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2018/07/26 Planning Commission Agenda PacketCity of Rohnert Park Planning Commission AGENDA Thursday, July 26, 2018 6:00 P.M. 130 Avram Avenue, Rohnert Park To Any Member of the Audience Desiring to Address the Planninjz Commission: For public comment on items listed or not listed on the agenda, or on agenda items if unable to speak at the scheduled time, you may do so upon recognition from the Chairperson. PLEASE FILL OUT A SPEAKER CARD PRIOR TO SPEAKING. 1. 2. 3. 4. 5. 6. 7. 8. CALL TO ORDER PLEDGE OF ALLEGIANCE ROLL CALL (Adams Blanquie Borba Giudice Haydon__) DECLARATION OF ABSTENTION ACKNOWLEDGEMENT OF POSTING OF AGENDA — Agenda has been posted in three public places: Community Center, Public Safety Building and City Hall. PUBLIC COMMENT - Persons who wish to speak to the Commission regarding an item that is not on the agenda may do so at this time. CONSENT CALENDAR - ADOPTION OF MINUTES 7.1 Approval of the Draft Minutes of the Special Planning Commission meeting of April 12, 2018 AGENDA ITEMS 8.1 PUBLIC HEARING (COTINE FROM THE MAY 30, 2018 PLANNING COMMISSION MEETING) — CONDITIONAL USE PERMIT — File No. PLUP18-0002 - Matthew Moore/GTE Mobilnet of California LP Verizon Wireless — Consideration of Resolution 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 PUBLIC HEARING — TEMPORARY CONDITIONAL USE PERMIT- File No. PLTU18-0003 — Vivian Inderbitzen/Signature Homes — Consideration of Resolution No. 2018-34, approving a Temporary Conditional Use Permit for University District Vast Oak East land development Phase II Sycamore Model Home Complex CEQA: An Environmental Impact Report (SCH No. 2003122014) was prepared for the University District Specific Plan. An Addendum to the Environmental Impact Report was completed in 2014 reflecting the updated Specific Plan and related entitlements, including the construction of'residential units. 8.3 STUDY SESSION - Presentation on the Form Based Code and the Station Avenue Project 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 August 6, 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 July 26, 2018, Planning Commission Meeting of the City of Rohnert Park was posted and available for review on July 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.rpeity.org. Signed this 20th day of July, 2018 at Rohnert Park, California. City of Rohnert Park Planning Commission Report DATE: July 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. Staff recommends that instead of a monopole, an imitation tree (a.k.a. "monopine") is used instead to provide additional camouflage. 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 tower 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. The same equipment can be accommodate with a mono -pine as recommended by staff. Staff Analysis The subject parcel is located in an area primarily made up of industrial type uses. The placement of the new wireless tower 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 tower 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 tower 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. 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 Page 3 and would not be visible at all from the nearest residential use. The tower will be highly visible from Commerce Boulevard and Highway 101. Therefore a mono -pine is recommended by staff to provide additional camouflage. This location of the facility, approximately 200 feet behind the Commerce Blvd. building frontage, is a good location for tower, antenna, and related equipment. While the tower will be visible from the surrounding area, the area is comprised of mostly industrial type uses with the nearest residential use, Mountain Shadows Apartments located at 160 Golf Course Drive, located approximately 850 feet from the subject site (see Figure 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 Q. Based on the equipment noise level data and analyses presented in the document, 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. As required, the applicant provided 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. The applicant also provided a Site Justification Report (see Exhibit E), which includes additional details regarding the need for a sixty -four -foot -high telecommunication structure and electronic support equipment at 5210 Commerce Blvd. The report includes addresses of existing Verizon Wireless facilities in the area and explanation of coverage maps justifying the need for such a facility at this specific location. Page 4 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. Page 5 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. 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. PLUP18-0002 Exhibit A - Project Plan Set Exhibit B - Photo Simulations Exhibit C - Noise Study Exhibit D - FCC RF Compliance Report Exhibit E — Site Justification Report Exhibit F — Existing Rohnert Park Wireless Facilities Map APPROVALS: jM . 6 a f 1, -u S Bre B llinger3 Pl ing Consultant Je Beiswen er, Planning Manager Page 6 Date �--�Y-I � 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. PLUP18-0002 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 July 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 July 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. PLUP 18-0002; 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. PLUP 18-0002, 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. B. That the proposed location of the conditional use and the conditions under which it would be operated or maintained will not be detrimental to the public health, safety, or welfare, or materially injurious to properties or improvements in the vicinity. Criteria Satisfied. 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 chain link fence enclosure. 12. The applicant shall install and maintain low lying shrubs other landscaping along the front setback, where feasible, and remove peeling paint and repaint the metal roof of building, on the subject site, located within the view corridor of the proposed telecommunication facility. Plans for the landscaping shall be prepared and submitted prior to building permit approval and repainting shall be completed and landscaping installed prior to final inspection of the cell tower installation. 13. The applicant shall revise the design of the wireless monopole structure to the design of tree. Prior to building permit submittal, (1) the applicant shall submit to staff the design drawings for a wireless monopole structure in the form of a tree; and (2) staff, in their discretion, shall have approved the design. The tower design shall include mounting structures that camouflage or conceal the presence of an antenna, tower or support structure. The tower shall resemble a tree species common to the area. 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 26h day of July, 2018 by the City of Rohnert Park Planning Commission by the following vote: AYES: NOES: ABSENT: ABSTAIN: ADAMS BLANQUIE BORBA GIUDICE HAYDON Susan Adams, Chairperson, Rohnert Park Planning Commission Attest: Susan Azevedo, Recording Secretary ZD DRAWING SIGN -OFF EXHIBIT ■ PROJECT DIRECTORY DATE: TIME: 5 CWC -PLEASE RETURN BY: APPLICANT: PROPERTY OWNER: VERIZON WIRELESSCROWN CASTLE 2785 MITCHELL DRIVE 4301 HACIENDA DRIVE, {410 WALNUT CREEK, CA 94598 PLEASANTON, CA 94588 925-737-1007 SIGNATURE DATE ARCIJUST CONSTRUCTION MANAGER: MANUEL S. TSIHLAS RICH JOHNSON SITE ACQUISITION: verizon MST ARCHITECTS, INC. COMPLETE WIRELESS CUNSULIING, INC. 1520 RIVER PARK DRIVE 2009 V STREET SACRAMENTO, CA 95815 SACRAMENTO, CA 95818 916-567-9630 916-216-0894 PUNNING: manuelOmstorchilects.com rjohnson0completewirelessmel CONSTRUCTION: PROJECT SUMMARY 2785 Mitchell Drive, Walnut Creek, CA 94598 MANAGEMENT: ASGiCSDR•S PARCEL NOTM 143-021-014 C1tt OF ROHNERT PARK H WY 101 GOLF COURSE `' M erizo OCCUPANCY: S-2 (UNMANNED TELECOMMUNICATIONS FACILITY) U (TOWER) SIGNATURE DATE BLVD. 5210 COMMERCE BLVD. TYPr OE CMiST.. RUCToN. V -B ROHNERT PARK, CA 94928 CONSTRUCTION: APN: 143-021-014 70NINc: INDUSTRIAL (1-L) LOCATION #: 296584 REAL ESTATE: CROWN CASTLE SITE #827751 C O D E C O M P L I A N C E ALL WORK AND MATERIALS SHALL BE PERFORMED AND INSTALLED IN ACCORDANCE WITH � CROWN CASTLE SITE NAME: WILF RED RF ENGINEER: THE CURRENT EDITIONS OF THE FOLLOWING CODES AS ADOPTED BY THE LOCAL GOVERNING AUTHORITIES. NOTHING IN THESE PLANS IS TO BE CONSTRUED TO PERMIT r.C4pq WORK NOT CONFORMING TO THESE CODES: `UQwe EQUIPMENT ENGINEER: 2016 CALIFORNIA BUILDING STANDARDS CODE, TITLE 24, CALIFORNIA CODE OF REGULATIONS EFFECTIVE JANUARY 1, 2017 01 PART I CALIFORNIA BUILDING STANDARDS ADMINISTRATIVE CODE MW ENG./TRANSPORT: _ PART 2 CALIFORNIA BUILDING CODE PART 2.5 CALIFORNIA RESIDENTIAL BUILDING CODE PART 3 CALIFORNIA ELECTRICAL CODE PART 4 CALIFORNIA MECHANICAL CODE UTILITY CT. PART 5 CALIFORNIA PLUMBING CODE PART 6 CALIFORNIA ENERGY CODE OTHER (IF APPLICABLE) PART 8 CALIFORNIA HISTORICAL BUILDING CODE PART 9 CALIFORNIA FIRE CODE SIGNATURE DATE 1 PART 10 CALIFORNIA EXISTING BUILDING CODE �/i+ PART 11 CALIFORNIA GREEN BUILDING STANDARDS CODE PART 12 CALIFORNIA REFERENCE STANDARDS CODE a PROJECT SITE LOCAL COUNTY OR CITY ORDINANCES CASCADE Ci b,', SSol_FTy ]REQUIREMENT THIS FACILITY 15 UNMANNED AND NOT FOR HUMAN HABITATION. ACCESSIBILITY NOT REQUIRED IN ACCORDANCE WITH THE 2016 CBC TRA.YSPORT AVE. •�N�' 11B-203.5, AND 11B-202,4 EXCEPTION 7. LOCATION FILM PROJECT DESCRIPTION MM"D VEftZQN WIRELESS +Nuu"O TEEEQVMM {,djTK)NS FACILITY R4CLUDING: D I R E C T I O N S IND E X O F D R A W I N G S - A 14'-O"x20'-O" LEASE AREA. FROM VEM20N OFFICE 0 2765 MITCHELL DRIVE. W&NU7 CREEK, CA94598; - OUTDOOR EQUIPMENT CABINETS. 