during n pi elo g Wth p I cion of duels & compoiena during nsIallDton anal crael1 t. 11m nd. I 31 Finish lateral poll mat ­Rml: All chemicals used and within products shall have certain limit dcontrol, [r l per the C (Green standards. Documentation will he provided to the 111 enforcing aq cy up request. nes 32 HVAC fill Intl .1 m'n'num standard filters prior to eccupaney and a n m ended Pre mrnonce schedule and manual 33 intoner Acouslcal con(ml and protection from exterior lose' Employ components that provide STG values dearon ned by the appropflate ASTM standards. 34. Outdoor Air Oual ty HVAC and life Suppression equipment shall not create excessive noise or contain CFCs or Halon, NAILS PARk- t:.pl_I(; 1 gT THlS ROW NAILS < la < a TfFj,B1Y D—to IVE OVLRHANE. ANC 1E I AGER POR PARCEL 3\1 '��- 23• M N, EAG,_,F ,l'F UO.Ip, Ic�i1'-•+' ��•- � ti .y T• 1• h4 +a ? �.``1 `A V Cr I1 11 ith it 171 I;� c, Ts�y.,r•,jj. �I - �f 3 s \ 11 EXISTING-SIIIL-DINa_4 1 LT INDUSTRIAL +.•N 60,205 S.F. FOOTPRINT --; ssm169Wd04IKKUR IPARK.fA BUSINESS PARK DRIVE PROPOSED It 3(NON -COMBUSTIULE 1 PARCEL 2 TC- CONST TYPL C.ONSTRUCTIof) SPIfINNLCIiCU ONE STORY LODE 5EQ1 N "on %D1'Ifi A(5 T TABLE 5062 -0 I1-3 BASE AREA (A) NS ,AL= 15560 15,500 TNUSIDUII.90l,SE AREA A, s] 1110NIAf:E uk"AEASL I AI.E _ Dn 0PS mio 62tw_ 1.71 :043, j 1 5505 REDWOOD DR •lE9Yrt[1[A W%ZO F11jPT11 LIN . -'R P. 4.V '• .; 111 BT --I 1 =ISI i TO FAL PERIMETER ]220 50432 iN=WIDTII OFOPFN 20 GO FT 72 I I SIDE DIST( 20 FT. TO PL OR BLD G)+ _49 6000 _ '• ' I WildIB10101MW►IN]i SI DE I WALL LENGTH 15000 (FACE TO FACE OF RINGS. OR TO SIDE 2 DIST r 20 FT. TO Pt OR OLD G. To00 PROPERTY LINEi 20 FT) LIMITED SIDE 2 WAIL LFNGTII= 464,00 ;Of GO'T SO431En I4and SIDE 3 DIST 020 FT TO PL. OR BLDG .)= 60.00 islul exrept'ol to so632, SIO' 3 WALL LENGTH= 110.00 5pr,klcrs) 510E 401ST 1, 20 FT TO PL OR BLDG( 32.60 AREAhtdYIVKAT1DIxF da+} SIDE4 yyl LENGTH= Mh+INfot,1 454.no 106.2.1 14+ 117000+ a Y00.1U TOTAL ALIO W ED IA,I BLDG, 19rAL.ItOM%0 i[OG, i,i. i4 1 NAILS PARk- t:.pl_I(; 1 gT THlS ROW NAILS < la < a TfFj,B1Y D—to IVE OVLRHANE. ANC 1E I AGER POR PARCEL 3\1 '��- 23• M N, EAG,_,F ,l'F UO.Ip, Ic�i1'-•+' ��•- � ti .y T• 1• h4 +a ? �.``1 `A V Cr I1 11 ith it 171 I;� c, Ts�y.,r•,jj. �I - �f 3 s \ 11 EXISTING-SIIIL-DINa_4 1 LT INDUSTRIAL +.•N 60,205 S.F. FOOTPRINT --; I BUSINESS PARK DRIVE + PARCEL 1 ' 1 PARCEL 2 TC- PARCEL 3 IT 0405 I SUITE 200 'n I" 400' OF 10 ARCH 5HTS. Z -ROADSIDE • CD LIGHT INDUSTRIAL BUILDING FOR: "*PRESS DEMOCRAT j 1 5505 REDWOOD DR BUSINESS . -'R P. 4.V '• .; 111 BT --I 1 =ISI DRIVE BUILDING 2 NAILS PARk- t:.pl_I(; 1 gT THlS ROW NAILS < la < a TfFj,B1Y D—to IVE OVLRHANE. ANC 1E I AGER POR PARCEL 3\1 '��- 23• M N, EAG,_,F ,l'F UO.Ip, Ic�i1'-•+' ��•- � ti .y T• 1• h4 +a ? �.``1 `A V Cr I1 11 ith it 171 I;� c, Ts�y.,r•,jj. �I - �f 3 s \ 11 EXISTING-SIIIL-DINa_4 1 LT INDUSTRIAL +.•N 60,205 S.F. FOOTPRINT --; I 131111E t90 + FOR SPAR T REVIEW IT 0405 I SUITE 200 'n I" 400' OF 10 ARCH 5HTS. Z PROPOSED • CD LIGHT INDUSTRIAL BUILDING FOR: "*PRESS DEMOCRAT j 1 5505 REDWOOD DR BUSINESS PARK DRIVE BUILDING 2 ROHNERTPARK CALIFORNIA 94926 I I /SII' INDUSTRIAL SERVICE _ '• ' I i 19,600 S.F. 5525 REDWOOD DR s, � d SUITE 298 1 III _^ •.. 1 - rr=, T r+� ` f o' do nw ♦' +1 u� � ..s n" y '; � f BUILDING 1 �\ ♦.ti F .3'.. \ — �� INDUST. + SERVICE 5.000 S.F. :_`?w�u'�.'i f o i t W"w N9 -, 1F' l1! 5655*` I roan REDWOODDR , } i �. -r+ J. ROGERS LANE JIi•TaxJ1'IS}c'�a.(6�,.L"d11G.l.fIG:I' :el�.y"ufi�.�Eillle�"��I O 20 NORTH SITE PLAN 51 -ALE: ONE INCH EGUA•LN P[JStTY FEET 51ALE: I" = 40'-0" SITE FLAN FMC -7 UeVX 45 V4. 91M^ aVF-. Gof,r^TI, GP+ 001) -ICM-6555 PRINTED 12118/17 AS SUBMITTED FOR SPAR T REVIEW IT 0405 I G. E, 1 I" 400' OF 10 ARCH 5HTS. Z PROPOSED • CD LIGHT INDUSTRIAL BUILDING FOR: TV_ 2 0� ° BUSINESS PARK DRIVE ROHNERTPARK CALIFORNIA 94926 APN: 143-040-112 O 20 NORTH SITE PLAN 51 -ALE: ONE INCH EGUA•LN P[JStTY FEET 51ALE: I" = 40'-0" SITE FLAN FMC -7 UeVX 45 V4. 91M^ aVF-. Gof,r^TI, GP+ 001) -ICM-6555 DRAWN BY, REB DATE: DEGCMEER, 2011 Al JOB NO, IT 0405 G. E, I" 400' OF 10 ARCH 5HTS. L �,I erwm a,tl a,lx, am�arM1le INmpgM1 amNwe _ • IuaW w,IM1 IIangNex lams SM1•pa uDaralery N wl pvlwn nvY tl,llvaza IIZ IMepentlmlly of Igoe mwnhrw 0eme to .Mme crags in plastertlm 1p ote qll values are tlesiprw lywcal ra LIGHT FIXTURE 'C' D -Series Size 1 LIGHT FIXTURE 'A' AND 'Al' IrL�E�9D Area Luminaire �L.• — OuaWlty @gotham' 114•FynF OaorllXlon Lamp Int(o duction Gotham Architeclural DOWnlighhng temper Them dern styling of the D -Series is stoking SpaclflutlonF LED Downl'ghls yet unobtrusive - making a bold, progressive Speeifleatlons y� .J-7 r � 's�+� 4" Evo® Downllpht � _.,. �, environment, I I SGrC51a1F lr8hNa5 Wyu;r 13-L4. BBW 111b, -_ �:"a- �� OFlIg4l eYenM Sellangetl pr lan¢ebtz zem-spm ar maned Nusoas �uulnsM1 Pe ¢oleo •puna ng gaga" parca dss gn IU 5 Pa enl Nov 0101 e„vge [Mt1cgea F.11 rrgUm peen. pp®atleaEe msetl LED rvi ]0% vnm rMmenance a 60 COO Nun m.•e gra anemLM 7s ana LM eD atandama glenga WN1r+ • fop tlumml hzM1 CNaexnu smca MlKaraonale errs nlepe a gM1t engine MICN 61TLL4YglFM mllrz Over dad entl sM1v crc Z55DOMBS CN 5pca �90�Cq oplwna MBS tlCenaa slnMartls. xel lmalrpn, • nrm0 oars mu,mum pl al an0pminimpm p115g Pe lmmeu Izme is ynsl mslenalmn sUIIM, waved uel rq ENENCYaBIgMculf apmdmla WNa4N Y limilea wananry cumpkr wawa lYl .ns wcatea al 10mNK �tfW r4 d4rA+ry. h iN Wwl toeMp to L �,I erwm a,tl a,lx, am�arM1le INmpgM1 amNwe _ • IuaW w,IM1 IIangNex lams SM1•pa uDaralery N wl pvlwn nvY tl,llvaza IIZ IMepentlmlly of Igoe mwnhrw 0eme to .Mme crags in plastertlm 1p ote qll values are tlesiprw lywcal ra LIGHT FIXTURE 'C' D -Series Size 1 LIGHT FIXTURE 'A' AND 'Al' IrL�E�9D Area Luminaire LIGHT FIXTURE 'B' AND '131' Luminaire Schedule �L.• — OuaWlty LED Wall Luminaire � •.. OaorllXlon Lamp Int(o duction Fle.Lo temper Them dern styling of the D -Series is stoking SpaclflutlonF yet unobtrusive - making a bold, progressive Speeifleatlons statement even as it blends seamlessly with its Luminal.¢ Beck Box (1313W, ELCW) environment, t.m¢M,; J3- Wyu;r 13-L4. BBW 111b, -_ �:"a- The D-Series distills the benefits of the latest in ID- • LED technology into a high performance, high WN1r+ ,•-; wMgnr.' r, efficacy, long -life lumi-L, The --ding tyke ),Ir2- w,«Y"r., _.L r-�•�� !_ • �a 3gw{d-Ou, l+odpnzp%P:UIUfh n O4. VlUI 4,,nv0an1 ,p.6WmIrIW eFtL 61 TRJP FhaPnq ani, Wagga n I� _ lA� 10mNK �tfW r4 d4rA+ry. h iN Wwl toeMp to nighttime use and up to 74% in energy savings --Dnparablo 250W metal halide luminaires, the D -Series Wall is a naliable, law -maintenance E ISM..,A lwLtt5 mpedesff Vg/Hing lighting solution that produces sites that... applications mth typical energy savings of 65% y2 _epti—Ily illuminated and expealad service life of over 100,000 hours LIGHT FIXTURE 'B' AND '131' Luminaire Schedule D -Series Size 1 Label OuaWlty LED Wall Luminaire � •.. OaorllXlon Lamp Lemma Fle.Lo temper &—i -les Introduction Speeifleatlons The D -Series Wall luminaire is a stylish, fully Luminal.¢ Beck Box (1313W, ELCW) integrated LED solution for building -mount Wild,:13314" Way 121bz ,., M: .�. Wyu;r 13-L4. BBW 111b, -_ �:"a- applications. It features. sleek, modem design andis carefully engineered to provide long-lasting, ID- o.ah. eLcw to lessnergy-effiEwntligh ..:1h au+.eryeA cYLic✓I . .m� ,•-; wMgnr.' r, and motrol options o:.wrYgYe5nl Tltnfgxin,5rw:e HNpM: 63x0" 11•Ipht 6a3/B With an expected service Ills of over 20 years of tl�1dYfYS f'i19 v f- -- -` --'I nighttime use and up to 74% in energy savings --Dnparablo 250W metal halide luminaires, the D -Series Wall is a naliable, law -maintenance E 70 lighting solution that produces sites that... A y2 _epti—Ily illuminated LIGHT FIXTURE 'B' AND '131' Luminaire Schedule Label OuaWlty Manufic rer C.WW Number OaorllXlon Lamp Lemma Fle.Lo temper WaegggA I" •90.0' or 10 ARCH Sk-M Lllhanis DSX1 LED P240K DSXI LED P240K TFTM MVOLT DMIJ.EOP2-401ETFBB95 70 A y2 Lighting TFTM MVOLT LEO 1 TMMVOLT.hasA rSymbd I-Mldda DSXILEO P440KT DSX1 LED P440K T2M MVOLT DSXIJED_P4_40K_T2 1M57 125 Q Al 4 Llgh*V MVOLT L� 7 M. MVOLT.bs LNhonle DSXW1 LED 10C 700 DSXWI LED WITH (1) 10 LEO DSXW7 10 LED C_700 OBS 252 B 11 Lighting 40K T3M MVCLT LIGHT ENGINES, TYPE T3M LED 1 0K4_T3M MVOLT.Na 2167 OPRC, 4000K, III 70DM Bl LIIhor" Llphtllg DSXWI LED 20C 700 DSXW7 LEO WITH(2)10 LED LK3H,ENGINES, TYPE TFTM LEO 1 DSXWI_LEDjOCJ00 65� OBS 457 14 40K TFTM MVOLT OPTIC, 4000K, ® 70NDA 40K_TFTMMVOLT.Ie e c1B Caalaarn ArchBecfirel EV040MD"RWO LSS DOWNUGHT 4000K CCT, 2000LM, 41N CLEAR. WIDE DIST. LED 1 EVO-,40 20-4AR, WU235 LSSLM 1878 O,BS Llghft BEA55PECv1,ARFMRSH Statistics Description Symbol Avg Max Min MaxWln Avg/Min 1 (Parcel 1 Ground 0e-0" AFG -I" 1.9 fc 1 13.6 fc 1 19.0:1 • REFLECTANCES:3 3 STANDARD LUMINAIRE • MOUNTING HEIGHT: INDICATED IN THE PLAN DRAWING CALCULATION GRID HEIGHT: -- ABOVE FINISHED GRADE • LUMINAME ILLUMINANCE VALUES PROVIDED IN THIS REPORT, WHETHER FOR 1,1001401, CRITICAL, OR EMERGENCY APPLICATIONS, ARE FOR PRODUCT APPLICATION ASSISTANCE ONLY • THESE VALUES WERE DEVELOPED IN COLLABORATION WITH, AND ARE SUBJECT TO APPROVAL BY, THE DESIGN PROFESSIONAL OF RECORD (ARCHITECT ENGINEER LC), AND ARE NOT INTENDED FOR CONSTRUCTION • BECAUSE THESE VALUES ARE APPROXIMATE AND BASED ON LIMITED APPLICATION INFORMATION PROVIDED TO IS , INC AT THE TIME OF CALCULATION, 18 , INC DOES NOT WARRANT THE INSTALLED PERFORMANCE OF THE LUMINAIRE(S) WALL MATCH THAT SHOWN IN THIS REPORT • PLEASEVERIFYAIL DATAAND CONDITIONSTOASSURE THE ACCURACYOFTHE REPORT 18 BHALLNEITHERBBRESPONSIBLENOR LIABLE FOR DESIGN. APPROVAL, OR REBULTSOF EMERGENCY LIGHTINGUNDERANY CIRCUMSTANCES • THEAPPLICATION OF THIS DEMON WILL LIKELY RE UIREC PATIBLELIOWiNOCONTROL MMEETTNEFOLLOWANGMITERIA: 1 MANUAL SWTTH(EB) AUTOMATIC TIME SWITCH (ASTRONOMICAL) 3 OCCUPANCY SENSORS(8) 4 PHOTOBENSORMM DEMANDREBPONSIVE LOADSHEDDING B CONTROLLED RECEPTACLE(M MOTION SENBOR(S)-OUTDOOR IU a O 01 h N M R V 1n Y;0 CO C a M M N N N M C It1 (O V V 7 7 V N n •- M It) •'- ,.- ,O •O O O ,O ,O , t ,O ,O O ,O ,O ,O ,C ,C ,O ,O ,O ,O ,O O •O O ,O ,O ,O O ,O ,O ,O O ,O ,O •� ,.= •� I(`��,"1N , O h N (0 n O UR CO In IS? O q (D ED (0 N N l N N O UR L'7 M 01 q N T OR V UR M V .4-� M rS'! M , 7 •mrn V .174 ,- •- Irr L(JTjN7 fl y r ; V , •O •O ,O CO qPL}� r�-]{I CCV I l+1' (L-s�� O •C • , N :7 r. 'q N7 .r i ; •1 ; ^'+ rs G •M m +�I • ` A I O O f�I'� 'I • • �� LD N 1� 47 N c- <f c•7 M a N .i ,In ,Ui m. d' yiN •� t , h e[� r' r .: O O7 • . ^(:O j(7 .[h .N ; V C4 ,N . V ,N ,M ,<7 N L0 M O n (0 cY7 O In Ip In r•: L4 W r a N 01 O O O V 10 M 03 N O 01 O r to A M (q •M C4 +(0 • N r O [r1 -qIL} •t •m v N N M •qt NA M' N M r .- IRqj .N :') ,LV .1 N ,N N N P) C M r 4-'1 Ill -- 4 LU O til N O rl B- a Ur M if N O` r i ,vj N I f I I_ W^ II ;V ,N 'I W 1(7 Ol A Ag ib bg m rY M m m ib Iri A fi In b m OR (0 I O r - IN 0 _ •N •N N : V •N ..C�.I".. L•: all cn N N I tl 1allrn cc —f?. coI le •16 BUILDING 5 cL N _N -Z' ? 201 BUSINESS PARK DR r -:N lt ` t (o O (c I N (\4 ,N _ ■� iota a � A r � �m �i• m •� � I . c 0)o q a v e •vl .04 i I I 0 m In m m .� y I In I. OD - , i -r I i . r /O Cl 1 M O ,o O 1c a o b b t$ n r` Y ti Cy r tti r� Yi 7 f ap q 4i; ry A (D n In In (O 4D (n 10 n m <d n (O v, g G7 01 O O Cy� - I M (p Im O o OO co M C4 t o O ,94 aO A—�ff— .6�.r'.- •,�-_�_O—O—O _— O 19' 3G 80' P'L PHOTOMETRIC STUDY scA~-e, I• • x.0' X&E, r - 3ao' RLVI510N5: BY: .•/na¢•iar� r M VEM PRINTED 12/18/17 AS SUBMITTED FOR SPAR REVIEW PROPOSED LIGHT INDUSTRIAL BUILDING FOR: 2MLI BUSINESS PARK DRIVE ROHNERT PARK CALIFORNIA 94928 APN:143-04112 PHOTOMETRIC STUDY O AN L d� �� MQ O1t4B4. MA �aP or EXPIRES 12-31-11 Q7 LeV�FJX and 1ATes.. IN�►. 46 M SIE9 JKA AVE. C.CTATI, CA /ry F0%) 17RAYd4 of. REB DEceemwn DATE.q1.1 IVO. 11.onas WDALZ I" •90.0' or 10 ARCH Sk-M T r1�IrA. 170711 i"Irl ). 1 PAWRAM.'. 'SPIE FVOTC TA)ILN FPLr1 t,"i+mr um LOOKIHB%1 ,qnr rA:}T IA n'1 SITE MNO Te.KHI rRorF x � x f _ i @PANOM46 SITE HOW YAM MM W57M SIDE L40C MD EAST su G7 1xS1 T? PROW TAKEN FROM PM%M SIDE LOOKINS FEST I PA)KRAM STTt PHOTO TAKEN MWM SOM44!5T'SVE LOMJHD MDT ,v �© PMU Yy v E A40ra'W" Trus IIGRr+A5r S LL. "Wl Sala ,$T AERIAL VIEW - PHOTO KEYS NO" SICALM NONE 9 Pk`�7RAr'T�O 311E Pxaro iA1O91 FAGN HOF6H �E LOOKGtl 90UI11 PAxOkAASC sorE Fwsro rAl�l MraF1 NORM EASTERN S1Ot 40C7KIlA3 saves rear PAw'M 4YG Slit t71Rra rAa�H PROM NORTH EASTLirH sect LOI7KIHa savr+l Fesr � SITE Pxara rAK[N rPala rt r sw r PANORPMIG SIrP PHataTAKOt! FPG9"I EhSrtRH PROPERTY LIFS LOUKINf• �IGST w p,Vk�R'/S�IG g9TC Ft4aTO rAKE'H PROM SOVr11 E1u3TER}1 PROPERTY LIRE L(JOIrJx6 /10RrH MiE9r FAHORAMIO. 5ITE FMOTO' TAKEN FROM SOUTH HE9TWZN PROMMW LINE LOOKIMS NORTH EASY p PANoRAM1G SITE PHpra TAKEN FROM SOVTHEYM FROPMTr LINE LaGIC17b NORTH l 1 !r< - SITE PHOTOGRAPHS WALE, lv. t PANORA1HrG 91rE PFk7TD TAKt!! PROM SGVTH EA3YE1lH PWO�T1" L3PlE LlXM1T19 NaRTH FYST PRINTED 12/18/17 AS SUBMITTED FOR SPAR REVIEW PROPOSED LIGHT INDUSTRIAL BUILDING FOR: 2M BUSINESS PARK DRIVE ROHNERT PARK CALIFORNIA 94928 APN:143_040.112 SITE PHOTOGRAPHS EXPIIiG9 IZ-51-I, 6 LeneDlix �d OC4^Tm. MI. 40 W. !A AVC. GOTATI. GA C707) T4D' w.Awr lhr. RE PATE' Art! OEaa wZ' 911 A2 106 n.wce a la AW,44 OM a:yxw 0 BUSINES8 PARK DRIVE I -------- NEH FEN DErAL VAy se d W -6S YPlN6xNy FRDMI 6R0.ND �--____ . -- -- i- - 64 �`� I o ,RIF 6 ! Sao $ i ¢ TYP. THIS ROW 4 l'= i - _�' I w MONnHAa -----------------------'' HAVE /j NEW SIGNAGE <v1 PER oErAIL vAs I ------------------ I BLDG B 1 I MONUMENT SIGN - BUILDING 4 & 5 MONUMENT SIGN - BUILDING 1 - 4 SCALE: I" • 20'-0' TENANT SUITE ID 516NAGE ON THE STOREFRONT OLA65 FRONT DOOR SHALL BE IN WHITE VINYL LE TERING ARD SHALL COVER AN AREA NO LAROM THAN 2' X Y(6 SQUARE FEET). COPY AND VNO (DINS FOR ALL SI6NASE 9HALL BE LIMITED TO ADDRESS, BUSINESS NAMES AFD/OR LO60, PRODUCTS AND 6ERVIC.E5 PROVIDED BY TINE RE5PECTNE T04AM AND BUSINESS HOUtS OF OPERATION TENANT SUITE ID SIGNS 51 -ALE: I" - 20'-0" I. DIRECTION 500 SUCH A5 'DELIVLRE5'. TA nNIb IN REAR", 'LOADING AREA', ETC, SHALL BE PERMITTED IN ADDITION TO PERMITTED MONAeff, EUILDINS AND TFE PTISUNT ID SHBNAGE. 2. EACH SIGN SHALL BE A MAKIMM OF I'-6' SQWW (OR BOVIVALENT AREA). S THE MAXIMM RI BER, SIZE, TYPE AND LOCATION OF DIRECTIONAL SI&a SHALL BE AMPROV= BY THE CITY OF RONCRT PARK PLANNING STAFF AND LANDLORD. APPEALS OF THE PLANNING STAFF DECISIONS SHALL BE HEARD BEFORE THE CITY OF ROH ERT PARK DESIGN REVIEW BOARD 4 ILLLMINATION OF DIRECTONAL 516NS 15 NOT PERMITTED 11NLES5 OMERYUSE APPROVED BY THE CITY OF ROHIeRT PARK AND LANDLORD. DIRECTIONAL SIGNS EAST ELEV. - BUILDING SIGN LOCATION SCALE. V - 10'-0" 6• 170' y. II 170" L T + MONUMENT SIGN - PLAN 515" M4 BDBDMG 4 (MIS F w"T? TENT 5 PrdSS 114>r!tix,'f'MT 201 111-I�jjj] j I � ` tj � �Ijf�1�I�;;1 �, / � YI I I , ill14=� I�11�f 11"-'111) ill 'IAI�I�141""'llIla �.11 NEW SIGN - EAST ELEVATION SCALE, 1/2` = I'-0' SIGNAGE WALE- AS I40TC17 (E) MONUMENT SIGN BLDG. 4 & 5 NI23E MWIN6 W+NAE! SNNL BE L1M1® TO AGGRESS RMIM ON TIE EIRLDIH OS ADDIms NNLBl9 SHALL Be IP NEN E@R1. INC. BAND, aRM AW=ZtD ALIIHINM OAST NT.TAL ADDI®6 AMM ON ALL PAD0967MLL W HCVNNTW. EI P - MONUMENT SIGN - PLAN SCALE: 1/2" - V-0" /-- Lm" TO BE DERRIHIN® UWRRE) _ TENANT 1 T ANT 2 ROSS TENANT 3 TENANT 4 5505 ,1111 [il ;NEI llk; M 111-,-1 NEW SIGN - SOUTH ELEVATION SCALE, 1/2" - V-0" (E) MONUMENT SIGN BLDG. 1 - 4 12' ILLUMINATED ADDRESS MR43M LOCATED 2' FROM CORNICE AND YULE EDGE v NORTH ELEV. - BUILDING SIGN LOCATION SCALP. I' - 10'-0" REVISIONS- BY: a PRINTED 12118117 AS SUBMITTED FOR SPAR REVIEW PROPOSED LIGHT INDUSTRIAL BUILDING FOR: RCM BUSINESS PARK DRIVE ROHNERT PARK CAUFORNIA 94926 APN:143-040-112 SIGNAGE AR 110. oR.61 �T �ar,ar EXPIRES 12-51-11 UeV x m"a OC4ATesl 044r.on 40 YIN. SIVA AVE. C.OTATI, CA C701) 71"S'5 VRAM W. REB DA , DEeaBLrr, eon A3 JD 10. 1104d! AS NOTED ,O! 10 ARCH BNT9. lT MIN f. l' F�COFA°�•®®) Ili[i78MIt�L �tiC:t ftYitiR AREA OF SIGN TO BE A MINIMUM OF d O Y-pb rx�-sr• TO" SWIARE WHITE. ^ F BLACK Pr RED TEXT PER OPO4M CARPOOL SELECTION. TYP. r 4y. Pun rr4.d Nil• Of iEOTORI7IDTMEL R1frW"A-'w= PARKING OF PORCELAIN STEEL _ BEADED TEXT OR EQUAL 516N TO BE CENLERED AT THE INT. ONLY END OF PARKING SPACE r..