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2018/04/26 Planning Commission Agenda Packet1!3 City of Rohnert Park Planning Commission AGENDA Thursday, April 26, 2018 6:00 P.M. 130 Avram Avenue, Rohnert Park To Atry Member of the Audience Desirin to Address the Planning Coltinrission: 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. CALL TO ORDER 2. PLEDGE OF ALLEGIANCE 3. ROLL CALL (Adams Blanquie Borba Giudice Haydon__) 4. DECLARATION OF ABSTENTION 5. ACKNOWLEDGEMENT OF POSTING OF AGENDA — Agenda has been posted in three public places: Community Center, Public Safety Building and City Hall. 6. 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. 7. CONSENT CALENDAR - ADOPTION OF MINUTES 7.1 Approval of the Draft Minutes of the Planning Commission meeting of January 25, 2018, February 8, 2018 8. AGENDA ITEMS 8.1 PUBLIC HEARING — CONDITIONAL USE PERMIT - File No. PLUP 18- 0002 — Matthew Moore for GTE Mobilnet of California LP Verizon Wireless - Consideration of Resolution No. 2018-28 approving a Conditional Use Permit for a wireless antenna structure and an enclosure for supporting electronic equipment located at 5210 Commerce Boulevard (APN 143-021-014) CEQA: The project has been analyzed for compliance with the requirements of the California Environmental Quality Act (CEQA) and found to be categorically exempt as a Class 3 Exemption under Section 15303: New Construction. No further action is required pertaining to environmental review. 8.2 SITE PLAN AND ARCHITECTURAL REVIEW - File No. PLSR18-0001 — Zorah Mariano/Stantec Architecture — Consideration of Resolution No. 2018-29 approving Site Plan and Architectural Review for exterior remodel of McDonald's located at 6600 Commerce Boulevard (APN143-061-001) CEQA: The project has been analyzed for compliance with the requirements of the California Environmental Quality Act (CEQA) and found to be categorically exempt as a Class 1 Exemption under Section 15301: Existing Facility. No further action is required pertaining to environmental review. 8.3 PUBLIC HEARING — DEVELOPMENT AREA PLAN AMENDMENTS - File No. PLDP17-0005 — Stephen K. Miller/RPX114 LLC — Consideration of Resolution No. 2018-30, 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. ITEMS FROM THE PLANNING COMMISSION 10. ITEMS FROM THE DEVELOPMENT SERVICE STAFF 11. ADJOURNMENT Appeals of any decisions made tonight must be received by the Planning Division within 10 days and no later than 5: 00 p.m. on May 7, 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 III) CERTIFICATION OF POSTING OF AGENDA I, Kelsey Bracewell, Development Services Office Assistant for the City of Rohnert Park, declare that the foregoing notice and agenda for the April 26, 2018, Planning Commission Meeting of the City of Rohnert Park was posted and available for review on April 20, 2018, at Rohnert Park City Hall, 130 Avram Avenue, Rohnert Park, California 94928. Theagenda is available on the City of Rohnert Park's web site at www.rucitro.org. Signed this 20th day of April, 2018 at Rohnert Park, California. City of Rohnert Park Planning Commission Report DATE: April 26, 2018 ITEM NO: 8.1 SUBJECT: PLUP18-0002 Conditional Use Permit for a Sixty -Four (64) Foot High Monopole Structure with Mobile Phone Antennas and Related Electronic Support Equipment LOCATION: 5210 Commerce Boulevard (APN 143-021-014) REQUEST: Construct a sixty-four foot high monopole telecommunication structure and electronic support equipment APPLICANT: Matthew Moore for GTE Mobilnet of California LP Verizon Wireless Background This project site is located within the I -L/C: Industrial/Commercial Overlay Zoning District. The property is a rectangular shaped lot located just east of Highway 101 on the east side of Commerce Blvd. The subject site also includes a vacant industrial building with an existing 36 - foot monopole telecommunication structure at the rear of the property behind the existing building. There are no residential uses in the immediate vicinity. Applicant's Proposal The Highway 101/Golf Course Drive Verizon Wireless Unmanned Telecommunications Facility Project (project) proposes the relocation of existing antennas to a new monopole, and the installation of outdoor equipment cabinets inside a fenced, leased area located at 5210 Commerce Boulevard in Rohnert Park, California. Verizon Wireless proposes the installation of a new wireless communications facility at the above -referenced address in order to improve coverage and capacity. Page 1 There is an existing 36 -foot tall monopole facility currently at the project site. Verizon proposes to replace the existing monopole with a new 64 -foot tall monopole and related ground mounted electrical equipment that will be capable of supporting both the existing equipment, as well as the additional equipment that Verizon will require in order for the facility to achieve Verizon's coverage objectives for the area. Figure 1: Project Site Location Page 2 The portion of the 5210 Commerce Blvd. parcel to be leased by the applicant is approximately 10 feet by 20 feet and located behind the existing building. The enclosure will include the 64 - foot monopole and related ground mounted electrical equipment enclosed by a 6 -foot chain-link fence with two 4 -foot access gates. The proposed design is a 64 -foot tall monopole, which will include nine (9) Verizon Wireless antennas to be installed at the 60 -foot centerline. The antennas will be placed within three (3) sectors, each with three (3) antennas. Staff Analysis The subject parcel is located in an area primarily made up of industrial type uses. The placement of the new wireless monopole facility is in compliance with all pertinent Rohnert Park height and setback requirements in the Industrial/Commercial Overlay Zoning District and with Rohnert Park Municipal Code Section 17.07 F: Communication Facilities standards. Wireless communication facilities utilize "line -of -sight" technology, which means that the panel antennas must be of sufficient height in order to "see" the existing facilities in the immediate network service area. The 64 -foot tall monopole is the minimum functional height that will accommodate an antenna centerline of 60 feet while complying with the City's requirement for collocating facilities and minimizing visual impact of new facilities. Section 17.07 F: Communication Facilities requires that towers and antennas be setback at a ratio of two horizontal feet for every one foot in height and shall not be readily visible to the nearest residentially zoned property. The monopole will be at a height of 64 feet and setback from Commerce Blvd. approximately 200 feet. The nearest residence is approximately 850 feet from the location of the wireless facility and would be screened from residential neighborhoods by intervening industrial buildings, landscaping and overall distance from the proposed wireless facility. As shown in the photo simulations in Exhibit B, the new 64 -foot wireless facility will be minimally visible from the immediate adjacent industrial properties surrounding the project site and would not be visible at all from the nearest residential use. Page 3 This location of the facility, approximately 200 feet behind the Commerce Blvd. building frontage, is ideal for monopole, antenna, and related equipment. Even though the monopole will be visible from the surrounding area, the area is comprised of mostly industrial type uses with the nearest residential use, Mountain Shadows Apartments at 160 Golf Course Drive, located approximately 850 feet from the subject site (see Figure 4). Figure 4: Line of Sight from Nearest Residential Use K Google Page 4 The applicant submitted an Environmental Noise Analysis conducted by Bollard Acoustical Consultant's, Inc. which provided an analysis of noise emissions from the new wireless facility equipment (see Exhibit C). Based on the equipment noise level data and analyses presented in the document, project -related equipment noise exposure are in compliance with the applicable Rohnert Park Municipal Code noise exposure criteria at the nearest industrial property lines. As a result, no additional noise mitigation measures would be warranted for this project. The applicant also submitted an FCC RF Compliance Assessment and Report. The report is dated October 2, 2017 (see Exhibit D) and was prepared by Hammett and Edison, Inc. The results of the report are as follows: • For a person anywhere at ground, the maximum RF exposure level due to the proposed Verizon operation by itself is calculated to be 0.0050 mW/cm2, which is 0.75% of the applicable public exposure limit. ■ The maximum calculated cumulative level at ground, for the simultaneous operation of both carriers, is 4.2% of the public exposure limit. • The maximum calculated cumulative level at the nearby building is 20% of the public limit. • It should be noted that these results include several "worst-case" assumptions and therefore are expected to overstate actual power density levels. There are no residential areas within 850 feet of the site. Environmental Determination The project has been analyzed for compliance with the requirements of the California Environmental Quality Act (CEQA) and found to be categorically exempt as a Class 3 Exemption under Section 15303: New Construction. No further action is required pertaining to environmental review. Findings The recommended findings to approve the Conditional Use Permit for the modifications to the antenna are included in the attached resolution. Public Notification This item has been duly noticed by publication in the Community Voice for the Conditional Use Permit and posted at the prescribed locations in Rohnert Park. Property owners within 300 feet of the project were mailed notices of the proposed application. 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. 2018-28 approving a Conditional Use Permit to allow mobile phone antenna and related electronic support equipment subject to the findings and conditions of approval. Page 5 Attachments: 1. Resolution 2018-28 Approving a Conditional Use Permit for a new Verizon Wireless Telecommunications Tower located at 5210 Commerce Boulevard (APN 143-021-014) File No. PLSR18-0002 Exhibit A - Project Plan Set Exhibit B - Photo Simulations Exhibit C - Noise Study Exhibit D - FCC RF Compliance Report APPROVALS: Brett Bollinger, Planning Consultant �UX4-) ,- .leey Beiswenger, Planning Manager Page 6 Date q"'�6-/9 Date PLANNING COMMISSION RESOLUTION NO. 2018-28 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF ROHNERT PARK, CALIFORNIA, APPROVING A CONDITIONAL USE PERMIT FOR A WIRELESS ANTENNA STRUCTURE AND AN ENCLOSURE FOR SUPPORTING ELECTRONIC EQUIPMENT (Matthew Moore for GTE Mobilnet of California LP Verizon Wireless) WHEREAS, the applicant, Matthew Moore representing Verizon Wireless, filed Planning Application No. PLUP 18-0002 for approval of a Conditional Use Permit to allow the construction of a cellular antenna and an enclosure for supportive electronic equipment located at 5210 Commerce Boulevard (APN 143-021-014), in accordance with the City of Rohnert Park Municipal Code; WHEREAS, Planning Application No. PLUP 18-0002 was processed in the time and manner prescribed by State and local law; WHEREAS, public hearing notices were mailed to all property owners within a 300 foot radius of the subject property and to all agencies and interested parties as required by California State Planning Law, and a public hearing notice was published in the Community Voice for a minimum of 10 days prior to the first public hearing; WHEREAS, on April 26, 2018 the Planning Commission reviewed Planning Application No. PLUP18-0002 during a scheduled public meeting at which time interested persons had an opportunity to testify either in support of or opposition to the project; and WHEREAS, at the April 26, 2018 Planning Commission meeting, upon hearing and 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. PLUP18-0002; 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. PLUP18-0002, makes the following factors, to wit: A. That the proposed location of the conditional use is in accord with the objectives of the zoning ordinance and the purposes of the district in which the site is located. Criteria Satisfied. The subject parcel is located in an area primarily made up of industrial type uses. The placement of the new wireless monopole facility is in compliance with all pertinent Rohnert Park height and setback requirements in the Industrial/Commercial Overlay Zoning District and with Rohnert Park Municipal Code Section 17.07 F: Communication Facilities standards. The Communications Facilities Ordinance of the Zoning Ordinance seeks to ensure that telecommunications facilities are sited in areas that can be "screened by existing development, topography, or vegetation to the extent feasible." The new 64 -foot wireless facility will be minimally visible from the immediate adjacent industrial properties surrounding the project site and would not be visible at all from the nearest residential use. Even though the monopole will be visible from the surrounding area, the area is comprised of mostly industrial type uses with the nearest residential use located approximately 850 feet from the subject site. Section 17.07 F: Communication Facilities standards requires that towers and antennas be setback from the public street at a ratio of two horizontal feet for every one foot in height and shall not be readily visible to the nearest residentially zoned property. The monopole will be at a height of 65 feet and setback from Commerce Blvd. approximately 200 feet. The nearest residence is approximately 850 feet from the location of the wireless facility and would be screened from residential neighborhoods by intervening industrial buildings, landscaping and overall distance from the proposed wireless facility. R 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. Criteria Salislied. The wireless facility will be setback from Commerce Blvd. approximately 200 feet, behind an existing industrial building, not readily accessible to the general public. The wireless facility would be screened from residential neighborhoods by intervening industrial buildings, landscaping and overall distance from the proposed wireless facility. C. That the proposed conditional use will comply with each of the applicable provisions of this Title. Criteria Satisfied. The project, with Staff -recommended conditions, would be in keeping with the City's Communications Facility Ordinance, in that visibility of the facility would be effectively screened in the manner required by the Ordinance. Section 3. Environmental Clearance. The project is categorically exempt from the California Environmental Quality Act, Article 19, 15303 New Construction projects, Class 3. NOW THEREFORE BE IT RESOLVED, that the Planning Commission does hereby approve Planning Application No. PLUP18-0002 subject to the following conditions: 1. The Conditional Use Permit 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 including, but not limited to, the Federal Communications Commission (FCC) and the Federal Aviation Administration (FAA). 