1. T1.1 TITLE SHEET, LOCATION PLAN, PROJECT DATA - POWER, TELCO k FIBER UTILITIES BROUGHT TO FACILITY FROM EXISTING AT&T 1. HEAD NORTHEAST ON MITCHELL DR TOWARD OAK GROVE RD. 2. C-1 CIVIL SURVEY SHEET BUILDING 2. TURN LEFT ONTO OAK GROVE R0. 3- AIA OVERALL SITE PLAN 3. TURN LEFT ONTO DAVID AVE. 4. A2.1 EQUIPMENT LAYOUT PLAN - A CABLE ICE BRIDGE. '.TURN RIGHT ONTO MOHR LN. 5. A2,2 ANTENNA LAYOUT PLAN 5. TURN LEFT ONTO MONUMENT BLVD. 6. A3.1 PROJECT ELEVATIONS - REMOVE EXISTING CCI MONOPOLE AND RELOCATE EXISTING ANTENNAS 6. MERGE ONTO 1-680 N TOWARD SACRAMENTO/MARTINEZ. W/ASSOCIATED TOWER MOUNTED EQUIPMENT TO PROPOSED VERIZON WIRELESS 7. STAY ON 1-680 N. MONOPOLE 8. TAKE EXIT 58A FOR INTERSTATE 780 TOWARD BENICIA/VALLEJO. 9. CONTINUE ONTO 1-780 W. - WIRELESS ANTENNAS W/ASSOCIATED TOWER MOUNTED EQUIPMENT 10. TAKE EXIT 1B TOWARD SACRAMENTO, MOUNTEDUNTED ON A PROPOSED MONOPOLE. 11, MERGE ONTO 1-80 E. 12. TAKE EXIT 33 FOR CA -37 TOWARD NAPA.`� P R O J E C T M I L E S T O N E S 13. CONTINUE ONTO CA -37 W. 14, TURN RIGHT ONTO LAKEVILLE R0, ED 15. TURN RIGHT TO MERGE ONTO US -101 N. 16. MERGE ONTO US -101 N. 17, TAKE TOWARDWILFRED AVE I JAN01 � JAN � 03/08/2017 905 ZONING DOCUMENTS 18, TURN RXIT ONTO t� _` 07/27/2017 1005 ZONING DOCUMENTS 19. DESTINATION WILL BE ON THE LEFT, 09/12/2017 1005 ZONING DOCUMENTS REVISION 1 11/28/2017 1005 ZONING DOCUMENTS REVISION 2 CITY of ROHNERI' PARK 12/13/2017 1005 ZONING DOCUMENTS REVISION 3 XX/XX/XXXX 905 CONSTRUCTION DOCUMENTS XX/XX/XXXX 100% CONSTRUCTION DOCUMENTS O i l I I I I I I I I I I tI 1 H.y 101 0.11 C.w.e I"$* Area N110-ption Af"Adie CH141n Mads. a.ea. P.urq a px.t&- a1 that C6,10.1.4.1 .1 Iond 4m soled IM that carloS pat fAf4 WI 110411, 259 of s, Poge 39 Offrc:W Retardsar Sanoma Caun1Y. Cdilania **;-9 -we pcvWAWrY do, '. ni .. lata...' Cttupnhent Lea's Arno Comtnrnceli 6' the horih.e.l tpner of the ofp emeM',one4 PorCs/ PI land; then... dI me Nwlhern btvh4 Py Olereat Noeth 82'3y00` Cost. 163.42 Joel; ihenCe South OY47'00' 11.1. 60.0 fee' le the We Pont of Be9+m 1pW1q: thence MoBald Pant ofPey�nnwq SaU1h 46-7412' Coot. 2004 feet. thence Norm 66°hS.8 foot. '4-06 feat; lhanee S.Y1h 06'04°s7' 20.00 'eel lhahs. 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DATED 12-02-200 CONTOUR INNOVAI; NA ASBESSOR'S 0ARC'E1 NOWSCR• 443-021-614 lAl1OLOR0(S): f kWAtN CA O(4Ft litD PLEASANYON, CA 94366 Ptnyeet Nome. H.y to, 0dlf C -1 - Pic" Site Lacer#1,n. 52LO Commerce 0fhd Ran off Part. CA 24228 SchCo.nly We of Ohse'saSl" 07-18-17 EWlpmrnl{ProCedYrr Usaa Ia 404.Yf Ca.ednallq, Tra.nPtr O.bXr PPL' 1-9-4 -Ah P.thl.dt, ONK. eaft.w. Type of Anitn a V.untPeapolad 100-6pald Cow- nalas 1.00.6. N 3&`21'36..01'(HA063) N-Vnt'3632' (NAD27) tohoi tr, W t27+2'x2.31' (MAO83) IY s22'42'3635' (IfAD21) 1LCVAIION dT Gfa.n4 62 S"theft (HAVD66) 4m Y AL45L �- DROP VJLj E pT TRANSFORMER r 1E M11fDLEPROPOSED LESSEE 200'ACCESS & UTILITY EASEMENT st a' APN 143 -CII -014 EL: t.119 0 EIL6RIrC METER PROPOSED 9.0' z 14 0' Ci01t14 CASTLE LEASE AREA ADD LAND PITW 1 J PROPOSED NEW POWER 09.x' GROUND 6OX ROHNERT PARK, CA [VICINITY MAP 111M ORAWINCSAND/OR 'AW ACC4AtPANMO SI ECI(ItAfION AS 1NSTRUMEMIS Of SERSICE. ARE TK CXCWSLVE PROPERTY Of GEIL ENGM(QW(1 ARD AIErR USE AND PUBLICATION SHAI1, BC RESTRLCTED T4' THE ORIGNAL Slit Aho :.`ARRAER SDR %voth Tit£y ARE PKPAREO. ACU`..i, REPRODUCTIONUR PU'6LICAIION OY ANY METHOD. 174 VOIOLE OR IN PART, fS PRHEO .OMBUMEDT BY Wfp11EN P(AkvS!RtA FAOU GEIL ENCmF(Fr171G TITLE TO THESE PLANS ANOfOR 'SACCIFICA71ONS ,"JktL RENAHrf VAN GEIr. CrtemCCIII *II FREA1DLCE AND %%WAL CONTA0 Mill THEM SHALL CONI PRByA FACIE EYIDE14CE. OF ACCEPTANCE Or T11M RESIRWTIONS. VOL4MARY SHOVi IS BASED 4N 1.10RUN(NIAltON FOUND AND RECORD 0WORYANON, IN'S IS NOT A BOUNDARY SSURVEY. DOS IS A SPECUo QLD 1t1FOWdAPIOC MAP N114 PROPERTY t,INE'S AND EASCIVENTS CEP44 A oAAprp6 G(PHchON pA%o oft t'FORMAr10f. GATHERED (Rout VAst, s SOIARCES OF RECORD AND AVAILABLE. MONt�ILNIAt1ON FORlO 4HRh G THE rQO SORKV,, NO EA5EM(N1S OAF RE5I.ARCM.0 OR PLOTTED, PROPERIY LINES AMY) tMES Of TIRE WERE MOT INVES11GAlEO HD4 50WI(D, NO PROFCATT MONUVCHYS WERE 5£7, APN 142-0,30-027 3' DROP INLET I PROPOSED LESSEE 20 O PROPOSED VERIZON Nf1JEUSS- ACCESS & IIUI!TY EASEMENT �-17� 20' x 14' LEASE AREA 1OU' C TRANSFORMER .959° I B 11 LOC C EL -.1150 APN 143 -CII -014 EL: t.119 0 o 141,6` x991° PROPOSED 9.0' z 14 0' Ci01t14 CASTLE LEASE AREA ADD LAND PITW 1 J PROPOSED NEW POWER 09.x' GROUND 6OX i BOLLARD Lt1P ]. ORCI(= sox t{: TYa ) APPROX. LOCATION 14.0' x F�4. C 10.0' CROWN CASTLE LEASE AREA 214.111 MONOPOLE Ii APN 143-027-013 O L W CO ,d N W 0 P, U �U N N �m P+ V w 0 q � In 0 x 1 1 Sneel SCALE 1" = 20' a 1. w col OVERALL PROJECT AREA I' EXISTING UNDERGROUND ' TRANSFORMER I EXISTING ELECTRICAL BOX APN: f� 143-021-013 J EXISTING TELCO BOX !Aj EXISTING TREES EXISTING TO REMAIN � cnry r EXISTING EXISTING EXISTING DROP INLET DROP INLET MANHOLE 1 r EXISTING CONCRETE DRIVEWAY i _I❑_ -----------moi EXISTING 25'-0" WIDE ASPHALT ACCESS ROAD EXISTING 20'-0" WIDE CHAIN ( LINK GATE WITH BARBED WIRE EXISTING SIDEWALK APN: 1 143-021-014 w I L w � m 0 U f ( 1 � ( ( 2 EXISTING ROOF WALKING PADS, TYP. O O O O EXISTING HVAC EQUIPMENT O O EXISTING O O MMERC EXISTING ROOF PARAPET BUILDING EXISTING TREES TO REMAIN EXISTING LANDSCAPING TO REMAIN PROPOSED VERIZON WIRELESS 20'-0" WIDE ACCESS AND UTILITY EASEMENT d I 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 �ARREA/ADD-LANG SEE EQUIPMENT A2.1 LAYOUT PLAN dl EXISTING CROWN CASTLE 14'-O"X10'-O" 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' 5' 25' 50' I I I I �N 1' 20.0' EXISTING DROP INLET PROPERTY LINE EXISTING CHAIN LINK FENCE WITH BARBED WIRE EXISTING STORAGE UNITS TO REMAIN W N 07 ilp io+ C13 V W g 0L'3 w CL c9 ui a LJ H OUW VI C = J n I 7 O N Mi ILI exis�ans: E1 Q a E Job N6. le.1171 AM EXISTING ROOF VENT TYP EXISTING ROOF ACCESS LADDER TO BE RELOCATED O O O PROPOSED ROOF WALKING PADS 10 NEW LADDER LOCATION O O O O 2 EXISTING ROOF WALKING PADS, TYP. O O O O EXISTING HVAC EQUIPMENT O O EXISTING O O MMERC EXISTING ROOF PARAPET BUILDING EXISTING TREES TO REMAIN EXISTING LANDSCAPING TO REMAIN PROPOSED VERIZON WIRELESS 20'-0" WIDE ACCESS AND UTILITY EASEMENT d I 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 �ARREA/ADD-LANG SEE EQUIPMENT A2.1 LAYOUT PLAN dl EXISTING CROWN CASTLE 14'-O"X10'-O" 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' 5' 25' 50' I I I I �N 1' 20.0' EXISTING DROP INLET PROPERTY LINE EXISTING CHAIN LINK FENCE WITH BARBED WIRE EXISTING STORAGE UNITS TO REMAIN W N 07 ilp io+ C13 V W g 0L'3 w CL c9 ui a LJ H OUW VI C = J n I 7 O N Mi ILI exis�ans: E1 Q a E Job N6. le.1171 AM PROPOSED VERIZON WIRELESS PORTABLE FIRE EXTINGUISHER ON UTILITY H -FRAME. INSTALL IN WEATHERPROOF CABINET & LABEL. THE EXTINGUISHER SHALL BE RATED 4A:808: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 W9iEL£SS HOODED & DOWNTILTEO SECURITY LIGHTS PROPOSED VERIZON WIRELESS INTERSECT PANEL EXISTING ROOF WALKING PADS EXISTING ROOF ACCESS LADDER WITH SECURITY DOOR TO BE RELOCATED c (2) PROPOSED VERIZON WIRELESS HOODED & DOWNTILTED SECURITY LIGHTS os PROPOSED VERIZON WIRELESS SURGE PROTECTOR MOUNTED TO ICE BRIDGE p W 1 PROPOSED VERIZON WIRELESS o W (2) PROPOSED VERIZON F' WIRELESS GPS ANTENNAS PROPOSED VER12ON WIRELESS ICE BRIDGE U 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 RELOCATED ACCESS