�. ¢ SEE °JIEET HI FOR ADDITIONAL INFO NOT NOTED HERE 0 MYwYr r Ar}r.. !t! MrM1 a'G F V- L.CPrri° !•✓•C:.^:— pj rx...° iLl'IGL61i NFlEi It" 1.111 4 oull", O',-iIh"RAI re°f CP fs!LNETC Pi3L$¢$`I Yfixsi� [f> } If 1l[.It F11,Y Arti 111A SMSIAT. F5I fR A T]A� "+'P bY'r � flirt Wer fYalf?IN(,Ik IHr 111[ IFIUW 57fiY, � `FF'xM""� � n. ,W`.xy....JI H...dn Mn,.•rr.�.•4+AIY»IM -- ,Nx. is»Y.r�.,xx I.w•=y nFr l.11.�x.,dA V.0\+..►,...r Mr.w•M tlr.sr. ... Y.N Fr.n.Rrl rrw....-nl•..rp,,..,. aa.n. nr.-...w-+r.` &L RPOOL IGINAGE Y�1,Y`r YwP �Y,r • NT5 ryx.. s..r•F,I.+ y+1d4 .11�w,1. rwr, i w4--. �^ A sRY4 AREA OF SIGN TO BE A MINIMUM OF O TO"SOTyr FUEL YrM•,.n w.l wl. W� GREEN T�TPER OF7ER FEFFICIENT SELECTION. TYP _ xrP.xw YYeYTaR+v rown �Ym - pprrYrrppr-x��N PRINTED 12/18/17 AS SUBMITTED FOR SPAR REVIEW PROPOSED LIGHT INDUSTRIAL BUILDING FOR: L_ 1m U BUSINESS PARK DRIVE ROHNERTPARK CALIFORNIA 94928 APN: 143-040-112 51TE DETAIL5 L Lna RB, on4s4 OF 0 EXPIRES 12-91-11 cvfRzc-7 uer;�x AdSWC.wrnwI IL,� f�V. 46 W» S1ORPRA AVE. GOTATI, GA (-TO'/) lax°-P>rby`3 2" 1 BY, iEJCf OR EOVAL ��s� DA oeceffR, �n A5 SIGN TO SE CENTERED AT THE INT PARKING 11.0403 PARKING SPADE .Q 10 ARCH SM. jENN ONLYNOT 7D�OF SEY' NI I'OR ADDITIONAL IIIPO NOTED HERE I] jlila.rr rlipC MI - _ 2IO'°ODIAIAFO+ALVAxT3IdTE° DOSPIRP C.PORNGPR/C'IOTiy pp F M"41YFl..r: YiHU.+ IQ;"v.1 ' Yas,l'_ x••a 4WA .,ew .. . PERASAM, .rm. �� � al`s VWIy4�.i lr 1 ,rr.ri Vow p . I,<�1sr1. .s.rlMl, !,.e.J.,.. Ir.•1._w*1 sfHL� . ,law Ma�.�.GYA.i rrrYW\• ,� IYx xb, r+nr N rr!wrni Ao-grn SU�Wan1� Y.HL•. NTS T•.W�r.d.,y..J., ys �� �I Wa Mryr r:1M ..war�lrwi wRxrr. »11'�[O rYir IM4 'A•!\ Il V S0 VERT. ALUM. ILSE JnK 1-• ~ AL '�^'�ICAL BALUSTERS NOT TUBE. TYPIGALPM VIDED AT WA#a"41-5 BORDERIH:£a THE AC41'rSIBLE. d -I-SII s .. PATH OF TRAVEL ON THE 6I II NORTH SIDE OF THE 81.176 - f . I .. Ys ro •M y... VMTIGAL STEEL nIT i4 I Q q• 50. ALUM TUBE • y.D" OG MAX- TYPICAL < II • BOTTOM RAIL , RITE YEIr@HT MEGHANlCAL +} II TOP OP COTIGWITE CO. E+O&K 1,[V"DI TOP OF C42WMZTZ APFi4'! LGffi OR OOYr AHioN NR +IEl' Y1tlTH OWFD4 CIA4A OR GONC. ve a rLANs) i5 8 P r\N9) 'I f! TIDE DOCY CONC. 000 ikiQlC_ �- ,—EFQiEi PIPE IN LANG OCCUR7Y - SEB PL.IS181 IIT Q I tl TM*- ALL t } ICI Ld ev `� WAIr. uti , r.r stmt•» DETAIL NOTES, I. SEE OTHER 15HEE15 FOR GENERAL NOTES. fw LOADING pOCK 3. VET47Y YSiH 4TTE iRJT/ AHD 11I11 vn M 45 REPORT POR AGRIYIOHAL ORAINAf:C ANO/OR NLTER I - 1 l 1 FABRIC REQUIREMENTS IP IL-11 IF:[I l!�I AMICABLE. l,3fljk 11 11-11 [ 9. SEE 5TRUGTtl DRAWINGS If .1' I POR DETAILS. O I AS. RE ARM A5 REOlIRl'D fvsnJ r ; aIv ccnc. 3e.An ;a -)FFA .. I KEY FROM aro riiY- f 9fY 9TRUCTURPL DRAWINSr S -LE STRWTIIWL DRA"1409 FOR INFORMATION NOT NOTED HERE FOR INFORMATION NOT NOTED HERE 1 i"7 p CK DOCK V 9GAL8 NOT TO SCALE C NOT TO SCAR SITE DETAILS SCALE, AS NOTED _ xrP.xw YYeYTaR+v rown �Ym - pprrYrrppr-x��N PRINTED 12/18/17 AS SUBMITTED FOR SPAR REVIEW PROPOSED LIGHT INDUSTRIAL BUILDING FOR: L_ 1m U BUSINESS PARK DRIVE ROHNERTPARK CALIFORNIA 94928 APN: 143-040-112 51TE DETAIL5 L Lna RB, on4s4 OF 0 EXPIRES 12-91-11 cvfRzc-7 uer;�x AdSWC.wrnwI IL,� f�V. 46 W» S1ORPRA AVE. GOTATI, GA (-TO'/) lax°-P>rby`3 2" 1 BY, REB DA oeceffR, �n A5 No. 11.0403 A9 NOTED .Q 10 ARCH SM. m I+RaL ra#• I�cDra�D) 1110 NIKilL DOCK LEYELEI AREA OF 916N TO BE A MINIMUM OF TO" SGtl1ARE ,aes:;awr WHITE, BLACK RED TEM PER O➢'fj.'JT CARPOOL • •"•''"""� SELECTION, TYP.-•s'.rr'ik -•r M.•#4.r REFLECTORIZEO 516H C"Wa4RE PARKING .....,r Ada. OF PORCELAIN STEEL ArM WAVED L`*°I•" TEXT OR EQUAL • tiwr.r STEN TO BE CENTERED AT THE MT. ONLY i ENO OF PARKINS SPACE MQ¢�ii et ••-rw �.... loot SEE f HI FOR ADDITIONAL IFFO NOT NOTED {ERE 4 oJ•.r.• 2'pIA SALVAM31P PAPE. PROVID)• .ae^w, RLIOCEP-LkN'ak4L rRp YItlTL LAIEIT, f7 D1A/�#LR .t lb• P�'1> COHCRST PIERA*MSC 1'+''P. 4•� ted. CGSI LCI ICYkHLY MR) 114t aM6S}TH fSI .� I�AMYIiIOT.' IN IHL I+aOU91RT. S !, j•� I , I II AYt4'..vPM. �.rM, ML -.Et .S•1 wkLr. Fe.::.� :wn ,.1.4 +. n,•� 4EE •yema�� I.d. Ics Irl -Ip r�+�- '4'+d d+sys I.,+.+a vwr. r�r l CARPOOL 813MOE ""' •"'Y" lI r k 9GA2ri. Nay �tw s4:ay.# wi.er•r. w,. a..A I nwM'v.r. , a•px.»lu.. rW YJ4Y. AREA OF 516N TO BE A MINIMUMGP—S TO" SOUARE Y„ewy..R••r, WHITE, TEP. - "FUEL wlM BLACK or SREEN TEXT PER OMER EFFICIENT SELECTION, TYP REKjECTORIZED SION COMMY-VEHICLE OF PORCELAIN STEEL Ktl 9CA-W 56N O9E ENTIEZED AT THE INT PARKING END OF PARKINS SPACE Z W4WT HI PDQ ADDITIONAL INFO ONLY NOT NOTED HERE O i N:r•.r W DLA. d1ALVA10MO PIrE, PROY1p4 Ip L fl4n..: i I:tss... J aS M•. •+q a IO`171A C'CR X!6' DEEP GOW-AffE py3 I11lu rw is R.A9 .Yrs• . PICK AT aAw TTP. � ✓Io..l� . wryl.-.. -� • ar.a •�, «.•.e..-..-...., Z ..µs.sa.tdr•ra.r w..lro.,r7 ..1« 0� r•R•' j,. a 4Irµ i ��m+,v.r ;«Y • m 'RyrS ..,.r. F..,1 r,�nr rarti+•4 r + .•.H w,•a u4 w.. H.�aw fir: r•n.. :.', .r,'.+� •.w •. n:.�,'rw ae.�„c, 4......, t,EOUST $QAC fEF NT5 t�=�.Aaili`4'«. weia1S 117E ev, I•^.[+•H 1 4ypoliw`w A f!e^ •R�il W n evM „ rFw Fe4 b4 . ,1 tL14 _<i w +MY,awr..Mw+.pW • ah l.4r.nrlr - S� Iw'K. • 11.. Xanr a in, .w..,w?•.4•+E .+•�4ti., r�l��•::,;.%.,,-.. _.,,.,uMA.�.vR�rowrlr4•e V 50 VERT. ALUM TVBE • r y^�'” ..w�r*+nrw� M•a� AVERTICAL BALU5TERS NOT 4 11/2' OG, TYP , b1«r.ra uar1.•+a. e.eMw —k. ALIIFOKhr 7v a.s m I 4 TIM TYPICAL 11 II PRCNf�7 AT wAFJRRAl1.9 .•;..,,,, ::,.,,,�, t...• � N& TYE AGUE �l II PATH OF TRAVEL ON THE ""' V r.i. „ R.•A.W..U..'w.�r • 4pr.N..+ {I II NORTH SIDE OF THE BLDG. YL1RTKrA4 $Tff.L PIPE n. I 2' SO. ALLas. 'tales 1-MaT�g. �w�ci>Y�I+nur'°r,e-. »• e SW at— wWA . TYPICAL. r !I ■ 80TTCR•L RAIL. DOCK ELS111 MIX44JM EOL TOP OP LOwomir '4 TOP OF CONCRETE yERIF•I YQYN 04Vi% CURB @k GONG.. AFRaN CURB OR GONG. APRON fECC RANO) — (SEE PLANS) • PKO''ApE DOFK mkwm CLMiC. OCRRCI P'•1 1 iLhEp PIPE IN COW - Sm . Dc•cJxx9 rLANS) I k I 4 6 p TEP. 4'V 9F4' MR CHAIRFER e ALL E03C5 Q (3 ARCI Alt3DCK LEVELER _ �7 QLU V4° « 1•-0• 5G45C, HOLE idt'"fE1L 1ezC5• L SEE OT SM SHEETS FOR 111) LOADING OCn-K SENERAL NOTES. _I 2. VERIFY NI TH 517E PLAN AND PIN, SOILS REPORT FOR ADDITIONAL DRAINAGE AND/OR FILTER �� 1 •' .44 6 t�yLl;Gi : �9 •• i' FABRIC REM REMENTS IF 5. SEE STRUCTURAL DRANINSS Q - POR DETAILS. aNATL'RrROOF y. lu� CNJ cONc. SLAB KEY FROM 2x4 a FOR INFORMATION DRANINBS INFO YCRAL DRA4llN65 FOR INFORMATION NOf FOR INFORMATION NOT LI K NOTED IffRE iR 0 K _ NOTED HERE ^✓.^+•ati NOT TO SCAES SCALE, NOT TO SCALE II SITE DETAILS SCALE, A5 NOTED PRINTED 12/18/17 AS SUBMITTED FOR SPAR REVIEW PROPOSED LIGHT INDUSTRIAL BUILDING FOR: 20"d BUSINESS PARK DRIVE ROHNERT PARK CALIFORNIA 94928 APN: 143-040-112 51TE DETAILS AMA Cl RO. 6Iµ{4 rA Y 7 OF ChL EXPIRE5 12-51-1-1 6 RECCIT Levy %d AasocllkTIW+ INC. 46 %H. 9101tPLA AVE. GOTATI. GA CT07I 17q -w -9w55 MOON or. REB DA1E IxcatsTe, son -m RD. 1-1.0405 AS NOTED OF 10 AIM" '3O*, ,ARMV, EYLE� FM IM AbP OYF+nT CA" - «wlrmLOCA," VOU"M • aEw AL~ TYP. CORNER ELEVATION 9M. SM 5W Al I POR COW* ON Immo %AIX. IIA- • I'-0' D 8' I6' 9T FLOOR PLAN 5G A1.H, OM lteK CoVA1.3 SIXTe N' 1 PEE7 - 5LAU: VI6• • I' -W PRINTED 12/18/17 AS SUBMITTED FOR SPAR REVIEW PROPOSED LIGHT INDUSTRIAL BUILDING FOR: 2M BUSINESS PARK DRIVE ROHNERT PARK CALIFORNIA 94928 APN: 143-040-112 FLOOR PLAN AF? i.ea *t�pC, on rnaeu I OFa E%PIRE9 12-31-11 LPiIVV %d r C4^'r 3. M. 40 Vt 9SIPtRJ4 A%/r— CoOTATI, GA 0707% 7T0-� aww vr. REB nate: r,2on J NO. mo4o5 1' • 16.0' 'gr 10 ARCM f�; NORTH ELEVATION COLORS G MATERIALS UST 1❑ ieT�ro��� Q1ro5vAiAKE A St6Y C044R+A.CCEM ❑2 DWRiEDWAFi4S-T�H76x 79A14Y bllC PAE*A9 W CA'TED G W ICAETE iW A4 ❑AWNING 6%T FJCIA 6 SUPPORT BRAOKETS 3 KYNAR-DARK aKi1Y ALUMNaTpR CLEAR ANODT2ED ALUMINUM ®iRAYEB WNH❑ R£Ti iFG'R1'FfdABS• DUAL PANE IT/fEAMAAj r[IWeiREq ©a tM RMIELS-DUNN EDWARDS-DEM1- © ACCENT PANELS -KYNAR-DARK GRAY kDTE.IVETAY fA5TF1JfRS FIA5MINJ AAEf o11P5R Ip5tElUI�CCO'*TJ�OEEO MZYALT�l SAWiC-0TO IfArCI[ ANACEHi g{rgAGES- TYT'IGe.' . WEST ELEVATION —6Rlp KEYS 80jJTH ELEVATI N IE EAST ELEVATION -- - - O 10 20 40 ELEVATIONS SC,44Z ONE INCH F.OUALS TYIERTY FEET SCALE, I•, 20'-0' rvo!lLf1Y�A m r^rt�awmeesa�iraK+A� �.Ni PRINTED 12/18/17 AS SUBMITTED FOR SPAR REVIEW PROPOSED LIGHT INDUSTRIAL BUILDING FOR: M BUSINESS PARK DRIVE ROHNERT PARK CALIFORNIA 94928 APN:143-040-112 BUILDING ELEVATIONS o L�ao�r�o- OA MD, ansa+ 'OF a�+"' EXPIRES 12 -s1 -I, ISHIM& ��1 L p l4a. 40 NL 9WOlRA AVM. GO'TATI. G4 moo eYe KEY DAM s a T, OCALIL I" + W-0, 17r 10 ARCH OWS. ■ ■��=—nr I■ilr�i - HIS NORTH ELEVATION COLORS G MATERIALS UST 1❑ ieT�ro��� Q1ro5vAiAKE A St6Y C044R+A.CCEM ❑2 DWRiEDWAFi4S-T�H76x 79A14Y bllC PAE*A9 W CA'TED G W ICAETE iW A4 ❑AWNING 6%T FJCIA 6 SUPPORT BRAOKETS 3 KYNAR-DARK aKi1Y ALUMNaTpR CLEAR ANODT2ED ALUMINUM ®iRAYEB WNH❑ R£Ti iFG'R1'FfdABS• DUAL PANE IT/fEAMAAj r[IWeiREq ©a tM RMIELS-DUNN EDWARDS-DEM1- © ACCENT PANELS -KYNAR-DARK GRAY kDTE.IVETAY fA5TF1JfRS FIA5MINJ AAEf o11P5R Ip5tElUI�CCO'*TJ�OEEO MZYALT�l SAWiC-0TO IfArCI[ ANACEHi g{rgAGES- TYT'IGe.' . WEST ELEVATION —6Rlp KEYS 80jJTH ELEVATI N IE EAST ELEVATION -- - - O 10 20 40 ELEVATIONS SC,44Z ONE INCH F.OUALS TYIERTY FEET SCALE, I•, 20'-0' rvo!lLf1Y�A m r^rt�awmeesa�iraK+A� �.Ni PRINTED 12/18/17 AS SUBMITTED FOR SPAR REVIEW PROPOSED LIGHT INDUSTRIAL BUILDING FOR: M BUSINESS PARK DRIVE ROHNERT PARK CALIFORNIA 94928 APN:143-040-112 BUILDING ELEVATIONS o L�ao�r�o- OA MD, ansa+ 'OF a�+"' EXPIRES 12 -s1 -I, ISHIM& ��1 L p l4a. 40 NL 9WOlRA AVM. GO'TATI. G4 moo eYe KEY DAM s a T, OCALIL I" + W-0, 17r 10 ARCH OWS. T Pv r•a ,s ica NORTH ELEVATION COLORS d MATER ALS LIST Dlm�te0�iimvAt�enurgrAilold. LOx'Sdi suowFwcE PPEfABP1CATEO roNCPPTE WALL ❑2 ROOY C6LG!I•AU[Irt o�uPN[frwlms-onedl spar SEAL E-iABPIUTEO CONGPETE WALL ❑8 dT41SA)-yI�FASCIAd SUPPORT BPACPEIS tiYrthYCAiei {PRAY ®lLWmir/ dlCdSfR M(I C 'Y'IYidMOYICSPM�MTI .+uursx+Mwlicc+m cucKaLwas: nvd?�da.-nAroEPEo ©A -T -s-RERWA-DEMO'-Y- ©-P -.E RrP P ---- POTS MEIAIGA9TENEPS. FLA9HINO ANOOMEP MISCELLNEOUS I— EDMETALTOSEPNNTEOTOEIATCHAOJAGENTSORFACES WET ELEVATION T T T T-M SOUTH ELEVATION EAST ELEVATION T r9 14 15 T ,1'*J a LID &A" *wl FAX U* m 1 - I � _LxsrcQd� i - - _ _ Lc�mwnsnue►...ro. v .. O .0 20' 40' ELEVATIONS y ALL ONE INOH EOMIAL5 TI^ENTY FEET SOALE, 1` = 70'-0' REVISIONS, BY: ��. asYfM. iWFi�Pa �.�i.evx +Avei�Als PRINTED 12/18/17 AS SUBMITTED FOR SPAR REVIEW PROPOSED LIGHT INDUSTRIAL BUILDING FOR: 2 O LI BUSINESS PARK DRIVE ROHNERT PARK CALIFORNIA 84928 APN: 143-040-112 SUILDINC- ELEVATI ONS ygu ARe an cmu W c EXPIRE -5 12-9147 I ie vx y� �d R4 Co. 410 1N. 5OIe tK^ AVE. ( laT) firsts" OpAm KEY ms�-1011 llK 7 GATE.A?.1 n o4os sc� P . 20-0'10F 10 ARCH SWM. . - I EAST ELEVATION T r9 14 15 T ,1'*J a LID &A" *wl FAX U* m 1 - I � _LxsrcQd� i - - _ _ Lc�mwnsnue►...ro. v .. O .0 20' 40' ELEVATIONS y ALL ONE INOH EOMIAL5 TI^ENTY FEET SOALE, 1` = 70'-0' REVISIONS, BY: ��. asYfM. iWFi�Pa �.�i.evx +Avei�Als PRINTED 12/18/17 AS SUBMITTED FOR SPAR REVIEW PROPOSED LIGHT INDUSTRIAL BUILDING FOR: 2 O LI BUSINESS PARK DRIVE ROHNERT PARK CALIFORNIA 84928 APN: 143-040-112 SUILDINC- ELEVATI ONS ygu ARe an cmu W c EXPIRE -5 12-9147 I ie vx y� �d R4 Co. 410 1N. 5OIe tK^ AVE. ( laT) firsts" OpAm KEY ms�-1011 llK 7 GATE.A?.1 n o4os sc� P . 20-0'10F 10 ARCH SWM. LANDSCAPE PLAN ~_ SCALL', I" • 70.0' HE 0 10 20 40' SCALE, I' • 70'4• Is 1 ee�.: �.n.r�ri.wrr �sa�e�um APROPOSED INDUSTRIAL DEVELOPMENTFOR 201 BUSINESS PARK DR. ROHNERTPARK CALIFORNIA I I APN: 143-040-112 Pl %LE R A�cM�T I CA LIC. #1264 1945 FINER RD. #25, SANTA ROSA, CA 95403 (707) 477-7502 r Ix. 1e��1nn rer � erre.. PLANT LEGEND I MATCH ' l.lFiE Asap. PLANT_9pECiES l� - ��E NC1'fE3 . I TI 0 t I I AOer lraernan7l 59rnisfi0ng' 15 Gal. Standard is Modmrmin t Narrow, UplplH RmMaonp Maplo gagyg,Y4 y{�y�, 24" Box Natural For B High I y Hedlape Riva Birch mea vlaraoea +P+apuraa' 24" Box low Standard 5 Low ill w Pupas help 1 Bush— Prarafaraaaarlfedre �fopdgood' 24' Box &touched • o Trees 4 Moderate London Ppm Trac 15 Gal. Low Standetd g Moderato pamus ca7aWera 7hunderclou0' 15 Gal. Law Standard 20 Low PuPM FkrweakiA Alum G7mlfs pervAWGa `taus Green' 15 Gel Slardard 25 Low Nf `I Jepaltesr EHugmon Fin I I I I I 8H9� a wa1 A➢a1lOGn D B Olelas 5 Gal. 02 Low Veaow Podnfghl Wly ` ,t — I _ _ __ _ _ _ E P L�laek"tQlima pmnparxs'FrufNpndi' S Gel. a Low - J C J+mrpea n'yrhinwrafe 'Skyrocket' 15 Gal. 1 Low LC 8 apefa4uncMn Wa'RazdoboW 5Gal. 38 Low r'r. �. l Pugale4eAl Frfnge FtoHTN M S M+xaoarusarnensla Y:ebarsr' 5 Gel, 24 moderato _ _ F _ _ _ Caberatyara1��qedSSvarOrsse s MadmraW O H [aantanlhae hafarophylru —111 1. 5 Gai. I I Goshlld FWW tacay P L PChm[ha4o +z�e40 or'Royal Blue' 5 Gel. tt Low PO PodamrloVa +' Ly 24" Box. 2 Moderate Fem Plrla 45 Low P V f'7traepurum foa7rs 'Vadegela' S gal Vadegerod Pplaepoamn N C Mandme danoslira Ca+rlpar4s' 5 Gal. 5 Low — — T Gxnpsa HennaMyy Bmnbao S H Seh4a tfavatv+dt'1'!iW Lha' 1 Gel. 5 low Cleveland Sags S L Salta fommo at 5 Gail. 16 Low I MoxlcunSags galamp B 1 Gel. ® 2'• B" c.m As Required Low 4-4— t — t--4-- I rrfinskfmrers 1 Gal. ®2- 0" o.a Low I I 1 I Sonta Gerttata Daley Feakrca jrrm Blua'0t Phlr"S SINel 1081. a 18' c.c. Low CA Blus Foeoue Feahrce odea 8 otherFosarea Blend Sod Low 1II No -Mow Native Feecue Blend Lantana monteyHan* 1Gal. 02'-ffc.a Low— '+ -- Lmm gpfagla 15a w Dragon" 4" Pots 0 12" as Moderate -'>. — $glympDFMPpp6an= 'V" cram 1 Gal. ® 51- 0° as (31 tram pavemenVcwb) Low IaroelraW P.lyopaNm Ij Tin JamdnctBaa 1 Gel. ®1B" ac. Moderate I I I 1 I Star daamlna _ 1 PLANTING NOM 1. All new trees planted within e' of a sldovraik, curb, paving, do. shall have root barriers (1B" deep) Installed akmV the wild object for Vin - "^",w each d *Wm oanmrsd on Bo Itwo trunk. 2. Plant quantities and square loolages are approximate a* & Landocape Contractor Is responsible to provide & Install all plantings as on �' shown. •: 3. Land. ConVoclor to provide photos of WI boxed uses lar approval by Wouta ape Archil m wdsdng. All plants shall be Inspected by the L A. prior to any planting operallone, and any not mxoplable shall be reepnod at not coons eho Ownar or L. A. IT WORK 4. 11"landomape areas are'lime Irsame, tornam amall In them areas to a depth. of three (3) feet and replace with sEockplled onWie topsoil or amonded sandy lawn lopsoll, ea avalinNo !turn Orrilee. Forest Products. Santa Noma. CA - A5. 