3. Certification must be provided that the proposed facility will at all times comply with all applicable health requirements and standards pertaining to electromagnetic and/or radio frequency radiation. 4. The applicant shall obtain all necessary permits and clearances from the Rohnert Park Building and Public Safety Departments for the project. 5. The project is approved as shown in Exhibits A through D, except as conditioned or modified below. 6. The name of a contact person for site access shall be provided on signage attached to the access gate to the enclosure and remain clearly visible. 7. At any time that part of the proposed antennas, shelters, or wiring enter into a state of non-use, the burden of removing any and all non -used equipment shall remain on the applicant. 8. The gate to the equipment shelter shall remain locked at all times. 9. A fire extinguisher shall be installed as prescribed by California Fire Code standards and be in a cabinet on the outside of the building. 10. The site shall be maintained in a weed free, litter free condition at all times. 11. There shall be no barbed or razor wire on the fence enclosure 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 10 working days from the date of said action. No building permits shall be issued until the appeal period has expired. DULY AND REGULARLY ADOPTED on this 26th day of April, 2018 by the City of Rohnert Park Planning Commission by the following vote: ADAMS Attest: AYES: NOES: BLANQUIE_ BORBA ABSENT: GIUDICE ABSTAIN: I6M/_V/176)�I Susan Adams, Chairperson, Rohnert Park Planning Commission Susan Azevedo, Recording Secretary ZD DRAWING SIGN -OFF EXHIBIT DATE: TIME: % CWC -PLEASE RETURN BY: ■ wtx«r�E SIGNATURE DATE SITE ACQUISITION: PLANNING: verizon CONSTRUCTION: MANAGEMENT: II 2785 Mitchell Drive, Walnut Creek, CA 94598 ve• izon. SIGNATURE DATE CONSTRUCTION: REAL ESTATE: RF ENGINEER: EQUIPMENT ENGINEER: MW ENG./TRANSPORT: OTHER (IF APPLICABLE) SIGNATURE DATE HWY 101 GOLF COURSE 5210 COMMERCE BLVD. ROHNERT PARK, CA 94928 APN. 143-021-014 LOCATION #: 296584 CROWN CASTLE SITE #827751 CROWN CASTLE SITE NAME: WILFRED -Otlr COURT OR1 ve as UTILTIY LT.. e PROJECT SITE S2 CASCADE CT W u s 0 TRANSPORT AVE. +� .✓ L OCA -r, D I R E C T 1 0 N S 1. HEAD NORTHEAST ON MITCHELL DR TOWARD OAK GROVE RD. 2. TURN LEFT ONTO OAK GROVE RD. 3. TURN LEFT ONTO DAVID AVE. 4. TURN RIGHT ONTO MOHR LN. 5. TURN LEFT ONTO MONUMENT BLVD. 6. MERGE ONTO 1-680 N TOWARD SACRAMENTO/MARTINEZ. 7. STAY ON 1-680 N. B. TAKE EXIT 58A FOR INTERSTATE 780 TOWARD BENICIA/VALLEJO. 9.CONTINUE ONTO 1-780 W 10.TAKE EXIT 1B TOWARD SACRAMENTO. 11. MERGE ONTO 1-80 E. 12. TAKE EXIT 33 FOR CA -37 TOWARD NAPA. 13. CONTINUE ONTO CA -37 W. 14. TURN RIGHT ONTO LAKEVILLE RD. 15. TURN RIGHT TO MERGE ONTO US -101 N. 16, MERGE ONTO US -101 N. 17. TAKE EXIT 484A TOWARD WILFRED AVE 18. TURN RIGHT ONTO COMMERCE BLVD. 19. DESTINATION WILL BE ON THE LEFT. 4 I N D E X O F D R A W I N G S 1. T1.1 TITLE SHEET, LOCATION PLAN, PROJECT DATA 2. C-1 CIVIL SURVEY SHEET 3. AlA OVERALL SITE PLAN 4. A2 1 EQUIPMENT LAYOUT PLAN 5. A2 2 ANTENNA LAYOUT PLAN 6. A3.1 PROJECT ELEVATIONS JAN 2 5 2018 CITY OF ROHNERT PARK PROJECT DIRECTORY APPLICANT- PROPERTY OWN,7R; VERIZON WIRELESS CROWN CASTLE 2785 MITCHELL DRIVE 4301 HACIENDA DRIVE, #410 WALNUT CREEK, CA 94598 PLEASANTON, CA 94588 925-737-1007 ARCHITECT CONSTRUCTION MANAGER; MANUEL S. TSIHLAS RICH JOHNSON MST ARCHITECTS, INC. COMPLETE WIRELESS CONSULTING, INC. 1520 RIVER PARK DRIVE 2009 V STREET SACRAMENTO, CA 95815 SACRAMENTO, CA 95818 916-567-9630 916-216-0894 manuel®mstorchilects.com rjohnson®completewireless.nel P R O J E C T S U M M A R Y ASSESSOR'S PARCEL NUMBER 143-021-014 JURISDICTION: CITY OF ROHNERT PARK OCCUPANCY: S-2 (UNMANNED TELECOMMUNICATIONS FACILITY) U (TOWER) TYPE OF CONSTRUCTION: V -B ZONING, INDUSTRIAL (I -L) C 0 D E C O M P L I A N C E ALL WORK AND MATERIALS SHALL BE PERFORMED AND INSTALLED IN ACCORDANCE WITH THE CURRENT EDITIONS OF THE FOLLOWING CODES AS ADOPTED BY THE LOCAL GOVERNING AUTHORITIES. NOTHING IN THESE PLANS IS TO BE CONSTRUED TO PERMIT WORK NOT CONFORMING TO THESE CODES: 2016 CALIFORNIA BUILDING STANDARDS CODE, TITLE 24, CALIFORNIA CODE OF REGULATIONS EFFECTIVE JANUARY 1, 2017 PART 1CALIFORNIA BUILDING STANDARDS ADMINISTRATIVE CODE PART 2 CALIFORNIA BUILDING CODE PART 2.5 CALIFORNIA RESIDENTIAL BUILDING CODE PART 3 CALIFORNIA ELECTRICAL CODE PART 4 CALIFORNIA MECHANICAL CODE PART 5 CALIFORNIA PLUMBING CODE PART 6 CALIFORNIA ENERGY CODE PART B CALIFORNIA HISTORICAL BUILDING CODE PART 9 CALIFORNIA FIRE CODE PART 10 CALIFORNIA EXISTING BUILDING CODE PART 11 CALIFORNIA GREEN BUILDING STANDARDS CODE PART 12 CALIFORNIA REFERENCE STANDARDS CODE LOCAL COUNTY OR CITY ORDINANCES ACCESSIBILITY REOUIREVENT: THIS FACILITY IS UNMANNED AND NOT FOR HUMAN HABITATION. ACCESSIBILITY NOT REQUIRED IN ACCORDANCE WITH THE 2016 CBC 118-203.5, AND 11B-202.4 EXCEPTION 7. P R O J E C T D E S C R I P T 1 0 N PROPOSED VERIZON WIRELESS UNMANNED TELECOMMUNICATIONS FACILITY INCLUDING: - A 14'-0"x20'-0" LEASE AREA. - OUTDOOR EQUIPMENT CABINETS. - POWER, TELCO & FIBER UTILITIES BROUGHT TO FACILITY FROM EXISTING AT&T BUILDING - A CABLE ICE BRIDGE. - REMOVE EXISTING CCI MONOPOLE AND RELOCATE EXISTING ANTENNAS W/ASSOCIATED TOWER MOUNTED EQUIPMENT TO PROPOSED VERIZON WIRELESS MONOPOLE - VERIZON WIRELESS ANTENNAS W/ASSOCIATED TOWER MOUNTED EQUIPMENT MOUNTED ON A PROPOSED MONOPOLE. I PROJECT MILESTONES II 03/08/2017 90% ZONING DOCUMENTS 07/27/2017 100% ZONING DOCUMENTS 09/12/2017 100% ZONING DOCUMENTS REVISION 1 11/28/2017 100% ZONING DOCUMENTS REVISION 2 12/13/2017 100% ZONING DOCUMENTS REVISION 3 XX/XX/XXXX 90% CONSTRUCTION DOCUMENTS XX/XX/XXXX 100% CONSTRUCTION DOCUMENTS Q Q O 00 U N W W 7 V) pQ Ck: J rn W JWP 53�aa CL �vw Z �= O L0 it Q U O J a W W_ f/] L J H Rerisians; Q b E Le mo Job Na. ISassn T11.1 PROPOSED LESSEE 6.0' ACCESS & UTILITY EASEMENT Hwy 101 Gat( Course Loss Arco DeaCriplion All those cartoin least eraos b4ing o portion of that certain parcel OF Panel delineated an that cerle,n plot filed In Book 259 of Surveys. Pogo 39 Ofhclel Recwds of Sonoma County, Colffornte bang more pwlicaloNy de-rioed os follows; Equlpmant Lease Area Cwnmencing Ol the Northhaal 'MAH of the afar,manlianed porcel of land; then.. oloog the Northern brwndary thereof North 69'53'00` Eosl, 18147 feet; lhance South 0107'60' Eaat, 60-90 feelto the True Point of Beginning: thence fru- Said paint o1 boonning Srwlh 00'04'12• East. 20.00 teat; thence North 89'55'46- Coal, 14,00 feel; then.. 5"Ih 00'0412' Wetlt, 20.00 fret thence South 6911848' West 14;00 feet to the point of beginning. Together .4h on aaaement far Ingres,,.. egress and uVifty purposes, twenty feel In width, the tehtorf'rne of wh,Ch IS described os f09ows: &+ginning at a point whkh boars SOUTH 06.04'12" East 9.00 feel ted Nerlh 8955'48" Eoct 10.00 feet from the Southeoat carnet of the above describes too" area; thence from said point of beginning North DO'D412` We.[ 71.86 last;thea ee Sosilh S9'5.YW %&1, 210.7 feel more or laps to the pubfk rignt of woy. Alva toggelhar with an eonfAant for ullrRy purpa.-, a* feel An width, Ino centerline of which Is described an follow,: Bogi-inp at a pofnl 04ch dears Nwlh 89'53'00" Eusl 7.18 feet from the Norinwont awns of the above dascribed porcdl of load; thence From stud point of beginning South 11'49'58' West 1&0 feel. Also tagether wilh on easement far utility porpese.. six loel 1n width, being o Portion of Ihol cerloin porde) of land described at 'Parcel. One" In docamenl 1987-62894 OfOalol Records of $enema C—ly, Culifwnla, the canlarlins a1 which Is descrlbad as fdiawe: Beginning at a point whkh bears North 89'53'DO" F.o%1 7.16 feel from in* Southwest corner of the obese desdripad parcei of land; thence from, said paint of b#9wning North 11'49'56' East 13.5 fret 0 BOX BOX APN 743-030-079 DATE OF' SURVEY, 07-16--17 SURVEYED BY OR UNDER OLN£CT,ON OR KENNETH D. GEIL, RCE 14503 LOCATED IN THE COUNTY OF S[NJOMA. STATE OF CALG'gRNIA. CONTRACTOR 19 RESPONSIBLE TO VERIFY LEASE AREA PF40R 10 CONSTRUCTION. BEARINGS SHOWN ARE BASCO UPON MONUMENTS POUND AND RECORD INFORMATION. THIS IS NOT A DLWNDARY SURVEY. ELEVATIONS SHOWN ON THIS PLAN ARE DASD UPON U.S.G.S. N.A.V.D. 88 DATUM ABOVE MEAN SEA LEVEL UNLESS OTHERWISE NOTED, M.6V0. 1929 CORRECTION: SUBTRACT 277' FROM ELEVATIONS SHOWN FEMA FIRM FLOW ZONE_ `X' PER 06097CO671C. DATED 12-02-2006 £ONTDUR INTERVAL; H.A ASSESSOR'S PARCEL NUMBER: 143-0211-044 L.ANDLORD($).- CROWN CASTLE 4301 HACIENDA DRIVE #410 PLEASANTON, CA 9458E Project Name: Hwy 101 Goll Course 1`10041 $114 Lueolfon: 5210 Cammert4 Blvd. Rohewt Park, CA 94928 Sonoma County Dole of Opseevtfiom 07-18-17 Equipm4nt/Proceaure Used to Obtain Coerdeteles: Trimble CtOXT post pracess.d with Pathfinder Office sofLware- Tlpe of Antenna Movnt: Proposed MonoAelo Coord;nates: Lotilude: N 38'21"35.01'(MAD03) N 38'21.36.32" (NAD27) Longitude: W 122'42'42.31" (NA083) W 12242'38.35' (NAD27) ELEVATION of Ground at Slruelure (NAVDBH) 99.3' AMSL NIs ROHNERT PARK, CA (VICINITY MAI THESE ORAMNGS AND/pt THE ACCOMPANYING 41PEWCATION AS INSTRUMENTS OF SERVICE, ARE THE EXCLUSIVE PROPERTY OF CELL ENOINEERVNG AND THEIR USE AND PUBLICATION SHALL BE RESTRICTED TO THE ORIGINAL SITE AND CARRIER FOR WHICH TNEY ARE PREPARED, REUSE, REPRODUCTION OR PUBLICATION BY ANY METHOD, IN WHOLE OR IN PART, IS PROHIBITED EXCEPT BY WRITTEN PERMISSION FROM MIL ENGINEERING. TITLE TO THESE PLANS AND/OR- SPECIFICATIONS SHALL REMAIN WITH £CIL ENGINEERING WITHOUT PREwDrCE AND VISUAL CONTACT WITH THEM SHALL CUNSTIIUTE PRIMA FACIE EVIDENCE OF ACCEPTANCE OF TKSE RESTRICTIONS. BOUNDARY SHOWN l5 BASED ON MONUMENTATIOM FOUND AND RECORD INFORMATION. THIS 15 NOT A BOUNDARY SURVEY, TtuS IS A SPECIALIZED TOPOGRAPHIC MAP WITH PROPERTY LINES AND EASEMENTS BEING A GRAPHIC OCPICTION BAS[D ON IRaORMATION GATHERED PROM VARIOUS SOURCES OF RECORD AND AVAILABUC MONUMENtA11ON FOUND OURING THE FIEI•D SURVEY. NO EAST'M[NTS WERE RESEARCHED OR PLOTTER, PROPERTY LINES AND LINES OF TITLE WERE NOT INVESTIGATED NOR SURVEYED, ND PROPCRTY MONUMENTS WERE SCT, APN 143-030-021 i.7r DROP INLET — — — — — — -'— —1�.. yCMANHOLE DROP INLET )3173' DROP INLET . PROPOSED LESSEE ACCESS &UTILITY EASEMENT NT M ELECTRIC METER PROPOSED LESSEE 20.0' PROPOSED VERIZON 16RELESS 20' x 14' LEASE AREA r ACCESS &UTILITY EASEMENT 100.6 i TRANSFORMER s48.9' � I BLDG. ROOF 1 EL: 115.8' APN 149— 21-014LADDER EL: 119.0' [o Y13,6' PROPOSED 9.0' ' 14:0' GROWN CASTLE COOROIN}}tVTE POINT/ LEASE AREA ADD LAND PROPOSED NEW TOWER 99.2' GROUND BOK BOLLARD (TVP.) BO% ) GROUND (TYP APPROX. LOCATION 14.0' --11 x894 10.0' CROWN CASTLE LEASE AREA (C) 34.0MONOPOLE 1 APN 143-021-013 0 N Lo o DDD! NES Sheet SCALE 1" = 20' I. — i�ii=sl C-1 OVERALL PROJECT AREA f � r EXISTING UNDERGROUND I TRANSFORMER ' EXISTING ELECTRICAL BOX I IEXISTING TELCO BOX EXISTING CATV 1 EXISTING t DROP INLET li Lr EXISTING CONCRETE DRIVEWAY P A EXISTING 25'-0" WIDE ASPHALT ACCESS ROAD EXISTING 20'-0" WIDE CHAIN ! LINK GATE WITH BARBED WIRE EXISTING SIDEWALK P APN: 143-021-014 w w J m O U r P 1 P P P P P APN: 143-021-013 EXISTING TREES EXISTING LANDSCAPING TO REMAIN TO REMAIN EXISTING EXISTING PROPOSED VERIZON WIRELESS DROP INLET MANHOLE .� 20'-0" WIDE ACCESS AND UTILITY EASEMENT EXISTING TREES TO REMAIN —10 EXISTING BUILDING CANOPY OVER ACCESS DOOR EXISTING PARKING SPACES PROPOSED VERIZON WIRELESS 14'-0"x20'-0" EQUIPMENT LEASE AREA PROPOSED 14'-0"x9'-0" CROWN CASTLE LEASE AREA/ADD—LAND 1 SEE EQUIPMENT A2 LAYOUT PLAN EXISTING CROWN CASTLE 14'-0"X10'-0" EQUIPMENT LEASE AREA. REMOVED EXISTING CCI MONOPOLE AND RELOCATE EXISTING ANTENNAS W/ASSOCIATED TOWER MOUNTED EQUIPMENT TO PROPOSED VERIZON WIRELESS MONOPOLE EXISTING GENERATOR ON TRAILER BED TO REMAIN AT&T TO PROVIDE FIBER FROM EXISTING FTP BOX MOUNTED ON WALL OF BUILDING 0' S' 25" 50' 1 " = 20.0' EXISTING DROP INLET PROPERTY LINE EXISTING CHAIN LINK FENCE WITH BARBED WIRE EXISTING STORAGE UNITS TO REMAIN SITE PLAN ao C-4 W QQ (7, C J C) M a 5 W LLJ a w H O V WCN N O = J J I Lr) m �Q W 0 D Revisions: 6 d File:1621977 All e Drown BX: m Checked B : m Scale: AS NOTED Date: 17/17/17 Job NO. 167.977 AM EXISTING ROOF EXISTING ROOF ACCESS VENT, TYP. LADDER TO BE RELOCATED O O O PROPOSED ROOF WALKING PADS TO NEW LADDER LOCATION /, O O O O EXISTING ROOF WALKING PADS, TYP. O O O O EXISTING HVAC EQUIPMENT O O EXISTINGO EXISTING ROOF PARAPET s`� bjrwmr EXISTING TREES TO REMAIN —10 EXISTING BUILDING CANOPY OVER ACCESS DOOR EXISTING PARKING SPACES PROPOSED VERIZON WIRELESS 14'-0"x20'-0" EQUIPMENT LEASE AREA PROPOSED 14'-0"x9'-0" CROWN CASTLE LEASE AREA/ADD—LAND 1 SEE EQUIPMENT A2 LAYOUT PLAN EXISTING CROWN CASTLE 14'-0"X10'-0" EQUIPMENT LEASE AREA. REMOVED EXISTING CCI MONOPOLE AND RELOCATE EXISTING ANTENNAS W/ASSOCIATED TOWER MOUNTED EQUIPMENT TO PROPOSED VERIZON WIRELESS MONOPOLE EXISTING GENERATOR ON TRAILER BED TO REMAIN AT&T TO PROVIDE FIBER FROM EXISTING FTP BOX MOUNTED ON WALL OF BUILDING 0' S' 25" 50' 1 " = 20.0' EXISTING DROP INLET PROPERTY LINE EXISTING CHAIN LINK FENCE WITH BARBED WIRE EXISTING STORAGE UNITS TO REMAIN SITE PLAN ao C-4 W QQ (7, C J C) M a 5 W LLJ a w H O V WCN N O = J J I Lr) m �Q W 0 D Revisions: 6 d File:1621977 All e Drown BX: m Checked B : m Scale: AS NOTED Date: 17/17/17 Job NO. 167.977 AM 0 b N PROPOSED VERIZON WIRELESS PORTABLE FIRE EXTINGUISHER ON UTILITY H -FRAME. INSTALL IN WEATHERPROOF CABINET & LABEL. THE EXTINGUISHER SHALL BE RATED 4A:8OB:C OR AS REQUIRED BY LOCAL FIRE AUTHORITY PROPOSED VERIZON WIRELESS TELCO BOX PROPOSED UTILITY BOXES MOUNTED TO UNISTRUT ON BUILDING EXTERIOR AT&T TO PROVIDE HOUSE POWER FROM BUILDING MAIN AND GEN BACKUP, PROPOSED VERIZON WIRELESS POWER PROPOSED VERIZON WIRELESS 200A SERVICE DISCONNECT (2) PROPOSED VERIZON WIRELESS HOODED & DOWNTILTED SECURITY LIGHTS PROPOSED VERIZON WIRELESS INTERSECT PANEL 1 W EXISTING ROOF WALKING PADS EXISTING ROOF ACCESS LADDER WITH m g^ SECURITY DOOR TO BE RELOCATED 12'-0"x1B'-0" CONCRETE EQUIPMENT SLAB f (2) PROPOSED VERIZON WIRELESS HOODED & w DOWNTILTED SECURITY LIGHTS w a PROPOSED VERIZON WIRELESS SURGE 14'-0"x20'-0" EQUIPMENT LEASE AREAz PROTECTOR MOUNTED TO ICE BRIDGE (2) PROPOSED VERIZON W WIRELESS GPS ANTENNAS PROPOSED VERIZON WIRELESS ICE BRIDGE of L," PROPOSED VERIZON WIRELESS FIBER FROM EXISTING FTP BOX MOUNTED ON WALL OF BUILDING EDGE OF EXISTING BUILDING EDGE OF EXISTING PARAPET 14'-0" PROPOSED VERIZON WIRELESS EQUIPMENT LEASE AREA 12'-0' EQUIPMENT SLAB CHARLES BATTERY CABINET RELOCATED ACCESS LADDER PROPOSED ROOF WALKING PADS TO NEW LADDER LOCATION 5'-0' 48V LES POWER PLANT 5'-0' CHARLES MISC. CABINET z a_ PROPOSED VERIZON WIRELESS m g^ w 12'-0"x1B'-0" CONCRETE EQUIPMENT SLAB f Z w L PROPOSED VERIZON WIRELESS w a w m g 14'-0"x20'-0" EQUIPMENT LEASE AREAz W 0 o i of L," PROPOSED VERIZON WIRELESS ^a w OUTDOOR EQUIPMENT CABINETS o m z 1PROPOSED VERIZON WIRELESS 6'-0" TALL CHAIN a. o LINK FENCE W/BOLLARD-SME POSTS, BARBED WIRE, GRAY SLATS & (2) 4'-0" WIDE ACCESS GATES PROPOSED 14'-0"x9'-0" CROWN CASTLE LEASE AREA/ADD-LAND I , SEE ANTENNA LAYOUT PLAN PROPOSED VERIZON WIRELESS MONOPOLE EXISTING GROUND BOX f TO REMAIN EXISTING T -MOBILE BOLLARD TO BE REMOVED EXISTING T -MOBILE EQUIPMENT SLAB EXISTING T -MOBILE BOLLARDS 7'-0" TOWER CENTERLINE 7'-0" TOWER CENTERLINE 14'-0' PROPOSED CROWN CASTLE LEASE AREA/ADD-LAND 0' 1' 5' 10' �..