LADDER I PROPOSED ROOF WALKING PADS TO i NEW LADDER LOCATION 5'-0'0 S' -O' Y PROPOSED VERIZON WIRELESS 12'-0"xIB'-0" CONCRETE EQUIPMENT SLAB �I _ t _ PROPOSED VERIZON WIRELESS r 14'-0"x2D'-0" EQUIPMENT LEASE AREA S -� V-2' 10' 48Y t0' S BAnW POWER PROPOSED VERIZON WIRELESS cow PLANT GoIT'IET I OUTDOOR EQUIPMENT CABINETS PROPOSED VERIZON WIRELESS 6'-0" TALL CHAIN LINK FENCE W/BOLLARO-SME POSTS. BARBED WIRE, GRAY SLATS & (2) 4'-0" WIDE ACCESS GATES e I I 0 ( a 7--0' TOWER CENTERLINE L 7'-0' TOWER CENTERLINE 14'-0' PROPOSED CROWN CASTLE LEASE AREA/ADD-LAND 1* 0' 1' 5' I 1 1 _ 112" - 1' PROPOSED 14'-0'x9'-0" CROWN CASTLE LEASE AREA/ADD-LAND c os Z SEE ANTENNA LAYOUT PLAN p W 1 PROPOSED VERIZON WIRELESS o W MONOPOLE F' EXISTING GROUND BOX 70 REMAIN U EXISTING T -MOBILE 10' BOLLARD TO BE REMOVED EXISTING T -MOBILE EQUIPMENT SLAB EXISTING T -MOBILE BOLLARDS IT LAYOUT I -per ao N CK gJ �mcQ3 d W _ 6i jY H 0 2 O U W INC4& w a 0 0 W N L eMvan: m 121Joc rna R as I I I � PROPOSED VERIZON WIRELESS 14'-O"x2O'-O" LEASE AREA Q � Jb" PROPOSED CROWN CASTLE 1A'-O"x9'-0" LEASE AREA I o I o I I PROPOSED VERIZON WIRELESS ANTENNAS I N C1 I PROPOSED VERIZON WIRELESS RRH UNITS o � PROPOSED VERIZON WIRELESS SURGE PROTECTORS m �x r� o' 1I I 1 ° 1 ANTENNA LAYOUT PLAN 1/2" = 1'-0" A21 SCALE: 1/7' s TOWER MOUNTED EQUIPMENT SCHEDULE (PRELIMINARY do SUBJECT TO CHANGE) OUANTITr EQUIPMENT DESCRIPTION SECTOR A SECTOR B SECTOR C TOTAL [ANTENNA BNHH-10658 OR EQUIVALENT 3 3 3 9 RH /RADIO RUS32 OR EQUIVALENT 2 2 9 B RH /RADIO RUSH W/A2 OR EQUIVALENT 1 1 1 3 URGE PROTECTOR/HYBRID YCAP DC3315 / HYBRID TRUNK CABLE 2/2 2/2AM �S'� z m 5 VW a W F Q O W g o= z w a 0 1:1 t+rtians: E Job Notan .n 2A2. �S'� z m 5 VW a W F Q O W g o= z w a 0 1:1 t+rtians: E Job Notan .n 2A2. EXI5 TRAIT PROPOSED VERIZON WIRELESS UTILITY H -FRAME TOP OF MONOPOLE &.0' M Y20N WIRELESS ANTENNA CEN_TERLR� 60.0' AOL. iOPOSED VERIZON WIRELESS E BRIDGE 2) PROPOSED VERIZON WIRELESS PS ANTENNAS (STING ACCESS LADDER WITH ECURITY DOOR TO BE RELOCATED ExISNNG ANIENN7LS CENT 32'-0" AGL ROPOSED VERIZON WIRELESS SURGE ROTECTOR MOUNTED TO ICE BRIDGE ROPOSED VERIZON WIRELESS UTDOOR CABINETS E) PROPOSED VERIZON IRELESS HOODED k OWNTILTED SECURITY LIGHTS ROPOSED VERIZON WIRELESS 6'-0" LLL CHAIN LINK BOLLARD -STYLE ENCE W/BARBED WIRE, GRAY SLATS (2) 4'-0' WIDE ACCESS GATES IOP OF CABINEtS gk 73 AGL. _ ! _ TOP DF SUB _h S' AC.LC.L "� EXISTING GRADE LEVEL O.0" A.G.L. SED VERIZON WIRELESS X1B'—D" CONCRETE IENT SLAB PROPOSED VERIZON WIRELESS PROPOSE PROPOSE REMOVED MONOPOLE At' EXISTIN W/ASSOCIATED TOW, EOLAPMENT TI VERIZON WIRELES! PROPOSED VERIZO OUTDOC (2) PROPOS WIRELESS GP; PROPOS WIRELESS SURGE MOUNTED TO PROPOS WIRELESS PROPOSED VER120 6'-0" TALL BOLLARD—S W/BARBED WIRE, Gk (2) 4'-0" WIDE ACI PROPOSED VERIZO 12'—O"X 18'-0' EQUIPMENTSLAB NORTH ELI SCALE: I/4" . TOP OF MONOPOLE 61.0' AG.I ZON WIRELESS ANTENNA CEN1ERLn1E — — 60.0' AO.L EXISTING ANTENNAS CENTE 'k, I 32'-0" A.W. 90 EXISTING ACCESS LADDER WITH SECURITY DOOR TO BE RELOCATED EXISTING PARAPET EDGE OF EXISTING BUILDING TOP OF CABINETS 73 AG.L. TOP OF SLAB .5' A.G I. -_- EXISTING GRADE LEVEL 0.0' AO.L. Cc N W QQ J ea - O W o w °d O (�j w J W Ln W Q aY a a N m ff r &rstmg monopole to be removed I 1 ,•� .02 as '�'-�.arm,c�yC.3...u�-_'��..r.,-�=��T"��.`.�.-= - __ - - - � �..•s..�-r ..__...`.s_--..,-_ Existing Proposed replacement monopole 'I . .... . .. .. .. . - -`�-�' - - =� ».-?.�' � - �}�tlr"'rhf"� Vie- i � . .� � • _ Extsnng antennas to be moved to new pole. Top of antennas at 40 rt, to be lnwered to 32 h=enter:re. Ex,sting pole to he removed 1 1 Extsttn_o ladder to be moved further down the wall J?' Proposed 'Verizon antennas on oew monopofe. 5 h standoffs with 12 it crnssarms a Propcsed .?located and lowered 'antennas ---� I � I) -J,-,Y.:� :s.v rr, •�,�'� �'�'�ti T.U.s r,��t"�'�'+y'. _ ti..,. HWY 101 Golf Course 5210 Commerce Blvd Rohnert Park, CA 94928 Existing • • • - • verizonv Eslsung monopole to be removed Ta A _`,•' Existing- •M i RIM. I oil Proposed replacement monopole ,I Proposed T _ r TIM - .v1 err•-- Q l_ --- — - _ - 1�' - - _1 = Exist'ing • • • •I • R.qRmmuf Proposed replacement monopole '��'�� _' �` �%�` �'• _ � I it a' H' wa re ' FSR Cdr I'- _ '•,�� '� ter= _ -� � �...'�,:r.: �} �.,►_ N r$114111CII r4111, IA IIZDverizorV 'Sit. SITE a f\Lm L • fi • • -- � � (i �• '� `�_� � , of LjM � 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. Paul Bollard, President April 5, 2017 W OLARDcoustical Consultants RECEIVED 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. Table 1 Ambient Base Noise Level Criteria Rohnert Park Municipal Code Zone Time Base Ambient Sound Level (dBA) R1 and R2 10 p.m. to 7 a.m. 45 R1 and R2 7 p.m. to 10 p.m. 40 R1 and R2 7 a.m. to 7 p.m. 55 R3 and R4 10 p.m, to 7 a.m. 50 R3 and R4 7 a.m. to 10 p.m. 55 Commercial 10 p.m, to 7 a.m. 55 Commercial 7 a.m. to 10 p.m. 60 Limited Industrial Anytime 70 General Industrial Anytime 75 Source: Rohnert Park Municipal Code, Chapter 9.44 Noise, Section 9.44.040 Environmental Noise Analysis Hwy 101 Golf Course Cellular Facility Rohnert Park, California Page 1 PROPOS'E_n VEFRLCN WIRELESS E' -O' WIDE VMM EASEMENT EX.15TNG CONCRETE DRIVEWAY PROPOSED VERIZON WIRELESS UNCERGROUNO POWER c TELCO (2247'-C' CONDUIT ROUTE) EXISTING 25'-0" WIDE ASPHALT ACC -ESS ROAD FX5ING 20'-0- WIDE CHAN LIW GATE WIDi BARBED WIRE EXISTING SIDEWALK EXISTING EIECI TICAL YALLT, PRMSED VERIZON WIRELESS POWER P -OC ESR IM TELCO VALt7. PROPOSED VERIZON WIRELESS TELCO PAC APN 1143-030-019 EX57NG TREES TO REMAIN EXISTING LANVSCAGIN; TO REMMN V d EXISTING TREES TD P.E"N APN: 143-021-013 Legend Proposed Cellular Equipment Lease Area N 0 25 5o Feet Proposed Outdoor Equipment Cabinets BOLLARD Parcel Boundaries APN: 143-030-006 PROPCSED VERIZ04 WRELESS 20'-C' WIDE ACCESS AND UTILITY EASEMENT 1 EXISTING BUILDING bV/0PY DYER j ACCESS DOOR 1 � �A I Y11 PROPOSED VERI[ON WIRELE55 11'-D's20'-Y' EOULPWINT �- LEASE AREA h f SEE EOWPMENT PAYOUT PLAN EXISTING CROWN CASTLE 14'-O'A10" 0' ECUPMENT LEASE AREA. REMOVED EX;SnKG CCI MONOPOLE AND RELOCATE EXISTING ANTENNAS W/A559C1A ED TO'AJt MroUMEO EDUIPMEHT TO PROPOSED VERRON 'M LESE MONOPOLE EXSTWO GENERATOR ON TWNLER BED TO REMAIN EXISTNG OUILDINC (CANOPY OVER ACCESS DOOR PROPERTY UNE D MNG CHAIN JNK FENCE Wi!H BARLRED "HE MSTNS PARKING SPACES EXISTING STORAGE UN'IS 10 REAMIN Figure 1 Project Site Plan Hwy 101 Golf Course Cellular Facility Rohnert Park, California EXSRrr ROOF VENT, TY2. 0 O O EXISTTNO ROOF ACCESS 1ER EKSrM ROOFWAL)ONG PADS. 7YPC C O N: f,43-021-014 EXInNO COMMERCIAL BUILDINGc o EXISPNC HVAC EQUIPMENT O O C J )--- EXI5TNC ROOF FA.WE7 U i. 1 S' 1 t EXISTING TREES TD P.E"N APN: 143-021-013 Legend Proposed Cellular Equipment Lease Area N 0 25 5o Feet Proposed Outdoor Equipment Cabinets BOLLARD Parcel Boundaries APN: 143-030-006 PROPCSED VERIZ04 WRELESS 20'-C' WIDE ACCESS AND UTILITY EASEMENT 1 EXISTING BUILDING bV/0PY DYER j ACCESS DOOR 1 � �A I Y11 PROPOSED VERI[ON WIRELE55 11'-D's20'-Y' EOULPWINT �- LEASE AREA h f SEE EOWPMENT PAYOUT PLAN EXISTING CROWN CASTLE 14'-O'A10" 0' ECUPMENT LEASE AREA. REMOVED EX;SnKG CCI MONOPOLE AND RELOCATE EXISTING ANTENNAS W/A559C1A ED TO'AJt MroUMEO EDUIPMEHT TO PROPOSED VERRON 'M LESE MONOPOLE EXSTWO GENERATOR ON TWNLER BED TO REMAIN EXISTNG OUILDINC (CANOPY OVER ACCESS DOOR PROPERTY UNE D MNG CHAIN JNK FENCE Wi!H BARLRED "HE MSTNS PARKING SPACES EXISTING STORAGE UN'IS 10 REAMIN Figure 1 Project Site Plan Hwy 101 Golf Course Cellular Facility Rohnert Park, California 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)z Predicted Cabinet Noise Levels, (dBA) 143-021-013 65 45 143-030-019 70 45 143-030-006 87 43 Notes: ' Property lines and distances are shown on Figure 1. 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(ftacnoise.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 hertr. Lori Day/Night Average Sound Level. Similarto CNEL butwith 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 subjective term for the sensation of the magnitude of sound. Masldng 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 Uno anted 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 tir ne 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 r Acoustical Consultants Appendix i Typical A -Weighted Sound Levels of Common Noise Sources Decibel . I:i 12 -Gauge Shotgun 1G0 160 1!i0 tao Jet Takeolf 140 f3Q 1l0=gum malic Riveter 124 Oil 0 kil 110 Hamra+:r Orill 114 Air Chainsaw 110 100 Rock Concert 10�i Maiarcycic 100 9Q Tr�ctnr�t'and Orill 97 Y Lawn hlowcr 80 - Vacuum Cleaner � - � City Tratiic 78 70 Comrersation � � — Alr Ca�4lUonsny lMil 60 flOr fflf � Ru&1Nnp 4eaves • � �� Pin Falling i5 20 - 1p Appendix C-1 4. 