5.Maln4dn gradee, bloswalos & drainage swslas in all landscape areas per the Ctvlt Enginear%plane, alloMng for the retqutred I three• (3) laches of mulch leas 3padnutilons). Review all utility and underground plane Prior to trenching or dlgghng plant holes aro reloads plants slightly to avoid conflicts. &=oval Cd pAto. Any [noonect spades or vatkilas shipped to the era. er= rejected by the LA. tot poor alae or quailRy, shad be returned at no cant to the [)+Hier or L. A. l 7. Inoorporate RSA(MfroUed Redwood Sawdust) sap arnendrnent Lntn the adl a minlnwm depth of s' al a minlrrlum rags cr S wbto yards par 1,000 egrstaefeotor par apacipc r[mendrneni taoommendatlons from a ad s I #story report. Landscape CentrSCtOr shall a 8 topsoil sernple, OrtOe grading is complete In ler>�pe, areas &#squired depth of Lopacll Is In place, to a lob for $op tee0rg (sea YYELC) drdMance requtremenis) and compty with the rmliing teamlmandallornt. (=t S. Ugpapn completion of She Ir�aRaOon, Das I�Conhactor shell subrnit 14 Ute inspector, a cors le and aimed, by the & LwWscape Cpltraclar, the ° 0cWe of Campleilor (WELD Slice uts'D') eta ng that the I I LaradaCalae ArchW Dra4 t hats been tnstaYled as Lieelgnsd, Q. The'Cardpcate of Completlon' shag be ocaanpanted by an IMgallon aVK Inigallon schedule and a maintenance schedule as doscribed In the WELO ordinance & provWed by the a.Mdscape Oontraotar, ns. 10. Mitigation for the 72t trees being reamed will be achieved with the Installation of 05 new frees, per this pian. I I LANDSCAPE PLAN ~_ SCALL', I" • 70.0' HE 0 10 20 40' SCALE, I' • 70'4• Is 1 ee�.: �.n.r�ri.wrr �sa�e�um APROPOSED INDUSTRIAL DEVELOPMENTFOR 201 BUSINESS PARK DR. ROHNERTPARK CALIFORNIA I I APN: 143-040-112 Pl %LE R A�cM�T I CA LIC. #1264 1945 FINER RD. #25, SANTA ROSA, CA 95403 (707) 477-7502 r Ix. 1e��1nn rer � erre.. mt� I1aulzn' I I I I I I i i 1 T T tT T v W"MJCAHUTW f I CA LIG K1264 LI ' 1945 FINER RD. #:z5, SA�ViA ftC?5A, CA 95403 I I 1 (707) 477-7502 I I I ! I I I I r I —FT -T- -T — 1 -T �^ ' I I I t e I I f d / leevlslow� I sr� i I MA7Cii II L� I � � 1. I I I 7 _+_ LANDSCAPE PLAN! ° '° W. -W L-2 -- ,c.vx. I• , 20,W: VALE I• . ='o• � ¢7O` or 4 area IRRIGATION LEGEND SUMMARY HYDROZONE TABLE udgioZONF. AREA %QEIL&NQ�'y11•L U WATER USE 26AU D.F. 76% POOMIATEWATER USE 7,'7469F. 29% 1 W WATER USE _1JJ3q..S.E- 396 00X)23 G.R 100% HYDROZONE TABLE FOR ALL VALVES VALVE PpP•43'HEAD JRIP NOTATCA9 lRRrTER T+RO6A7A50-1 1VAM. 012'1 • ND- T1 VETbW WATZR= DRIP MODERATE RAD/I,Ia } (P(P, 1RP 8 P#0% 0 POPHR HEAD IMP ROTATOR HUNTER PROS -OB 6 MPIOOD SNADJ 104 2,1368F 6% &1P�IHnP 20 PD RADIUS NOZZLE (W) O POP-UP HEAD I mp ROTATOR HUNTER PROSA33 MP2000SMADJ W7 T4 T5 DRIP LOW DRIP HIGH 1,084 S.F. RADIUS NOME (W) 472f(11VM 2D pd ROTATM HEAD COW OL VALVES DRIP LOW 700 SERIES WAOMR 100 PRIES REDUCER e OIDPCCMROL VAAYL°8 oRMM R IRR toMn R 7A SERIWP4lYER 7068 F. %ORLS4I VALVE PIW R .rHUNTEDULOL HUNTER OR EO Peffi ME91O HI SWMA,AIX3Jr3AyLLYE SDIX DRIP MODERATE MAIA7ALSM1R4TFF GpLLYALI'E PVC I�KMINR� OPOFFOX ALVEB D4 MAINLINE PVC $1440 1WOFCOVER 2yp0U.ai4 ypW11n6 20 Pd SO LATERAL LINE PJC CL 200 12.OFCOVER _ s—� SLEEVE DRIP HOSE LINE PVGsCKw �'POP.YIfOSE 19'OFCOVER VER A 2.0238E UHIP HOSE END .B6e1rd11PPW. pd SD FFIIGURE COUPLING IN SMALL, ROTATOR LAW2,B0 ROTATOR LOW 0SR 2Tw S F. M 7% ROUND VALVE SOX S4 W.D. METER, HPFLOW SENSOR 1.712 S.F S% 1-(6Mf,InOA sow AF➢.TER• 11171NBO2 IRRITROL TCO SERIES I I? WIDMR IOD PR. REDUCER A 11,7 Y -TYPE 4% .42. ht -ft. 40 pd F11TER (12DMMO A 44LOW 39.1/25 S F 100% SURPOR TOSHUF DOWN SYSTEM CMiROUER, 1813rATOW HLIAER W"E IC90DM+ 2AGM6DD EXTRA MODULES 6OLAR SYNC, WIRPLESS I MEA RAIN A FREEZE CONTROL DEVICE CCl40RtliER STATION FO P.M I�1 WATEf1 USE PLANE TYPE An L � SUMMARY HYDROZONE TABLE udgioZONF. AREA %QEIL&NQ�'y11•L U WATER USE 26AU D.F. 76% POOMIATEWATER USE 7,'7469F. 29% 1 W WATER USE _1JJ3q..S.E- 396 00X)23 G.R 100% HYDROZONE TABLE FOR ALL VALVES VALVE IRRIG. PL ANTTYP aRAL AREA %OF APKIC91011 DESIGN OPER oA7F PT IeE ND- T1 VETbW WATZR= DRIP MODERATE IBSXL 6,0536.F. Lamw4"E 13% 6LEp1P9M 200 T2 DRIP LOW 2,1368F 6% &1P�IHnP 20 PD T3 DRIP MODERATE 1,D7BSF. 7,943 S.F. 3% 21% 11,12yIWHNP 2O PN &1g6p11M1 20 Pd T4 T5 DRIP LOW DRIP HIGH 1,084 S.F. 5% 472f(11VM 2D pd 01 DRIP LOW M7393 F. 10% Z. 4pp1�%NI� 20 Pd 02 DRIP MODERATE 7068 F. 2% 2gplWpei42PhWAuu 20 pd D3 DRIP MODERATE 7066 F. 2% 9¢OW.c: A yWMWA 20 PWI D4 DRIP LOW ums 7% 2yp0U.ai4 ypW11n6 20 Pd SO D6 DRIP LOW 1.0756 F. 3% .2q(It114. k4�hhhAM Pd 40 S1 ROTATOR LOW 2.0238E 5% .B6e1rd11PPW. pd SD S2 83 ROTATOR LAW2,B0 ROTATOR LOW 0SR 2Tw S F. M 7% 1.O kXhnmL PW 1:010*00W W PN S4 ROTATOR LOW 1.712 S.F S% 1-(6Mf,InOA sow 84 ROTATOR LOW ]JIA4AF 4% .42. ht -ft. 40 pd 39.1/25 S F 100% M.A.W.A. CALCULATION wWA-La<.iPMr: w+wll.Nwn r+A14.�L�L4lw- '� t1 A) we,.pa��'sObAY rttiry.rYGFMW� - A."dm - w�.A.AY ' p1 A6✓vV4�Aiwm4Ys t I I I • V MATCH LINE I 1 I 9 ii I I I I I I I I I 1 I I n ���-�,/✓, p V I I I I IIt I ItI I I ITI I I 4 R. �. � ,uc�lOswb�.WAc*T.rtl m aLAWw• •�A���'�K�M�[i I I. r II I I Iii 4�i r L y,R.. •L I .. _ PIN// �_,�••—_P�.,.r�-, _..-�--.w�.�,'�.1}. __>rc-r ��-- rte.- -�; II � - LIMIT OF WORK � j fl -;4-. IRRIGATION NOTES 1, ATPMOOF4VNX(6NON. 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RNAI.IflRX4ATION PIAN YA1LL MEETALLflEOUIREMBl1[I OF ROHUEATPMH'6 WF100RMNANCE. LA YDS_ CAP scALs, r - anxA^ APROPOSED INDUSTRIAL DEVELOPMENT FOR 201 BUSINESS PARK DR. ROHNERTPARK CALIFORNIA APN: 143-040-112 PAMRW� AIA H CA LIC. *12.64 1945 PINE RD. #25, SANTA ROSA, CPA 95403 (707) 477-7502 T", /'� O 10 20 40w5vRaez 0-6 f o 11 L-3 . soALE, r =sow• pl.. j;�I Ior• $ sDNrs. z ria, I a2 AVOW REVISION5� BYE IAN DS CAP E. P_LA N G APROPOSED li INDUSTRIAL DEVELOPMENT FOR: 201 BUSINESS PARK DR. ROHNERTPARK CALIFORNIA APN:143-040-112 �"E A T CA LIC. #126+ X945 PINER RD. tr'25, SANTA ROSA, CA 95. 03 (707),+77-7502 i 0 03 City of Rohnert Park Planning Commission Report DATE: January 25, 2018 ITEM No: 9.3 SUBJECT: PLSI17-0019 Sign Program for Bear Republic Brewing Company LOCATION: 5000 Roberts Lake Road REQUEST: Required Sign Program Approval APPLICANT: Mike Rathbun, Superior Electrical Advertising, Inc. Subject A Sign Program for Bear Republic Brewing Company. Background The Conditional Use Permit and Site Plan and Architectural Review approval required a Sign Program for all signs related to development. Once adopted a Sign Program is kept at the City and all signs within the project site must be in conformance. Bear Republic Brewing Company has submitted a Sign Program for the brewery. Applicant's Proposal Bear Republic Brewing Company proposes three (3) signs; one on the building tower, one on the silo, and a monument sign. to be located at the intersection of Roberts Lake Road and the private driveway aisle. The signs will consist of individual letters with company logos and graphics. The building tower sign will measure approximately 8.75 feet by 20 feet. The sign will include two sets of red, yellow, and green stripes, yellow letters with red trim and a graphic of company's bear logo in the middle. The sign will be interior illuminated with LED lighting. The silo sign will measure approximately 6.5 feet by 7 feet. The sign will include the company's `Racer 5' logo with red lettering with black outline. The sign will be interior illuminated with LED lighting. The monument sign will measure approximately 8 feet by 8 feet. The sign will include Page 1 two sets of red, yellow, and green stripes, yellow letters with red trim and a graphic of company's bear logo in the middle. The sign will be interior illuminated with LED lighting. Staff Analysis The Sign Program is to assure that signage on the buildings is in conformance with the provisions of the Zoning Ordinance in particular the provisions regulating the design, illumination, location, materials, number size and type of signs. The proposed wall signs are modest compared to the size of the structures on which they will be placed. They are consistent with the wall signs on the building plans approved by the Planning Commission in 2016. The monument sign is an attractively designed structure that would provide directions on where to turn into the private driveway to access the brewery. Environmental Determination The proposed Sign program is categorically exempt from the requirements of the California Environmental Quality Act (CEQA) under Article 19 Categorically Exemptions Section 15311 Accessory Structures Class Il (a) On -Premises signs. No further action is required pertaining to environmental review. Findings Findings for the Program are included in the attached resolution. Public Notification Public notification is not required for a Sign Program Staff Recommendation Based on the analysis of this report and the attached resolution, Staff recommends that the Planning Commission, buy motion, adopt Resolution No. 2018-07 approving a Sign Program for Bear Republic Brewing Company, subject to the Conditions of Approval. Page 2 Attachments: Resolution No. 2018-07 Exhibit A: Bear Republic, Sign Submittal Package APPROVALS: Brett Bollinger, Planning Consultant Date Jeffrey Beiswenger, Planning Manager Date Page 3 PLANNING COMMMISSION RESOLUTION NO. 2018-07 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF ROHNERT PARK, CALIFORNIA, APPROVING A SIGN PROGRAM FOR BEAR REPUBLIC BREWING COMPANY AT 5000 ROBERTS LAKE ROAD (APN 160-010-031) (Mike Rathbun, Superior Electrical Advertising for Bear Republic Brewing Company) WHEREAS, the applicant, Mike Rathbun, filed Planning Application No. PLSI17-0019 for a Master Sign Program for the property located at 5000 Roberts Lake Road (APN 160-010- 031), in accordance with the City of Rohnert Park Municipal Code; WHEREAS, Planning Application No. PLSI17-0019 was processed in the time and manner prescribed by State and local law; WHEREAS, on January 25, 2018, the Planning Commission reviewed Planning Application No. PLSI17-0019 at which time interested persons had an opportunity to testify either in support of or opposition to the project; and, WHEREAS, at the January 25, 2018, Planning Commission meeting, upon considering all testimony and arguments, if any, of all persons desiring to be heard, the Planning Commission considered all the facts relating to Planning Application No. PLSI17-0019; 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. PLSI17-0019 makes the following factors, to wit: A. That the proposed location of the use is in accordance with the objectives of the zoning ordinance and the purposes of the district in which the sign is located. Criteria Satisfied. The subject property is located on a property that is over two (2) acres in size, which requires a Master Sign Program prior to the installation of any signs per the City's Zoning Ordinance. The Use of the property was approved by the Planning Commission and the Sign Program reflects the signs that were included on the approved plans for the Bear Republic Brewing Company. B. That the proposed location of the sign and the conditions under which the sign would be operated and maintained will not be detrimental to the public health, safety or welfare, or materially injurious to properties or improvements in the vicinity. Criteria Satisfied. The proposed wall signs and monument sign are very modest is size compared to the size of the structures they will be placed on. The materials and colors used in the monument sign reflect the materials included in the brewery building and structures. The signs will clearly direct customers to the uses on the site and will adequately identify the business on the property. Section 4. Environmental Clearance. The project is categorically exempt from the California Environmental Quality Act (CEQA), Article 19, Section 15311 accessory structures on -premises signs. NOW THEREFORE BE IT RESOLVED, that the Planning Commission does hereby approve Planning Application No. PLSI17-0019 subject to the following conditions: 1. The Sign Program 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. The facility shall comply with any and all applicable provisions of the Rohnert Park Municipal Code and any state or federal agency requirements. 3. Prior to the installation of any signs, the applicant shall submit and receive approval of a Sign Review application. 4. The signs shall conform to Exhibit A. 5. Prior to installation of signs for the building on the Redwood Drive frontage of the property, an amendment to the Sign program shall be submitted with sign details on the proposed signs for that building and use. 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 25th day of January, 2018 by the City of Rohnert Park Planning Commission by the following vote: AYES: NOES: ABSENT: ABSTAIN: ADAMS BLANQUIE BORBA GIUDICE Chairperson, Rohnert Park Planning Commission Attest: Susan Azevedo, Recording Secretary 1! i C 401 EXHIBIT A -- -- ----- -� ' - ------ — - Project: Bear Republic Brewing Co. -� Address: --------------- 5000 Roberts Lake Rd. Rohnert Park, CA 94928 Account Manager: 5000 Roberts Rd., ' Park,1 94928 Mike Rathbun Designer: hci "{�eshgrgqis 3.50 Scale: AS NOTED Design No.: 17-12-4124-03 4� Date: 12.15.17 Reg. No.: �x Revisions: ... •.,t, R1 AD (1.00) 12/20/17 Add sign side ` �• _ ,< views & square footages. "H '� �' f R2 AD 1.00 12/20/17 Revise per ,...°. 2.�s '',•Cn :4 N�71+{Pmpr. G.:ry a `� .f ( ) red lines mark-up. R3 AD (1.00) 12/21/17 Revise to add photo rendering of Mon. Sign; 3. f ELECT � m 3 rhr 4umr IC SIGN Cam UI MUST BE�INSTALLED Qy+4e Pq'�'INACCORDANCE WITH eEl"}�j�j ltd',',.$@1 LISTED ARTICLE Sen OF THE NEC Iw,nor:nr eLEcralc coos/ DECc! � b x a•.M,.: � r <. r_ SOSamRabero Lake Rd. Rot . CC " ( '7 hnert Park CA 94928 - s mit rvr racy S r,,, h+� FOR JOB CHECK DATE 3 ` Acct. Mgr. Ty E•ii=Ti/35=� ��"� a FOR CONSTRUCTION DATE Acct. Mgr. �'• �,JC: Fefc'4 Design >r �O R P� AOR IN STALL -ONLY TALL ONLY DATE gyp- r. Page: 1 This is an original unpublished drawing created by Superior Electrical Advertising, Inc. It is submitted for your approval. It is not to be shown to anyone outside of your organization, nor is it to be reproduced, copied or exhibited in any fashion. The changing of colors, sizes, materials or illumination method does not alter the design. Ownership of this design is held by Superior Electrical Advertising, Inc. Authorization to use this design in any fashion must be obtained in 1 writing from Superior Electrical Advertising, Inc. VICINITY MAP O SEA 2017 SCALE: NTS Note: The Colors depicted here are a graphic representation. Actual colors may vary. See color specifications. ' II I iR�9n UM, TPM � I I 1 I _ I ' �.Vo9RMOLR�gInFA ` snUvnz. m. I 1 1 I � i i _n1--------------- _ _ Roan LAxE ROAD EO RR rAE ROAD SIGN LOCATION @ DRIVEWAY ENTRANCE Scale: NTS SIGN -A/ BUILDING TOWER SIGN = 110.0 SQ. FT. SIGN -B / SILO SIGN = 39.0 SQ. FT. SIGN -C / MONUMENT SIGN = 36.0 SQ. FT, / ! f ,I-- MIBEER IM TREES SLD . _ _ GARDEN (E)A® 1 I - (N1 TRA91 BCLOBUR. EN foi NI SMPPHQ ROBERTS LAI!E IOp OF 1AW CONTMER p RR \ IEi BEER GARDEN EOTING I)SCI( - } (N) PATIO COVER ---------- -------- --- !N)8Ut8(IGA{tFA • • .-..-- —' E>�TMKIIMTIOA (N)COWBED �"X lF71V10E YARD 1111T" elli ISTOFMiE SLD - t/ I 3 9W ACCO v elorwu ewww�wl I I I t i 9 i �1--- NSTNL SIDId 2 AT ENTR1 TO PPft!IXt3 '// LDT Its DIRECTED BY HIE tirlRSiAL. OVERALL SITE PLAN / SIGN LOCATIONS Scale: NTS y� f tO t EXOTMi0 ACCESSIBLE PARKING SPACES .I i I 168'-0" j - - 1 a*RGENCY ACCESS EASEYENr ROBERTS LAKE GCIF CCURSE Project: Bear Republic Brewing Co. Address: 5000 Roberts Lake Rd. Rohnert Park, CA 94928 Account Manager: Mike Rathbun Designer: Aet Vc44as44is 3.50 Scale: AS NOTED Design No.: 17-12-4124-05 Date: 12.15.17 Reg. No.: Revisions: R1 AD (1.00) 12/20/17 Add sign side views & square footages. R2 AD (1.00) 12/20/17 Revise per red lines mark-up. R3 AD (3.50) 12/21/17 Revise to add photo rendering of Mon. Sign; R4 AD (.25) 12121/17 Delete Mon. option. R5 AD (2.50) 1103112 Revise site plan; ®ELECTRIC SIGN NVST eE INSTALLED IN ACCORDANCE WITH ANTIE 600 THE NEC �M (NATIONAL ELECTRIC RIC CODE) FOR JOB CHECKDATE Acct. Mgr. FOR CONSTRUCTION DATE Acct. Mgr. Design FOR INSTALL ONLY DATE Acct. Mgr. Page: 2 Of: 7 This is an original unpublished drawing created by Su*or Electrical Advertising, Inc. It is submitted for your approval. It is not to be shown to anyone outside of your organization, nor is it to be reproduced, copied or exhibited in any fashion. The changing of colors, sizes, materials or Illumination method does not alter the design. Ownership of this design is held by Superior Electrical Advertising, Inc. Authorization to use this design in any fashion must be obtained in writing from Superior Electrical Advertising, Inc. © SEA 2017 Note: The Colors depicted here are a graphic representation. Actual colors may vary. See color specifications. STOREFRONT ELEVATION @ TOWER - PROPOSED CUSTOM FABRICATED CURVED DUAL -ILLUMINATED CHANNEL LETTER & PLAQUE SIGN MW Scale: Approx.1/4" = 1'-0" Project: Bear Republic Brewing Co. Address: 5000 Roberts Lake Rd. Rohnert Park, CA 94928 Account Manager: Mike Rathbun Designer: Art"De.54ACA yrs 3.50 Scale: AS NOTED Design No.: 17-12-4124-03 Date: 12.15.17 Reg. No.: Revisions: R1 AD (1.00) 12/20/17 Add sign side views & square footages. R2 AD (1.00) 12/20/17 Revise per red lines mark-up. R3 AD (1.00) 12/21/17 Revise to add photo rendering of Mon. Sign; O ELECTRIC SIGN L ACCOR INSTAILEO WT WICE600 OF WITH ARTICLE 600 CT THE NEC LISTED (nFT101.'nL ELECTRIC CGG4 FOR JOB CHECK DATE Acct. Mgr. FOR CONSTRUCTION DATE Acct. Mgr. Design FOR INSTALL ONLY DATE Acct. Mgr. Page: 3 Of: - "' This is an original unpublished drawing created by Superior Electrical Advertising, Inc. It is submitted for your approval. It is not to be shown to anyone outside of your organization, nor is it to be reproduced, copied or exhibited in any fashion. The changing of color, sizes, materials or illumination method does not alter the design. Ownership of this design is held by Superior Electrical Advedising, Inc. Authorization to use this design in any fashion must be obtained in writing from Superior Electrical Advertising, Inc. © SEA 2017 Note: The Colors depicted here are a graphic representation. Actual colors may vary. See color specifications. 