-� 112" = 1'-0" IMENT LAYOUT PLAN 112- - i' -G - Go N LLJ � z J QQ L) CL W U WanQ (CID, d O s�W g 04 O z Lr) ix W a 0 © W N Rev+slons: d L LS File:i67.i977 JTId Drawn 8 Checked B : m Scale: As boTEo Dole: i714 n .Job No. Ia77 w _ -- Alai PROPOSED VERIZON WIRELESS 14' -0"x20' -O" LEASE AREA ! PROPOSED CROWN CASTLE Q' ].0 f 14'-0"x9'-0" LEASE AREA O � p Q PROPOSED VERIZON WIRELESS ANTENNAS 0 N' ❑ I PROPOSED VERIZON WIRELESS RRH UNITS PROPOSED VERIZON WIRELESS SURGE PROTECTORS rn 4 -- qx 0' 1' 5' 10' fi I N� 1 ANTENNA LAYOUT PLAN 1/2" = 1'-0" A2.2 SCALE: 1/2' - V-0" TOWER MOUNTED EQUIPMENT SCHEDULE (PRELIMINARY & SUBJECT TO CHANGE) qunnrlTY EQUIPMENT DESCRIPTION TOTAL SECTOR A SECTOR B SECTOR C ANTENNA SBNHH-1D65B OR EQUIVALENT 3 3 3 9 RH / RADIO RUS32 OR EQUIVALENT 2 2 2 6 RH / RADIO RRUS11 W/A2 OR EQUIVALENT W g o = Z Z W F Z Q w Rchsiarts: a n n Filea67. ig77 Drawn By: xv Checked B : m Scale: AS NOTED 1 1 1 3 SURGE PROTECTOR/HYBRID RAYCAP DC3315 /HYBRID TRUNK CABLE 2/2 2/2 PROPOSED VERIZON WIRELESS 14' -0"x20' -O" LEASE AREA ! PROPOSED CROWN CASTLE Q' ].0 f 14'-0"x9'-0" LEASE AREA O � p Q PROPOSED VERIZON WIRELESS ANTENNAS 0 N' ❑ I PROPOSED VERIZON WIRELESS RRH UNITS PROPOSED VERIZON WIRELESS SURGE PROTECTORS rn 4 -- qx 0' 1' 5' 10' fi I N� 1 ANTENNA LAYOUT PLAN 1/2" = 1'-0" A2.2 SCALE: 1/2' - V-0" TOWER MOUNTED EQUIPMENT SCHEDULE (PRELIMINARY & SUBJECT TO CHANGE) qunnrlTY EQUIPMENT DESCRIPTION TOTAL SECTOR A SECTOR B SECTOR C ANTENNA SBNHH-1D65B OR EQUIVALENT 3 3 3 9 RH / RADIO RUS32 OR EQUIVALENT 2 2 2 6 RH / RADIO RRUS11 W/A2 OR EQUIVALENT W g o = Z Z W F Z Q w Rchsiarts: a n n Filea67. ig77 Drawn By: xv Checked B : m Scale: AS NOTED EXIS' TRAIT PROPOSED VERIZON WIRELESS UTILITY H -FRAME V " SCALE: 114' _ OF MO_NOPO_ LE J . 64.0' A.G.L RIZON WIRELESS ANTENNA CENTERLII -- - - -'- 60.0' A(;i. 'ROPOSED VERIZON WIRELESS ;E BRIDGE 2) PROPOSED VERIZON WIRELESS ;PS ANTENNAS XISTING ACCESS LADDER WITH ECURITY DOOR TO BE RELOCATED EXISTING ANTENNAS CENTERLINE '--- 32-0' AG.L ROPOSED VERIZON WIRELESS SURGE ROTECTOR MOUNTED TO ICE BRIDGE ROPOSED VERIZON WIRELESS NTDOOR CABINETS 2) PROPOSED VERIZON TIRELESS HOODED k OWNTILTED SECURITY LIGHTS ROPOSED VERIZON WIRELESS 6'-0' 4LL CHAIN LINK BOLLARD -SME =NCE W/BARBED WIRE, GRAY SLATS (2) 4'-0' WIDE ACCESS GATES TOP OF CABINETS 7.5 A.G.L. TOP OF SLAB , �.5' A.G.L. EXISTING GRADE LEVEL 0.0' A.C.L. TED VERIZON WIRELESS 118'-0" CONCRETE ENT SLAB PROPOSED VERIZON WIRELESS PROPOS PROPOS REMOVED MONOPOLE AI EXISTII W/ASSOCIATED TON EQUIPMENT T VERIZON WIRELES PROPOSED VERIZC OUTDOE (2) PROPOS WIRELESS GP! PROPOS WIRELESS SURGE MOUNTED TO PROPOS WIRELESS PROPOSED VERIZO 6'-0" TALL BOLLARD -S' W/BARBED WIRE, GRI (2) 4'-0" WIDE ACI PROPOSED VERIZOI 12'-0"x18'-0' __.._.._._ EQUIPMENT SLAB TT V4" . TOP OF MONOPOLE OL 64.0' A.G.L. IIZON WIRELESS ANTENNA CENTERLINE -� 60.O' AG,L EXISTING ANTENNAS CENTERLINE OIL —�— 32'-0" AG.L. ao CV W ' Q O-' J 01 UmC Z w O U CSW � ma w O U W W O = cli Lo ex U W O N EXISTING ACCESS LADDER WITH SECURITY DOOR TO BE RELOCATED F x N EXISTING PARAPET EDGE OF EXISTING BUILDING TOP OF CABIRETS 7.5' A.G.L. Revisions: A TOP OF SLAB b 5' A.G.L, d EXISTING GRADE LEVEL 0.0' A.C.L. File:l67-I§77x11. Drown By: m4 Checked 8 : ISI Scnta: A4 mon Data: 17/la/I7 Job N9, 167.1977 .All Exisdng monopole to be removed _ c 3• 770 1 ML _ 777***�4 ��-4,sr-,��.. -.r �'��-'fit" _i r -�� _ - - •b.. .. - kE,xi S-trftq- -- - Proposed replacement monopole - 4 rte. : •'At'-� '=- } � - - - - - 77OW of., Law- - - wjilo p ofte Existing antennas to be moved to new pale. Top of antennas at 40 ft, to be lowered to 32 ft centerline. Existing pole to be removed Existing ladder to be moved further down the wall Proposed Verizon antennas on new monopole. 6 ft standoffs with 12 ft crossarms { Proposed relocated and lowered antennas t r r - ;r�i Existing monopole to be removed VII MI L y� _ ^.�%r'' ,mss• •.� -91 , � . _ ..�.�-moi �sa�. • - � _ ` - __ •t �+..�'�` 'vim"': r` -- _ ��y:o..v.- - -> Exit"#i ng :_ .._°` tt • Proposed replacement monopole IMI ,y+ b ' ,Prciposed - _ ,r . s :y 3r Existing monopole to be y ,. S n Aft„�. _ -�m.. +� ` - .— - Y� � "FYT�'•i4 � t � . t _ _. E .. _- � � .x ire �+re ys• .or 0. 16 Ext 4iProposed replacement monopole rJlt N t }j 7-7 Y ' ' .. ,�� , ',•,'�. � `,�-�. � '' � ��I . _ .... su. ar.c.. � ' _ ter' sit` � w tE_ - ow Ke TZ EXHIBIT C Environmental Noise Analysis Hwy 101 Golf Course Cellular Facility Rohnert Park, California BAC Job # 2015-198 Prepared For: Complete Wireless Consulting Attn: Johnathon Helfin 2009 V Street Sacramento, CA 95818 Prepared By: Bollard Acoustical Consultants, Inc. U Paul Bollard, President April 5, 2017 BOLLARD Acoustical Consultants JAN 2 5 2018 CITY OF ROHNERT PARK 3551 Bankhead Road • Loomis, CA 95650 • Phone: (916) 663-0500 • Fax: (916) 663-0501 • BACNOISE.COM Bollard Acoustical Consultants. Inc. Introduction The Hwy 101 Golf Course Verizon Wireless Unmanned Telecommunications Facility Project (project) proposes the relocation of existing antennas to a new monopole, and the installation of outdoor equipment cabinets inside a fenced lease area located at 5210 Commerce Boulevard in Rohnert Park, California. The outdoor equipment cabinets have been identified as primary noise sources associated with the project. Please see Figure 1 for the project site plan. The studied site design is dated March 8, 2017. Bollard Acoustical Consultants, Inc. has been contracted by Complete Wireless Consulting, Inc. to complete an environmental noise assessment regarding the proposed project cellular equipment operations. Specifically, the following addresses daily noise production and exposure associated with operation of the project outdoor equipment cabinets. Please refer to Appendix A for definitions of acoustical terminology used in this report. Appendix B illustrates common noise levels associated with various sources. Criteria for Acceptable Noise Exposure Rohnert Park Municipal Code Chapter 9.44 of the Rohnert Park Municipal Code provides noise level criteria applicable to this project. The municipal code assumes a base ambient noise level, depending on the zoning of the receiving land use, from which noise levels can be compared. Section 9.44.040 is reproduced below as Table 1. Zone Table 1 Ambient Base Noise Level Criteria Rohnert Park Municipal Code Time Base Ambient Sound Level (dBA) 45 40 55 50 55 55 60 70 75 Environmental Noise Analysis Hwy 101 Golf Course Cellular Facility Rohnert Park, California Page 1 R1 and R2 10 p.m. to 7 a.m, R1 and R2 7 p.m. to 10 p.m. R1 and R2 7 a.m. to 7 p.m. R3 and R4 10 p.m. to 7 a.m. R3 and R4 7 a.m. to 10 p.m. Commercial 10 p.m. to 7 a.m. Commercial 7 a.m. to 10 p.m. Limited Industrial Anytime General Industrial Anytime Source: Rohnert Park Municipal Code, Chapter 9.44 Noise, Section 9.44.040 45 40 55 50 55 55 60 70 75 Environmental Noise Analysis Hwy 101 Golf Course Cellular Facility Rohnert Park, California Page 1 / \ P!LL k 'L% U ° ca | \I (Ln � ® } � 0 Q y2 . b / k ED\( \ƒ\\\ \ )\ (\, ( TI m { 3 feetrL . .s fot�y § ) / o o 0 5) Ln` o§§§o quo ( o e> _ \ \/\La\ \ $ 4 o IN §E, !m, ]. I ; , ! ~ D ° ° k E a. CL 'Jnen,Ji7o / L 2 a @ � @(7 `R !■ » k \ \ m / [ o ) ■[ § 2!s 5 2( § o C (L (L a � Bollard Acoustical Consultants, Inc. Section 9.44.110 states that the exterior noise level of machinery and equipment shall not cause the noise level at the property line of any property to exceed the ambient base noise level by more than 5 dB. For this project, the adjacent land uses are zoned Industrial (I -Q. After application of the 5 dB increase to the ambient base noise levels presented in Table 1, the resulting noise level standard at the property lines of the nearest industrial (limited) land uses is 75 dBA (anytime). Project Noise Generation The project proposes the installation of three equipment cabinets within the lease area illustrated on Figure 1. Specifically, the cabinets assumed for the project are as follows: two Charles Industries 48V Power Plants and one miscellaneous cabinet cooled by a McLean Model T-20 air conditioner. The cabinets and their respective reference noise levels are provided in Table 2. The manufacturer's noise level data specification sheets for the proposed equipment cabinets are provided as Appendix C. Table 2 Reference Noise Level Data of Proposed Equipment Cabinets Number of Reference Noise Reference Distance, Equipment Cabinets Level, dB feet Charles Industries 48V Power Plant 2 60 5 McLean T-20 1 66 5 Notes: Manufacturer specification sheets provided as Appendix C. Predicted Facility Noise Levels at Nearest Industrial Property Lines As mentioned previously, the adjacent land uses are zoned Industrial (I -Q. As indicted in Figure 1, the project equipment maintains a separation of 65-87 feet from the nearest industrial property lines. Assuming standard spherical spreading loss (-6 dB per doubling of distance), project -equipment noise exposure at the nearest industrial property lines was calculated and the results of those calculations are presented in Table 3. Environmental Noise Analysis Hwy 101 Golf Course Cellular Facility Rohnert Park, California Page 3 Bollard Acoustical Consultants, Inc. Table 3 Project -Related Noise Exposure at Nearest Industrial Property Lines Hwy 101 Golf Course Verizon Wireless Telecommunications Facility Project APN Distance from Cellular Equipment (feet)2 Predicted Cabinet Noise Levels, (dBA) 143-021-013 65 45 143-030-019 70 45 143-030-006 87 43 Notes: 1 Property lines and distances are shown on Figure 1. 2 Distances were scaled from the project equipment to the nearest industrial property lines. As shown in Table 3, the predicted equipment cabinet noise levels of 43-45 dBA at the nearest industrial property lines would satisfy the Rohnert Park Municipal Code 75 dBA noise level standard by a wide margin. As a result, no further consideration of noise mitigation measures would be warranted for this aspect of the project. Conclusions Based on the equipment noise level data and analyses presented above, project -related equipment noise exposure is expected to satisfy the applicable Rohnert Park Municipal Code noise exposure criteria at the nearest industrial property lines. As a result, no additional noise mitigation measures would be warranted for this project. This concludes our environmental noise assessment for the proposed Hwy 101 Golf Course Cellular Facility in Rohnert Park, California. Please contact BAC at (916) 663-0500 or paulb[a),bacnoisc.com with any questions or requests for additional information. Environmental Noise Analysis Hwy 101 Golf Course Cellular Facility Rohnert Park, California Page 4 Appendix A Acoustical Terminology Acoustics The science of sound. Ambient The distinctive acoustical characteristics of a given space consisting of all noise sources Noise audible at that location. In many cases, the term ambient is used to describe an existing or pre -project condition such as the setting in an environmental noise study. Attenuation The reduction of an acoustic signal. A Weighting A frequency -response adjustment of a sound level meter that conditions the output signal to approximate human response. Decibel or dB Fundamental unit of sound, A Bell is defined as the logarithm of the ratio of the sound pressure squared over the reference pressure squared. A Decibel is one-tenth of a Bell. CNEL Community Noise Equivalent Level. Defined as the 24-hour average noise level with noise occurring during evening hours (7 - 10 p.m.) weighted by a factor of three and nighttime hours weighted by a factor of 10 prior to averaging. Frequency The measure of the rapidity of alterations of a periodic signal, expressed in cycles per second or hertz. Ldn Day/Night A\erage Sound Level. Similar to CNEL but with no evening weighting. Leq Equivalent or energy -averaged sound level. Lmax The highest root -mean -square (RMS) sound level measured over a given period of time. Loudness A sut ective term for the sensation of the magnitude of sound. Masking The amount (or the process) by which the threshold of audibility is for one sound is raised by the presence of another (masking) sound. Noise Urmonted sound. Peak Noise The level corresponding to the highest (not RMS) sound pressure measured over a given period of time. This term is often confused with the Maximum level, which is the highest RMS level. RT® The time it takes reverberant sound to decay by 60 dB once the source has been removed, Sabin The unit of sound absorption. One square foot of material absorbing 100% of incident sound has an absorption of 1 sabin. SEL A rating, in decibels, of a discrete event, such as an aircraft flyover or train passby, that compresses the total sound energy of the event into a 1-s time period. Threshold The lowest sound that can be perceived by the human auditory system, generally of Hearing considered to be 0 dB for persons with perfect hearing. Threshold Approximately 120 dB above the threshold of hearing. of Pain _ BOLLARD Acoustical Consultants Appendix B 11 Typical A -Weighted Sound Levels of Common Noise Sources Decibel Scale (dBA)* Chainsaw 110 11 ll� 01� 1111� 7j floor6— C.- an 30 Plin Failing 15 20 10 11 Jet Takeoff 140 Pneumatic um at ic Riveter 124 Hammer Drill 114 Rock Concert 105 TraCIOrtHand Drill 97 I City Traffic iiiiir Al 3pendix C-1 4. 