7 32 3 7 0 0 INCH KNOCKOUTS (00TH SIDES) � UL LISTED WEIGHT WITH BATTERIES: WEIGHT WITHOUT BATTERIES: 2296 LBS. 760 LBS. NorthStar NSB-170FT batteries at 128 lbs each, Qty 12 MAX NOISE LEVEL: 55-600 /�'/I%fiQ Clerlu IDd,,11k, 111, ■VIiO pRl/rnnerR lcDllaar Group CHARLES PART #i n. I., r.IFI♦, sE" 1 Drl„ Verizon Wireless Tr Hltiu r.11 r�Y01 �1 rFl CUBE-SS4C215XC1 1 Large Site Support Enclosure TH It IS THE PAOPEATT OF CNAALES INDDSTNIEI LTD. AND SHALL NOT RE AEPr00NCED, COPIED OR USED 14 ART NUNFN DETRIKENAL TO THEIR INTENTS, I c A 7 6 5 E 3 2 REV. ]ESCRPTI6+ i 1>aTE 1 +PFiC1vE11 000 NTA y[1M 05/09/20!1 .AS. AL IETALS "MO TO YUTES LL Em ® a MRC. TN SlmtE2 •IR �piT10iA �w J•i`JfYlf IAIO( tBOIM i(pt9 • � [ � A9 M1+Y4� >w � sq av Kf Iit gOOplYE 1Jm Yxv TObf , � � O O N50 Q!0 FlIpH- LLOC NQS � �Q SECigN r- J:1710f1 B- B ` � ._� NOTES: 1. PRODUCT SPECIFICATIONS SUBJECTTO CHANGE 2. ENCLOSURE IS TYPE 3R, RAINPROOF 3. ENCLOSURE IS ALUMINUM, WELDED CONSTRUCTION WITH POWDER COATED FINISH� acYe 'Q + � . 4. WEIGHT a 300 -Ib ='o '•Rf' 5. AIR CONDITIONER MODEL: McCLEAN 11T200216GI50 , NOISE®�� .. AXT WITH T20 LEVEL AT A DISTANCE OF 1.5M = 66 dB (A) K �o a.� wpm v SIZE im B T1134689AD2P000 000 Yelp im6� 6 A� �[ 6 'arm rllPYlIDI o vl va• aws YAL's' - 4EEi I IF I a M 10 m CL I N 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 US. 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 Frequency 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 Cormnunication) 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. , �, U6QP CONSULTING ENGINEERS SAN FRANCISCO Page I of 4 JAN 2 5 2018 C 11Y OF ROHNERI 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-VR0 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. CONSLJLTING ENGINEERS SAN FRANCISCO F. 3 E-13028 M-20878 E.v, 6-30-2019 � E'CTAtr \\�e C'HANtGr_d�� IIS r William F. l laMiett, 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 Applicable Range (MHz) 0.3— 1.34 1.34— 3.0 3.0— 30 30— 300 300— 1,500 1,500— 100,000 1000 100 3 10 0.1 Electromagnetic Fields (f is frcqucncy of emission in MHz.) Electric Magnetic Equivalent Far -Field Field Strength Field Strength Power Density (V/tn) (A/m) (111W/cm') 614 614 614 823.81f 1842/ f 823.81f 61.4 27.5 3.54,Tf 1.591Ff 137 61.4 1.63 1.63 1.63 2.191f 4.89/ f 2.19/f' 0.163 0.0729 x'/106 -f1238 0.364 0.163 Occupational Exposure PCS Cell FM i Public Ek asruP 100 100 100 180/f 900/f' 180/f 1_0 0.2 f/300 f/1500 5.0 1.0 0.1 1 10 100 101 10`t 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. HAMME-17 & EDISON, INC. CONSULTING ENGINEERS FCC Guidelines SAN FRANCISCO Figure l 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. I For a panel or whip antenna, power density S _ 1 T30 x 0.1 x P„r, , in mW/cm2, sw n x D x h and for an aperture antenna, maximum power density Smax - � 0.1x16x11xP„., mW/CM2in, nxh” where OBW = half -power beamwidth of the antenna, in degrees, and Pnet = net power input to the antenna, in watts, D = distance from antenna, in meters, It = aperture height of the antenna, in meters, and n = aperture efficiency (unitless, typically 0.5-0.8). The factor of 0.1 in the numerators converts to the desired units of power density. Far Field. OET-65 gives this formula for calculating power density in the far field of an individual RF source: power density S = 2.56 x 1.04 x 100 x RFF2 x ERP 4xnxD2 in mW/cm2, 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. CONSMING ENGINEERS Methodology SAN FRANCISCO Figure 2 EXHIBIT E Site Justification Statement Verizon Wireless Site Name: Hwy 101 Golf Course Location: 5210 Commerce Blvd., Rohnert Park, CA 94928 APN: 143-021-014 Introduction Verizon Wireless is seeking to improve communications services to residences, businesses, public services, and area travelers in the City of Rohnert Park, California. Verizon maintains a strong customer base in Rohnert Park and Sonoma County, and constantly strives to improve coverage for both existing and potential customers. The proposed facility is needed to bring improved wireless communication capacity and coverage, and will accomplish this by expanding Verizon's existing network and improving call quality, signal strength, and wireless connection services in in the City. The improved wireless service will benefit residents, travelers, public services, and roadway safety in the area. Facility Design and Description Verizon Wireless proposes the installation of a new wireless communications facility at the above - referenced address in order to improve the coverage and capacity of the existing Verizon Wireless network. There is an existing 36' tall facility currently at this address. However, due to structural concerns with the existing facility, Verizon proposes to replace the existing monopole with a 64' tall monopole. The new monopole will be capable of supporting both the existing equipment on site, as well as the additional equipment that Verizon will require in order for the facility to operate. The subject parcel is located in an industrial zone, and has been designed to comply with all pertinent Rohnert Park height and setback requirements in this zone and in general, as discussed, below. Compliance with City Development Requirements The proposed facility is the result of a thorough site selection process. There are several factors that contribute to the overall project design, including local zoning regulations, construction methods, topography, the Verizon Wireless network objectives, and a willing landlord. This facility is appropriately sited because it meets the objectives listed above and complies with the standards set forth by Chapter 17.07.020 City of Rohnert Park's Municipal Code. Chapter 17.07.020 F: Communication Facilities Chapter 17.07.0201 F Site Develppment,Criteria "New facilities shall be collocated with existing facilities whenever feasible and aesthetically desirable. " The proposed facility is a colocation on an existing facility within an industrial district. The facility is appropriately designed as a monopole as it blends with the existing, built environment and uses in the area. Chapter 17.07.020 F (5)(hl: Height `All ground mounted communication equipment, antennas, poles or towers s hall be ofa minimum functional height. Per the studies and exhibits provided below and with the application, 60' is the minimum centerline required in order for this site to function adequately. Any further reduction in height will impact the overall functionality of the site to the point that it serves no purpose. Chir ler 17, 07.020 F S)Lc): Colors and Materials The extended facility will be designed to match the existing facility. All ground equipment is completely screened from public view by the existing building on site. Chypter 17.07.020 F Q(d}: Screening "All ground mounted equipment, antennas, poles, or towers shall be sited to be screened by existing development, topography, or vegetation, to the extent feasible. Ground mounted facilities are encouraged to be located within buildings, underground, or in areas where substantial screening by existing buildings or vegetation can be achieved " As stated above, all of the necessary ground equipment, as well as a significant portion of the tower, will be completely screened from public view by the existing building and other development on-site. Chapter 17.137.020 F (5)(e : Siting This facility has been designed to comply with all pertinent siting requirements. Chang► 17.117.020 F (6): General Development Standards This facility complies with the general development standards as set forth in this section. Location Selection and Need for Facility Verizon Wireless (Verizon) seeks to improve wireless communication services in Rohnert Park along Hwy 101 and Golf Course Drive with the addition of a new wireless telecommunications facility. Presently, this area of the City suffers from poor wireless coverage and low capacity levels, which can cause recurring lost calls and ineffective service. The need for this proposed facility is due to complaints from Verizon Wireless customers, businesses, and travelers in this area. To remedy these problems, Verizon proposes to add their equipment to the existing tower, which will improve service to Verizon subscribers and emergency services along this portion of Hwy 101 and Golf Course Drive, as well as address capacity issues and close a significant