00 N r ,r 0� _ ol #r• _ I '� ------- 2'- 111/2" 9'-8„ 2'-111/2 " SIGN ELEVATION/ INTERNALLY ILLUM. DUAL -VIEW CHANNEL LETTERS, LOGO PLAQUE & BARS W/ACCENT LIGHTING 110.0 Sq. Ft. ~ Qty: One (1) Sign Required Scale: 1/2" = 1r-0" Note to All Contractors 20 Sign Voltage This sign is intended to be installed in accordance with the requirements of Article 600 of the National Electrical Code and/or other applicable local codes. This includes proper grounding and bonding of the sign. All wall penetrations to be sealed with UL Listed silicone sealant. int NIGHT VIEW DETAIL L Scale: NTS 30'-0" Tower 5" Deep dual -view channel letters w/1 t/2" spacers. #7328 White acrylic faces with Cardinal Red #33 & Yellow #125 vinyl overlays. White squares to be White show- thru face. 3/4" Red trim cap & aluminum returns painted Black. White LED illumination with power supply remotely located. 5" Deep dual -view channel logo plaque w/1112" spacers. #7328 White acrylic face with Black opaque vinyl & digitally printed Brown gradient on white vinyl overlays. 3/4" Black trim cap & aluminum returns painted Black. White LED illumination with power supply remotely located. 5" Deep dual -view channel bar w/11/2" spacers. #7328 White acrylic face w/Red #33 vinyl overlay. 3/4" Red trim cap & aluminum returns painted Black. White LED illumination. Accent lighting to be Ruby Red 15mm neon or GE Tetra lighting. 5" Deep dual -view channel bar w/1 th" spacers. #7328 White acrylic face w/Yellow #125 vinyl overlay. 3/4" Yellow trim cap & aluminum returns painted Black. White LED illumination. Accent lighting to be Novial Gold 15mm neon or GE Tetra lighting. 5" Deep dual -view channel bar w/1 t/2" spacers. #7328 White acrylic face w/Holly Green #76 vinyl overlay. 3/4" Green trim cap & aluminum returns painted Black. White LED illumination. Accent lighting to be Emerald Green 15mm neon or GE Tetra lighting. I I I I f I 1 I 1 I I I 1 ) I I I Eq. 20'-0" Signage Eq. .� PLAN VIEW Scale: 1/4" = 1'-0" Project: Bear Republic Brewing Co. Address: 5000 Roberts Lake Rd. Rohnert Park, CA 94928 Account Manager: Mike Rathbun Designer: Art i�estigcpgis 3.50 Scale: AS NOTED Design No.: 17-12-4124-03 Date: 12.15.17 Reg. No.: Revisions R1 AD (1.00) 12/20/17 Add sign side views & square footages. R2 AD (1.00) 12/20/17 Revise per red lines mark-up. R3 AD (1.00) 12/21/17 Revise to add photo rendering of Mon. Sign, O ELECTRIC SIGN L ACCOEIN$TA LIED WIT IN ARTICLE NO0 WITH ARTICLE aea Or THE NEC LISTED (NATIONAI ELECie1C CODE) FOR JOB CHECK DATE Acct. Mgr. FOR CONSTRUCTION DATE Acct. Mgr. Design FOR INSTALL ONLY DATE Acct. Mgr. Page: 4 Of: 7 This is an original unpublished drawing created by Superior Electrical Advedising, Inc. It is submitted for your approval, It is not to be shown to anyone outside of your organization, nor is it to be reproduced, copied or exhibited in any fashion. The changing of colors, sizes, materials or illumination method does not alter the design. Ownership of this design is held by Superior Electrical Advertising, Inc. Authorization to use this design in any fashion must be obtained in writing from Superior Electrical Advertising, Inc, © SEA 2017 Note: The Colors depicted here are a graphic representation. Actual colors may vary. See color specifications. 7'-0" I ------------------------- IAjo I I I I I i I 1 I t I I I I I I I --------------- 5" Deep dual -view channel letters with spacers. #7328 White acrylic faces with Tomato Red #43 & Black opaque vinyl overlays. 3/4" Black trim cap & aluminum returns painted Black. White LED illumination w/power supply remotely located. 5" Deep dual -view channel plaque with spacers. Aluminum returns & 2" retainers painted Black. White LED illum- ination w/power supply remotely located. #7328 White acylic face w/applied 1st surface vinyl overlays. Background to be Golden Yellow #123 & Lt. Tomato Red #43 "5". Outline to be Black #12 opaque vinyl. ATTACHMENT METHOD TO BE DETERMINED FOR LETTERS & PLAQUE TO BE MOUNTED INDIVIDUALLY TO SILO. NO PENETRATIONS INTO SILO WALL IS ALLOWED 4 4'-10" B SIGN ELEVATION/ INTERNALLY ILLUM. DUAL -VIEW CHANNEL LETTERS & LOGO PLAQUE 39.0 Sq. Ft. Qty: One (1) Sign Required Scale: 3/4" = V-0" S" 3 NIGHT VIEW DETAIL Aft. PROPOSED PEGGED -OFF ILLUMINATED SIGNAGE Scale: NTS VA7 Scale: NTS Project: Bear Republic Brewing Co. Address: 5000 Roberts Lake Rd. Rohnert Park, CA 94928 Account Manager: Mike Rathbun Designer: kat "i7eshgcnais 3.50 Scale: AS NOTED Design No.: 17-12-4124-03 Date: 12.15.17 Reg. No.: Revisions: R1 AD (1.00) 12/20/17 Add sign side views & square footages. R2 AD (1.00) 12/20/17 Revise per red lines mark-up. R3 AD (1.00) 12/21/17 Revise to add photo rendering of Mon. Sign; OELECTRIC SIGN L USTBFINSTALLEO INACCORT WITH ARTICLE ee0 OFHE NEC LISTED (NATIJNAL ELELT TWL COeE) FOR JOB CHECK DATE Acct. Mgr. FOR CONSTRUCTION DATE Acct. Mgr. Design FOR INSTALL ONLY DATE Acct. Mgr. d - Page: 5 Of: - 7 I This is an original unpublished drawing created by Superior Electrical Advertising, Inc. It Is submitted for your approval. II is not to be shown to anyone outside of your organization, nor is it to be reproduced, copied or exhibited in any fashion. The changing of colors, sizes, materials or illumination method does not alter the design. Ownership of This design is held by Superior Electrical Advertising, Inc. Authorization to use ELEVATION @ SILO - PROPOSED CUSTOM FABRICATED DUAL -ILLUMINATED SIGNAGE this design inaperiorny le mull be obtained in writing from Superior Electrical Advertising, Inc. ©she 2017 Note: The Colors depicted here are a graphic 1 Scale: A Approx. = V-0" Pp representation. Actual colors may vary. See color specifications. STREET SIDE a 8'-6" 8'0'` 8'-6" .063" Brake -formed aluminum cornice. num cladded cabinet k'.w/1'%Z"aluminum framing. ed aluminum'ifaces painted Ah,finish. i tolbe 3/a" Thick Iettersmith vinyl k FCO clear ower vinyl minum reveal Eladding w/painted cco finish over 11/2" tube framing. © SIGN ELEVATION / PROPOSED CUSTOM FABRICATED INTERNALLY ILLUMINATED D/F MONUMENT SIGN 39.0 Sq. Ft. Quantity: One (1) Sign Required Scale: 3/4" = 1'-07 Note to All Contractors 120 Sign Voltage This sign is intended to be installed in accordance with the requirements of Article 600 of the National Electrical Code and/or other applicable local codes. This includes proper grounding and bonding of the sign. All wall penetrations to be sealed with UL Listed silicone sealant. V-8" V-2" V-6" .� SIDE VIEW Scale: 3/4" = T-0" Project: Bear Republic Brewing Co. Address: 5000 Roberts Lake Rd. Rohnert Park, CA 94928 Account Manager: Mike Rathbun Designer: Act-9c.51jacnais 3.50 Scale: AS NOTED Design No.: 17-12-4124-03 Date: 12.15.17 Reg. No.: m� Revisions: R1 AD (1.00) 12/20/17 Add sign side views & square footages. R2 AD (1.00) 12/20/17 Revise per red lines mark-up. R3 AD (1.00) 12/21/17 Revise to add photo rendering of Mon. Sign; OELECTRIC SIGN L4'USTACC BEINSTALLED IN ACCORDANCE WITH ARTICLE 60e OF THE NEC LISTED roanoNAi=Lficrelccoo=_I FOR JOB CHECK DATE Acct. Mgr. FOR CONSTRUCTION DATE Acct. Mgr. Design FOR INSTALL ONLY DATE Acct. Mgr. Page: 6 Of: 7 This is an original unpublished drawing created by Superior Electrical Advertising, Inc. It is submitted for your approval. It is not to be shown to anyone outside of your organization, nor is it to be reproduced, copied or exhibited in any fashion. The changing of colors, sizes, materials or illumination method does not alter the design. ownership of this design is held by Superior Electrical Advertising, Inc. Authorization to use this design in any fashion must be obtained in writing from Superior Electrical Advertising, Inc. © SEA 2017 Note: The Colors depicted here are a graphic representation. Actual colors may vary. See color specifications. superior electrical advertising., 1700 West Anaheim Street Long Beach, California 90813.1195 Phone: 562.495.3808 Facsimile: 562.435.1867 www.superiorsigns.com • APPROVALS - City of Rohnert Park PLANNING COMMISSION STAFF REPORT Meeting Date: January 25, 2018 Agenda Item No: 9.4 Subject: File Nos. PLDP17-0005 University District Specific Plan Project - Consideration of Amendment to Vast Oak East Development Area Plan II: Sycamore Neighborhood at University District. Location: Within the University District Specific Plan: located in the central portion of the Vast Oak East area of the UDSP, bordered to the north by Hinebaugh Creek and to the south by Kingwood Road. Applicant: Signature Homes SUBJECT Consideration of Amendment to Vast Oak East Development Area Plan II: Sycamore Neighborhood at University District consisting of 114 -unit single-family residential lots within the Vast Oak East portion of the University District. By adopting the following resolution a recommendation of approval would be considered at a public hearing in front of the City Council. 1. Resolution No. 2018-08 recommending City Council approval of Amendment to Vast Oak East Development Area Plan II: Sycamore Neighborhood at University District, consisting of 114 -unit single-family residential lots within the Vast Oak East portion of the University District. BACKGROUND The UDSP is one of five specific plan areas designated in the City's General Plan for future development. The UDSP includes approximately 300 acres of lands owned by five property owners (University District LLC, Vast Oak Properties, Cotati-Rohnert Park Unified School District, Gee, and Linden) in the City of Rohnert Park. In 2006, the UDSP document (the "Specific Plan") was approved and associated General Plan amendments were adopted and implemented. The Specific Plan addresses the land use and development standards for the UDSP area, which was annexed to the City in 2006. An Environmental Impact Report (EIR) was prepared and adopted by the City in conjunction with the 2006 approval of the Specific Plan. In April 2014, the City Council approved revisions to the adopted Specific Plan, including the Development Standards and Design Guidelines. The changes to the Specific Plan resulted in an alteration in the number of residential units by land use designation, the gross acreage and 1 configuration for each designation, and reduced the total commercial building area. An addendum to the UDSP EIR was prepared and adopted by the City Council in conjunction with the 2014 Specific Plan revisions. In November 2014, the City Council approved a DAP for the Vast Oak West Land Development Phase 1: Cypress, Mulberry, and Magnolia. Vast Oak West includes 399 new single family residential lots within the Cypress, Mulberry, and Magnolia neighborhoods, including landscaping, walls and fences. In April 2015, the City Council approved a second DAP for the Vast Oak West Development Phase I: Hinebaugh Creek Class I Bike Trail, West Detention Basin, and Rohnert Park Expressway landscaping, walls, fences and entry features. Portions of the Vast Oak West area of the UDSP are currently under construction. On July 11, 2017, the City Council approved a DAP for the Vast Oak East Land Development Phase 1(VOE, DAP I), which included parkways and walls and Phase 2 (VOE, DAP II), which included development of Cypress, Sycamore, Live Oak and Juniper neighborhoods. The project proponent has since began entering into contracts to sell neighborhoods to individual residential developers, including the Sycamore neighborhood, which has been sold to Signature Homes. PROPOSED PROJECT - SYCAMORE The proposed project includes a DAP Amendment applications, for the Sycamore neighborhood f 2 == im� m�rrrlrrrr .urns i r nu nuw mm�m mmm IN , i I� Illllllllrll -TF Rohnert Park Expressway UD LLC Caul' �1� .ulll �: CaSM: �� ■ ■. r � �irll]r .� w�r� r� • �I UNIVERSITY DISTRICT 2 at University District. The Sycamore neighborhood is located in the central portion of the Vast Oak East (VOE, DAP II) area of the UDSP, bordered to the north by Hinebaugh Creek and to the south by Kingwood Road, would include a total of 114 low density (50' x 80') residential lots. The DAP implements the Specific Plan Development Standards and Design Guidelines and gives direction on how development should appear for this neighborhood. This DAP Amendment to the previously approved VOE, DAP II is intended to present a "fine tuning" of the Larger Specific Plan policies by establishing the architecture, site plan(s), landscape treatments, and other specifics the Sycamore neighborhood. Lots within the Sycamore neighborhood would be comprised of four floor plans, which will be dispersed as shown on Sheet S.1. The four Plan types are as follows: Plan 1 — This plan is a 1,800 square foot, one-story design that is intended to accommodate the age in place concept that was conceived with the prior iteration of the Sycamore neighborhood. There are a total of 32 of this unit plan types proposed within the development. Plan 2 — This plan is 2,256 square foot, two-story design that has a master bedroom on the first floor and can also accommodate an age in place concept. There are 24 of this unit plan type proposed within the development. Plan 3 — This plan is a 2,489 square foot, two-story design. The master bedroom for this unit type is located upstairs. There are 26 of this unit plan type within the development Plan 4 — This plan is a 2,666 square foot, two-story design with a master bedroom on the second floor and potential to accommodate up to 6 bedrooms. There are 32 of this unit plan type proposed within the development. The architectural styles for Sycamore homes would be a mixture of Craftsman Traditional, and a more modern "Wine Country" style. Each of the floor plans would be comprised of a mixture of the three architectural styles, as shown on the Sycamore exterior elevation drawings included in Sycamore Development Area Plan at Vast Oak East. Variations in materials and color schemes would allow for further visual diversity throughout the development. There are 597 parking spaces proposed within the Sycamore neighborhood (Sheet S.7). The parking breakdown is as follows • 228 parking spaces within covered garages (2 spaces each); • 228 parking spaces within the driveway (2 spaces each); and • 141 parking spaces on the street. Landscaping plans for Sycamore homes are provided as Sheet L-1.0. through L-1.5 and demonstrate the use of a plant pallete that is consistent with what is approved for the University District Specific Plan Area. ENVIRONMENTAL REVIEW Pursuant to the California Environmental Quality Act (CEQA), the City of Rohnert Park, as the lead agency, has conducted an environmental review of the Project. The City prepared an Environmental Impact Report (EIR) to address the potentially significant adverse environmental impacts that may be associated with the planning, construction, or operation of the Project and to identify appropriate and feasible mitigation measures and alternatives that may be adopted to significantly reduce or avoid the impacts identified in the EIR. The City certified the Final EIR on May 23, 2006 and approved an Addendum to the Final EIR on April 8, 2014. The proposed DAP amendment is consistent with the analysis in the EIR and EIR Addendum and would not result in additional environmental effects. Therefore, no additional environmental review is necessary. MITIGATION MONITORING AND REPORTING PROGRAM The mitigation measures required to reduce the impacts to a less than significant level