7 I+ 32 3 -� 7 INCH KNOCKOUTS (BOTH SIDES) WEIGHT WITH BATTERIES: WEIGHT WITHOUT BATTERIES: MAX NOISE LEVEL: 2296 LBS. 760 LBS. 55-60dB NorthStar NSB-1170FT batteries at 128 lbs each, Qty 12 /�}/E] Q(� ChofIcN IAdu11rleP Ltd. �a►{i? lea7 Tci1..C.ODiUs A.1oAS Group CHARLES PART # i:iiiei i�:s':f Niil 1001l' Dr l,. S Lbpuc 1,7-6DR-4:R! CUBE-SS4C215XC1 TRIS IS THE PROPERTY OF CHARLES INOUSTNIES LTD. AND SHALL POT RE AE PRODUCED. COPIED OR USED IN ANY MANNER DETRIMENTAL TO THEIR INTERSTS. Verizon Wireless Large Site Support Enclosure 0 Appendix C-2 ,O ro b O � Q pry � N p _ V i U -O O �c0 O — — -- a r IN; 3 Fm ml z 0 0 �a f� Z g U tP� 31 OZ,OU #Q 082 W zW n o€g�� ud Z `� g � lfi ed@ e8� g O C z d IL ¢w� 00 W dZFa- � H > > O e p o00�=OQ , ul U U paww ¢W Z r-NMa 4 L6 -j EXHIBIT D Verizon Wireless • Proposed Base Station (Site No. 296584 "Hwy 101 Golf Course") 5210 Commerce Boulevard • Rohnert Park, California Statement of Hammett & Edison, Inc., Consulting Engineers The firm of Hammett & Edison, Inc., Consulting Engineers, has been retained on behalf of Verizon Wireless, a personal wireless telecommunications carrier, to evaluate the base station (Site No. 296584 "Hwy 101 Golf Course") proposed to be located at 5210 Commerce Boulevard in Rohnert Park, California, for compliance with appropriate guidelines limiting human exposure to radio frequency ("RF") electromagnetic fields. Executive Summary Verizon proposes to install directional panel antennas on a tall steel pole to be sited at 5210 Commerce Boulevard in Rohnert Park. The proposed operation will, together with the existing base station at the site, comply with the FCC guidelines limiting public exposure to RF energy. Prevailing Exposure Standards The U.S. Congress requires that the Federal Communications Commission ("FCC") evaluate its actions for possible significant impact on the environment. A summary of the FCC's exposure limits is shown in Figure 1. These limits apply for continuous exposures and are intended to provide a prudent margin of safety for all persons, regardless of age, gender, size, or health. The most restrictive FCC limit for exposures of unlimited duration to radio frequency energy for several personal wireless services are as follows: Wireless Service Freguency Band Occupational Limit Public Limit Microwave (Point -to -Point) 5-80 GHz 5.00 mW/cm2 1.00 mW/cm2 WiFi (and unlicensed uses) 2-6 5.00 1.00 BRS (Broadband Radio) 2,600 MHz 5.00 1.00 WCS (Wireless Communication) 2,300 5.00 1.00 AWS (Advanced Wireless) 2,100 5.00 1.00 PCS (Personal Communication) 1,950 5.00 1.00 Cellular 870 2.90 0.58 SMR (Specialized Mobile Radio) 855 2.85 0.57 700 MHz 700 2.40 0.48 [most restrictive frequency range] 30-300 1.00 0.20 General Facility Requirements Base stations typically consist of two distinct parts: the electronic transceivers (also called "radios" or "channels") that are connected to the traditional wired telephone lines, and the passive antennas that send the wireless signals created by the radios out to be received by individual subscriber units. The transceivers are often located at ground level and are connected to the antennas by coaxial cables. A HAMMETT & EDISON, INC. CONSULTING ENGINEERS SAN FRANCISCO RECEIVED U6QP Page 1 of 4 JAN 2 5 2018 CITY OF ROHNERT PARK Verizon Wireless • Proposed Base Station (Site No. 296584 "Hwy 101 Golf Course") 5210 Commerce Boulevard • Rohnert Park, California small antenna for reception of GPS signals is also required, mounted with a clear view of the sky. Because of the short wavelength of the frequencies assigned by the FCC for wireless services, the antennas require line -of -sight paths for their signals to propagate well and so are installed at some height above ground. The antennas are designed to concentrate their energy toward the horizon, with very little energy wasted toward the sky or the ground. This means that it is generally not possible for exposure conditions to approach the maximum permissible exposure limits without being physically very near the antennas. Computer Modeling Method The FCC provides direction for determining compliance in its Office of Engineering and Technology Bulletin No. 65, "Evaluating Compliance with FCC -Specified Guidelines for Human Exposure to Radio Frequency Radiation," dated August 1997. Figure 2 describes the calculation methodologies, reflecting the facts that a directional antenna's radiation pattern is not fully formed at locations very close by (the "near -field" effect) and that at greater distances the power level from an energy source decreases with the square of the distance from it (the "inverse square law"). The conservative nature of this method for evaluating exposure conditions has been verified by numerous field tests. Site and Facility Description Based upon information provided by Verizon, including zoning drawings by MST Architects, dated July 21, 2017, it is proposed to install nine JMA Model X7CQAP-665-VRO directional panel antennas on a new 64 -foot steel pole to be sited behind the light industrial building located at 5210 Commerce Boulevard in Rohnert Park. The antennas would employ no downtilt, would be mounted at an effective height of about 60 feet above ground, and would be oriented in groups of three toward 40°T, 190°T, and 330°T. The maximum effective radiated power in any direction would be 10,130 watts, representing simultaneous operation at 4,400 watts for AWS, 4,220 watts for PCS, and 1,510 watts for 700 MHz service; no operation on cellular frequencies is presently proposed from this site. Presently located on a shorter pole behind the building are similar antennas for use by T -Mobile; these are to be relocated to the new pole, at the same effective height of 32 feet above ground. For the limited purpose of this study, the transmitting facilities of that carrier are assumed to be as follows: Service Maximum ERP Antenna Model Downtilt AWS 4,400 watts Ericsson AIR21 20 PCS 2,200 Ericsson AIR21 2 700 MHz 1,800 Andrew LNX-6514DS 2 HAMMETT & EDISON, INC. CONSULTING ENGINEERS U6QP SAN FRANCISCO Page 2 of 4 Verizon Wireless • Proposed Base Station (Site No. 296584 "Hwy 101 Golf Course") 5210 Commerce Boulevard • Rohnert Park, California Study Results For a person anywhere at ground, the maximum RF exposure level due to the proposed Verizon operation by itself is calculated to be 0.0050 mW/cm2, which is 0.75% of the applicable public exposure limit. The maximum calculated cumulative level at ground, for the simultaneous operation of both carriers, is 4.2% of the public exposure limit. The maximum calculated cumulative level at the nearby building is 20% of the public limit. It should be noted that these results include several "worst- case" assumptions and therefore are expected to overstate actual power density levels. There are no residential areas within 850 feet of the site, based on review of photographs from Google Maps. No Recommended Mitigation Measures Due to their mounting location and height, the Verizon antennas would not be accessible to unauthorized persons, and so no mitigation measures are necessary to comply with the FCC public exposure guidelines. It is presumed that the two carriers will, as FCC licensees, take adequate steps to ensure that their employees or contractors receive appropriate training and comply with FCC occupational exposure guidelines whenever work is required near the antennas themselves. Conclusion Based on the information and analysis above, it is the undersigned's professional opinion that operation of the base station proposed by Verizon Wireless at 5210 Commerce Boulevard in Rohnert Park, California, will comply with the prevailing standards for limiting public exposure to radio frequency energy and, therefore, will not for this reason cause a significant impact on the environment. The highest calculated level in publicly accessible areas is much less than the prevailing standards allow for exposures of unlimited duration. This finding is consistent with measurements of actual exposure conditions taken at other operating base stations. HAMMETT & EDISON, INC. CONSULTING ENGINEERS U6QP SAN FRANCISCO Page 3 of 4 Verizon Wireless • Proposed Base Station (Site No. 296584 "Hwy 101 Golf Course") 5210 Commerce Boulevard • Rohnert Park, California Authorship The undersigned author of this statement is a qualified Professional Engineer, holding California Registration Nos. E-13026 and M-20676, which expire on June 30, 2019. This work has been carried out under his direction, and all statements are true and correct of his own knowledge except, where noted, when data has been supplied by others, which data he believes to be correct. October 2, 2017 HAMMETT & EDISON, INC. CONSULTING ENGINEERS SAN FRANCISCO fr. h E-13026 M-20676 F.v.6 00-2019 CHj ti'l'Lc William F. Hai iAiett, P.E. 707/996-5200 U6QP Page 4 of 4 FCC Radio Frequency Protection Guide The U.S. Congress required (1996 Telecom Act) the Federal Communications Commission ("FCC") to adopt a nationwide human exposure standard to ensure that its licensees do not, cumulatively, have a significant impact on the environment. The FCC adopted the limits from Report No. 86, "Biological Effects and Exposure Criteria for Radiofrequency Electromagnetic Fields," published in 1986 by the Congressionally chartered National Council on Radiation Protection and Measurements ("NCRP"). Separate limits apply for occupational and public exposure conditions, with the latter limits generally five times more restrictive. The more recent standard, developed by the Institute of Electrical and Electronics Engineers and approved as American National Standard ANSI/IEEE C95.1-2006, "Safety Levels with Respect to Human Exposure to Radio Frequency Electromagnetic Fields, 3 kHz to 300 GHz," includes similar limits. These limits apply for continuous exposures from all sources and are intended to provide a prudent margin of safety for all persons, regardless of age, gender, size, or health. As shown in the table and chart below, separate limits apply for occupational and public exposure conditions, with the latter limits (in italics and/or dashed) up to five times more restrictive: Frequency Electroma netic Fields f is freguency of emission in MHz Applicable Electric Magnetic Equivalent Far -Field Range Field Strength Field Strength Power Density (MHz) (V/m) (A/m) (MW/CM2) 0.3— 1.34 614 614 1.63 1.63 100 100 1.34— 3.0 614 823.8/f 1.63 2.19/f 100 180/12 3.0— 30 1842/f 823.8/f 4.89/ f 2.19/f 900/ f 180/1 30— 300 61.4 27.5 0.163 0.0729 1.0 0.2 300— 1,500 3.54-\Ff 1. 594f 1Ff/106 Nf1238 f/300 f/1500 1,500— 100,000 137 61.4 0.364 0.163 5.0 1.0 1000 100 3Ei 10 o � 0.1 Occupational Exposure ` PCS � FM Cell dE I 0. Public Exno. ure 0.1 1 10 100 103 104 105 Frequency (MHz) Higher levels are allowed for short periods of time, such that total exposure levels averaged over six or thirty minutes, for occupational or public settings, respectively, do not exceed the limits, and higher levels also are allowed for exposures to small areas, such that the spatially averaged levels do not exceed the limits. However, neither of these allowances is incorporated in the conservative calculation formulas in the FCC Office of Engineering and Technology Bulletin No. 65 (August 1997) for projecting field levels. Hammett & Edison has built those formulas into a proprietary program that calculates, at each location on an arbitrary rectangular grid, the total expected power density from any number of individual radio sources. The program allows for the description of buildings and uneven terrain, if required to obtain more accurate projections. HAMMETT & EDISON, INC. CONSULTING ENGINEERS FCC Guidelines SAN FRANCISCO Figure 1 RFR.CALCTM Calculation Methodology Assessment by Calculation of Compliance with FCC Exposure Guidelines The U.S. Congress required (1996 Telecom Act) the Federal Communications Commission ("FCC") to adopt a nationwide human exposure standard to ensure that its licensees do not, cumulatively, have a significant impact on the environment. The maximum permissible exposure limits adopted by the FCC (see Figure 1) apply for continuous exposures from all sources and are intended to provide a prudent margin of safety for all persons, regardless of age, gender, size, or health. Higher levels are allowed for short periods of time, such that total exposure levels averaged over six or thirty minutes, for occupational or public settings, respectively, do not exceed the limits. Near Field. Prediction methods have been developed for the near field zone of panel (directional) and whip (omnidirectional) antennas, typical at wireless telecommunications base stations, as well as dish (aperture) antennas, typically used for microwave links. The antenna patterns are not fully formed in the near field at these antennas, and the FCC Office of Engineering and Technology Bulletin No. 65 (August 1997) gives suitable formulas for calculating power density within such zones. For a panel or whip antenna, power density S = 180 0 x 0. P"'h , in mW/cm2 ew and for an aperture antenna, maximum power density Smax = 0. 1 x 16 x 71 x P,,,,, nxh' where 013W = half -power beamwidth of the antenna, in degrees, and Pnet = net power input to the antenna, in watts, D = distance from antenna, in meters, h = aperture height of the antenna, in meters, and q = aperture efficiency (unitless, typically 0.5-0.8). The factor of 0.1 in the numerators converts to the desired units of power density. , in mW/cm2, Far Field. OET-65 gives this formula for calculating power density in the far field of an individual RF source: 2.56 x 1.64 x 100 x RFF` x ERP power density s = in mW/cm2, 4xirxD2 where ERP = total ERP (all polarizations), in kilowatts, RFF = relative field factor at the direction to the actual point of calculation, and D = distance from the center of radiation to the point of calculation, in meters. The factor of 2.56 accounts for the increase in power density due to ground reflection, assuming a reflection coefficient of 1.6 (1.6 x 1.6 = 2.56). The factor of 1.64 is the gain of a half -wave dipole relative to an isotropic radiator. The factor of 100 in the numerator converts to the desired units of power density. This formula has been built into a proprietary program that calculates, at each location on an arbitrary rectangular grid, the total expected power density from any number of individual radiation sources. The program also allows for the description of uneven terrain in the vicinity, to obtain more accurate projections. HAMMETT & EDISON, INC. CONSULTING ENGINEERS Methodology SAN FRANCISCO Figure 2 City of Rohnert Park Planning Commission Report DATE: April 26, 2018 ITEM NO: 8.2 AGENDA TITLE: PLSR18-0001 Site Plan and Architectural Review for the McDonald's at 6600 Commerce Boulevard Exterior Fagade Remodel Project ENTITLEMENTS: Site Plan and Architectural Review LOCATION: 6600 Commerce Boulevard, APN 143-061-001 GP/ZONING: Commercial -R / C-R: Regional Commercial APPLICANT: Zorah Mariano, Stantec Architecture Inc. RECOMMENDATON Staff recommends approval of Site Plan and Architectural Review (SPAR) for the proposed McDonald's remodel project at 6600 Commerce Boulevard. SPAR is required for the proposed exterior alterations to the existing building. SIJMMARV The project site is located at 6600 Commerce Boulevard on an approximate 0.92 -acre parcel adjacent to other similar neighborhood commercial businesses on the east side of Commerce Blvd. (Figure 1). The project proposes to remodel the exterior fagade with new stucco, corrugated metal, paint colors, aluminum canopies, metal louver screen panel, signage and new storefront system (existing windows will remain). No expansion or other exterior changes are proposed to the McDonald's commercial space, to the drive-through, paved parking facilities, and trash enclosure. The subject site is designated in the General Plan as Commercial -R (Regional) and is accordingly zoned C-R: Regional Commercial. Page 1 G m Now. sm 11 an map din P' « -im iJr Enterprise Di Enterprise Dr _ u600 Carnmerce �`; j •7'�f� -Sas l � Fifth Sun Tattoo fir. tsm m m • GriP & Sushi Mone,Gram u = GoIdXChunge o, Lu Perla P+4arke� u Plaza m �Ilsl;ile Insurance llclenl'" Greg Simpkins :^ hrc` Jake's Performance n — Hobbies n m .i rt rn BACKGROUND Surrounding Land Uses The project site is located at the intersection of Commerce Blvd. and Enterprise Drive adjacent to other commercial businesses to the north, south and east. Highway 101 is located to the west across Commerce Blvd. To the south and east past the adjacent commercial businesses are downtown high density residential developments. Copeland Creek is located to the south past the KFC/A&W (see Figure 2). Project Details Location and Access Primary access to the subject site is from Commerce Blvd. and secondary access would be from Enterprise Drive through the adjacent commercial property parking lot (see Figure 3). No changes are proposed to the access driveways, parking, landscaping or drive-through. Building Elevations The project would introduce new architectural elements and articulation to the building facade using materials, including new textures, colors, and wall plane changes. The exterior remodel would remove the existing decorative roof cornice and replace with grey metal fascia along the entirety of the roof line. The project would introduce a