gap in coverage that exists in this area. Wireless facilities must be situated within close proximity to their desired coverage areas, as they will prioritize handsets that have the strongest signal, meaning the ones that are closest, during times when capacity is being taxed. As one of the stated objectives of this site is to offload capacity from the existing Rohnert Park facilities to the south (please see maps below), the faciilty must be located in such a way that it can communicate with the existing facilities. Colocating on this facility will allow this facility to achieve both of its intended purposes. Please see the coverage maps provided, below. The uncolored areas shows denote poor or no coverage, the area shown in red shows some outdoor and indoor coverage, the area marked in yellow shows some indoor coverage and good outdoor coverage, and the area marked in green indicates good indoor, in -car, and outdoor coverage. Please note that much of the red and yellow areas are replaced by green following activation of the proposed facility along the targeted coverage area, as well as much of the surrounding area. Existing Coverage Coverage Without Hwy 101 Golf course Dr Area IdCklllg rrBuldlrg coverage Curren! On PJr Outdoor coverage solutbnsfnworks service �'Mfgral coera r . rile.- ti g F Coverage Issue is n, resolved to limitec Coverage without Tower Extension Coverage with Tower Extension Coverage With Hwy 101 Golf Dr @ 60 ft lre flaro w cwremOnAW Improvement 019 d"? SoMlominworlcs in the quality M.r fl, "a Ile Arr 1 A Below, you fill find a different set of maps, known as "best server plots," which represent the geographic areas being covered by each antenna sector, and the capacity of the existing sites within the City of Rohnert Park. As it stands, the existing facilities are being overlaoded by user demands and data usage because of the significant geographic area that they are being required to cover. Capacity issues such as these will impair the functionality of the network in the area, resulting in lost calls and failed data connections. Existing Coverage U, a ' b 4 -� F� ♦ WV4 i f i -! • ri i ♦ s As you can see from the map above, the entire area surrounding the proposed site is being covered by towers that are a significant distance away. As mentnioed previously, wireless facilities must be situated close to their desired coverage areas, as they will prioritize handsets that have the strongest signal, meaning the ones that are closest, during times when capacity is being taxed. This facility will alleviate these issues, not only improving coverage within the targeted area, but improving the functionality of the existing sites as well, as demonstrated in the following map. Coverage rvitkSite •< < % .. r • r r t�r�� ■ • u ! • • • • As shown in these coverage maps and server plots, the proposed facility will improve coverage and network functionality for the City of Rohnert Park by not only closing a gap in coverage that exists, but also by offloading capacity from the existing facilities that are currently distressed. Conclusion Based on the information provided above, there is a demonstrable need for a facility in this location, as it suffers both from poor coverage, and lack of capacity, which is impacting the entire network within the City. As for the location, colocating in this location will allow the facility to achieve both of its intended purposes; to close the gap and coverage and to off-load capacity from the facilities to the south. Additionaly, the City's zoning code heavily stresses the need to colocate facilities whenever feasible, and to utilize existing structures for screening whenever feasible. With this being the case, the need for a facility in this locatoin has been established, this proposal follows the direction of the zoning code explicitly, and as such, the proposal should be approved. Coverage Area Current On Air Solutions in works el 1.6 I CA—N w I IRT PARK WY 101 Wk( GOU8SL DR —k 01 jj0W*&FIJ I FAPIK.IT 4w A- Coverage Without Hwy 101 Golf course Dr Area lacking In -Building coverage urrent On Air Cd Out door coverage Current On Air Solutions in works Coverage With Hwy 101 Golf Dr @ 60 ft Improvement In -Building coverage Out door coverage Marginal coverage Best Server Without Hwy 101 Golf ❑r ML a r � • � .LL ._• a ►. m ■ _ r ■ • r � ■ Best Server With Hwy 101 Golf Dr @ 60 ft � �� • _ • lie ;r .4ry 101 CAXF Ci ca � • s' �.F �+ OLOWM PT 1' ' — N 01 IM a PA14k FED _+J Surrounding sites height CP7 C 32 �. Site Friendly Name Street Address State City Zip Code ROHNERT PARK PD 5980 State Farm Dr CA Rohnert Park 94928 ADOBE RD 2930 Edwin Kelsey Way CA Petaluma 94954 ROBLAR RD 6115 Orchard Station Rd. CA SEBASTOPOL 95472 PENNGROVE 100 Adobe Road CA Penngrove 94951 COTATI GRADE RELO 1119 Debbie Hill Rd CA Cotati 94931 ROHNERT PARK SOUTH 1501 Middlebrook Way CA Rohnert Park 94928 ROHNERT PARK 630 Park Court, Rohnert Park, CA CA Rohnert Park 94928 ROHNERT PARK 5850 LABATH AVE CA ROHNERT PARK 94928 HWY 116/LONEPINE 3186 Old Gravenstein Highway CA Sebastopol 95472 ROHNERT PARK NORTH 1510 Moura Ln CA Santa Rosa 95404 N MCDOWELL 1364 N. McDowell CA Petaluma 94954 KING RD 421 Pepper Lane CA Petaluma 94952 WRIGHT 3950 Doubles Dr CA Santa Rosa 95407 HWY 101/TODD RD 520 E. Todd Road CA Santa Rosa 95407 DUTTON ROAD 3001 Corby Avenue CA Santa Rosa 95407 SEBASTOPOL 7120 BODEGA AVE CA SEBASTOPOL 95472 BENNETT VALLEY ROAD 6163 Bennett Valley Road CA Santa Rosa 95404 'a -� a •� I � � _ .^ I� �---� �_ _� __ � ;Trane �7r'V9 ac- �.. V7 _ - 5 5200 Cou;t %7,iu °C}rI -,It -OC)i ese ¢ ..e.es j � t r r r ve C op. 1:77 ,.� �V - all r 5850 Lac Rve acct l lf�; j"es a lrt} TWO 598`fl► at m I ri"v s69 _ V1is eP ss III Y _ I R a p ' .1 oo wirer FaCl�it]1;lclucias--uritliiQg r�e,r,F .. - ` - ! ti .;• . ' E _ - n5lFoot wine e'ss FacjIi y ' r. s ■ •errtry.. a 1�, ` � _ { ff>. �;� i,'��'- - �""'�,.- �tc]nrZ r a��i(.r +'�aV�--ti --`•_ -_ �1 � --� 71- 49F, r - Ber11Gla Park$ � 4r—, 55acllltyt .0:. s t - ,2a�- fIl{ ,,,INERT' PAR, Callf(�Rµl� City of Rohnert Park PLANNING COMMISSION STAFF REPORT Meeting Date: July 26, 2018 Agenda Item No: 8.2 Subject: File No. PLTU18-0003 — Sycamore Model Home Complex Consideration of a Temporary Conditional Use Permit for Model Homes and Sales Office for the Sycamore Neighborhood at University District Specific Plan Vast Oak East Land Development Area Plan Phase II Location: Within the University District Specific Plan (approximately 300 acres located south of Keiser Avenue, west of Petaluma Hill Road, north of Sonoma State University ("SSU") and Copeland Creek) Applicant: Signature Homes SUBJECT The Sycamore product line consists of 114 homes. Sycamore and the proposed Model Home Complex is within the University District Specific Plan (UDSP) Project: a proposed mixed-use community on approximately 300 acres with a maximum of 1,645 residential units (excluding second residential units). Staff recommends that the Planning Commission adopt the following: 1. Resolution No. 2018-34 Approving a Temporary Conditional Use Permit for the Sycamore Development at University District Specific Plan (UDSP) Vast Oaks East (VOE) Development Area Plan Phase II (DAP II) Model Homes and Sales Office. 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. On July 11, 2017, the City Council approved a DAP for the Vast Oak East Land Development Phase I (VOE, DAP 1), which included parkways and walls and Phase II (VOE, DAP 11), which included development of Cypress, Sycamore, Live Oak and Juniper neighborhoods. Page 1 of 5 PROPOSED PROJECT The proposed project involves the construction and operation of the model homes and sales office for the Sycamore neighborhood development at University District Specific Plan Development Area Plan (DAP) Phase II (refer to location shown on Sheet L-0.0 of Exhibit 1). The residential floor plans, exterior elevations and colors for the Sycamore neighborhood was approved with the Development Area Plan Phase II (DAP 1I). The 2017 DAP II approval was conditioned to require Planning Commission approval of a plan for the model home complex, including off street parking, lighting, ADA compliance and office complex prior to issuance of building permits. The applicants have submitted an application for a Temporary Conditional Use Permit for the Sycamore Model Homes and Sales Office. Construction of the model homes is proposed to occur Monday through Saturday between the hours of 7:00 am and 5:00 pm. Proposed hours of operation for the