have been included as part of the Mitigation Monitoring and Reporting Program (included in the Final EIR). The program identifies the required mitigation measures, responsibility for ensuring compliance and the timing of the measure implementation. PROJECT ANALYSIS In order to approve a development area plan application, pursuant to Rohnert Park Municipal Code section 17.06.400(E), the City Council must find the proposed development conforms to the specific plan; and either: (a) public infrastructure and services can be provided concurrently with the development; or (b) a statement of public policy consideration and/or an exception can be granted. Staff has determined that the Sycamore DAP for Vast Oak East submittal is consistent with the Specific Plan and provides additional details on the project including residential floor plans and elevations by housing type, and landscaping details and specifications. The proposed DAP is consistent with the Specific Plan because it conform to the requirements in the Specific Plan related to density, housing type, housing location, public improvements, landscaping, and related amenities. The DAP is designed to have adequate infrastructure and be integrated with existing City roadways, streets, bicycle paths, and walkways. All streets and thoroughfares will meet the standards of the City as is required by the Specific Plan. The recommended conditions of approval for the DAP ensure that implementation of the Development Area Plan will remain consistent with the Specific Plan, Tentative Map, and mitigation measures. As specified in the approved Specific Plan, on-site infrastructure plans are required for each property and phase. Vast Oak Infrastructure plans provided in the Specific Plan incorporate sanitary sewer, storm drainage / water quality improvements, potable water systems and recycled water systems. As also indicated in the Specific Plan, off-site infrastructure for the UDSP Area will be coordinated through the Public Facilities Financing Plan (PFFP), including fee allocations for all properties. PFFP infrastructure will be funded and installed by UDSP property owners to satisfy PFFP Fee Burdens, while on-site infrastructure improvements will be installed by property owners at their cost. Specific Plan properties are responsible for their PFFP Fund Burdens without reliance on any other Specific Plan properties to provide, fund or over — size any improvements that support development of that property. The designs for infrastructure have been provided in the Vast Oak Tentative Map, approved by City Council on April 8, 2014. The Infrastructure Phasing Program included with the Tentative Map identifies the schedule for infrastructure and provides the basis for the financial feasibility of each phase, while subject to the Development Agreement. Table 6B of the Specific Plan provides a summary of off—site / PFFP and the on—site Infrastructure Phasing Program. Timing of completion of improvements is included as Exhibit C-1 of the Amended and Restated Development Agreement. PUBLIC NOTIFICATION AND INFORMATION A public hearing notice denoting the time, date, and location of this hearing was published in the Community Voice on January 12, 2017. Property owners within 300 feet of the Project site and interested parties requesting notification were also mailed notices, and the notice was posted pursuant to State law. M RECOMMENDED ACTIONS Staff recommends that the Planning Commission provide recommendations to the City Council regarding: 1. Resolution recommending City Council approval of the Sycamore Development Area Plan located in Vast Oaks East of the University District Specific Plan. ATTACHMENT: 1. Resolution No. 2018-08 (Sycamore DAP) EXHIBITS: A. Sycamore Development Area Plan ning Manager 5 Date PLANNING COMMISSION RESOLUTION NO. 2018-08 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF ROHNERT PARK, CALIFORNIA, RECOMMENDING TO THE CITY COUNCIL APPROVAL OF AN AMENDMENT TO VAST OAK EAST DEVELOPMENT AREA PLAN II: SYCAMORE NEIGHBORHOOD AT UNIVERSITY DISTRICT WHEREAS, the applicant, Signature Homes, has submitted an application for the Sycamore Development Area Plan for the Vast Oak East Land Development within the University District Specific Plan ("UDSP") Area; and WHEREAS, pursuant to California State Law and the RPMC, public hearing notices were mailed to all property owners within an area exceeding a three hundred foot radius of the subject property and a public hearing was published for a minimum of 10 days prior to the first public hearing in the Community Voice; and WHEREAS, the City Council of the City of Rohnert Park has certified the Final Environmental Impact Report (EIR) and EIR Addendum prepared for the UDSP project and the City has otherwise carried out all requirements for the project pursuant to CEQA; and WHEREAS, on January 25, 2018, the Planning Commission held a public hearing at which time interested persons had an opportunity to testify either in support or opposition to the proposed Development Area Plans; and WHEREAS, the Planning Commission has reviewed and considered the information contained in proposed Development Area Plans. NOW, THEREFORE, BE IT RESOLVED that the Planning Commission of the City of Rohnert Park makes the following findings, determinations and recommendations with respect to the proposed Development Area Plans: Section 1. The above recitations are true and correct. Section 2. On May 23, 2006, the City of Rohnert Park certified the Final EIR for the UDSP project, including adoption of associated CEQA Findings, Statement of Overriding Considerations, and the Mitigation Monitoring and Reporting Program. On April 8, 2014, the City approved an Addendum to the Final EIR, as described in City Council Resolution No. 2014- 032. Section 3. Findings for Approval of Development Area Flans. The Planning Commission in recommending approval to the City Council of Planning Application file number PLDP2017-0005 (Sycamore Development Area Plan for the Vast Oak East Land Development), hereby makes the following findings in accordance with Rohnert Park Municipal Code Section 17.06.400; to wit; 1. The proposed development conforms to the applicable specific plan Criteria Satisfied. Sycamore DAP for Vast Oak East submittal is consistent with the Specific Plan and provides additional details on the project including residential floor plans and elevations by housing type, and landscaping details and specifications. The proposed DAP is consistent with the Specific Plan because it conform to the requirements in the Specific Plan related to density, housing type, housing location, public improvements, landscaping, and related amenities. The DAP is designed to have adequate infrastructure and be integrated with existing City roadways, streets, bicycle paths, and walkways. All streets and thoroughfares will meet the standards of the City as is required by the Specific Plan. The recommended conditions of approval for the DAP ensure that implementation of the Development Area Plan will remain consistent with the Specific Plan, Tentative Map, and mitigation measures. 2. Public infrastructure and services can be provided concurrently with the development Criteria Satisfied. The developer will be required to participate in the Public Facilities Financing Plan, which will provide for necessary off-site public facilities, and shall be responsible for on-site facilities to meet the project's needs. The Development Agreement for the project sets forth the timing of the necessary facilities as they relate to the physical development of the site. Section 4. A duly noticed public hearing on the proposed Development Area Plan was held on January 25, 2018. NOW, THEREFORE, BE IT FURTHER RESOLVED that, based on the findings set forth in this Resolution and the evidence in the staff report, and the above -referenced Findings, the Planning Commission hereby recommends that the City Council approve the Sycamore Development Area Plan for the Vast Oak East Land Development at University District, as set forth at Exhibit A, in its entirety, subject to the recommended conditions of approval as provided in Exhibit B: DULY AND REGULARLY ADOPTED on this 25th day of January, 2018 by the City of Rohnert Park Planning Commission by the following vote: Attest: AYES: NOES: ABSENT: ABSTAIN: ADAMS BLANQUIE BORBA GIUDICE HAYDON Chairperson, City of Rohnert Park Planning Commission Susan Azevedo, Recording Secretary EXHIBIT A SYCAMORE DEVELOPMENT AREA PLAN VAST OAK EAST Available for viewing and printing: Development Services Department City Hall 2°d floor 130 Avram Avenue Rohnert Park, CA EXHIBIT B — 2018-08 CONDITIONS OF APPROVAL SYCAMORE DEVELOPMENT AREA PLAN - VAST OAK EAST AT UNIVERSITY DISTRICT ON-GOING CONDITIONS The conditions below shall apply to the Sycamore Development Area Plan -Vast Oak East at University District. The Sycamore Development Area Plan shall be developed in accordance with the General Plan (GP), University District Specific Plan (UDSP) including Design Guidelines, Mitigation Measures (MMs) identified in the UDSP Final Environmental Impact Report (FEIR), Development Agreement (DA) between the City and University District LLC and Vast Oak Properties L.P., the Rohnert Park Municipal Code (RPMC), and the Design and Construction Standards. General Requirements 1) The applicant shall comply with all documents approved by the City Council and adhere to all verbal representations and exhibits presented by the applicant at the Planning Commission and\or City Council meeting for approval of the University District Specific Plan project unless subsequently revised by the City. 2) In case of conflict between the various documents, the following order shall prevail: General Plan, Mitigation Measures for the FEIR, UDSP, Sycamore/Vast Oak East DAP I and conditions of approval, DA, Tentative Map and its Conditions of Approval, RPMC, and Design and Construction Standards. 3) The applicant shall comply with the FEIR. In addition the applicant shall pay the cost to monitor the mitigation measures identified in the FEIR for the UDSP Project (SCH # 2003122014) kept on file in the Development Services Department. The requirements contained in the Mitigation Monitoring Program (MMP) shall be incorporated into these conditions and constructed in accordance with the MMP. 4) The applicant agrees to indemnify, hold harmless and defend the City, its officers, agents, elected and appointed officials, and employees, from any and all liability or claims that may be brought against the City arising out of its approval of the Sycamore DAP -Vast Oak East, save and except that caused by the City's active negligence. 5) By accepting the benefits conferred under Sycamore DAP -Vast Oak East, the applicant acknowledges all the conditions imposed and accepts the DAP subject to those conditions with full awareness of the provisions, as may be amended from time to time, and the RPMC, as applicable. 6) The use of the property by the applicant/grantee for any activity authorized by Sycamore DAP -Vast Oak East shall constitute acceptance of all of the conditions and obligations imposed by the City on Sycamore DAP -Vast Oak East. The applicant/grantee by said acceptance waives any challenge as to the validity of these conditions. 7) All improvements shall comply with all applicable sections of the City of Rohnert Park Municipal Code and any other applicable relevant plans of affected agencies, unless superseded by the Specific Plan for this property. 8) The development of this phase shall be consistent with all other approvals associated with this project (e.g. UDSP/Design Guidelines, Tentative Map, DA). 9) The applicant shall obtain all necessary permits and clearances from the Rohnert Park Building and Public Safety Departments prior to occupancy of the project. 10) Any covenants, conditions, and restrictions (CC&R's) applicable to the project property shall be consistent with the terms of these conditions and the City Code. If there is conflict between the CC&R's and the City Code or these conditions, the City Code or these conditions shall prevail. Site Plan, Landscaping and Sig_is 11) All improvements shall be in conformance with the submitted Site Plans, Exterior Elevations, and Landscape Plans, except as modified herein. 12) All plant materials proposed for use within the Sycamore DAP -Vast Oak East shall be in conformance with the University District Plant Material Matrix contained in Appendix B of the Specific Plan. 13) The design of all entrances to the site shall be subject to Department of Public Safety approval. 14) The designs and locations of decorative paving treatments shall be subject to staff review and approval. 15) Architectural treatments applied to the front elevation, such as brick or stone wainscots, shall be carried around corners to the sides of the homes and shall terminate at the fence line or at a logical end point (e.g. a vertical post element.) 16) All building footprints for homes shall be identified by floor plan model and architectural style (e.g. "A", "B" or "C") on the final plotting plan for the area. The same model floor plans shall not be plotted across the street from or next to one another. Exceptions to the building footprints may be made in limited cases to ensure streetscape diversity. Such exceptions shall be subject to administrative approval by the Planning Manager. 17) The Planning Manager shall have the authority to administratively approve minor variations to the Sycamore DAP exterior residential color schemes, materials, and finishes that may be subsequently proposed following DAP approval. 18) A plan for Temporary Sales Office and Design Center shall be submitted including off street parking, lighting, ADA compliance and office complex for review and approval by Planning Commission, prior to issuance of building permit. 19) Air conditioning or mechanical ventilation shall be provided to allow occupants to close windows and doors for adequate noise isolation. Any ground -mounted air conditioning units proposed shall be screened from public view by a combination of masonry walls, fencing and/or landscaping, with the final design subject to Staff approval. Any roof - mounted mechanical equipment shall be concealed so as not to be visible from public view. This condition shall not apply to roof -mounted photo -voltaic panels, with approval of the building and planning divisions. 20) Design and placement of walls and fences, including acoustic walls, fences, and gates, for each neighborhood or land use district shall be in accordance with the standards included in Vast Oak East DAP I and shall be approved by planning staff. 21) All residential dwellings shall display illuminated street numbers in a prominent location in such a position that the numbers are easily visible to approaching emergency vehicles from both directions. The numbers shall be of a contrasting color to the background to which they are attached and four (4) inches minimum in height. 22) The project applicant shall design and construct all project facilities in accordance with the most recent seismic standards of the California Building Standards Code. 23) The applicant shall design and construct the foundations and/or building pads for all project structures using standard engineering practices that account for, and minimize damage resulting from, expansive soil conditions. Specific design and constructed methods shall be as directed by Mitigation Measure GEO-8a of the FEIR for this project. 24) Prior to the issuance of any building permits, front yard landscape and irrigation plans shall be submitted to and approved by Planning Staff and the City Engineer. Such plans shall be in substantial conformance with the plan submitted as a part of this application. 25) All trees within five feet of the public right-of-way shall have root barriers that are approved by the Engineering Division. 