corrugated metal panel below the metal cornice along the north, south and east elevations. Window awnings would be replaced with new white aluminum canopies. The project proposes to remodel the exterior stucco fagade with two types of grey stucco finish and a grey aluminum trellis wall fascia running along the middle of the north, south, and east wall planes. A new color palette is proposed for the exterior utilizing soft grey tones with darker grey accent walls. The project also includes new signage that complements the new exterior modifications. All four sides of the building exterior will be painted per the Exterior Elevation exhibit shown in Figures 5. Page 3 r lgul-i'. *: l:.'tiitillllc, mevation Figure 5: Proposed Building Elevations p•. Fiont Page 4 ANALYSIS General Plan The proposed project includes exterior modifications, including new signage, to an existing commercial building and would remain in compliance with the Commercial -R (Regional) General Plan land use designation of the property which is intended to provide sites for retail areas containing a wide variety of businesses, including: retail stores, eating and drinking establishments, commercial recreation, service stations, automobile sales and repair services, financial, business and personal services, hotels and motels, and educational and social services. Zoning Regulations The property is zoned C-R: Regional Commercial which is intended to allow for uses that provide goods and services that serve the community and outlying areas within an eight to twenty -mile radius. Large commercial/retail uses are permitted in the C-R zoning district as well as a range of other commercial activities. The project involves exterior modifications to an existing building and therefore there are no changes to height, setbacks, landscape areas, or parking on the site. Design Guidelines The application has been reviewed according to the city design guidelines and satisfies all of the required design criteria. The analysis is included in the attached resolution and demonstrates: • The proposal's general appearance is compatible with existing development and enhances the surrounding neighborhood. • 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. • 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. ENVIRONMENTAL DETERMINATION The project has been analyzed for compliance with the requirements of the California Environmental Quality Act (CEQA) and found to be categorically exempt as a Class 1 Exemption under Section 15301: Existing Facility. No further action is required pertaining to environmental review. Attachments 1. Resolution 2018-29 Approving a Site Plan and Architecture Review for the exterior remodel of a McDonald's restaurant located at 6600 Commerce Boulevard (APN 143- 061-001) File No. PLSR18-0001 Exhibit A — Plan Set Exhibit B — Sign Package Exhibit C — Color Board Page 5 APPROVALS: BretLBoltitigcr, Planni4l Cons Cant Jeffrey Beiswenger, Pla« ` ig Ma ger Page 6 Date Date /-/. ,/.v, PLANNING COMMISSION RESOLUTION NO. 2018-29 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF ROHNERT PARK, CALIFORNIA, APPROVING SITE PLAN AND ARCHITECTURAL REVIEW FOR EXTERIOR REMODEL OF MCDONALD'S AT 6600 COMMERCE BOULEVARD (APN 143-061-001) WHEREAS, the applicant, Zorah Mariano, filed Planning Application No. PLSR18- 0001 for Site Plan and Architectural Review for an exterior remodel of an existing McDonald's commercial building, in accordance with the City of Rohnert Park Municipal Code; WHEREAS, Planning Applications No. PLSR18-0001 was processed in the time and manner prescribed by State and local law; WHEREAS, on April 26, 2018, the Planning Commission reviewed Planning Application No. PLSR18-0001 at which time interested persons had an opportunity to testify either in support of or opposition to the project; and WHEREAS, at the April 26, 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. PLSR18-0001. 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. Factors Considered. The Planning Commission, in approving Planning Application No. PLSR18-0001, makes the following factors, to wit: A. That the developments general appearance is compatible with existing development and enhances the surrounding neighborhood. Criteria Satisfied. The project proposes to remodel the exterior fagade with new signage and fagade architectural elements. No expansion or other exterior changes are proposed to the drive-through, paved parking facilities, and trash enclosure; therefore, the development would remain compatible with existing surrounding commercial development. 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 project proposes to remodel the exterior fagade with new signage and fagade architectural elements. No expansion or other exterior changes are proposed to the commercial space, to the drive-through, paved parking facilities, and trash enclosure. The exterior modifications to the existing commercial building would not alter the height, bulk, or area of the commercial building. The proposed design maintains the features from the original building design that are consistent with this criteria. C. That the development will be located and oriented in such a manner so as to provide pedestrian, bicycle and vehicular connections with adjacent properties, as appropriate, and avoids indiscriminate location and orientation. Criteria Satisfied. The project proposes to remodel the exterior fagade with new signage and fagade architectural elements. The project involves exterior modifications to an existing building and therefore there are no changes to the building orientation, height, setbacks, landscape areas, or parking on the site. The exterior modifications to the existing commercial building would not alter the pedestrian, bicycle and vehicular connections with adjacent properties. The site as currently designed is consistent with this criteria. Section 3. Environmental Clearance. The project has been analyzed for compliance with the requirements of the California Environmental Quality Act (CEQA) and found to be categorically exempt as a Class 1 Exemption under Section 15301: Existing Facility. No further action is required pertaining to environmental review. NOW THEREFORE BE IT RESOLVED, that the Planning Commission does hereby approve Planning Application No. PLSR18-0001 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 26th day of April, 2018 by the City of Rohnert Park Planning Commission by the following vote: ADAMS Attest: AYES: NOES: BLANQUIE_ BORBA ABSENT: GIUDICE ABSTAIN: HAYDON Susan Adams, Chairperson, Rohnert Park Planning Commission Susan Azevedo, Recording Secretary EXHIBIT A ADOPTED PER PLANNING COMMISSION RESOLUTION NO. 2018-29 CONDITIONS OF APPROVAL: 6600 COMMERCE BOULEVARD — MCDONALD'S SITE PLAN AND ARCHITECTURAL REVIEW The conditions below shall apply to the McDonald's commercial building exterior alterations project located at 6600 Commerce Boulevard (PLSR18-0001). 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. 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. 3. The Applicant agrees to defend, indemnify, hold harmless and release the City of Rohnert Park, its agents, officers, attorneys and employees from any claim, action or proceedings brought against any of the above, the purpose of which is to attack, set aside, void, or annul the approval of this application or certification of the environmental document which accompanies it. This indemnification obligation shall include but not be limited to, damages, costs, expenses, attorneys', or expert witness fees that may be asserted by any person or entity, including the Applicant, whether or not there is concurrent passive or active negligence on the part of the City, its agents, officers, attorneys or employees. 4. 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. Building Department Conditions 5. Tenant improvement permit required from the Building Department for interior modifications. 6. Site Improvement permit required from the Engineering Department for civil site upgrades. Note: Both Tenant Improvement and Site Improvement permits can be combined into one application. 2016 REMODEL BUILDING DRAWING INDEX LfflCa� � C+�„RE' 16 EXTERIOR REMO EL RL�11510NS , CVR COVER SHEET e W@M)g PNW REGION — `V SITE SITE PLAN 6600 COMMERCE BLVD ROHNERT PARK, CA 94928 BUILDING INFORMATION: SP1 ENLARGED SITE PLAN ADDRESS' SD2 DRIVE-THRU DETAILS STATE SITE CODE: 004-4978 k n-----r-nd b STREET ADDRESS: 6600 COMMERCE BLVD. I 1 It CITY: ROHNERT PARK, CA 94928 ARCHITECTURAL COUNTY: SONOMA COUNTY A1.0 FLOOR PLAN' STATE: CALIFORNIA A2.0 EXTERIOR ELEVATIONS I 19 SITE: A2.1 EXTERIOR ELEVATIONS +�A2.2 EXTERIOR ELEVATIONS ID II McDONALD'S SITE AREA: 40,000 S.F. (0.918 Acre) � � u I ZONED: C-R A2.3 EXTERIOR ELEVATIONS I i A.P.N.: 143-061-001-000 o n L I csj II BUILDING CODE: 3 r a - ,�._ T ;I I "Y BUILDING COOS EDITION: 2016 CALIFORNIA BUILDING CODE MD w --_ PLUMBING CODE EDITION: 2016 CALIFORNIA PLUMBING CODE �I II II __ MECHANICAL CODE EDITION: 2016 CALIFORNIA MECHANICAL CODE I I ELECTRICAL CODE EDITION: 2016 CALIFORNIA ELECTRICAL CODE I FIRE CODE EDITION; 2016 CALIFORNIA FIRE CODE ffi ACCESSIBILITY CODE: 2016 CAUFORNtA BUILDING CODE, CHAPTER 118 CALIFORNIA CODE REGULATIONS TITLE 24 FOR DISABLED ACCESS, ENERGY CONSERVATION j �^ I & NOISE ATTENUATION =a_ �^^ t III GREEN BUILDING CODE: 2016 CALIFORNIA GREEN BUILDING CODE Jg$ 11 ENERGY CODE: 2016 CALIFORNIA ENERGY CODE i[$ �° — BLl1j,DING DATA: EXHIBIT Ai°.a OCCUPANCY: A2 a Q 2 9 r $ CONSTRUCTION TYPE: VB SPRINKLED 2$f'� "f mss` Y '� �A NUMBER OF STORIES: 1 THIS DRAWING Ij(� BUILDING HEIGHT: 22'-3" (MAIN BLDG. PARAPET) In 27'-8" (BRAND WALL)g § I REFERENCE ONLY, BUILDING AREA: TOTAL: 5,208 S.F. NORTH NOT FOR CONSTRUCTION F.A.R.: 0.13 (PROPOSED) zl O C�p 9 6 V I a t VICINITY MAP lI � Ile a o � � S 0 N OD a WM LO/N% RECEIVED a Ll ga mo FEB p 2 201 N �a $ it Ld CITY OF ROHNERT PARK g U w o: NORTH CV "' N) SITE PLAN SP1 L' - 20'-0' NOTES 1. SURFACE DE RAMP AND RAKS SHALL BE SUP AESISTANT AND CONTRASANO HASH FROM SNDEWALIL RAMP MALL UC IN SINGLE SLOPE PLANE W/ YIN SURFACE 'WARPING A AND CROSS SLCKRAVP LAHDVNG SHALL HAVE CROSS SLOPE OF 7R YAK. IN ALL DIRECTIONS TOTAL STANDARD 38 SPACES SPACES N3 2. MAXIMUM SLOPE IN ACL'iSV8LE PARAWO STALLS A AOC 9BLE Ai5,E 10 BE 21E IN ACCESSIBLE 2 SPACES 9'-0" X 18'-0" O 90' ANY DNECTIRN ALL PARK" LGT WPR6VEd#.YSS SHALL MATCH SURRMf40040 CM5RN4 GRAMS. 3. FGR A=IWNAl WfORNAM RTHDING DRAINAGE A GRACING. CONCRETE CURS, SDEWALAS A p][IEp DETAILS, SEC CML DRAWAM PLAN LEGEND 4, (C) YARD LOfFN6 TO RMUTAK NETT '6UR1L IqT NGIPGED N SCfAE p R t>16Jm TO RE mj L PROTECT NN PLACE DN 00N6TRUCIR111 OO R RQi� EEEEGO _ F.0 C. = FACE EQUAL OF CURB SHT. = SHEET SIM. = SIMILAR 6. (£} LAVA APIkB TO RCIAW WAR AND IfF3RE511 Y ItOMMm .0 N q F.O.S. = FACE OF STUD Typ =TYPICAL FSE OF FOUNDATION FSE = FINISH SLAB ELEVATION ED C {N)F NEW > °i KEYNOTES O SEE CIVIL OWLS FOR (N) ACCESSIBLE CURB RAMPS AND PATH OF TRAVEL DETAILS (E) CONCRETE NRB ED U T Q PROPERTY UNE (H) ACCESSARLC CDNt9E1'E '94CMMM NF PAPI GF TRAKL, iD HE FREE FROM O AB*LFPF CHAN= 11' LE4FL DF MORE THAN 1%4' MALA NOT TO EACEEO M w U Y SLOPE IN DRECITON OF TRAVEL A P% CROS# SLOPE sEE LIMN DUGS ACCESSIMI PATH OF TRAVELZ (N) LANDSCAPE AREA ui 0 [M]. &1[E RACY: SEE SffTAA 2/sOT. (N) FREE STANDING ENIRANCE SIGN WITH ACCESSIBLE PARAAC AND TOW AWAY SO , d A!PCI. TVP. AT ALL AWCLFLAR A=5%l SEE Of TAIL. 13/ASN, CONFIRM COMPLIANCE 1RA4 DCTAIL PRIM (N) IF REOVREO � 4 (M) CO NCREtE CUM B (N) FORRE51 PEEMA NFORMATRRTAL S1C4 #777 AT DRKR STATION. SCE DETAIL R/501. U y 7 {N) FDRA€ST PERMA RNFORMATIGIAL ICN 0776 AT CASHIER STATION, 0 SEE OF TAR 4/501. pp c LS1 IU 01 X21 d O(N) FRETyTAROIl1C ACQ� VARNAC BICNACC [TRP. OF Z). SCC ffiIAB. 13/ASl AND 0/SDI gCg IEE FDRREST DETAIL 2o/ERMA ACCESSIBLE ENTRANCE SIG 193A w.10 F W O Z (N) ACCESS43U PARKING 5 -WOE (1TP. OF 2) SEE DETAIN IV4%1 � 11 (N) CGNCRE€E CURB AMID LANDSCAPE. SEE CI%k DRAWINGS FOR XrAILS, MATCH (N) LANDSCAPE MLTH EY15RN0 C 4 tz �vVuml SYMBOL Of ACCE.SwuyARmwG f, (36' R�36 NS/ASN A 6/9D1. N i7j 6 S (n S tJ (N) DIRECTIONAL 'iICNAGE, SIGN ON BOD1 BRIf5 M PO5t SLY DEtxL T9/SOt ry 0 10 20 40 60 BO 14 (N) COMORCTE PAVING 4 ACCESSIBLE PARAMND STALLS. SEE CIVIL DRAWN C15 (N) II lECTAR(,E WARNRN6 SURFACE, S€£ SLE 16/4S1. 7 � �� I■L 7f �� lO6 (NN) GUIDOOR =SAL MENU BNMM, UNDER SE/IAUTE PERMII SEE GOAL 1/5D2 17 (NN) PRE -BROWSE DDARD UNDER %PARAlE PERWT SEE DETAIL y/SD2 � 1� DN:VE (W) DRIK FiRU SIMPOM PER DETAIL 7/SDI ® tB (N) MR-THRU GATEWAY 19 (N MAR` GOD 'Ml LOOP DMICTOR5, UNDIR SEPANAlt KnMrt SEE VIM MrXAGE y6 �a I=)[D.N) SECONDID' COD 11rt1I LDDP 6L1TCiDRS, LRNOER SEPARATE PpWr 5DE LGN 6ACRACE /�/^� KK v/ FE ayp FOR DETALs fu' $ II{{ d■ 21 (/N) OUARD RAN MANORML.. SEE DETAILS 5/AS3, IL 10 k IS/501. zz (E) CONCRETE CURB 10 KIWAAL SEE QVIL DRAWINGS. k s 23 (N) (N) mEMEht IMRKViG`s ~a AS S.NOIDN SEE wt#As 15, 17 A 1B%sw g Sf =a 24 (N) A[CE55bcE PLDFSRIAAA RAVP, SEE ISVY DRATANGS C { R P 25 LEVEL LMAIWG 2# MAI SLOPE W ALL DWE010-S 26 N6T VSED C F (1 27 (N) *'m sw SLI OEtAIL I/$D1 C s' 2B ([] DRIVE i1NRt1 ?a €KYaVN- R R ASSESSOR'S PARCEL NUMBER: 143-061-001-000 PARKING INFORMATION (REQUIRED) TOTAL I SPACE FOR EVERY 3 SEATS OR STOOLS SPACES 40 PARKING INFORMATION (PROPOSED)' TOTAL STANDARD 38 SPACES SPACES N3 ACCESSIBLE 2 SPACES 9'-0" X 18'-0" O 90' 40 PLAN LEGEND C = CENTER LINE P.O.C. _. POINT OF CURVATURECOLUMN N1� R El EXISPNG R = RADIUS R.O.W. _ RIGHT OF WAY OO R EEEEGO _ F.0 C. = FACE EQUAL OF CURB SHT. = SHEET SIM. = SIMILAR .0 N q F.O.S. = FACE OF STUD Typ =TYPICAL FSE OF FOUNDATION FSE = FINISH SLAB ELEVATION ED C {N)F NEW > °i (E) CONCRETE NRB ED U PROPERTY UNE w U Y ACCESSIMI PATH OF TRAVELZ w of , d (M) CO NCREtE CUM Jfr ~ y X21 d C W ) gCg (N] CALPE PAVMG GOV F W O Z 7 O (M) LANOSOARL S (n S o fs0 D_ iii ry 0 10 20 40 60 BO et(Na) P&%MEut ARROWS PER MIMI, 8/SDI (PANTED WVM1E) �� SCALE:1"=2D'-o NORTH DN:VE (W) DRIK FiRU SIMPOM PER DETAIL 7/SDI ® It (PAINTED HLLOM 1 ENLARGED SITE PLAN 3/16` . 1' -O- I i NOTES =ter 4 i u 1. SURFACE OF RAMP AND FLARES SHALL BE SLIP RESISTANT AND CONTRASTING (n FINISH FROM SIDEWALK. RAMP SHALL UE IN SINGLE SLOPE PLANE W/ MIN.. SURFACE dI r-- ACCESSIBLE PATH OF TRAVEL I - WARPING AN CROSS SLOPE,RAMP LANDING SHALL HAVE ACROSS SLOPE OF 2% CURB RAMPS AND PATH OF TRAVEL �a O _ MA %, IN ALL DIRECTIONS. SEE CIVILDWGS FOR (N) ACCESSIBLE DETAILS Q J'y Z - e - � 4p1 21 Y4 L+III"U9iii r? q i I i 1 q ZI 9s -o• ❑ RAMP IN11V4 p�❑ tl Cl q 1k(!nL] s [i p q 1 I p❑❑ 3, FOR ADDITIONAL INFORMATION REGARDING DRAINAGE h GRADING, CONCRETE CURB, p' SLOPE IN DIRECTION OF TRAVEL h 27G CROSS SLOPE SEE CIVIL DWGS (N) LANDSCAPE AREA 3/16' - 1'-O' NORTH PR .��-•.I �+% SIDEWALKS k WMR DETAILS, SEE CIVIL DRAWINGS. 4. (E) YARD LIGHTING TO REMAIN, NEW WORK NOT INCLUDED IN SCOPE qO (N) BIKE RACK; SEE DETAIL 2/507. 1a F+ � 5 (E) UTILITIES TO REMAIN, PROTECT IN PLACE DURING CONSTRUCTION (N) FREE STANDING ENTRANCE SIGN N1TH ACCESSIBLE PARKING AND TOW AWAY F ri O 6, (E) LANDSCAPING TO REMAIN, REPAIR AND REFRESH IF REQUIRED SO INFO. AT ALL VEHICULAR ACCESSES, SEE DETAIL 13/A51. CONFIRM i yy �r I COMPLIANCE WITH DETAIL PROVIDE (N) IF REQUIRED. .L ■ ' ©(N) I r r L1 M I I 7 O I f I I I � 7ENLARGED SITE PLAN S°2. 