model homes sales office are 9:00 am to 6:00 pm daily, 7 days a week. The components of the proposed complex are described in greater detail below. Sycamore Model Homes and Sales Office The Sycamore Model Homes Complex, Sales Office, and parking would be located on seven (7) lots within Sycamore neighborhood of the VOE DAP II. As shown on Sheet L-0.0 of Exhibit 1, the Sycamore development portion of the VOE DAP II consists of property located in the northcentral portion of the Vast Oak East development area. The model homes, sales office and parking would be constructed in the southcentral area of the Sycamore neighborhood, on the east side of Kassandra Place and east of the Neighborhood Park. The individual model homes and sales office would be located on four (4) of the lots (Lots 183, 184, 185, and 186) and the accessory parking would be located on three (3) of the lots (Lots 180, 181, and 182). Plan One and Plan Two model homes include one-story floor plans and Plan Three and Plan Four model homes include two-story floor plans. Each of the four Plan model homes represent the different floor plans, exterior elevations and colors, as included in the approved DAP. Refer to Exhibit 2 Sycamore Front Elevations for the approved home exterior elevations. As shown on Sheets L-1.1, L-2.0 and L-2.1 of Exhibit 1, the components of each of the proposed model homes would be as follows: • Lot 183 would represent Plan 1 (Craftsman) be the location of the Sales Office. This model includes outdoor kitchen with BBQ and covered sink, potted plants, dining area with 6 seat table, semi -private discussion nook off master bedroom and accent vinyl panels. • Lot 184 would represent Plan 2 (Italian). This model includes scored an accessible restroom in the garage, paver patios, concrete step pads, potted plants, club chair and outdoor couch, seat wall, firepit, horizontal wood screen backdrop, and stainless-steel BBQ. • Lot 185 would represent Plan 3 (Spanish). This model includes colored concrete patio, BBQ smoker, punch metal backdrop, linear fire table, lounge chairs, six -person dining table and potted plants. Page 2 of 5 • Lot 186 would represent Plan 4 (Farmhouse). This model includes a thin set tile entry way, colored concrete patio, wall fountain with succulents, outdoor couch and chairs, punch metal screens, dining table, built-in stucco BBQ, and potted plants. Seven parking stalls, including one ADA accessible stall, would be constructed on Lots 181 and 182 to serve the proposed model homes and sales office. An accessible path of travel would provide access from the parking area to the sales office, model homes, and ADA accessible bathroom. Landscaping would be installed along the streetscape, within the front and back yards of the model homes, and surrounding the parking lot (Refer to Sheets L-2.0 and L-2.1 of Exhibit 1). Six-foot wooden fencing would be constructed on the interior lot boundaries (Refer to Sheet L-4.0 of Exhibit 1 for fence details). Project Signage As shown on Signage Plan Sheets 1-5 of Exhibit 3, conceptual project signage includes a 3 -foot by 6 -foot "Sales Gallery" sign, a 3 -foot by 6 -foot "Design Center" sign, four 2 -foot by 4 -foot Model ID signs for each model home, an 8 -foot nylon flag "Signature Homes" sign on a 4 -foot pole and a 4 -foot banner flag "Signature Homes" sign on a 3 -foot pole. The "Signature Homes" signs would be placed along Kassandra Place and the sales office sign would be placed at the corner of Kassandra Place and Kingwood Road providing direction to the model home complex. The four Model ID signs would be located in front of the model homes on Lots 183, 184, 185, and 186. (see Sheets L-1.0 and L-1.1 of Exhibit 1). PROJECT ANALYSIS VOE DAP Phase II, which included development of Cypress, Sycamore, Live Oak and Juniper neighborhoods was approved by City Council in 2017. At the hearing, Council approved a condition requiring the Planning Commission review a plan for Temporary Sales Office and Design Center shall be submitted including off street parking, lighting, ADA compliance and office complex prior to issuance of building permit for the models. Model homes applications are required to provide: • an accessible parking layout • location of accessible restroom, if not within the sales office. • an accessible path of travel from accessible parking space to the sales office and the accessible restroom, if not within the sales office model • proposed fencing • location of any electrical transformers, fire hydrants, utility connections • floor plan of Sales Office • signage - showing location, design of all exterior signage The applicant's submittal includes the required parking, restrooms, lighting and fencing. Permanent fencing is consistent with the approved DAP and temporary fencing would be removed upon completion of sales. Site plans include ADA compliant access and restrooms. Access to the model homes will be from Kassandra Place, consistent with the Model Home Access Improvement Agreement. Page 3 of 5 The proposed plans are consistent with the Specific Plan and the model homes streetscape and landscaping proposed are consistent with the DAP for Development Phase II as approved by the City Council. Temporary facilities such as parking, ADA compliance, fencing and restrooms comply with model home requirements. Exterior lighting is proposed to use the street lights which are anticipated to be installed prior to operation of the sales trailer/office. Other lighting would be exterior lights on the model homes as approved with the DAP. PUBLIC NOTIFICATION AND INFORMATION A public hearing notice denoting the time, date, and location of this hearing was published in the Press Democrat on July 16, 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: 1. Adopt Resolution No. 2018-34 approving a Temporary Conditional Use Permit for the UDSP VOE DAP II Sycamore Model Home Complex and Sales Office. Page 4 of 5 ATTACHMENTS: A. Resolution No. 2018-34 EXHIBITS: 1. Sycamore Model Home Complex and Sales Office 2. Sycamore Front Elevations 3. Sycamore Model Home Complex Signage APPROVALS: h, VJ u I 1 I ., tw / A --- Brett Bollinger, Planning Consultant j. YI-2 '-'.4s wJ."', t /tA j Jeffrey Beiswenger, Planni g Manager Page 5 of 5 '] . Date ►7 . .C__ 0 Date PLANNING COMMMISSION RESOLUTION NO. 2018-34 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF ROHNERT PARK, CALIFORNIA, APPROVING A TEMPORARY CONDITIONAL USE PERMIT FOR UNIVERSITY DISTRICT VAST OAK EAST LAND DEVELOPMENT PHASE II SYCAMORE MODEL HOME COMPLEX WHEREAS, the applicant, Signature Homes, filed Planning Application No. PLTU18- 0003 for a Temporary Conditional Use Permit for the construction of the Model Homes and Sales Office in the Sycamore neighborhood within the Vast Oak East Land Development Phase II within the University District Specific Plan in accordance with the City of Rohnert Park Municipal Code (RPMC); and WHEREAS, Planning Application No PLTU18-0003 was processed in the time and manner prescribed by State and local law; 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 Press Democrat; and WHEREAS, on July 26, 2018 the Planning Commission reviewed Planning Application No. PLTU18-0003 at which time interested persons had an opportunity to testify either in support of or opposition to the project; and, WHEREAS, at the July 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. PLTU18-0003. NOW, THEREFORE, THE PLANNING COMMISSION OF THE CITY OF ROHNERT PARK DOES RESOLVE, DETERMINE AND ORDER AS FOLLOWS: Section 1. That the above recitations are true and correct. Section 2. Factors considered. The Planning Commission, in approving Planning Application No. PLTU18-0003, makes the following factors, to wit: A. That the proposed location of the Temporary Conditional Use is consistent with the objectives of the Zoning Ordinance and the purposes of the district in which the site is located; The proposed use will comply with the Development Standards in the University District Specific Plan, Tentative Map and Development Area Plan for University District Vast Oak East Land Development Phase II. The creation of a model home complex is authorized by the Conditions of Approval contained with the Vast Oak East, Development Area Plan entitlement documents. A model home complex is an appropriate use within the University District Specific Plan, residential districts. Page 1 of 4 B. That the proposed location of the Temporary Conditional Use and the conditions under which it would