26) A permanent automatic sprinkler shall be installed to maintain all landscape materials and areas. 27) The applicant's engineer shall coordinate with the City Engineer to ensure that recycled water is used for irrigation of the project's landscaping, if available. 28) All exterior lighting shall be designed so as to prevent any spillover lighting onto adjacent properties and rights-of-way. New lighting levels provided shall be compatible with general illumination levels in existing areas to avoid a noticeable contrast in light emissions, consistent with the need to provide for safety and security. 29) Roof -mounted lights are prohibited on buildings without prior approval of Development Services Department. 30) The final location for mailbox enclosures, enclosure sizes, and total number of mailboxes and parcel boxes per enclosure shall be subject to review and approval by the Planning Division and United States Post Office. Site Improvements 31) All double-check valves provided for domestic water and fire sprinkler systems shall be concealed from any public streets and parking lots with decorative walls and landscaping. Plans shall be submitted to the Development Services Department and City Engineer for review and approval. 32) Any existing overhead utilities within the subdivision and all proposed utilities shall be placed underground. Construction Miti ation 33) For any project requiring an on-site inspector to monitor grading, housing construction and/or development, the applicant shall deposit funds with the City to cover the full cost of an inspector prior to any land disturbance. The City Engineer, as appropriate, shall approve the amount and hire the inspector. 34) The developer shall comply with construction hours pursuant to Rohnert Park Municipal Code Section 9.44.120. 35) All construction material waste and other debris shall be recycled to the extent feasible. The applicant shall present a "clean site everyday" program to City building staff for approval. The program shall include on-site signage in English and Spanish to be posted at construction entrances. No animals shall be brought on site by construction personnel during work hours. 36) All material storage areas shall be fenced with at least a 6 -foot high chain link fence with at least two separate points of access with sufficient width for emergency vehicles. The access points shall be shown on the construction fire and security protection site plan. Exhibit A Sycamore Development Area Plan City of Rohnert Park Planning Commission Report DATE: January 25, 2018 ITEM NO: 9.5 SUBJECT: PLMC18-0001 Amend Rohnert Park Municipal Code Title 17 Zoning to require owner occupancy as part of all accessory dwelling unit approvals. LOCATION: NA REQUEST: Approve Resolution 2018-09 Recommending City Council Amend Chapter 17.07.020 — Footnotes APPLICANT: City of Rohnert Park Subiect Amend Municipal Code Title 17 - Zoning to require owner occupancy as part of all new approvals for accessory dwelling units (ADUs), including internal conversions as allowed by recent amendments to state law. Background In 2016, major changes to state law affecting the ways that cities can regulate and approve ADUs were approved and went into effect in 2017. The City of Rohnert Park subsequently amended its ordinances to reflect those changes and to come into compliance with the new laws. The changes streamlined the approval process for ADUs, eliminated many of the requirements that jurisdictions previously were able to propose, and provided for the creation of various types of ADUs including detached and attached ADUs and internal conversions. Internal conversions are ADUs created within the existing space of a single-family dwelling. The new state laws generally allowed jurisdictions to require the owner of the property to live within the either the primary or accessory unit. However, internal conversions were exempted from the applicability of this requirement. Assembly Bill 494 was subsequently approved in 2017, going into effect in 2018. The bill made minor changes to the ways in which jurisdictions can regulate ADUs, among which is a provision authorizing a city to require owner occupancy for either the primary or accessory unit created through an internal conversion process.. Page 1 Proposal The proposed changes to the municipal code reflect recently enacted changes to state law that now allow cities to require owner occupancy for either the primary or the resulting accessory dwelling unit, inclusive of internal conversions as well as ADUs created through additions or in detached accessory structures. Prior state law did not expressly authorize cities to impose owner occupancy requirements on internal conversions where an ADU is created within the existing space of a single-family residence. The current City ADU ordinance requires that all non -internal ADUs have a deed restriction recorded prior to the granting of a certificate of occupancy. The deed restriction is required to state that: 1) the ADU shall not be sold separately, 2) the ADU is restricted to the approved size, 3) the owner of record must live on the property, and 4) the declaration is binding on all future owners of the property. The proposed changes would extend these requirements to internal conversions. Staff Analysis Without an owner occupancy requirement for internal conversions, any single family home could effectively be purchased by a speculator, and converted into two units, both for rent. Such a situation has serious implications for the character of single-family residential neighborhoods. One of the key motivations for allowing ADUs, particularly internal conversions, is (in addition to increasing the housing supply) to allow homeowners a way to supplement their incomes. If neither unit is owner occupied this is not the case. Rather, without the owner occupancy requirement there are strong financial incentives for companies or landlords to acquire multiple single-family homes and go through the internal conversion process which is easier and less costly than building a separate ADU from scratch. Staff believes that requiring owner occupancy as part of the approval for ADUs is key to maintaining neighborhood character and to prevent speculation in Rohnert Park's single-family residential neighborhoods. Environmental Determination No CEQA analysis is required for this project. Pursuant to Public Resources Code Section 21080.17 and CEQA Guidelines Section 15282(h), "the adoption of an ordinance regarding second units in a single-family or multifamily zone by a city or county to implement the provisions of Sections 65852.1 and 65852.2 of the Government Code" relating to "granny" housing and "second unit ordinances" are exempt from the requirements of CEQA. Similarly, the ministerial approval of ADUs would not be a "project" for CEQA purposes, and environmental review would not be required prior to approving individual applications. General Pian Consistency The proposed amendments would be consistent with the goals, policies and implementation measures contained in the General Plan, Land Use and Housing Elements: The proposed changes to regulations would retain the fundamental character and land use mix in residential areas, while adapting existing structures to reflect changing demographics and housing needs. ADUs exemplify principles of sustainability in that they use existing resources more efficiently, while expanding housing opportunities for low and moderate income households. Page 2 Findings The recommended findings to approve the amendment to the Zoning Ordinance are included in the attached resolution. Public Notification Since this is a change to the Municipal Code a public hearing is required before the Planning Commission and the City Council. This item has been duly noticed by publication in the Community Voice for amendments to the Municipal Code. Staff Recommendation Based on the analysis and findings of this report and the attached resolution, Staff recommends that the Planning Commission, by motion, adopt Resolution No. 2018-09 to recommend to the City Council these text amendments to Title 17 of the Rohnert Park Municipal Code. Attachments: Planning Commission Resolution No. 2018-09 Exhibit A – RPMC Section 17.07.020 - Footnotes APPROVALS: I--,' ) — 1/) 1/;V� S , AICP, Planning Manager Date Zach TuVQcr, Planner II Date Page 3 RESOLUTION NO. 2018-09 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF ROHNERT PARK, CALIFORNIA RECOMMENDING TO THE CITY COUNCIL AMENDMENTS TO MUNICIPAL CODE TITLE 17, ZONING TO REQUIRE OWNER OCCUPANCY FOR INTERNAL ACCESSORY DWELLING UNIT CONVERSIONS WHEREAS, the applicant, the City of Rohnert Park, filed Planning Application No. PLMC18-0001 proposing to amend the Rohnert Park Municipal Code ("RPMC") by amending Sections 17.07.020 — Footnotes; WHEREAS, the proposed amendments are in response to Assembly Bill No. 494 and Senate Bill No. 229 which modified Cal. Gov. Code §65852; WHEREAS, the modifications to state law now allow jurisdictions to require owner occupancy for properties with internal ADU conversions; WHEREAS, the proposed changes to Title 17 Zoning are attached hereto as Exhibit A; WHEREAS, on January 25, 2018 the Planning Commission held a public hearing at which time interested persons had an opportunity testify either in support of or opposition to the proposal; WHEREAS, pursuant to California State Law and the Rohnert Park Municipal Code, a public notice was published in the Community Voice for a minimum of 10 days prior to the first public hearing; and WHEREAS; the Planning Commission has reviewed and considered the information contained in Planning Application No. PLMC18-0001 for the proposed amendments to Title 17 Zoning of the Municipal Code. NOW, THEREFORE, BE IT RESOLVED that the Planning Commission of the City of Rohnert Park makes the following findings, determinations and recommendations with respect to the proposed amendments to Sections 17.07.020 — Footnotes: Section 1. The above recitations are true and correct. Section 2. Findings. The Planning Commission hereby makes the following findings concerning Sections 17.07.020 — Footnotes of the Municipal Code: 1. That the proposed amendments to the Municipal Code are consistent with the General Plan 2020. Criteria Satisfied. The proposed amendments to the Municipal Code are consistent with the General Plan 2020 Goals of maintaining a compact urban form, and providing a range of housing types and prices. Specifically, Goal LU -A (compact urban form) is promoted by a more efficient utilization of land, housing stock, and infrastructure. Goal CD -H (variety of housing types and sizes) is promoted by allowing smaller units in well-established neighborhoods. Goal HO -2 (diversity of housing types) is promoted by the allowance for smaller residences. Goal HO -3 (affordable housing) is encouraged by allowing smaller accessory units and the incentive for affordable housing. 2. That the proposed amendment to the Zoning Ordinance will be beneficial to the public health, safety or welfare. Criteria Satisfied. The proposed amendments to the Municipal Code will provide for the health, safety and welfare of individuals living in Rohnert Park by providing increased housing options, while also expanding affordable housing opportunities. Section 3. Environmental Clearance No CEQA analysis is required for this project pursuant to Public Resources Code Section 21080.17 and CEQA Guidelines Section 15282(h), "the adoption of an ordinance regarding second units in a single-family or multifamily zone by a city or county to implement the provisions of Sections 65852.1 and 65852.2 of the Government Code" relating to "granny" housing and "second unit ordinances" are exempt from the requirements of CEQA. NOW, THEREFORE, BE IT FURTHER RESOLVED that the Planning Commission does hereby recommend that the City Council adopt the Findings stated hereinabove and adopt this Amendment to the RPMC to amend Section 17.07.020 — Footnotes in the form provided in Exhibit A. DULY AND REGULARLY ADOPTED on this 25th day of January 2018 by the City of Rohnert Park Planning Commission by the following vote: AYES: NOES: ABSENT: ABSTAIN: ADAMS BLANQUIE BORBA GIUDICE HAYDON Attest: Chairperson, Rohnert Park Planning Commission Susan Azevedo, Recording Secretary Exhibit A 17.07.020 - Footnotes. The following standards apply to the land use indicated by corresponding number in the zoning district use charts: X. ACCESSORY DWELLING UNIT (a.k.a. ADU, in-law, secondary, or granny units). 1. An ADU shall be allowed with a certificate of zoning compliance on any residential lot subject to the following provisions. 2. The following standards shall apply to detached ADUs and additions to primary dwelling units: The ADU shall be architecturally compatible with the main unit, and the development of the ADU will maintain the appearance of a single-family residence. The ADU shall comply with the city's adopted design guidelines for residential development. a. The increased floor area of an attached ADU shall not exceed 50 percent of the existing living area, with a maximum increase in floor area of 1,200 square feet. The total area of floor -space for a detached ADU shall not exceed 1,200 square feet. b. There shall be no subdivision of land separating the units, and neither unit may be sold independently of the other. C. No passageway shall be required in conjunction with the construction of an ADU. d. One additional standard size off-street parking space shall be provided for detached ADUs in addition to the off-street parking requirements required for the primary residence. i. The required additional parking space may be uncovered and may be provided as tandem parking on an existing driveway. ii. Parking is allowed in rear and side setback areas. No parking is allowed in front setback areas. iii. When a garage or covered parking structure is demolished in conjunction with the construction of an ADU, the replacement parking spaces may be located in any configuration on the same lot as the ADU, including but not limited to covered spaces, uncovered spaces, or tandem spaces. e. Notwithstanding Paragraph 6 of this section, No additional parking shall be required for an ADU in any of the following instances: i. The ADU is located within one-half mile of a bus stop or train station. ii. The ADU is located within an architecturally and historically significant historic district. iii. The ADU is part of the existing primary residence or an existing accessory structure. iv. When on -street parking permits are required but not offered to the occupant of the ADU. v. When there is a car -share vehicle located within one block of the ADU. vi. The ADU is constructed within an existing structure. f. Detached ADUs shall meet the height and setback requirements for accessory structures as stipulated in the applicable zoning district. See Section 17.10.060.C, Accessory Building as an Accessory Dwelling Unit. ADUs that are part of the main dwelling structure shall meet the height and setback requirements for main dwellings. See Section 17.10.020, Development Standards Table, for development standards relating to main dwellings. g. The total lot coverage, including the ADU, shall not exceed fifty percent. h. Either the ADU or the main unit shall be permitted to face the rear of the other structure, and the ADU shall be permitted closer than ten feet but no less than five feet from the main building where it can be shown that the site design will be improved. An ADU located above the first floor of an accessory structure (e.g., above a garage) shall be designed so as to minimize privacy impacts on neighboring properties, through the use of opaque glass or clerestory windows where such windows face neighboring properties. 3. No setback shall be required for an existing garage that is converted to an ADU, and a setback of no more than five feet from the side and rear lot lines shall be required for an ADU that is constructed above a garage. 