3/16' - 1'-0° NOTES =ter KEYNOTES u 1. SURFACE OF RAMP AND FLARES SHALL BE SLIP RESISTANT AND CONTRASTING (n FINISH FROM SIDEWALK. RAMP SHALL UE IN SINGLE SLOPE PLANE W/ MIN.. SURFACE ACCESSIBLE PATH OF TRAVEL I - WARPING AN CROSS SLOPE,RAMP LANDING SHALL HAVE ACROSS SLOPE OF 2% CURB RAMPS AND PATH OF TRAVEL �a O _ MA %, IN ALL DIRECTIONS. SEE CIVILDWGS FOR (N) ACCESSIBLE DETAILS Q J'y Z - e - 2. MAXIMUM SLOPE IN ACCESSIBLE PARKING STALLS k ACCESSIBLE AISLE TO BE 29 IN ANY DIRECTION. ALL PARKING LOT IMPROVEMENTS SHALL MATCH SURROUNDING Ary r? O ACCESSIBLE CONCRETE SIDEWALK PATH OF TRAVEL, TO BE FREE FROM ABRUPT CHANGES IN LEVEL MORE THAN 1/4•. WALK NOT EXCEED Si AB T (N) LANDSCAPE EXISTING GRADES.. ID O 1 p/e r� / r ■ P' "Fj L LJ� •. '• ,• ± 6 3, FOR ADDITIONAL INFORMATION REGARDING DRAINAGE h GRADING, CONCRETE CURB, JO SLOPE IN DIRECTION OF TRAVEL h 27G CROSS SLOPE SEE CIVIL DWGS (N) LANDSCAPE AREA 3/16' - 1'-O' NORTH PR .��-•.I �+% SIDEWALKS k WMR DETAILS, SEE CIVIL DRAWINGS. 4. (E) YARD LIGHTING TO REMAIN, NEW WORK NOT INCLUDED IN SCOPE qO (N) BIKE RACK; SEE DETAIL 2/507. 1a F+ � 5 (E) UTILITIES TO REMAIN, PROTECT IN PLACE DURING CONSTRUCTION (N) FREE STANDING ENTRANCE SIGN N1TH ACCESSIBLE PARKING AND TOW AWAY F ri O 6, (E) LANDSCAPING TO REMAIN, REPAIR AND REFRESH IF REQUIRED SO INFO. AT ALL VEHICULAR ACCESSES, SEE DETAIL 13/A51. CONFIRM (E) CONCRETE CURB =ter KEYNOTES ---i-_i PROPERTY UNE (n L) - U Y ACCESSIBLE PATH OF TRAVEL I Of Or W Q I I CURB RAMPS AND PATH OF TRAVEL �a O SEE CIVILDWGS FOR (N) ACCESSIBLE DETAILS Q J'y Z Ary r? O ACCESSIBLE CONCRETE SIDEWALK PATH OF TRAVEL, TO BE FREE FROM ABRUPT CHANGES IN LEVEL MORE THAN 1/4•. WALK NOT EXCEED Si AB T (N) LANDSCAPE d w ID O 1 p/e r� / r ■ P' "Fj L LJ� •. '• ,• ± 6 1 ENLARGED SITE PLAN ENLARGED JO SLOPE IN DIRECTION OF TRAVEL h 27G CROSS SLOPE SEE CIVIL DWGS (N) LANDSCAPE AREA 3/16' - 1'-O' NORTH PR .��-•.I �+% i� qO (N) BIKE RACK; SEE DETAIL 2/507. 1a F+ � '•~ I-{ y`. (N) FREE STANDING ENTRANCE SIGN N1TH ACCESSIBLE PARKING AND TOW AWAY F ri O f SO INFO. AT ALL VEHICULAR ACCESSES, SEE DETAIL 13/A51. CONFIRM COMPLIANCE WITH DETAIL PROVIDE (N) IF REQUIRED. .L ■ ' ©(N) FORREST PERMA INFORMATIONAL SIGN /777 AT ORDER STATION. SEE DETAIL B/SD1. L1 M _ 7 O (N) FORREST PERMA INFORMATIONAL SIGN #]]B AT CASHIER STATION. C Dr y _ ` SEE DETAIL 4/SDI. 20 O (N) FREESTANDING ACCESSIBLE PARKING SIGNAGE (TYP. OF 2). SEE DETAIL 13/ASI O�y' •S _ as AND 6/SDI (N) FORREST PERMA ACCESSIBLE ENTRANCE SIGN I/93A SEE DETAIL 20/SD1. .�.. L {{ t \ 10 (N) ACCESSIBLE PARKING SIGNAGE (TYP. OF 2), SEE DETAIL 13/AS1 Q V � \ PPC (N) CONCRETE CURB AND LANDSCAPE, SEE CIVIL DRAWINGS FOR DETAILS, MATCH (N) LANDSCAPE WITH EXISTING W 12 O (N) VAN ACCESSIBLE PARKING STALL SEE DETAILS 13/A51 h 6/SDI. Gi�L _ iC7 EC1BS7RFC k,Pw. 6 i \ 13 REPAINT SYMBOL OF ACCESSIBILITY. (36' X 3B•) (N) DIRECTIONAL SIGNAGE, SIGN ON BOTH SIDES OF POST SEE DETAIL 19/SDI 16 r,ot - FLLppF� cugB 14 (N) CONCRETE PAVING O ACCESSIBLE PARKING STALLS, SEE CIVIL DRAWINGS. 61 I f d r,oq,5. = r of SILK? Sia • 11 V 15 (N) DETECTABLE WARNING SURFACE, SEE SEE 20/ASI. y� D f A SLA$ ELLWTION 1O6 (N) OUTDOOR DIGITAL MENU BOARD, UNDER SEPARATE PERMIT SEE DETAIL 1/SD2 `77 I - ly}` • 17 1, 17 (N) PRE -BROWSE BOARD UNDER SEPARATE PERMIT SEE DETAIL 2/SD2 Vs {$6g prs Sco� �V$�1 a _j ,d1 (N) DRIVE-THRU GATEWAY yyy0 vat p 1 19 FOR DPRIMARY ET COD WITH LOOP DETECTORS, UNDER SEPARATE PERMIT SEE SIGN PACKRGE IFa i1. Y 333 IFC¢r� 20 (N) SECOIAARY COQ WITH LOOP DETECTORS, UNDER SEPARATE PERMIT SEE SIGN PACKAGE FOR 0{TALS (p■ ry U) � Y 14 I 21 (N) GUARD RAIL/HANDRAIL, SEE DETAILS 5/AS3, 9, 10 A 11/SD7. � EV U) galLL 88 /// pq (E) CONCRETE CURB TO REMAIN; SEE CIVIL DRAWINGS, C 1 23 (N) (N) PAVEMENT MARKINGS APPLIED AS SHOWN SEE DErAILS 15, 17 k 10/501 24 (N) ACCESSIBLE PEDESTRIAN RAMP, SEE CIVIL ORAWINGS. �y1LF 25 LEVEL LANDING 2% MAX SLOPE IN ALL DIRECTIONS. C is ' NOT USED. 0 4 a 111 N (N) WHEEL STOP SEE DETAIL 7/SD1 AL a C �•¢�g G (E) DRIVE THRU TO REMAIN. cyk� I 77 \ 11 I (E) CONCRETE CURB m U ---i-_i PROPERTY UNE (n L) - U Y ACCESSIBLE PATH OF TRAVEL I Of Or W Q I I I a �a O (N) CONCRETE PAVING Q J'y Z Z r Loo I (N) LANDSCAPE d w ID O 1 p/e r� / r ■ * RROWS PER DETAIL B/SD1 �1 (P) 1 ENLARGED SITE PLAN ENLARGED DMWEENT 3/16' - 1'-O' NORTH PR SP2 r (N) DRIVE THRU STRIPING PER DETAIL 7/SD1 ® !PAINTED YELLOW) I � ` PLAN LEGEND $ as ti +� Y � CE1i1ER L11 PPC = PONT OF CIARYAWPE Gi�L _ iC7 EC1BS7RFC k,Pw. RIAN OF WAY m ry r,ot - FLLppF� cugB 9MA u9 Z 61 I f d r,oq,5. = r of SILK? Sia g - Na Or TOOIN)ATION lFSEd f A SLA$ ELLWTION J p >m (E) CONCRETE CURB m U ---i-_i PROPERTY UNE (n L) - U Y ACCESSIBLE PATH OF TRAVEL Of Or W Q (N) CONCRETE CURB �a O (N) CONCRETE PAVING Q J'y Z Z r Loo S (N) LANDSCAPE d w ID O S p/e r� / r ■ * RROWS PER DETAIL B/SD1 �1 (P) 1 ENLARGED SITE PLAN ENLARGED DMWEENT 3/16' - 1'-O' NORTH PR SP2 (N) DRIVE THRU STRIPING PER DETAIL 7/SD1 ® !PAINTED YELLOW) K_17_PAVEMENT BRANDING sD1 NTS F13AFFIC A LANE ANARKINCS_' APPLY 2 COATS OF CHLORINATED RUBBER -TYPE TRAFFIC -LANE MARKING PAINT OVER CLEANED PAVING SURFACE ACCORDING TO LAYOUT SHOWN ON THE SITE PLAN.. PAINT WHITE OR AS REQUIRED BY CITY CODE. 411 I6 PAVEMENT ARROWS mt RK Accessible Accessible Entrance Entrance 10-A Ww 352 ... 4 1/2" x 41/2" 353 ... 4 1/2" x 41/2" CLEAR DECALS, BLUE TYPE ? +B ASSISTANCE SIGNAGE — DIRECTIONAL 93A ....... 6" x 6" 5 , 4'-3- O NOTES: 1. ALL PAINT MARKINGS TO BE APPLIED TO ASPHALT WHEN OUTDOOR TEMPERATURE EXCEEDS +8' MINIMUM 2 ALL PARKING STALL MARKINGS SHALL BE PAINTED WHITE 3 ALL DRIVE THRU MARKINGS SHALL BE PAINTED YELLOW, INCLUDING 'DRIVE THRU', 'ENTER', 'THANK YOU' ALL DIRECRONAL ARROWS AND DRIVE THRU LANE MARKINGS. 4 DRIVE THRU PAINT SHALL CONTAIN GLASS CRYSTALS FOR ILLUMINATION, 5 CONTACT: 'PAVEMENT STENCIL COMPANY` P.O. BOX 915755 LNGWOOD, FLORIDA, 32791 PHONE: 1-800-250-5547 FAX: 407-339-9342 15 DIRECTIONAL ARROWS TEMPLATES 3P1 NTS OrBILID - ArHJ PlclurB (V4DTiu6 ..�s P.n ."•0 Ava{(a B - mauR000r TVE AOL ' sig. 00TTg ! ao ASSISTANCE SIGNAGE — ENTRANCE I s ASSISTANCE SIGNAGE SEE SITE PLAN FACE OF BUILDING 1 1/2• DIA. A53 GRADE 8 STEEL PIPE HANDRAIL SET INTO CONIC PIER - VERTICAL SPACED AT 5'-0' 0 C. MAX - SEE SITE PLAN FOR GUARD RAIL LENGTH CDIATE RAILS - STL BARS O 4' O.0 MAX 1 I 11 I11 I II I 0- DIA X 1B' DEEP CNC, PIER JLH NOTE: PREPARE k PAINT METAL RAIL PER SPECIFICATIONS- COLOR: BENJAMIN MOORE `SHADOW GRAY 2125-40' N EQUAL 9 GUARD RAIL DETAIL ml 1/r - v -o 4' CONIC, SLAB, SEE CIML DWGS 1 1/2. OD CIA (MAX-) A53 GRADE a STEEL PIPE Hid SET HANDRAILS INTO A CONIC: PIER h GROUT OR VARIES w/ CURB RAMP ` AC CONN, Mall21111.1111,11111110 "m PAWNG NG MSEE E CICI ML DINGS. NOTES: SEE CIVIL DWS FOR 1. YELLOW PAINT IS USED FOR ALL DRIVE-THRU MARKINGS FOOTING INFO, TUBE W POUR STONE NON -SHRINK GROUT 2 THE WORDS 'DRIVE THRU' AND THE CIRCLE ARROW ARE PLACED AT ALL ENTRANCES TO THE I/a' . v -0- CONCRETE DRILL REQUIRED HOLES AS REWIRED FOR LOT APPROX- 25'-0` TO 30'-0" FROM THE CURB OR SIDEWALK REBAR 11 Y 90. X 1/B' WALL 3 THE WORDS 'DRIVE THRU' SHOULD BE CENTERED IN THE DRIVEWAY FOR ONE WAY TRAFFIC /5 REBAR , 2'-0' LONG, 1 I DRIVE INTO COMPACTED SUBGRAOE. TWO PER WHEEL (N THE INGRESS SIDE OF THE DRIVE AISLE IFERE IS TWO WAY TRAFFIC) N K AGGREGATE BASE, 4. THE CIRCLE DIRECTIONAL ARROW SHOULD BE CENTERED ABOVE THE WOR 'DRIVE' WHERE OCCURS tl APPROXIMATELY 5'-0' INTO THE PARKING LOT. II��'{+' R \ / WHEEL STOP DETAIL W/ (2) 9/160 HOLES 5. THE CIRCLE DIRECTINAL ARROW SHOULD BE SPACED EVERY 40'-0' TO 60'-0" 6 IF FIVE OR MORE CARS TO THE DRIVI- THRIJ. PLAN TIE R1 WS ARE NEEDED OTHER V I , T' F THA N K TH RECT CORRE WITH ANPLACEMENT WORD THE ARROWS TO INCLUDE DRIVE', ORIENTED TO THE DECISIOUCATION OF THE WORD N ARRO � CENTERED ABOVE t 1.1 REBAR (BY INSTALLER) u POINT. 7. THE DOUBLE -HEADED ARROW FOR A SIDE-BY-SIDE DRIVE-THRU SHOULD BE POSITIONED TO THRU 1-1/2' 50 X 11 GA 12* DIA. i1• am YOU DIRECT TRAFFIC TO EITHER LANE, AS CARS APPROACH TO THE ISLAND EACH ARROW MUST BIKE RACK sD1 3/4` = L -O` BE CUSTOMIZED TO FIT THE LANE CONFIGURATION- K_17_PAVEMENT BRANDING sD1 NTS F13AFFIC A LANE ANARKINCS_' APPLY 2 COATS OF CHLORINATED RUBBER -TYPE TRAFFIC -LANE MARKING PAINT OVER CLEANED PAVING SURFACE ACCORDING TO LAYOUT SHOWN ON THE SITE PLAN.. PAINT WHITE OR AS REQUIRED BY CITY CODE. 411 I6 PAVEMENT ARROWS mt RK Accessible Accessible Entrance Entrance 10-A Ww 352 ... 4 1/2" x 41/2" 353 ... 4 1/2" x 41/2" CLEAR DECALS, BLUE TYPE ? +B ASSISTANCE SIGNAGE — DIRECTIONAL 93A ....... 6" x 6" 5 , 4'-3- O NOTES: 1. ALL PAINT MARKINGS TO BE APPLIED TO ASPHALT WHEN OUTDOOR TEMPERATURE EXCEEDS +8' MINIMUM 2 ALL PARKING STALL MARKINGS SHALL BE PAINTED WHITE 3 ALL DRIVE THRU MARKINGS SHALL BE PAINTED YELLOW, INCLUDING 'DRIVE THRU', 'ENTER', 'THANK YOU' ALL DIRECRONAL ARROWS AND DRIVE THRU LANE MARKINGS. 4 DRIVE THRU PAINT SHALL CONTAIN GLASS CRYSTALS FOR ILLUMINATION, 5 CONTACT: 'PAVEMENT STENCIL COMPANY` P.O. BOX 915755 LNGWOOD, FLORIDA, 32791 PHONE: 1-800-250-5547 FAX: 407-339-9342 15 DIRECTIONAL ARROWS TEMPLATES 3P1 NTS OrBILID - ArHJ PlclurB (V4DTiu6 ..�s P.n ."•0 Ava{(a B - mauR000r TVE AOL ' sig. 00TTg ! ao ASSISTANCE SIGNAGE — ENTRANCE I s ASSISTANCE SIGNAGE SEE SITE PLAN FACE OF BUILDING 1 1/2• DIA. A53 GRADE 8 STEEL PIPE HANDRAIL SET INTO CONIC PIER - VERTICAL SPACED AT 5'-0' 0 C. MAX - SEE SITE PLAN FOR GUARD RAIL LENGTH CDIATE RAILS - STL BARS O 4' O.0 MAX 1 I 11 I11 I II I 0- DIA X 1B' DEEP CNC, PIER JLH NOTE: PREPARE k PAINT METAL RAIL PER SPECIFICATIONS- COLOR: BENJAMIN MOORE `SHADOW GRAY 2125-40' N EQUAL 9 GUARD RAIL DETAIL ml 1/r - v -o 4' CONIC, SLAB, SEE CIML DWGS 1 1/2. OD CIA (MAX-) A53 GRADE a STEEL PIPE Hid SET HANDRAILS INTO A CONIC: PIER h GROUT OR VARIES w/ CURB RAMP ` AC CONN, 410 A CONC- PAWNG NG MSEE E CICI ML DINGS. NOTES: SEE CIVIL DWS FOR 3'0,12' SLEEVE FILL AROUND FOOTING INFO, TUBE W POUR STONE NON -SHRINK GROUT 10 GUARD RAIL DETAIL 1 1/2. O,D. (MAX,) A53 GRADE GENERAL NOTES B STEEL PIPE HANDRAIL, PRIME A SURFACE OF RAMP AND FLARES SHALL BE SLIP h PAINT W/ (2) COATS TO RESISTANT AND CONTRASTING FINISH FROM MATCH BUILDING COLORSIDEWALK. OF EXTENSION TOP h BOT. B RAMP SHALL LIE IN SINGLE SLOPE PLANE W/ RAMPMIN SURFACE WARPING AND CROSS SLOPE C. RAMP LANDING SHALL HAVE A CROSS SLOPE OF 2% MAX. IN ALL DIRECTIONS START AT LEVEL LANDING SLShE--TT 9;T HANDRAILS 3'0,12' SLEEVE FILL 410 A CONC- AROUND TUBE W/ POUR 'IER k GROu STONE NN -SHRINK GROUT 1+ HANDRAIL DETAIL mT I/a' . v -0- w. wIg ee Pleaswn !NP tAY;'w,b,'p NfA" wssYLq.� PLEASE ASK AT COUNTER .Ni, T_ r loo= ASSISTANCE SIGNAGE NOTE: COORDINATE TOW COMPANY AND PHONE NUMBER WITH LOCAL JURISDICTION. FILL IN BLANK SPACES AS A PERMANENT PART OF SIGN, WHITE INTERNATIONAL SYMBOL OF ACCESSIBILITY N BLUE BACKGROUND, COLOR 11509D IN STANDARD 5951, SIN SHALL INCLUDE "MINIMUM FINE 1250• BELOW ISA PER 2013 CBC PERMANENT REFLECTORIZED PORCELAIN N STEEL SIGN W/ BEADED SYMBOL- 1' HIGH MIN BEADED TEXT OR EQUAL VAN ACCESSIBLE SIGN 00' MIN A.FG OF PARKING SPACE OR IF A WALK IS BETWEEN SPACE AND SIGN THEN 60' ABOVE AFC OF WALK 2'0 PAINTED GALV. PIPE 10"0 CONC. FOOTING W/CROWNED TOP NOTE: FOR USE ONLY IN NON -PEDESTRIAN AREAS ACCESSIBLE AND VAN ACCESSIBLE SIGNAGE VERIFY LOC PER SITE PLAN CONCRETE WHEEL STOP, SEE DET 7/SDI PAINT STRIPES MITE I'mI 60111i @IME PER CBC 118-502-3 3 TYPICAL SYMBOL, S-0• SO_ PAINT WHITE ON FEDERAL STANDARD BLUE, COLOR X115090 IN FEDERAL STANDARD 5950 w/ WHITE BORDER W�--12' PAINTED 'NO PARKING' IW w/ WHITE LETTERS y'..q• a'�q• PLAN E 5'-0' FOR NON -VAN ACCESSIBLE ALL ACCESSIBLE STALLS TO CONFORM TO ACCESSIBLE VAN ACCESSIBLE PARKING sD1 RT.S 3'-0' PRECAST CONCRETE WHEEL STOP 10 UUMUH 293 SLRI'•_S BIKE 11 T C CONCRETE DRILL REQUIRED HOLES AS REWIRED FOR T E REBAR 11 Y 90. X 1/B' WALL -- /5 REBAR , 2'-0' LONG, 1 I DRIVE INTO COMPACTED SUBGRAOE. TWO PER WHEEL II 11 STOP II AGGREGATE BASE, 11 Ir WHERE OCCURS tl 171 II COMPACTED SUBGRADE I U WHEEL STOP DETAIL W/ (2) 9/160 HOLES 1 I/Y - v-0' 11' A a ASSISTANCE SIGNAGE m1 _ s 1_ 6" DIA. GUARD POST 5111 3/4•_1'_0' W/ FOAM WRAP TS 6' DIAx3/16" W/WELDED STEEL TOP• FILL W/CONC. k PAINT PER _DONALD'S REP. 1/2' EDAM WRAP WITH SEALANT FINISH GRADE 130 FELT SLIP SHEET 18'0 CONCRETE FOOTING This should go on the Cash window where there will also he PIDiMro romp tAnd a notepad and pencil for the cuokwiti W UBu.. (NEED PICTURE) I =712= 11-dn.PBjeg'SpBedi M1 AszWancor AvaaWv At This W1nd0W Sign Type p 778 _ r5 F a d 0 a$ VJ Y $a Q 3WE o o� ® U) 0 •�3 -` a U 4Z1Itfa�0 Sa cg�66 /_1_*`, ASSISTANCE SIGNAGE SD1 mt NOT USED 40 3/A' UUMUH 293 SLRI'•_S BIKE RMX, WSTALL PER MANOEACTURCR'5 SPECS Y 90. X 1/B' WALL SIL 11Aa[ d = P „ 30 3/9` 1' 3/B' STL ANCHOR PLATE W/ (2) 9/160 HOLES 11' L 7/16" CIA, HOLES FOR 3/8" _ t 1.1 REBAR (BY INSTALLER) u 1-1/2' 50 X 11 GA 12* DIA. i1• am WALL TUBE �1 BIKE RACK sD1 3/4` = L -O` s 1_ 6" DIA. GUARD POST 5111 3/4•_1'_0' W/ FOAM WRAP TS 6' DIAx3/16" W/WELDED STEEL TOP• FILL W/CONC. k PAINT PER _DONALD'S REP. 1/2' EDAM WRAP WITH SEALANT FINISH GRADE 130 FELT SLIP SHEET 18'0 CONCRETE FOOTING This should go on the Cash window where there will also he PIDiMro romp tAnd a notepad and pencil for the cuokwiti W UBu.. (NEED PICTURE) I =712= 11-dn.PBjeg'SpBedi M1 AszWancor AvaaWv At This W1nd0W Sign Type p 778 _ r5 F a d 0 a$ VJ Y $a Q 3WE o o� ® U) 0 •�3 -` a U 4Z1Itfa�0 Sa cg�66 /_1_*`, ASSISTANCE SIGNAGE SD1 mt 58.0" NOTES:HEAVY }• HEX NOTES: TOP OF PIERS SHALL BE SLOPED SUCH THAT MOISTURE TOP NUT (GALVANIZED), i FLS ELECTRICAL FIRST CIRCUIT: 120/1/60, 15 AMP PIER DEPTHS REQUIRED ARE MINIMUMS. ALL PIERS TO EXTEND TO FROST DEPTH AS DETERMINED BY LOCAL JURISDICTION. CANNOT ACCUMULATE ANCHOR RODS, NUTS, AND WASHERS SHALL BE SHIPPED AS Thunkyou rurrouromee SECOND CIRCUIT: 120/1/60, 10 AMP TOP OF PIERS SHALL BE SLOPED SUCH THAT MOISTURE CANNOT ACCUMULATE. AN ASSEMBLY FROM THE ENCLOSURE MANUFACTURER 2'AT?k).` PLATES Please • MINIMUM ALLOWABLE LATERAL SOIL BEARING PRESSURE 100 PSF/FT OF DEPTH {OAI.VAfHIFD), 2 PLS SHIP WEIGHT: TBD LBS. ALL) ENTER OF _ Proceed=- REINFORCING STEEL BY GENERAL CONTRACTOR. 1'-6 T/2` bOIT PATTERN + + -- the MEDIA PLAYER: COSTES B" HEAVY HE EVELANG NUT c �I 'I-` •O -:. _• SCREEN N AR e- 20 S° FT I 1 (OALVAi1 tE0] PS next , window. bFE 70P TO SHED WATERjo - — SHED GRADE. I 'J' HOT DIPPED / T R 4 1 2" i 11 IJJ' ANCHOR 8005 E, `o ' lR EL. N-0 _0 R NDFSTURSEO SOIL Ya _+" {. CENTER OF LT PATTERNLd • e DIA. ANCHOR RODS 0 11 PLATEjl� IL2.-.214- t 2"H4' STEEL PLATE PLATE-THERFO NOTESLOWIN -THE FOLLOWING CODES WERE USED IN DESIGN: -CBC 2016 -ALLFOO -ALL FOOTINGS SMALL BEAR ON FIRM UNDISTURBED -STEEL PIPE SECTION: ASTM ASJ OR A252 TYPE E GRADE RESIDUAL SOIL AND/OR ENGINEERED EARTH FILL COMPACTED B (Fy-35 KSI )SLC4014. LA0. 