be operated or maintained will not be detrimental to the public health, safety or welfare, or materially injurious to properties or improvements in the vicinity, and that the operation and maintenance of the Conditional Use will be compatible with the surrounding uses. The model homes and sales office will be located on seven (7) lots within the Sycamore neighborhood. The model homes will be appropriately located within lots to meet all development standards for eventual sale. Prior to operation of the proposed model homes and sales office roads, sidewalks and street lighting will be completed. Public access on the site will be limited to the model home complex. Construction operations will be separated from the sales facilities. C. The proposed Temporary Conditional Use will comply with each of the applicable provisions of this title. The model homes, streetscape and landscaping proposed are consistent with the Development Area Plan for Development Phase II as approved by the City Council. Temporary facilities such as the sales office, parking, ADA compliance, fencing and restrooms comply with Model Home requirements. Vehicular and pedestrian access is adequate. Fencing will prohibit visitors from entering construction areas. Section 3. Environmental Clearance. An Environmental Impact Report (SCH No. 2003122014) was prepared for the University District Specific Plan. An Addendum to the Environmental Impact Report was completed in 2014 reflecting the updated Specific Plan and related entitlements, including the construction of residential units. NOW THEREFORE BE IT RESOLVED, that the Planning Commission does hereby approve Planning Application No. PLTU18-0003 subject to the following conditions: Conditions of Approval 1. The Temporary Conditional Use Permit is approved for up to 48 months from the Planning Commission approval date subject to an annual review by City's Planning Division for compliance with application provisions and conditions of approval. A report on the status and compliance with conditions shall be submitted to the Planning Commission. After reviewing the report the Planning Commission may determine if further review of the permit is necessary. At the end of 48 months, an extension may be approved by the Planning Commission. 2. The Model Home Complex for the Sycamore neighborhood and the related improvements are limited to Lots 180, 181, 182, 183, 184, 185, and 186. Parking, signage and sign poles, temporary fencing, temporary structures and other improvements, excepting homes for future sale on Lots 183, 184, 185 and 186 shall be removed upon completion of sales for the Sycamore neighborhood or before expiration of this Use Permit. Page 2 of 4 3. Hours of operation for the temporary Model Home Sales Office for the Sycamore Neighborhood are limited to 9:00 AM to 6:00 PM. 4. In order to review, site grading and drainage for the model home complex, please submit a site improvement and grading plan to the City's Engineering Division for review and approval. The applicant shall comply with all applicable sections of the Rohnert Park Municipal Code and the California Building Code, shall obtain all necessary permits from the Building Division and Public Safety Department prior to commencement of operation of the model home complex. 6. Implement § 492.16 of the Water Efficient Landscape Ordinance which requires that all landscaping for model homes shall use signs and written information to demonstrate the principles of water efficient landscapes. The design of signs and written materials shall be approved by the City's Planning Division prior to installation. Signs shall be installed and written materials available prior to occupancy or operation of any sales office. 7. Prior to occupancy and opening of the sales trailer, model homes, and sales office, a phased occupancy plan shall be approved by the City's Planning Division. The plan shall delineate those areas that will be open to the public (vehicle traffic and pedestrian traffic) and the means of separating construction activity from the public (fences, etc). The phasing plan shall delineate the neighborhood streets that will be open to the sales trailer and model home sales traffic, future resident traffic and construction traffic. The phasing plan will show the fencing and other means of separation between construction access, active and storage, from sales and future resident activity. All streets and other areas open to the public shall be free of construction activity, including storage of material, staging/ unloading, and operation of equipment. Prior to start of combustible construction of the model home complex, the water system and fire hydrants serving the development shall be installed, cleaned, pressure tested, disinfected and otherwise operational per City requirements. Streets serving the Sycamore neighborhood model home complex shall be graded, lime -treated, and rocked to provide and all-weather surface. Compliance with these requirements shall be demonstrated to the satisfaction of the City's Engineering Division and Public Safety Department. 9. An ADA compliant walkway connection shall be provided from the sidewalk to the models, just north of the driveway on Lot 182. 10. Any ADA accessible restrooms shall have a horn strobe added to them. 11. Prior to occupancy and opening of the model homes and sales office, the streets serving each neighborhood model home complex shall be paved and striped. 12. Prior to occupancy and opening of the model homes and sales office to the public, sidewalks and other street improvements serving the Sycamore neighborhood model home complex shall be completed. Page 3 of 4 13. Prior to occupancy and opening of the model home complex to the public, sidewalks and other street improvements serving the Sycamore neighborhood model home complex shall have completed and operational streetlights. 14. Prior to start of home construction, a surety bond shall be posted, covering the cost of removing parking and other temporary improvements associated with the complex (the model homes and landscaping on the model home sites, which are permanent features, shall be excluded from the surety bond) and providing for the conversion / completion of work needed to ready the homes in the complex for sale. 15. All landscaping and water efficient irrigation will be consistent with the approved landscape plans in the University District Development Area Plan II. 16. Signage shall be installed as shown on the proposed model home complex site plans, but no other signage has been requested or approved outside of the area within the model home complexes. 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 July, 2018 by the City of Rohnert Park Planning Commission by the following vote: Attest: AYES ADAMS NOES BLANQUIE ABSENT li•'i� ABSTAIN: GIUDICE HAYDON Susan Adams, Chairperson, Rohnert Park Planning Commission Susan Azevedo, Recording Secretary Page 4 of 4 EXHIBIT A LANDSCAPE PLANS FOR SYCAMORE MODELS FINAL MAP 2C AT UNIVERSITY DISTRICT if, t LAND DEVELOPMENT FINAL MAP - VAST OAK EAST AT UNIVERSITY DISTRICT ROHNERT PARK, CALIFORNIA JUNE 29, 2018 VICINITY MAP (qI'UP ' MM06 Development Area Plan SITE MAP Vast Oak East at University District SYCAMORE MODELS Rohnert Park. California TABLE OF CONTENTS COVER SHEET PRELIMINARY LANDSCAPE PLAN PLANTING PLAN ADA DETAILS & WATER USE CALCULATIONS LANDSCAPE DETAILS REG,E�� VED A11_ o 3 r.'I im' CITY OF ROHNERT PARK. FOR OVERALL PARKWAY LANDSCAPE, PROJECT AND ACOUSTIC WALLS/PILASTERS, FENCES, AND MAILBOX LOCATIONS REFER TO VAST OAK EAST DAP 1. vandeffoekn - Anoa m o - Landscape Cover Sheet L-0.0 L-1.0 TO L-1.1 L-2.0 TO L-2.1 L-3.0 L-4.0 unasanaeatMEM11 I I I Scala: Not Applicable I June 29, 2018 2018 vanderToclan Associates. The drawings or written ewtorek contamnd herein constitute the original and unpuhpshed work of the landscape architect. Reproduction, use or aeaation In any form is strictly prohibited vdthcut the L-0.0 NORTH Project No. 10817 n conoanl of vande(roolen Anecdotes. HOURS OF OPERATION WINTER: OPEN DAILY 10 AM TO 5 PM SUMMER: OPEN DAILY 10 AM TO 6 PM SECURITY PROJECT SECURITY PROVIDED BY ELECTRONIC, REMOTELY MONITORED SYSTEMS ON EACH HOME, OFFICE AND DESIGN CENTER. GRADING LEGEND Be BOTTOM OF STEP ELEVATION SW BACK -OF -WALK ELEVATION FFE FINISH FLOOR ELEVATION FS FINISH SURFACE ELEVATION GS GRADE BREAK GL GARAGE LIP FINISH ELEVATION PAD PAD ELEVATION TC TOP OF CURB TS TOP OF STEP ELEVATION 137.5 PROPOSEDGRADES (137.5) GRADES PER CIVIL ENGINEER E- DIRECTION OF SURFACE FLOW PARKING rOR 7 VEHICLES. (3 A001TH)NAL PARALLEL OVERFLOW STREET PARKING STA -LS.) 44•%17 TEMPORARY SALES TRAILER, RAMP, STAIRS AND LANSING PER RICHMOND AMERICAN HONES. WHEEL STOPS PER CITY REQUIREMENT. ADA VAN ACCESSIBLE PARKING STALL. ADA ACCESSIBLE PARKING SIGN. TRUNCATED DOMES PER CITY REQUIREMENT. UNAUTHORIZED PARKING SIGN. ACCESSIBLE PATH OF TRAVEL. PROJECT SIGNAGE, PROJECT FLAGS, 10 UNITSIGNS. 