4. There shall be adequate water and sewer service available to serve the ADU, as determined by the city engineer. 5. The application for an ADU shall be considered ministerial without discretionary review or a hearing within 120 days after receiving the application. 6. Before obtaining an occupancy permit for an ADU, the property owner shall file with the county recorder a declaration of restrictions (i.e., deed restriction) relative to the ADU stating that: a. The ADU shall not be sold separately and shall be maintained in accordance with the ADU requirements of the RPMC. b. The ADU is restricted to the approved size, unless modified by future city approvals. c. The zoning compliance for the ADU shall be in effect only so long as the accessory or primary unit is occupied by the owner of record as their principal residence. Should the ADU no longer be in compliance with this requirement, the ADU shall be altered so as to prevent its use as an ADU (i.e., removal of cooking facilities). d. The above declarations are binding upon any successor in ownership of the property. 7. Notwithstanding Paragraphs 1 through 6-5 of this section, the application for an ADU that is contained within the existing space of a single-family residence or existing accessory structure, has independent exterior access from the existing residence, and the side and rear setbacks are sufficient for fire safety, the city shall ministerially approve a building permit to create one ADU per single-family lot. 8. Fire sprinklers are only required in ADUs where they would also be required under the RPMC for the primary or main unit. 9. An ADU shall be deemed to be an accessory use or an accessory building and shall not be considered to exceed the allowable density for the lot upon which it is located, and shall be deemed to be a residential use that is consistent with the existing general plan and zoning designations for that lot. The ADU shall not be considered in the application of any local ordinance, policy, or program to limit residential growth. 10. ADUs shall not be considered new residential uses for the purpose of calculating connection fees or capacity charges for utilities, including water and sewer service. a. For an ADU described in Paragraph 7, the applicant shall not be required to install a new or separate utility connection directly between the ADU and the utility or impose a related connection fee or capacity charge. For an ADU that is not described in Paragraph 7, a new or separate utility connection directly between the ADU and the utility may be required. The connection may be subject to a connection or fee or capacity charge proportionate to the burden of the proposed ADU, and shall not exceed the reasonable cost of providing this service. City of Rohnert Park Planning Commission Report DATE: January 25, 2018 ITEM NO: 9.6 SUBJECT: Amend Rohnert Park Municipal Code Title 17 Zoning to Modify Development and Parking Standards in the R -L Low Density Residential District LOCATION: NA REQUEST: Approve Resolution 2018-10 Recommending City Council Amend Sections 17.10.070 — Maximum size of housing units, 17.16.030 — Off Street Parking, Specific Requirements, and 17.16.040 — Parking Exemptions APPLICANT: City of Rohnert Park Subject Amend Municipal Code Title 17 - Zoning to regulate the addition of bedrooms to parcels with existing single-family homes, and limitations garage conversions. Background Rohnert Park's single-family neighborhoods feature increasing numbers of houses being turned into rental housing. As of 2017, owner -occupied housing made up about half of the city's housing units. The remainder was rental housing. One of the primary drivers of the city's high number of renters is Sonoma State University. SSU's enrollment is nearly 9,500, yet there is only enough on campus housing for approximately 3,100 students. This means roughly 6,000 students are housed off campus in Rohnert Park, Cotati, and the surrounding communities. According to SSU, enrollment at the University could increase to as much as 10,000 students within a few years. A number of issues and concerns have been expressed or associated with the high numbers of rentals in single-family neighborhoods. Those issues include: • Overcrowding in rental homes; and • Parking issues associated with garage conversions and overcrowding. Page 1 These concerns are not unique to Rohnert Park, nor the Bay Area. College towns often feel the effects more acutely. In many college towns, students and the rentals they typically live in tend to congregate in older, walkable neighborhoods close to the campus and the traditional downtown core.' Rohnert Park is unique in that it is a relatively young city in terms of development and the built environment, and has no single area where college students tend to live. Due to heightened housing costs, and the shortage of on campus housing, rentals associated with college students have proliferated through Rohnert Park. The M and C Sections are most directly impacted by college student rentals, likely due to their proximity to the university, but they increasingly exist across over the City's single-family neighborhoods. The rising cost of workforce housing in Sonoma County has also led to increasing numbers of people sharing homes to afford rent. According to the 2016 American Community Survey 23% of Rohnert Park households were made up of four or more persons. Additionally, 14% of households in the city are currently `non -family — not living alone', meaning living with other people who are not related to them. The recent fires have exacerbated these trends by further reducing the supply of available housing. Existing garage conversion ordinance: The municipal code requires that single family homes have two off-street covered parking spaces in a garage. Currently, an exemption to the off-street parking requirement may be granted through an administrative use permit if certain findings can be made. Those findings are: • The principal use of the lot is an existing single-family residence without an accessory dwelling unit; • The space shall be replaced with one non -tandem parking space per lot, other than those existing in the driveway; • The replacement space may be located in the required front yard or street side yard if the planning and community development director finds that in so doing there is neither an appreciable impairment of pedestrian safety nor any reduction in the attractiveness of the neighborhood. In no case shall the replacement space cause more than fifty percent of the lot's front yard to be devoted to parking; • The replacement space shall not be rented; • The replacement space shall be paved with an approved, all-weather surface; • The provision and maintenance of such replacement space shall be the continuing obligation of the property owner; • No more than one additional bedroom shall be created by a garage conversion and a garage shall not be converted into an accessory dwelling unit; • The garage door shall remain in place and look functional; and • The lot must be a minimum width of fifty feet and there must be room for at least one on -street parking space on the curb in front of the lot. Practically, this ordinance prevents garage conversions in many cases. Often there is not enough room in the front yard to add the replacement off-street parking spaces while staying under the 1 Gumprecht, B. (2003), The American College Town. Geographical Review. Page 2 50% font yard parking limitation. Additionally, garage conversions cannot be used to create an ADU, nor are they permitted on lots where ADUs are already in existence. Occupancy Standards: High housing costs in California and particularly the Bay Area have led to increasing numbers of people living in a single -housing unit. In Rohnert Park, these are typically Sonoma State students. Federal and state law are relevant for determining residential occupancy limits in California. The primary purpose of these laws is to prevent housing discrimination. These standards are similarly designed to avoid overcrowding in residences. California's Department of Housing and Community Development (HCD) has adopted uniform or model codes to help enforce these standards. Under the Uniform Housing Code, the maximum occupancy standard used to determine overcrowding states that every dwelling unit must have at least one room which must have at least 120 feet of floor area. Other habitable rooms must have an area of not less than 70 square feet. When more than two persons occupy a room used for sleeping purposes, the area must be increased by 50 square feet for each additional occupant. Additionally, the California Department of Fair Employment and Housing has an internal occupancy guideline to assist rental housing providers regarding occupancy. Under the guidelines, an occupancy standard is deemed reasonable if the owner of the property limits the occupancy of each unit to two individuals per bedroom plus one additional person for the entire unit. For example, under these guidelines a two bedroom rental could be limited to five individuals. These guidelines are typically used by landlords to limit the number of individuals living within the homes they rent out. Housing Mix: Rohnert Park has a growing number of housing units, almost evenly split between traditional single family homes, and variety of other types of housing including duplexes, apartments, and mobile homes. Housing in Rohnert Park is also almost evenly split between rental and owner -occupied housing. Compared to other cities in Sonoma County Rohnert Park has the lowest overall percentage of owner -occupied housing, at around 50%. Windsor is 75% owner -occupied. Petaluma's housing is 65% owner -occupied. Santa Rosa, a much larger community and the regional center of the County, is the most comparable to Rohnert Park, with owner -occupied housing at 53%. Bedrooms: Within individual housing units there is significant variation in terms of square footage and the number of bedrooms. The number of bedrooms is an indicator of potential issues like overcrowding and parking. The majority of housing units in Rohnert Park have two or three bedrooms. A significant minority have four or more bedrooms. Around 500 homes in Rohnert Park have 5 or more bedrooms. Other college towns have dealt with issues in terms of parking and the increasing number of bedrooms in homes. Berkeley, which has experienced a large number of its homes subdivided into more and more bedrooms (de facto dorms), now requires an Administrative Use Permit to add a fifth bedroom to a single-family home (whether through an addition or subdividing the existing space). In Berkeley's ordinance, any bedroom beyond the fifth then requires a similar use permit, but also a public hearing. The City of Davis has a similar requirement where for every bedroom beyond four an additional off-street space is required. City Council Direction On November 28, 2017 to the City Council discussed this topic and directed staff to research and craft zoning code amendments that would implement a way to review proposals to add bedrooms to single-family residential residences. The specific direction was to require an administrative permit when adding or creating an additional bedroom when five or more already exist. As part Page 3 of the permit an additional off-street parking space would be required. The City Council also directed staff to include a provision that in such circumstances the additional off-street parking space could not result in front yard coverage of more than 40% (as opposed to the existing standard of 50% coverage). However, for reasons discussed below, staff will be recommending the maintenance of the 50% standard. Council also directed staff to tighten the existing standards for garage conversions within the City's parking exemptions. Currently there is no practical restriction on the number of additional rooms a garage conversion may result in. The direction staff received was to amend the language in this code section to limit the resulting habitable space to no more than one additional room. Proposal The proposed ordinance would create a new system for regulating the addition of bedrooms or sleeping spaces to existing single-family homes. Homeowners wishing to add a bedroom or sleeping space beyond an existing five or more would be required to submit plans and make provisions for adding an additional off-street parking space. This will be accomplished through the existing Administrative Permit process. Administrative Permits are reviewed by staff and notice goes out to immediately adjacent property owners. If notified property owners have issues with the proposed application, the matter can be referred to the Planning Commission at the discretion of the Planning Manager. As mentioned above, Council's direction was to craft the code amendments in such a way so as to require that the additional off-street parking space could not result in more than 40% of the front yard area being covered. The current front yard coverage standard is 50%. Staff has analyzed typical front yards in neighborhoods across Rohnert Park and has found that a 40% standard would result in a de facto prohibition from adding the third parking space (and the additional sleeping space) in the majority of cases. As such, staff is not recommending the imposition of the heightened coverage restriction at this time. In order to maintain consistency within Section 17.10.070, staff is also proposing to amend the type of permit required to obtain an increase in allowed Floor Area Ratio (FAR). Currently an increase of the FAR in R -L and R -M districts requires a Conditional Use Permit with review by the Planning Commission. The proposed code amendments would instead only require an Administrative Permit for the FAR increase. None of the required findings would change. Staff is also proposing to amend the section of the RPMC pertaining to parking exemptions. Currently the number of new rooms resulting from a garage conversion is limited only by what the building code would mandate for habitable spaces. The amendments to the code would limit the resulting space to only one room, exclusive of closets or other similar appurtenant spaces. Staff Analysis The City receives numerous complaints about on -street parking in residential neighborhoods. These concerns pertain to both rental and owner -occupied homes, but more typically rentals. Many of the rentals in single-family homes in Rohnert Park are rented out to multiple adults living in the home. The off-street parking standard for single-family residential homes is two covered (garage) spaces per unit. This standard does not change as the number of bedrooms increases. In many cases then, as the number of bedrooms increases, the number of cars forced to park on the street also increases. Some California college towns such as Chico and San Luis Obispo have heightened parking standards for single-family homes used as student housing or that have relatively large numbers of bedrooms Page 4 Heightened Review for Additional Bedrooms. Other college towns have dealt with similar issues in terms of parking and the increasing number of bedrooms in homes. Berkeley, which has experienced a large number of its homes subdivided into more and more bedrooms (de facto dorms), now requires an Administrative Use Permit to add a fifth bedroom to a single-family home (whether through an addition or subdividing the existing space). In Berkeley's ordinance, any bedroom beyond the fifth then requires a similar use permit, but also a public hearing. While the proposed ordinance changes do not contemplate Planning Commission review, it does require the addition of an extra off- street parking space for each additional bedroom beyond the fifth. This would limit the