3 TIES, IO` C C / ANCHR T PATTN Roo -ASCE 7-10 TO 981E OF ITS MAXIMUM DRY DENSITY AS PER ASTM 0 -HSS ROUND ASTM A500 GRADE B (Fy. 42 KSI) + 3 IN TOP 5 INCHES) -ACI 316-14 -ASL 380-10 h ASC 341-10 8BB-70 (STANDARD PROCTOR) UNLESS NOTED OTHERWISE -ALL PIERS TO EXPEND TO FROST DEPTH AS DETERMINED -HSS SQUARE/RECTANGULAR SECTIONS: ASTM A500 GRADE B yA SUPPLIED fJY GENERAL CONTRACTOR ) _ -AWS D1.1 -WINO $PEED 110 MPH (ULTMATE WIND SPEED) BY LOCAL JURISDIOTON _TOP Of PIERS SH4ML OE SLOPEO UCH THAT WISTURE (Fy+ 46 KSI) -H€Ap€D ANuCHOR RODS AS FI554 OR 55, AN ACCEPTAEAE ALTERNATIVE IS ASTM FI554 OR 55, SI WHEN p • NOTES: TOP OF PIERS SHALL BE SLOPED SUCH THAT MOISTURE -EXPOSURE C -SEISMIC DESIGN: -S4 0.655 SI - 0.303 -Sd4 - S CAANOI ACCUUUUTE -MINIMUM CONCRETE STRENGTH (F'C-3,000 PSI) SHALL CONFORM WITH MCDONN.dS CAST-IN-PLACE CONCRETE ME EMBEODEO END OF THE ROD IS THREADED AND THE NUT TACK WELDED PRIOR TO GALVANIZATION. -STEEL ANGLES. CHANNELS, STRUCTURAL SHAPES AND CANNOT ACCUMULATE ANCHOR RODS, NUTS, AND WASHERS SHALL BE SHIPPED AS AN ASSEMBLY FROM THE ENCLOSURE MANUFACTURER A - RY D SPEOFIGITIUNS SECTION 2.13-A DESIGN SEISMIC DESIGN CATEGORY 0 -USE OF ADMIXTURES SHALL CONFORM TO MCDONALD'S -DESIGN LOADS DERIVED FROM THESE PLATES: ASTM A36 -REINFORCEMENT: ASTM A615 GRADE 60- BY GENERAL - (6) 06 BARS EO- SPACED SUPPLIED ) DO NOT CUT ANCHOR BOLTS AFTER INSTALLATION OF POLE ELECPRNCh CONDUITS FED THROUGH HOLE a` CODES AND FORCES _SHEAR 1200 LBS -SHEAR- 920 1.85 SECTION 2.8 CAST-IN-PLACE CONCRETES CONFORM WITH -AIR ENTERTAINMENT SHALL CONFORM WITH MCOONN.D'S CONTRACTOR -NUTS: ASTM A767A HEAVY HEX y • a BY GENERAL CONTRACTOR, IN BASE PUTS a1` NUTS x a -MOMENT- 4 241 K-Fi CAST-IN-PLACE CONCRETE SPECIFICATIONS 2.6-A AND 2.13-A -WASHERS: AS F644 A36 -USE ASTM A153 CLASS C (2 FLS) V a -ALL FOOTING ARE TO BE CLEAR OF WATER OT DIPPED GALVANIZED BOLTS AND FASTENERS. 2'k2°k1" PLATE ATTER BEFORE _WATER CONTENT RATIO SHALL CONFORM TO MCDONALD'S ARO FOREIGN NATTER BEFORE PULING CONCRETE CAST-IN-PLACE CONCRETE SPECIFICATIONS SECTION 2.1J-A -ANCHOR RODS, NUTS, AND WASHERS SHALL BE SHIPPED ALLOWABLE LITERAL SOIL BEARING PRESSURE OF • e • RETE FOUNDATION TMINIMUM PS (%2) _FOUNDATION CONCRETE TO BE TESTED PER MCDONALD'S AS AN ASSEMBLY FROM THE SIGN/UGHTING MANUFACTURER ' 'X214• -SITE SOIL CONDITIONS OIL BE CONED BY CONCRETE SPECIFICATIONS SECTION ].14 -NO FIELD HEATING TO BEND STEEL SHALL BE ALLOWED 4 rt REVEL LNG PLATE CSI , I OEOTECXNIGLL ENGINEER, IF ASSUMED SOIL CONDITIONS ARE SOI -PROVE-PUCE DE A MINIMUM J' OF CONCRETE COVER OVER ALL WITHOUT ENGINEER'S NUT HDC NOT PRESENT, FOUNDATION SHALL BE DESIGNED BY A UCENSED STRUCTURAL ENGINEER TAKING IN TO ACCOUNT ACTUAL SITE SOIL CONDITIONS -TOP 6' OF SOIL NEGLECTED IN EMBEDMENT DEPTH EMBED RRODSAPPROVAL EMBEDDED STEEL -DO NOT CUT ANCHOR 8005 AFTER INSTALLATION OF POLE -REINFORCEMENT PLACEMENT SHALL CONFORM TO -AFTER INSTALLATION, ALL EXPOSED STEEL SHALL BE MCDONALD'S CASs-IN-PUCE CONCRETE SPECIFICATIONS PAINTED WITH AN ENAMEL PAINT TO INHIBIT CORROSION SECTIONS 3.2 h 3.5 PERFORMED BY GENERALCONTRACTORNG LINFIAOCORDANCEFIWTHBAWS J` COVER — — - v ) j h /) L y6 CALCUUTIONS (EMBEDMENT DEPTHS SHOWN ARE FROM -ANCHOR RODS TO BE SET IN ACCORDANCE WITH ASC CODE OF STANDARD PRACTICE ENGINEER AND PR FORMED 01.1 -REFER TO SIGN MANUFACTURER DRAWINGS AND _ _ V i p$al! a� $$SSS GRADE -ELECTRICAL CONTRACTOR TO PROVIDE INFORMATION ON CONDUIT AND ELECTRICAL REQUIREMENTS -OO NOT PLACE POLES ON CONCRETE UNTIL CONCRETE HAS CURED PER MCOONALD'S CAST-IN-PUCE CONCRETE INSTRUCTIONS FOR ADDITIONAL INFORMATION 2 A FOUNDATION °'� C{?N N ECT! O N DETAILS & g ; SPECIFICATION SECTION 3.11-E a 3 # P BOARD MENU BOARD nan.) SCALE: NTS D of8},€yh�tg 29" -_ Eb.SASE nn4Y}}I 26.6` NOTES: HEAVY >)' HEX f n%fl LL NOTES: • CTOPAN OF PIERS SHALL BE SLOPED SUCH THAT MOISTURE CANNOT ACCUMULATE rfOP NUT (GALVANIZED), �" g ^ n „N FI FCTRIreI _ . __ FIRST CIRCUIT: 12°/1/fi4, 15 AMP PIER DEPTHS REQUIRED ARE MINIMUMS. ALL PIERS TO EXTEND TO FROST ANCHOR RODS, NUTS, AND WASHERS SHALL BE SHIPPED AS 2 PLS �' gi SECOND CIRCUIT: 120/1/6°, 10 DEPTH AS DETERMINED BY LOCAL JURISDICTION. AN ASSEMBLY FROM THE ENCLOSURE MANUFACTURER Ate,y�S�#X• AMP TOP OF PIERS SHALL BE SLOPED SUCH THAT MOISTURE CANNOT ACCUMULATE. MINIMUM G1l CEO?• n SHIP WEIGHT- TBD LBS. ALLOWABLE LATERAL SOIL BEARING PRESSURE 100 PSF/FT OF DEPTH (%2) CENTER OF LT PATTERN AN 2 PLS I 333�[[i g i 3La � ALL REINFORCING STEEL BY GENERAL CONTRACTOR. 1'-6 1/2• v i MEDIA PLAYER, COSTES 6 HEAVY MEX : { SCREEN AREA: 10 50 FT LOPE TOP 70 SHED WATER EVEL.INO NUT (GALVANIZE°)ui v I. GRADE - - - a �T/CVRB 4 1/2" T/ FOINI. pA71OH HOTDIPPED I\.rVAN.ZtO EL.+P�-G• (REF) 0.(TIFF) Tm ANGOR RODS c' 1 1 m I N Iv TttiISTURBED SOIL ,`k! 4• 4' CENTER OF S t4 HOLT PATTERN a e PLATE ! s � 4) i" OA. ANCHOR RODS m� m 2'112`X1' PLATE GENERAL NOTES -THE FOLLOWING CODES WERE USED IN DESIGN: & -CBC 2016 - NGS 51W.L LT?A>t NpJN f1RY UNDISTIARBEO -$STEEL AWE SECTION: ASDL A53 OR A2S2 TYPE E GRADE RESMUAL SOI. AND/OR ENGNE€RFO EARTH FILL COMPACTED B (Fy.35 KSI) d 2'xz-4" STEEL PLATE A N C H 0 R BOLT PATTERN ROD -ASCE 7-10 -ACI J76-14 18 rO 9@% OF OS MAOMWN DRY pENSrIY AS PER ASTM D 596-10 STA+Ap1R0 PRDCipR LANCES$. NOTED DTHEgWeSE yy -H$5 R017NO SEGTApIL- ASTM ASW GRADE B F 42 KSI (r- } _!SS. $OUARE/RECTAM AM SECTIONS, ASTM A500 GRADE 4 d p J TIES. 10" C C -ASC 360-10 k ASC 341-10 -ALL PE� TO EXTEND TO FRp$T DEPTH AS D€TENMANED 6 Lry. I, � ) / c -AWS -WIND SPEED 110 MPH ULTIMATE WIND SPEED ( ) 6N LOCAL JURmOLC110N KEADLO ANCHOR ROES A5lM F755•r OR 57, AN -1 ,n • A } INCHES) SlR'PLLEO LM GENERAL NOTES: TOP OF PIERS SHALL BE SLOPED SUCH THAT MOISTURE -EXPOSURE C -TOP OF P104S SHALL @E SLOPED SUCH PNAi NdSTURE CANNOT ACCUMULATE ACCEPTSB.E ALTERNATIVE H6 ASTM F155A CA 55, S1 *AM A 6 CONTRACTOR). CANNOT ACCUMULATE a -SEISMIC DESIGN: S - °.855 Sl - °.303 -MINOAPA CONCRETE STRENGTH (CC+3,000 PSI) %4ALL THE EMBEDDED END OF TFL€ RTX] IS THREADED ANO THE NUT TALI G PRIOR TO LALYATU AL d ANCHOR RODS, NUTS, AND WASHERS SHALL BE SHIPPED AS AN ASSEMBLY FROM THE ENCLOSURE MANUFACTURER ELECTRICAL CONDUITS FED THROUGH HOLE lad - 0.557 Sd1 - O.J62 CONFORA WITH MLOpNLLOS GST-N-PU1tt CONCRETE SPECMGigNS SECTION` Z.l S-A QJi S, -510& AFN0LE5. CHANNELS. $TRUCIINAL SHARES AND S %SIE$; ASTM A36 6 6 BARS ) % DO NOT CUT ANCHOR BOLTS AFTER INSTALLATION OF POLE IN BASE PLATE SETS SEISMIC DESIGN CATEGORY D N -DESIGN LOADS DERIVED FROM THESE CODES AND FORCES -USE OF ADMIXTURES SHALL CONFORM TO MCLIONNLO'S -REINFORCEMENT: ASTM A615 GRADE 60- BY GENERAL EO. SPACED) SUPPLIED BY OEI'NERAL CONTRACTOR �• NUTS n P 3 / -AXIAL_ 350 LBS 2 U CAST-IN-PCE CONCRETE SPECIFICATION SECTION 2.6 -NR ENTERTAINMENT SHALL CONFORM WITH MCWNALD'S CONTRACTOR -NUTS: ASTM A563A, HEAVY HEX PLS) TO -SHEAR- 517 LBS 4 -MOMENT- 2.462 K-Fr -ALL FOOTING EXCAVATIONS ARE TO BE CLEAR OF WATER CAST-IN-PLACE CONCRETE SPECIFICATIONS 2.6-A AND 2.13-A - WASHERS: ASTM F644 A36 -USE ASTM AT 53 CLASS C O7 DIPPED GALVANIZED BOLTS FLAT WASHER HOG p a > AND FOREIGN MATTER BEFORE PLACING CONCRETE -WATER CONTENT RATIO SHELL CONFORM TO MCOONALD'S AND FASTENERS. RETE FOUNDATION DO Q F� -MINIMUM ALLOWABLE LATERAL SOIL BEARING PRESSURE OF CAST-IN-PLACE CONCRETE SPOCIF1CATgNS SECTION 2.IJ-A -ANCHOR ROBS, NUTS, ANO WASHERS SHALL SHIPPED + 0 m U 0 100 Ps (X2) -SITE SOIL CONDITIONS TO BE CONFIRMED BY -FOUNDATION CONCRETE TO BE TESTED PER MCOONALD'S CAST-IN-PLACE CONCRETE SPECIFICATIONS SECTION 3.14 AS ASSEMBLY FROM THE SIGN/UCXTINO MANUFACTURER AN -NO FIELD HEATING TO BEND STEEL SHALL BE ALLOWED ' ♦ A d y ,� ` FLAT WASHER HOG W 0 U Y GEOTECHNICAL ENGINEER, IF ASSUMED SOIL CONDITIONS ARE -PROVIDE A NA'N6fUN S' OF COWCOVER OVER ALL HWTHOUT ENGINEER'S APPROVAL d W Q NOT PRESENT, FOUNDATION SHALL BE DESIGNED BY A UCENSED STRUCTURAL ENGINEER TAKING IN TO ACCOUNT EMBEDDED STEER, -REINFOKEANENT PLACEMENT SHALL COWOAM TO -OD NOT GUT ANCHOR RODS AFTER INSTALUTRUF OF POLE -ASTER INSTALLATION, AN. EXPOSED STEEL SHALL BE I ! NUT HOG -}C- � 0_ ACTUAL SITE SOIL CONDITIONS WC°ONALO'S CA$TdN-PLACE CONCRETE jKCRIGTK*S I'll= WITH AN ENSIIEL PANT Tp INHIBIT Cm H • r *� -TOP 6' OF SOIL NEGLECTED IN EMBEDMENT DEPTH c SECRONS 3.2 A 3.5 PERFORMED BY GIRGA I CONTRACTOR ENG FIEW MIELpNG SHAD. FIR$T 6E VE1tf1E0 T{H' CNGIRER AND PERFORMiO J' COVE ) U 0_ W CALCULATIDNS (EMBEDMENT DEPTHS SHOWN ARE FROM o -ANCHOR 0005 TO BE SET N ACCORW6CE WITH A15G CODE O< S1AND:,RO PRACTICE Ik SCCOROANCE WITH AgY3 07.1 FER AN0 W g s O 2_ a S GRADE) -ELECTRICAL CONTRACTOR E PROVIDE INFORMATION ON CONDUIT AND ELECTRICAL REQUIREMENTS SPE OOT D PER POLES LD COACRLIE UNTLPLAC CONCRETE HAR CURED PER MCOONALD'S CAST-IN-PLACE CONCRETE SPECIFICATION SECTION 3.11-E IIASTRUGl10Hj FLIT ADpITIO+AL NFTONARON f —O T 2 A ECi U N DATI I O N CONNECTION DETAILS 2 PRE-9RDWSE BOARD "N a�n,) SCALE: TS 1 FLOOR PLAN A1.0 16W = 1 -0'r I, ALL DOOR CLOSER TO ALLOW 51bs MAX OPENING FORCEE](E) SEA1ING TO BE REMOVED. (N) SEATING BY DECOR, UNDER (TYP. OF ALL DOORS), OR REPLACE CLOSER SEPARATE PERMIT INACH4021X18 (FOR EXT. DODRS) AND LCH-1461 ❑(N) MODULAR COUNTER, SEE DECOR DWGS. [FOR RESTROOMS DOORS). DOOR CLOSING SPEED FROM all W� OPEN. TO AN OPEN POSITION 12 DEGREES a (N) WALL INRLL AT (E) W40OW OPENING FROM LATCH SHALL BE AT LEAST 5 SECONDS. 2. SA; OF (E) DINING AREA SEATS TO BE ACCESSIBLE W/ 4 (N) FlMSHES AT SSBB, SEE DECOR DRAWINGS MIN. KNEE SPACE 27'H x 30'W x 19b. EACH ACCESSIBLE TABLE SHALL BE DESIGNATED W THE INTERNATIONAL ❑ (N) FLOOR FlMSHES, SEE DECOR DRAWINGS SYMBOL OF ACCESSIBILITY. (BY OTHERS)) 3. SEE 7/A3.0 FOR EXTERIOR WALL ASSE(ABLY TYPES. N) A M1 NUM CANOPY SYSTEM ABOVE - SEE ROOF PLAN ❑ M OUIDOgyIS 4, SEE EXTERIOR ELEVATIONS FOR WINDOW TYPES ❑ [N) IRELUSPLSYS ma ABOVE - SEE 7/AAO FOR NOTES - SEE S. SEE SITE PUN FOR SIDEWALKS. RAMPS, ETC. OAN OT FOR OAO;IMWS (N) &RXLE7RONT SYSTEM - SEE 7/A3.0 FOR NOTES - SEE 6. GC TO PROVIDE ADA SIGNAGE PACKAGE AND INSTALL SIGNS AT LOCATIONS AND POSITIONS INDICATED IN ENVATXXYS PACKAGE OR AS REQUIRED BY LOCAL CODES. SIGNAGE PACKAGE SUPPLIED BY: FORREST PERMA-SIGN ❑ (E AEStR00uS i0 BE REMODELED TO CURRENT ADA S AMOAROS- 1-B00-214-8765 9292 IST ST., BOX 58B 0 .—forrnlpermosIgn3.00m NEW ROCHEL.LE. NY 10802 NEW PARTIAL HT. INTERIOR WALLS. SEE ❑T ALUMINUM TREWS SYSTEM ABOVE - SEE 6/AAO FOR NOTES ❑C ALUMINUM CANOPY SYSTEM ABOVE - SEE 5/AAO FOR NOTES ©❑ ❑ ,-^ PAM OF TRAVEL �1�I�I�1�1 E NORTH 5 04 d N OI gGO U U Y D of W 2a - V) O U D_ + r W IL U) O KEY (E) NO CHANCE TE O- W� TYPE OX DOOR TYPE OWINDOW TYPE l� EXISTING WALLS TO REMAIN NEW EXTERIOR WADS 0 NEW PARTIAL HT. INTERIOR WALLS. SEE DECOR DRAWINGS © NEW INTERIOR PARTITION ,-^ PAM OF TRAVEL �1�I�I�1�1 E NORTH 5 04 d N OI gGO U U Y D of W 2a - V) O U D_ + r W IL U) O WWALL ELEV. + 27-8" T/PARAPET ELEV. + 20° 11- B AWNING >� T/WAINSCOT _ EXISTIN_G FRONT ELEVATION (W€ST} A?.[} 3/16" _ J'-0" T/BRAND WALL ELEV. + 27 -8" 0 TfPAETET ELEV. + 2U'-0" B/1R11 THRU TRELLIS LRCD.,CORE ELEV. + 10'-8" WLAB ELEV. + 0'-0" r2-\ _PROPOSED FRONT ELEVATION {WEST} A? 3/16 == V-0" EXHIBIT B T PLAYPLACE PARAPET ELEV.. + 22 -3 T PLAZA PAWAPET _B/CANOPY .. ELEV. + 9'-6` COLOR SCHEME: 'CRAFTSMAN' SCHEME y�y (SEE ELEVATION KEYNOTES FOR MATERIALS AND COLOR SPECIFICATIONS) u ❑I ((Ei-OOWR tt�i NR4CT/CUEIrd t0 K RFiEMO EliRIj9 CIAODnG ID IN ACIF7401 A VAK y Aa FOR (N) 3l (f) 4ICIIAGC 10 IIL1IaYC6 4❑ A�CFAIR AND AAU TYA�mIcFOR"URE�Nl. iDlf04l,S NEW (L7 I1pPIIID TO IC R MIL,,ED ❑5 (LT TRLILB TO BE mmmo T❑ wvm TIL w:,N 4N (F) ADwvw AIA) 0. El F❑ 10 ALUMINUM CANOPY FASCIA SYSTEM COLOR: WHRE CONTROL JOINT X -TYPE' 1 = MATCH, G SPACING OF EXISTING EIFS BELOW OR SPACE PER MIR$ RECOYWrDATIONS RONOM ROE MIS SCHLUTER 5'5 1015 ALI1vuht. HEMW210MI COLOR: DARK ANTHIACNE Ga11YE14CML5i)PPORIeSC.HLUTERA;W, (!W) 267-0517 COROWACM F.7 ttAOWA�IRAL SPECfIC r*NS ASSEMBLY NOTES ON Xx-COLO: LI . `ER'SCAPC' 0 HOLLOW METAL DOOR - FAINT TO MATCH COLOR OI SLIRROUIIDIND MAILRAL IERI GIARORAIL LL� LIGHT FWURE - SEE ELECTRICAL TYPE: LI = IW Ana w" "'L0 = ODWH ONLY SOOItcE LS RECESSED DOWN FM1OJRE. COLOR: C1= SILVER C2 =WHITE TLE J 1 ACCENT LIGHTING - SEE ELECTN•.CAL Lx X -(LO LIGHT: LI = UP AND 00" FPTUM L2 DOWN ONLY F19B." L3 = IAREKaAL CANUPF EIXIIARE L4 - FIND LKRfl m0 METAL FASCA (CALOR: COYVAPQ SEC 4/A32 x-rY I: RK -TAD ANCNOR-TTTE FASCIA O . PRE-PAa COMMA A%aDE FASCIA nML -MLETTERING - IT OINERS X -TYRE: t wncour - cam, SILVER 2 24'H A 3/4' THICK METAL ARCH COLOR: PANTONE 123C MOI'EMENT.J(NRI DME% 810111000 5 BY SCHLUTEA SYSTEMS COLOR- OIACK COST" FAEKOACAL $CREEK PB PPF DOLIARD - IRWICO YELLOW PASS-THRU COW COLLECTOR - OPTIONAL (RMHC) RL ROOF LADDER, PAINT TO MATCH WRROIN GING MATERIAL DROOF DWVW OVUUWW PIPE PARR 10 MATCH Su"Ousoma AAYEAW WDONAWS SGWA By OTHER'S UNDER SEPARATE L( PERMIT. BEE WALV( SUPPORT NOTE ON THIS SHEET. MCTµ LOWER SIMEN PANEL CI -COLOR: C1 . 'CITYSCAPE' BY METAL -ERA ST STUCCO DnAOR TOASN %%-TYPE: (COLOR -SEE COLOR LEGEND) C1 WAYNESBORO TAu7E 1544 C2 = IRON MOUNIAIN 7034-30 C3 CAPE MAY COBBLESTONE 1474 TT ALUMINUM IRELLS ST51E4 xK-COLOR: Cl OIf'ScAPE C2- WHRE C3 = CHARCOAL C4 - GOLD ALUMINUM TRELUS TIE -BACK SYSTEM a -COLON, CI 0T170 APE OO + WHITE C3 + CHARCOAL T3 ALUumm TREWS 2' r B" MALL FASCIA SYSTEM cvuoR uh%CdPE TILE TL CL/P•OWFSr: c -WOOD cmucr*N COLOR,. R7 BLA,CK SIZE: 0'XW 1/4 RLWXM SND WATFRRIMGTINT SEEDING MATENML AND FROUL BY MAPD CROMI WILLOW: IAIWI DOUKa PU45 - 4r GAAC0.lL OflDUF W40TH' 1,15' TO 3/1 p' CONTACT: AN , (7t A) Bak-2yDp W1 $T VRMT AND DATING 1-5 NEVI StOkIlRONt AND ELII'ARrO - ME ASSEMBLY Mrs 7 twr RC, WDIDOW la R(WAN 3 ;Pj 3 y« l in � 5 5-y 4 G giH- 2x Q-•'� 52« ZE F=I�ZMNZ 00 Z rn p oa j m Ll [AJ U LuJ W rr Of W Q O !� 0 S U W OfZ �o O UJ I, A2.0 nw� �. o 1 N.l.tJ .i -It: 1 7 5 4 Rn i 1 A f`L T/PLAYPLACf; PARAPET �a�'a'.Iai: E4f.V, + 22•_3• :.: _:::_ _ a- ... ....... .. ... ------------------------- 1 TIPAd2APLi r-: --.._-_. - -------------------------- ------_. ..._.._ ARAPET > ��: es .4 Ai%,+.•rVAPPf rrP PPP �;.. +Y, "�___ ". _ --.- -' - - - TELEV.EL AL .. .� iI .. E. . El JI 71 rs B/AWNING _ �t 2 7 7 +li- 'i-4 4 O � I '[ h � T/WAINSCOT �� '' - ' 1 S T Wff AINSCOT v , y rr` - - 7-F" r` i�� r Yrrir rII ELEV + 2 -6 !•�'f' Y eYYi. _;4 -T- 31 '11i __d d LE C 3 1 EXISTING NON—•DRIVE—THRU ELEVATION (SOUTH) co V-0" ,rla 7/`Plh4PfACC PN7ME! T -AAIWET CL£A. 4 20 -0 9-hL[ROPF 0 T/SLAB ELEV + 0'-0' /"� PROPOSED NDN—DRIVE—THRU ELEVATION (SOUTH ,nz.i y/i,6. 1.-0.. E COLOR SCHEME: 'CRAFTSMAN' SCHEME I (SEE ELEVATION KEYNOTES FOR MATERIALS AND COLOR SPECIFICATIONS) M (L) µ%MU4 COMPCTAwm IO R RIMO%ED kill ElCE1 G/D(wq TO m WWV, ITPNK S AOE FOR (N) TO K RCMOMEO � o J-I- ANDt�icy�51GYL[ TO 19 ATAIDdA ❑4 IiCilNll AKOU SLWTATAITORI(RE R) r.LYOJi 11AEILIS 'm ❑5 (T7 LA'AI*A1f: 1O RT KARARO Q �6 (E) METAL LATRCE TO BE RELOCATED. REPAR ANO PATCH THE WALL TO MATCH EXISTING C3 CAPE IA COBMMMFR.310DNEE 1474 1 REMOVE PORTION OF (E) STOREFRONT AND INRLL U) "sg viis A-M`N"MRWtlOPY fASCN. SYSTEM W CMOR ITE �J C0IRTIEOL JORA 3 -TYPE 1 . "TCK69 VAPM OF EW004 E3i BEWTM 00 SPACE PER MFR'S TBEOMYENQATDNS I.» I DIMT90t CORNER slows LJ R ADIgpTSOA 9Y 504u ER 3Y$T01S AIDYNIIM: HEIGIIt"PW COLOR+ DARK ANTNSWRE COYWACPICSAIPPORTOSCI6LDEROOM. (BOO) 267-'BE7 FOR EEp0 MRAI. PARE L -SEE ASSEdLLY WIE5 ON AS-0NIGTROIMT. SREC1iEA' KWNS v- = ClC1 = 'CITYSCAPE" D HOLLOW METAL DOOR - PAINT TO MATCH COLOR OF 3MRROMILpWD MATERIAL GR r�uARDaEWL EIGHT TWVRE - SEE SLECMCAL xz-TYPE= M LI . W NPD 00" TSCON E LL2 . PORM OMLV SCLAWGE Ll .. NECESifp. Dora+ M'AARE 45 lov? COLOE: � � C2 a AiYTE I LLE ACCENT IJC-N. - SEE ELECTRICAL �%%T•-FLEA LIGHT: L1 s MP AND DOWN FIXTMRE U = DGM LOCRpWU %fyRE L4 = FLOW LIDIR MF METAL FASCIA (COLOR: CITYSCAPE) SEE 4/A21.2 Y -TYPE- 1 = PRE -FAB ANCHOR-TITE FASCIA 2 . PWE-EAB CMSTGM ARCADE FASCIA ML MEi& TCT Lqm - W OTNEAS %-TYPE: f 'WELCOYC - ODLOP: SEVER R . Dalt r V4' THICK METAL ARCH MM PARIONE 123C MJ MWDAW JODTT OdU RNB.IODGS ISM 51IlUTE4 SYSTEMS COLOR R1ACR MS. DO—C MECHANICAL SCREEN Cl - WAYRESDORO FALK IN4 PB PIPE BOLLARD - PNNTED YELLOW PASS-THRU COIN COLLECTOR - OPTIONAL (RMHC) pRW LAM3ER• PANT TO MATCH SURROI%1DING MATERIAL ROOF DRAIN OVERFLOW PIPE PANT TO MATCH SURROUNDING MATERIAL Mc00N 'S SIGNAGE BY OTHERS - UNDER SEPARATE PERMA,. S T04ACE &PROW .NOTE ON TER% SNEER. AAETAL LOWER SCREEN PAMEL Fr -COLOR: Cl . 