extent to which additional bedrooms are added to existing homes, and mitigate some of the potential impact to on -street parking in these circumstances. Due to the City's Development Standards, which among other things limits front yard parking coverage to no more than 50% of the front yard, some additional bedrooms (if the approval is tied to the addition of off-street parking) would not be allowed. The City of Davis has a similar requirement where for every bedroom beyond four requires an additional off-street parking space. This process will provide meaningful oversight to properties that continue to add bedrooms, limit the availability of that option in the most extreme cases, preserve neighborhood character, and reduce some of the negative parking congestion impacts associated with homes that have a high number of bedrooms. Garage Conversion Limitations. Increasingly, garage conversions are used to create additional living space in homes, such as an additional bedroom (or bedrooms). While the standards for allowing a garage conversion in Rohnert Park are already rigorous, options to change the requirements do exist. All of the cities in Sonoma County currently allow garage conversions to some extent. Some, such as Windsor, limit the conversion to one space, while others like Sebastopol have more flexible standards and look at a variety of factors before approving the garage conversion. Staff is recommending a tailored approach that still allows garage conversions, but requires a heightened restriction that limits the use or conversion of the garage to no more than one new room. Rather than being able to convert a garage into multiple rooms (two bedrooms for example), the garage would only be able to be converted into one additional habitable room. This would not prohibit the new space from including a closet or small bathroom as part of the garage conversion. Environmental Determination The proposed amendments are not subject to CEQA pursuant to Section 15305 of Title 14 of the California Administrative Code. The amendments would be considered Class 5, Minor Alterations in Land Use Limitations. These are applicable in areas with an average slope of less than 20 percent and which do not result in any changes in land use or density. General Plan Consistency The proposed amendments would be consistent with the goals, policies and implementation measures contained in the General Plan, Land Use and Housing Elements: the proposed regulations would help in retaining the fundamental character and land use mix in residential Page 5 areas, while still allowing for the adaption existing structures to reflect changing economic circumstances and housing needs. The proposed amendments to the Municipal Code are consistent with the General Plan 2020 Goals of maintaining a compact urban form, and providing a range of housing types and prices. Specifically, Goal LU -A (compact urban form) is promoted by a more efficient utilization of land, housing stock, and infrastructure through the use of existing housing for a wider variety of housing purposes. Goal CD -H (variety of housing types and sizes) is promoted by maintaining an orderly way for property owners to modify existing structures to accommodate changes in housing needs. Findings The recommended findings to approve the amendment to the Zoning Ordinance are included in the attached resolution. Public Notification Since this is a change to the Municipal Code a public hearing is required before the Planning Commission and the City Council. This item has been duly noticed by publication in the Community Voice for amendments to the Municipal Code. Staff Recommendation Based on the analysis and findings of this report and the attached resolution, Staff recommends that the Planning Commission, by motion, adopt Resolution No. 2018-10 to recommend to the City Council these text amendments to Title 17 of the Rohnert Park Municipal Code. ATTACHMENTS: Planning Commission Resolution No. 2018-10 Exhibit A – RPMC Section 17.10.070 – Maximum Size of Housing Units, and RPMC Section 17.16.030 – Off Street Parking, Specific Requirements Exhibit B – RPMC Section 17.16.040 – Parking Exemptions APPROVALS: , AICP, Planning Manager Zach Tusinr, P anner II Page 6 — I/ I Date 00-10/f Date RESOLUTION NO. 2018-10 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF ROHNERT PARK, CALIFORNIA RECOMMENDING TO THE CITY COUNCIL AMENDMENTS TO MUNICIPAL CODE TITLE 17 TO REGULATE ADDITIONAL BEDROOMS AND GARAGE CONVERSIONS ON SINGLE-FAMILY RESIDENTIAL PARCELS WHEREAS, the applicant, the City of Rohnert Park, filed Planning Application No. PLMC17-0006 proposing to amend the Rohnert Park Municipal Code ("RPMC") by amending Sections 17.10.070 — Maximum Size of Housing Units, 17.16.030 — Off Street Parking, Specific Requirements, and 17.16.040 — Parking Exemptions; WHEREAS, the proposed changes to Title 17 Zoning are attached hereto as Exhibits A and B; WHEREAS, on January 25, 2018 the Planning Commission held a public hearing at which time interested persons had an opportunity testify either in support of or opposition to the proposal; WHEREAS, pursuant to California State Law and the Rohnert Park Municipal Code, a public notice was published in the Press Democrat a minimum of 10 days prior to the first public hearing; and WHEREAS; the Planning Commission has reviewed and considered the information contained in Planning Application No. PLMC17-0006 for the proposed amendments to Title 17 Zoning of the Municipal Code. NOW, THEREFORE, BE IT RESOLVED that the Planning Commission of the City of Rohnert Park makes the following findings, determinations and recommendations with respect to the proposed amendments to Sections 17.10.070 — Maximum Size of Housing Units, 17.16.030 — Off Street Parking, Specific Requirements, and 17.16.040 — Parking Exemptions of the Rohnert Park Municipal Code for the purpose of regulating the addition of bedroom and garage conversions in existing single-family homes; Section 1. The above recitations are true and correct. Section 2. Findings_ The Planning Commission hereby makes the following findings concerning Sections 17.10.070 — Maximum Size of Housing Units, 17.16.030 — Off Street Parking, Specific Requirements, and 17.16.040 — Parking Exemptions: 1. That the proposed amendments to the Municipal Code are consistent with the General Plan 2020. Criteria Satisfied. The proposed amendments to the Municipal Code are consistent with the General Plan 2020 Goals of maintaining a compact urban form, and providing a range of housing types and prices. Specifically, Goal LU -A (compact urban form) is promoted by a more efficient utilization of land, housing stock, and infrastructure through the use of existing housing for a wider variety of housing purposes. Goal CD -H (variety of housing types and sizes) is promoted by maintaining an orderly way for property owners to modify existing structures to accommodate changes in housing needs. 2. That the proposed amendment to the Zoning Ordinance will be beneficial to the public health, safety or welfare. Criteria Satisfied. The proposed amendments to will provide for the health, safety and welfare of individuals living in Rohnert Park by maintaining housing options, while also preserving neighborhood character, limiting overcrowding, and providing for parking. Regulations will ensure that bedroom additions and garage conversions do not affect the health, safety, and welfare of surrounding residents. Section 3. Environmental Clearance The proposed amendments are not subject to CEQA pursuant to Section 15305 of Title 14 of the California Administrative Code. The amendments would be considered Class 5, Minor Alterations in Land Use Limitations (applicable in areas with an average slope of less than 20 percent and which do not result in any changes in land use or density). NOW, THEREFORE, BE IT FURTHER RESOLVED that the Planning Commission does hereby recommend that the City Council adopt Findings stated hereinabove and adopt this amendment to the RPMC to amend Sections 17.10.070 — Maximum Size of Housing Units, 17.16.030 — Off Street Parking, Specific Requirements, and 17.16.040 — Parking Exemptions, in the form provided in Exhibits A and B. DULY AND REGULARLY ADOPTED on this 251h day of January 2018 by the City of Rohnert Park Planning Commission by the following vote: AYES: NOES: ABSENT: ABSTAIN: ADAMS BLANQUIE BORBA GIUDICE HAYDON Chairperson, Rohnert Park Planning Commission Attest: Susan Azevedo, Recording Secretary Exhibit A 17.10.070 - Maximum size of housing units. A. The maximum square footage of housing units (including garages and accessory structures) shall be determined by the following formulas for the respective zoning districts. (Note: These maximums do not apply to units allowed through a density bonus arrangement.): R -L (Low Density Residential): 600 sq. ft. + F.A.R. Factor (0.40) x Net Lot Area 400 sq. ft. + F.A.R. Factor (0.40 for detached; 0.55 for attached) x R -M (Medium Density Residential): Net Lot Area R -H (High Density Residential) F.A.R. Factor (1.15) x Net Lot Area DTR -H (Downtown High Density Not applicable Residential) B. Floor Area Ratio Increase. The planning commission may allow an increase in the floor area ratio factor (FAR) for a residential property within an R -L or R -M district, subject to the granting of a use permit, in accordance with the provisions of Section 17.25.0540, Condition@[ UseAdministrative Permits, if the following findings can be made: 1. The maximum lot coverage for the property would not exceed that permitted for the zoning district; 2. The required setbacks and height limitations of the zoning district can be met for all structures; 3. A usable outdoor area (at least one minimum dimension of fifteen feet) for residents would be maintained on the lot; 4. The issuance of the use permit would not infringe on the privacy or light and air easements of adjacent properties; 5. The total FAR for the lot would not exceed .55. C. Addition of Bedrooms to R -L District Parcels. For the addition or creation of a sixth bedroom on a parcel in the _R -L District, an Administrative Permit shall be required in accordance with Section 17.25.050 of this Title. For the purposes of this subsection, the creation of a bedroom as oat of an Accessory Dwelling Unit shall not count towards this calculation. 1. For the addition or creation of any bedroom in excess of six bedrooms. an Administrative Permit shall similarly be required. 2. Any approval under this subsection shall include the requirement that for each additional bedroom, one additional off-street non -tandem parking space shall be required 3. The addition or creation of any bedroom and additional off-street parking space shall otherwise comply with all applicable provisions of this Title. 4. Under this subsection, "bedroom" shall mean any habitable space in a dwelling unit other than a kitchen or living room that is intended for or capable of being used for sleeping with a door that closes the room off from other common space such as living and kitchen areas that is at least 70 square feet in area, exclusive of closets and other appurtenant saace and meets Building Code standards for a ress light and ventilation. A room identified as a den library, Taft dining room, study, office, or other extra room that satisfies this definition will be considered a bedroom for the purposes of applying this requirement. ( Ord. No. 901 , § 4(Exh. A), 11-22-2016) 17.16.030 - Specific requirements. Parking spaces shall be provided for land uses and activities in accord with the following tables. If, in the application of the requirements of this table to a given land use or activity a fractional number is obtained, one parking space shall be required for a fraction of one-half or more, and no space or berth shall be required for a fraction of less than one-half. A. Residential Uses. Land Use Required Off -Street Parking (Spaces) Convalescent Home 1 per 3 patient beds Day Care, Residential 1 per assistant (driveway acceptable) Mobile Home Park 1.5 spaces per unit, one of which must be covered 1 Multifamily 1 space per studio or 1 bedroom unit;2 spaces per 2 bedroom unit;2.5 spaces per Residential 3 bedroom unit; Plus 1 additional space per bedroom for units >_ 4 bedrooms and 1 guest parking space for every 4 units. Off -Campus Student 75 spaces per bedroom unit or occupant, whichever is greater Housing Residential Care Facility I+ 1 per 500 square feet of gross floor area Senior Housing Single -Family Residential (Attached) 1 covered space per unit, plus 1 space per 4 units for guest parking 2 spaces per unit, one of which must be covered, plus 1 space per 4 units for guest parking Single -Family 2 spaces per unit in a garage Residential (See Section 17.10.070.0 for off-street parking requirements when adding or (Detached) creating additional bedrooms) Exhibit B 17.16.040 - Parking exemptions. A. A reduction of up to twenty-five percent of the spaces required for a combination of uses may be allowed where findings are made indicating that the uses share a common parking area and the demand for parking occurs over different time periods, thereby making the full requirement unnecessary. B. Parking space reductions of up to ten percent may be permitted by the planning and g-a-M.M.-Hpity development-difeomanaaer for --or designee, if a rideshare, transit incentive program, or other transportation system management program is provided. Further parking space reductions up to a maximum of twenty-five percent may be permitted if approved by the planning commission through a conditional use permit process. C. Garage Conversions. The planning and--eomr- tj-ni"eveloprnent—directarma�er may grant exemptions to the off-street covered parking requirements for a single-family residential property subject to the granting of an administrative permit, in accord with the provisions of Section 17.25 Article V if the following findings can be made: 1. The principal use of the lot is an existing single-family residence without an accessory dwelling unit; 2. Sush-spaseThe garage conversion shall re uire that the resulting eliminated off-street covered Parking be replaced with one non -tandem parking space per lot, other than those existing in the driveway; 3. Such replacement space may be located in the required front yard or street side yard if the planning and-GGmffvmAV4eYelepc ieetmana er-dir—Wv� finds that in so doing there is neither an appreciable impairment of pedestrian safety nor any reduction in the attractiveness of the neighborhood. In no case shall the replacement space cause more than fifty percent of the lot's front yard to be devoted to parking; 4. Such replacement space shall not be rented; 5. Such replacement space shall be paved with an approved, all-weather surface; 6. The provision and maintenance of such replacement space shall be the continuing obligation of the property owner; No more than one additional bedroom room exclusive of closets and similar appurtenant spaces, shall be created by a garage conversion, and a garage that is sub'ect to the garage conversion under this subsection shall not be converted into an accessory dwelling unit; 8. The garage door shall remain in place and look functional; and 9. The lot must be a minimum width of fifty feet and there must be room for at least one on -street parking space on the curb in front of the lot. D. If an existing parking lot does not provide adequate parking spaces for the disabled and cannot otherwise be reconfigured to achieve the city's required inventory of parking spaces, the planning and community development director may approve a reduction in the number of parking spaces by up to a maximum of three parking spaces or a total of ten percent, whichever is less, in order to accommodate required disabled parking. (Ord. 767 § 2, 2006; Ord. 735 § 2, 2005; Ord. 695 § 3, 2003) ( Ord. No. 906, § 9, 4-11-2017)