'CITYSCAPE' BY METAL -ERA kill 6 L) o J-I- "Kw umvIR FW3gN 'm 0 -TYPE: (COLOR -SEE COLOR LEGEND) U) U) T/EARRY BRA" WALL C3 CAPE IA COBMMMFR.310DNEE 1474 __ E— -2 -0 U) "sg viis r FARM ET +'� X � ELv. + Ia-z co -.EiE3a 0 b.g fiy� E T FREEZER WALL ELEV- - e/TRELLIS ELEV. +9'-6' �TA808 46gg 9 0 yL 5 o e C] CHARCOAL 6 "Kw umvIR FW3gN 'm 0 -TYPE: (COLOR -SEE COLOR LEGEND) Cl WAYKESBORO TAUPE r540 2134-3* C3 CAPE IA COBMMMFR.310DNEE 1474 II ALUMINUM TRELLIS SYSTEM % CVLOP C1 CIMCAK C7 . wrm o e C] CHARCOAL 0 k C4 . GOLD Z a 13 4UMftY RIVALS TE -NCR SrW-- T' O rr_Ln1.pN. rn CZ. "ME C] . CHARCOAL LLl EDU T] AAUIRNW TRELLIS T" A B` WALL FASM SYSTEM J U Y COLOIN CRtti r W Il Of TILT J Q (1 ELERDMLST: E-`110000 COLLEUTKIM COLOR RR BLACK S13E' 6'A36' tµ RIAWWG BOND w O , WATLWPROOFM SETTING MATFAML AND 0110MT- ETF ML^EI GROUT COLOR& L1LTI44 COLOR 4] rc U (y W RMS - PMRGtML GROUT WRDIN: i//B' 10 8/i@' CtlMTACr; ,MJr O'cTEW.. Tri.) B]7•.75DD F W 'O S p Z o x q i S W1. STOREFRONT AND CWNC k W o 100 of n 1-1 = NEW SIOI1LfMNT AND GVSiNC - SEE ASSEMBLY NOTES 2 . 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AND FINISH SURFACE FOA (0 CANOPY / TRELLIS 5❑ (E) UGNTING TO BE REMOVED 6❑ (E) TRELLIS TO BE REMOVED E] REWW PORDON OF (E) STOREFRONT AND INFILL El 191 El OALUMINUM CANOPY FASCIA SYSTEM COLOR: WHITE CONTROL JOINT X -TYPE: 1 - MATCHING SPACING OF EXISTING EIFS BELOW OR SPACE PER MFR'S RECOMMENDATIONS CS OUTSIDE CORNER STRIPS RONDEC R01001SDA BY SCHLUTER SYSTEMS ALUMINUM; HEIGHT:IOMM COLOR: DARK ANTHRACRE COMMERCULSUPPORTOSCHLUTERCOM, (BOD) 287-OB17 CM CORRUGATED METAL PANEL - SEE ASSEMBLY NOTES ON A3.0 FOR AD pNTONAL SPECIFICATIONS XX -COLOR: Cl - 'CITYSCAPE" HOLLOW META DOOR - PAINT TO MATCH COLOR I --I OF SURROUNfRNO MATERIAL Irael GUARDRAIL LMJIT FTXTUK - SEE {ILLTW:CAL TYPE L1 UP AND DOWN SCONCE LLT BGWNCESSED GM Y $COFIOE L'J REDOWN r*TV1(E COLD C Cl SILVER C2 = WHITE fLl ACCENT LIGHTING - SEE ELECTRICAL __LEO LIGHT: LIUP AND DOWN FIXTURE L2= DOWN ONLY FIXTURE L3 = INTEGRAL CANOPY FIXTURE L4 = FLOOD LIGHT MF METAL FASCIA (COLOR: CITYSCAPE) SEE 4/A32 X -TYPE: 1PRE-FAB ANCHOR -TRE FASCIA 2 = PRE -FAB CUSTOM ARCADE FASCIA F1METAL LETTERING - BY OTHERS X -TYPE: I = 'WELCOME' - COLOR: SILVER 2 24'H • 3/4' THICK METAL ARCH COLOR: PANTONE 123C MOVEMENT JOINT DILEX RWBIOOGS BY SCHLUTER SYSTEMS COLOR: BLACK EXISTING MECHANICAL SCREEN PB PIPE BOLLARD - PALMED YELLOW E] PASS-THRU COIN COLLECTOR - OPTIONAL (RMHC) RL ROOF LADDER, PAINT TO MATCH SURROUNDING MATERIAL RO ROOF BRAIN OVERFLOW PIPE PAINT TO MATCH SURROUNOING MATERIAL MCDONALD'S S'OIAOE BF OTHERS - VFIOER SEPARATE S PERMIT. SEE SIGNAGE SUPPORT NOTE ON THIS SHM- METAL LOWER SCREEN PANEL CT -COLOR Cl - 'CTTPSGAPE" BY METAL -ERA STUCCO EXTERIOR FINISH XV i1Y'L (COLOR -SEE COLOR LEGEND) C1 WAYNESBORO TAUPE 1544 C2 IRON MOUNTAIN 2134-30 C3 CAPE MAY COBBLESTONE 1474 TI ALUMINUM TRELLIS SYSTEM u# -CALOR. CICIlYi1w CI . WIRE CJ = CHARCOAL [T�III��T7�1 C4 - GOLD Z] ALUMINUM TRELLIS TIE -BACK SYSTEM AX--mOR: Cl + Cl1Y°..wr C2. MME C3 - CHARCOAL Ti ALUMINUM TRELLIS 2' R B' WALL FAMA SYSTEM COLOR: CITYSCAPE LEE EMRCaIm E -WOOD COLLECTION COM RD BLACK SIE; I'XW 1/4 KUNMING BOND WATERPRODiMG BilM MATERIAL AND GROUT: BY MAPLI GROUT COLOR: ULTRA COLOR PLUS - 47 CHARCOAL GROUT WIDTH: 1/8' TO 3/18' CONTACT: JAN DETER, (714) 937-7500 Wi STOREFRONT AND GLAZING 1-1 = NEW STOREFRONT AND GLAZING - SEE ASSEMBLY NOTES 2 - EXISTING WINDOW TO REMAIN Go Z CO p o7 Q mQ llJ.l U J W W it Of W Q m 0- L p� LLd S O W Z LxU O o D K A2.2 ELEV. gYPLACE PARAPET + 22'-J ,ik T/PARAPET €IkV. 4 201-6 B/AWNING T/WAINSCOT ELEV. + 2 =B' EXISTING REAR_EI.EVATION (EAST, A2.3 3/16" _ l' -O" i/PUYPLACE PARAPETAh _ T PARAPET ELEV. + 20'-0K /` B/CANOPY D --D PROPOSE! dR`EAR ELEVATION EAST 3/1=16 'ST. JAI-, Iii-, COLOR SCHEME: 'CRAFTSMAN' SCHEME (SEE ELEVATION KEYNOTES FOR MATERIALS AND COLOR ! Q(F) DFC)RAThE OMNICE/COPFIC TO RE WARVED NiYSN6 CTARNO TO RE REMOV0. PREPARE SDAFALL M(N) �] (E) SYA+AGE TO M WMGVEO (E) AWING MO 1LI..ORT S.%CUrC TO RE APMONO. WPM AND nrol NS RFAM rOlE {T!) CANOPY / UK& (E) uonNG M IN REKNEO (E) TREWS TO BE WORD E] REMOVE PARKIN OF (E) STDILSRGHT ANO 1R El El 10 E] ALUMINUM CANOPY FASCIA SYSTEM 1� COLOR: WHITE U CONTROL JOINT T -TYPE: 1 - MATCHING SPACING OF EXISTING BFS BELOW ON SPACE PER MFR'S RECOMMENDATIONS QvrSjDE COR#R SREPS PONDEC ROIOOrSOA IV SCHLUTER SYSTEMS ALUMNUM; HBOHT:IGNAI COLOR: DARN ANTHRACITE COMMERCIASUPPORTOSCHUITER.COM. (800) 287-01317 041NLHurE9 KTAL VAHEL - SLE ASSOABLY NOTES ON AIA rON A 01YOMAL VECNYCANONS KK -COLOR: Ct - 'CIlY50APE' O HOLLOW METAL DOOR - PANT TO MATCH COLOR OF SURROUNDING MATERIAL GUARDRAIL UGHT FIXTURE - SEE ELECTRKIL %%-GIP[ LL1 UP AND GOWN SCONCE L2DOWN ONLY SCONCE LI . rlCm%ED DOWN FKTIAR[ IAT CI SILVER C2 WHITE M� ACCEUCHTNG - SEE ELECIAIGL ri-LED UNIGHT; Lr . IN me DORWe FIKT1IRE L2- DOWN ONLY FKTIMOE LL45 ! INTEGRAL CANOPY nXTLAE FLOW LOW Tp PARAP ELEV. + -18-12; _T/FREEZER WALL ELEV. + 14`-U� B AWNING ELEV. + 9'-B- T/WAINSCOT T PARAPET ELEV. + 1B' -Y T FREEZER WALL E.+ B/DRIVE THRU TRELLIS UNDERSCORE ELEV. + IO' -B' 'Ar FWJ 0-B- aMETAL FASCIA (COLOR: CITYSCAPE) SEE 4/A5.2 K -TYPE: 1PRE-FAR ANCHOR-TTTE FASCIA 2 - PRE -FAB CUSTOM ARCADE FASCIA METAL LETTERING - BY OTHERS x -TYPE: 1 NELCOME' - COLOR: SILVER 2 2411 R O/4' MICK METAL ARCH COLOR: P ONIE 1230 aMOHR;MI741 JOINT DKSJI 0WBI000S By SCHLUTER SYSTEMS COLOR: BLACK EXISTING MECHANICAL SCREEN �� PIPE BOLLARD - PANTED YELLOW pPr PASS-THRU CONN COLLECTOR - OPTIONAL (RMHC) L -J ROOF UADDEA. PAINT TO MATCH SURROUNDING MATERIAL qq ROOF DRAIN OVERFLOW RPE PANT TO MATCH SURROUNDING MATERIAL MCOCkKO'S SIGNAGE BY 011 LR5 - UNDER SEIA rt PERMr SEE SIGNAGE SU, P'S4r WTC ON THIS SHEET, 45 METAL LOUVER SCREEN PANEL -•CO OR: C I - 'Orr*,.WE' BY META -ERA -7 STUCCO Orrumit n"" Y#-nVE: (COLOR -SEE COLOR LEGEND) CI WAYNESBORO TAUPE 1544 C2 . IRON MOUNTAIN 2134-I0 CJ - CME MAY COBBLESTONE 1474 TI AIAINUM TJMXLS SYSTEM KK-Cmm Cl CITYSrAPI C2 . AWATE C] - CHARCOAL � CSI _ COLD l -J ALL.M. rREWS. R-sACM SYsrlw xx-tou)k Cl:CITYSCAPE C2 WHHTE CI - CHARCOAL T5 ALUMINUM TRELLIS 2' . 13' WALL FASCIA SYSTEM COLOR CITYSCAPE R LIE EUROWEST: E -WOOD COLLECTION COLOR Its BLACK SIZE: 0')CM' 1/4 RUM-- BOND WATEIRPROMNC SETTING MAttRPL AND CAOLN: BY MAPLI GROUT COLOR: ULIM COLOR PLUS - 47 CHARCOAL Cqwr C[!,j:: CMN 10E1fEW.TH(73/j8937-7500 WH STWO Wrt ANO CIA2NG 1 -1 -AEN' STOREFRONT AND GLAZING - SEE ASSEMBLY NOTES 2 - EMSTING WINDOW TO REMAIN m �S oC.4 �a C',Uma C�+ UOf W W Q 2d 0 w OF Ld LLj L oo A2R3 Front Elevation McDonald's EXHIBIT C Color Legend: 1 - Stucco - Benjamin Moore #1544 "Waynesboro Taupe"' STucco - Benjamin Moore #2134-30 "Iron Mountain" Corrugate Metal Panel City Scope Metal - ERA Prefinished Metal - White Prefinished Metal - Cityscape Grey Prefinished Metal - Chore oal Prefinished Metal - Gold McDonald's 004-0562 6600 Commerce Blvd Rohnert Parr, CA Drive-Thru Elevation Rear Elevation MYDonaldrs • Color Legend: 40 Stucco -Benjamin Moore # 1544 "Waynesboro Taupe" 4 0 STucco - Benjamin Moore #2134-30 "Iron Mountain" Corrugate Metal Panel City Scope Metal - ERA L'ndl - White Prefinished Metal - Cityscape Grey P10al - Charcoal PretinI hed Metal - Gold McDonald's 004-0562 6600 Commerce Blvd Rohnert Park, CA -01, t 1.Ful ji- Ipr i 0 k TMM r r r 0 Go X W V 4J f d 1 } � Nl+ercvane s. 71i9i i NAT T�4h, 'cif 0 Go X W V 4J City of Rohnert Park PLANNING COMMISSION STAFF REPORT Meeting Date: April 26, 2018 Agenda Item No: 8.3 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. Resolution No. 2018-08 recommending City Council approval of Amendment to Vast Oak East Development Area Plan H. 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. At the February 27, 2018 City Council meeting, the City Council rejected a proposal by the applicant to replace two of the four "age in place" floor plans with two large two story homes. This proposal maintains the age in place concept for all four floor plans. PROPOSED PROJECT - SYCAMORE The proposed project includes a DAP Amendment application, for the Sycamore neighborhood 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 an architectural focused amendment with changes to the site plans and floor plans. The approved DAP has homes ranging between 1,518 and 2,156 square feet and the proposed amendment has homes ranging between 1,704 and 2,772 square feet. Specifically, the proposed lots within the Sycamore neighborhood would be comprised of four floor plans, 2 which will be dispersed as shown on Sheet S.1. The proposed changes to the Plan types are as follows: Plan 1— This plan amendment would increase the one-story floor plan from 1,518 square feet to 1,704 square feet. The original approved layout was intended to accommodate the age in place concept that was conceived with the prior iteration of the Sycamore neighborhood with the inclusion of the detached "Casita." The amendment would remove the "Casita" and "Courtyard" at the front of the lot and shift the rear of the home containing the "Living Room, Dining Room, and Kitchen" toward the front of the lot. This change in floor plan would increase the size of the rear yard, but eliminates the front "Courtyard" and "Casita". The total Plan 1 unit type would change from 32 units to 18 units proposed within the development as part of the amendment. (see Exhibits A and B) Plan 2 — This plan amendment would increase the one-story floor plan from 1,704 square feet to 1,920 square feet. The amendment would push the rear of the home further into the rear yard, resulting in a 10 -foot rear yard setback. The amendment would flip the "Master Bedroom and Laundry Room" location with the "Living Room, Dining Room, and Kitchen" location. The total Plan 2 unit type would change from 24 units to 36 units proposed within the development as part of the amendment. (see Exhibits A and B) Plan 3 — This plan amendment would increase the two-story floor plan from 1,900 square feet to 2,427 square feet. The amendment would increase the second floor square footage from 483 square feet to 929 square feet. Instead of the rear portion of the second story being "open to below" the amendment would add "Bedroom 3" at the rear, change the "Jr Master" to "Bedroom 2", and move the "Bathroom" out of the "Jr Master" to the other side of the stairs. The total Plan 3 unit type would not change from 26 units as part of the amendment. (see Exhibits A and B) Plan 4 — This plan amendment would increase the two-story floor plan from 2,156 square feet to 2,772 square feet. The amendment would increase the second floor square footage from 513 square feet to 1,097 square feet. The second story square footage would be increased by extending the floor toward the rear of the lot, add "Bedroom 3" at the rear of the second story, change the "Jr Master" to "Bedroom 2", move the "Bathroom" out of the "Jr Master" adjacent to "Bedroom 3", and move the stairs toward the center of the home. The total Plan 4 unit type would change from 32 units to 34 units proposed within the development as part of the amendment. (see Exhibits A and B) The architectural styles for Sycamore homes would not change as part of the amendment. However, some of front elevation details are proposed to be altered as part of the amendment as a result of the floor plan changes. The changes are minor and would not significantly change the architectural styles from the original approval. Each of the floor plans would continue to be comprised of a mixture of the three architectural styles, as shown on the Sycamore exterior elevation drawings included in Exhibit A and B. Importantly, all the floor plans maintain the age in place concept from the July, 2017 approvals. The City Council has identified one story homes and the age in place concept as important to community as the population ages. The two story floor plans that were presented to the City Council that deviated from this concept were rejected at the February 27 meeting. Staff believes that the floor plans presented as part of this proposal are consistent with City Council direction. C 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, or amendment, 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. Significant changes proposed by Signature involve: (1) the elimination of the internal "Courtyard" from the one-story plans; and (2) the elimination of the "Casita" from the one-story plans. The two-story plans still feature both the internal Courtyard and the Casitas. For the one-story plans, the Signature designs have eliminated the courtyard feature in favor of more internal square footages. The proposed two-story plans add additional square footage but primarily on the second floor. The redesigns of the two-story homes maintain the "Casitas" an independent room separated from the primary structure by a courtyard. The idea behind the "Casita" is to provide a separate space to accommodate multi -generational households. The Signature Homes floor plans no longer includes the "Casita" for the one-story homes, but the floor plans are designed to accommodate multi -generational households with separate spaces for different age groups in mind. The proposed DAP amendment is consistent with the Specific Plan because it conforms to the requirements in the Specific Plan related to density, housing type, housing location, public improvements, landscaping, and related amenities. The DAP, as amended, 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 amendment to 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 El 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 April 13, 2018. 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. 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. 2018-30 (Sycamore DAP) EXHIBITS: A. Existing Sycamore Development Area Plan: Floor Plans and Elevations B. Proposed Development Area Plan: Floor Plans and Elevations APPROVALS: ILI,-- Brett Bolinger, Planning Consultant , Planning Manager 5 Date �V)_t9_1� Date PLANNING COMMISSION RESOLUTION NO. 2018-30 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF ROHNERT PARK, CALIFORNIA, RECOMMENDING TO THE CITY COUNCIL THE APPROVAL OF THE SYCAMORE DEVELOPMENT AREA PLAN FOR THE VAST OAK EAST LAND DEVELOPMENT 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 April 26, 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 Plan; 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 Plan: 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 Plans. The Planning Commission in recommending approval to the City Council of Planning Application file number PLDP 17-0005 (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 April 26, 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 26th day of April, 2018 by the City of Rohnert Park Planning Commission by the following vote: Attest: AYES: NOES: ABSENT: ABSTAIN: ADAMS BLANQUIE BORBA GIUDICE _ HAYDON Susan Adams, 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 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 Reauirements 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 Signs 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 Mitigation 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.