11 AMERICAN FLAG POLE 12 DRAINAGE TREATMENT PLANTING. 13 42' TRAP FENCE. Development Area Plan T X STALL TUWA AR STEEL GATE VUTH 4'X STALL PANELS EITHER SIDE GATE SHN.LBE EDUIPPEOVATH PANIC HARDWARE ON THE INSIDE, KEY LOCK ON OUTSIDE. 14 MAINTENANCE ACCESS GATE 15 PLANTING AREA, -TYPICAL- VINE YPICALVINE PANEL AT WINDOWS. 17 BARKAREA 1 B V-7 HIGH GOOD NEIGHBOR FENCE 19 G-0" HIGH WOOD GATE T-0" HIGH WOOD FENCE.. CONCRETE TOUR WALK © CONCRETE STEPS, TYPICAL PUBLIC SIDEWALK ©4 DG PATH, VINES ON POSTS. DRIVEWAYS PER CIVIL ENGINEER. PROJECT WALLWITH PILASTERS,. Vast Oak East at University District SYCAMORE MODELS Rohnert Park, California ❑ a O O O -3:_- 0 z 2 -j- CALLOUT SCHEDULE LOT 186 -PLAN 4B • FARMHOUSE 28 THIN SET TILE ENTRY WAY-GOORDINATEWITH INTERIORS COLORED CONCRETE PATIOS.. 30 WALL FOUNTAIN WITH PLANTED SUCCULENTS. ACCENT POT WITH COLORFUL PLANTINGS. OUTDOOR LIVING ROOM. LOUNGE CHAIRS AND OUTDOOR COUCH. 34 PUNCH METAL SCREENS, 35. 4 SEAT DINING TABLE 36 SMALL BUILT-IN SBO, STUCCO TO MATCH HOME LOT 185 • PLAN 3A - SPANISH COLORED CONCRETE PATIO WITH MEDIUM BROOM FINISH, 3S BBQ SMOKER WITH INTERNAL LPG TANK. 39 PUNCH METAL BACKDROP. 40 LINEAR FIRE TABLE WITH INTERNAL LPG TANK LOUNGE CHAIRS. 6 PERSON DINING TABLE. 43 ACCENT POTS WITH COLORFUL PLANTINGS, LOT 184 - PLAN 2C - ITALIAN 44 PAVER PATIOS WITH PAVER PERIMETER BAND. CONCRETE STEP PADS. 48 SQUARE TALL POTS WITH WATER BUBBLERS. 47 CLUB CHAIR AND OUTDOOR COUCH. 4B SEAT WALL 4B FIREPIT, 4S HORIZONTAL WOOD SCREEN BACKDROP. 50 FREESTANDING STAINLESS STEEL BBQ 51 ACCENT POTS WITH COLORFUL PLANTINGS ACCESSIBLE RESTROOM IN GARAGE. ® PAVER PATIO WITH BRICK EDGE (TO MATCH HOUSE) ® OUTDOOR KITCHEN WITH BBQ AND COVERED SINK. PLANT SHELF BEHIND KITCHEN COUNTER. 56 DINING AREA WITH 6 SEAT TABLE SEMI PRIVATE DISCUSSION NOOK OFF MASTER BEDROOM WITH 2 LOUNGE CHAIRS. ACCENT POTS WITH COLORFUL PLANTINGS. 69 ACCENT VINE PANELS. V" nde'foolen • Aesocletes , ,•,,,,,,,, om 0' S' 10' 20' 40' L 1 .O Preliminary landscape Plan mm 1 ---=I: ` !V] =7--. LANDSCAPE ARCHnECTS I"D��'I I I Scale; 1" = 10'-0" I June 29, 2018 I NORTH I Project No. 10817 vaMarl'opbn Associates. Tha drawings or written rnaturiala confa:ned herein constitute the origlnal and unpublished work ofthe twldscii srchl RBprodudbn, use or all on in any loan Is s4tctly prohibited without the written consent ofvenderioolen Associate HOURS OF OPERATION WINTER: OPEN DAILY 10 AM TO 5 PM SUMMER: OPEN DAILY 10 AM TO 6 PM SECURITY PROJECT SECURITY PROVIDED BY ELECTRONIC, REMOTELY MONITORED SYSTEMS ON EACH HOME, OFFICE AND DESIGN CENTER. GRADING LEGEND as BOTTOM OF STEP ELEVATION BW BACK -OF -WALK ELEVATION FFE FINISH FLOOR ELEVATION FS FINISH SURFACE ELEVATION GB GRADEBREAK GL GARAGE UP FINISH ELEVATION PAD PAD ELEVATION To TOP OF CURB TS TOP OF STEP ELEVATION 137.5 PROPOSEDGRAOES (137.5) GRADES PER CML ENGINEER f- DIRECTION OF SURFACE FLOW 6 PERSON DINING TABLE. ® FIREPIT. (913-1,� mmmam KASSANDRA PAR10NG FOR 7 VEHICLES. (3 ADDITIONAL PARALLEL OVERFLOW STREET PARKING STALLS.) 1a 44'X17 TEMPORARY SALES TRAILER, RAMP, STAIRS AND LANDING PER RICHMOND AMERICAN HOMES. WHEEL STOPS PER CIN REQUIREMENT. ADA VAN ACCESSIBLE PARKING STALL, ADA ACCESSIBLE PARKING SIGN. TRUNCATED DOMES PER CITY REQUIREMENT. UNAUTHORIZED PARKING SIGN, ACCESSIBLE PATH OF TRAVEL. PROJECT SIGNAGE, PROJECT FLAGS 10 UNITSIGNS. 11 AMERICAN FLAG POLE, 12 DRAINAGE TREATMENT PLANTING 13 42'TRAP FENCE, Development Area Plan PLACE 3'X5' TALL TUBULAR STEEL GTE WITH 4'X S'TALL PANELS EITHER SIDE. GAT. SHALL BE EQUIPPED WITH PANIC HARDWARE ON THE INSIDE, KEY LOCK ON OUTSIDE 14 MAINTENANCEACCESSGATF 15 PLANTING AREA, TYPICAL 16 VINE PANEL AT WINDOWS, 17 BARKAREA 18 6'-0- HIGH GOOD NEIGHBOR FENCE 19 6'-0" HIGH WOOD GATE. 3'-0" HIGH WOOD FENCE, © CONCRETE TOUR WALK © CONCRETE STEPS, TYPICAL. PUBUC SIDEWALK OG PATH. VINES ON POSTS 2U6 DRIVEWAYS PER CIVIL ENGINEER. PROJECT WALL WITH PILASTERS Vast Oak East at University District SYCAMORE MODELS Rohnert Park, California CALLOUT SCHEDULE LOT 166 -PLAN 4B -FARMHOUSE LOT 185 - PLAN 3A - SPANISH LOT 184 - PLAN 2C - ITALIAN LOT 183 - PLAN i d - CRAFTSMAN (SALES OFFI 2B THIN SETTILE ENTRY WAY - COORDINATE WITH INTERIORS. Q COLORED CONCRETE PATIO WITH MEDIUM BROOM FINISH. PAVER PATIOS WITH PAVER PERIMETER BAND 53 PAVER PATIO WITH BRICK EDGE (TO MATCH HOUSE) 29 COLORED CONCRETE PATIOS, 3B 000 SMOKER WITH INTERNAL LPG TANK CONCRETE STEP PADS. 54 OUTDOOR KITCHEN WITH 080 AND COVERED SINK. 30 WALL FOUNTAIN WITH PLANTED SUCCULENTS, 39 PUNCH METAL BACKDROP. 46 SQUARE TALL POTS WITH WATER BUBBLERS PLANT SHELF BEHIND KITCHEN COUNTER, 31 ACCENT POT WITH COLORFUL PLANTINGS. 40 LINEAR FIRE TABLE WITH INTERNAL LPG TANK.. 47 CLUB CHAIR AND OUTDOOR COUCH. 56 DINING AREA WITH a SEAT TABLE. 32 OUTDOOR LIVING ROOM. 0 41 LOUNGE CHAIRS 48 SEAT WALL. DISCUSSION NOOK OFF MASTER MI PRIVATE EDROOM © 33 LOUNGE CHAIRS AND OUTDOOR COUCH. 6 PERSON DINING TABLE. ® FIREPIT. BS WITH E C SB ACCENT POTS WITH COLORFUL PLANTINGS. 34 PUNCH METAL SCREENS, 43 ACCENT POTS WITH COLORFUL PLANTINGS, 49 HORIZONTAL WOOD SCREEN BACKDROP. 59 ACCENT VINE PANELS, 35 4 SEAT DINING TABLE. 50 FREESTANDING STAINLESS STEEL BBQ, 36 SMALL BUILT-IN BBD, STUCCO TO MATCH HOME. 51 ACCENT POTS WITH COLORFUL PLANTINGS. 52 ACCESSIBLE RESTROOM IN GARAGE Preliminary Landscape Plan The vandeirlbolen • Associates LANDSCAPE AACNrrECTS or wd8en materials 4onfained herein constitute the od0inal — andc,T..1—.um� , p 5' 10' 2D' 40' I I Scale: V= 10'-0" I June 29, 2018 of 1ho landscape architect. Reproduction, use or eAarm5w In any formles#WIF prohlh8af VA8 L-1.1 NORTH I ProjectNo. 10817 wdpen consent LOT 182 ro VIGNA C - Development Area Plan r i f LOT 181 KASSANDRA PLACE It i �0 ?Q Y. )' PLANTING NOTES T IRRIGATION NOTES 1. THE IRRIGATION DESIGN FOR THE SITE SHALL COMPLY WITH THE GOVERNOR'S WATER CONSERVATKN4MANOATE, WELD, AND ALL CURRENT LOCAL WATER DISMI REOIAATIONS. 2. THE IRRIGATION SYSTEMS WILL BE AUTOMATICALLY CONTROLLED BY AN ET IRRIGATION CONTROLLER CAPABLE OF MULTIPLE PROGRAMMING AND INDEPENDENT TIMING OF INDIVIDUAL IRRIGATION SYSTEMS. THE CONTROLLER WALL HAVE A 24-HOUR CLOCK TO ALLOW MULTIPLE START TIMES AND REPEAT CYCLES TO ADJUST FOR SOIL PERCOLATION RATES, 3. THE IRRIGATION SYSTEM WILL CONSIST OF LOW VOLUME, LOW FLOW BUBBLERS FOR TREES, AND POINT SOURCE DRIP IRRIGATION FOR SHRUBS AND GROUNDCOVERS. 4. PLANTS WILL BE GROUPED ONTO SEPARATE VALVES ACCORDING TO SUN EXPOSURE AND WATER USE TO ALLOW FOR IRRIGAT10NAPPUCATION BY HYDROZONE THE IRRIGATION SCHEDULING WILL REFLECT THE REGIONAL EVAPO-TRANSPIRATION RATES, 5, ALL A81881 DOCUMENTATION INCLUDING IRRMTION PLANS, WATER USE CALCULATIONS AND CERTIFICATES SHALL BE SUBMITTED WITH THE LANDSCAPE IMPROVEMENT PLANS FOR REVIEW AND APPROVAL. i Vast Oak East at University District SYCAMORE MODELS Rohnert Park, California TREE PALETTE SYMBOL BOTANICAL NAME COMMON NAME W UCOLS WATER USE SHRUi3S =BACKYARD LAISNRi1R4 TREES QOQONAEAVISC04A PURPLE HOPSEW%USH 1,91111 SG4L FELL SELLOWIANA ARBUTUS X-MARIH.' STANDARD STRAWBERRY TREE LOW PNORMWJA qiA 8MPN' (STANDARD) LOW 5 QAL. PRUk"CAROLWIANA F-- CERCIS OCCIDENTALIS WESTERN REDBUD VERYLOW AHAPLRQ1U"L'CLAPA' (STANDARD( LQW SGML XY4,04MACONMTUM SWiY XYLWAIA 49W AQAL MEDIUM SKRUBS ®LAGERSTROEMIA DIDICA MUSKOGEE CRAPE MYRTLE LOW 1111. PI. -MUSKOGEE' LOW 5GAL J , COLEONEYA SPP. F--- MALUS X'PRNRIFIRE' PRAIRIEFIRECRASAPPLE MODERATE .CALQN1AFwFu PODOCARPUS GRACIUOR FERN PINE MODERATE 011OP4TALUM'RAZMEOERRP 1— PRUNUS CERASIFERA PURPLE LEAF PLUM LOW NAN9WA 001MSTICA PYRUS CALLERYANA FLOWERING PEAR MODERATE PNORISUM 4PJA 'CHANTICLEER' 1.9W S QAL PRTQ4PQRUM SPP. (-34— RHAPHIOLEPIS INDICA MAJESTIC BEAUTY IND- LOW R04A SAP. 'MAJESTIC BEAUTY S.TRET 7Re ES HAWTHORNE STANDARD 4QAL 4ALVIA411$, TUUPIFERA TULIP TREE MODERATE PISTAC4 CHINENSIS CHINESE PISTACHE LOW Preliminary Landscape Plan vanderroQlen • Associates) LANDSCAPE AMMMCTi I - "--I I heroin constitute the orioinal and uneubtlahed work of the landFcaoe 1- THE PLANTING DESIGN FOR THE SITE IS DROUGHT TOLERANT AND UTIUZES NATIVE AND ADAPTED ORNAMENTAL PLANTING. 2. ALL SHRUBS AND GROUNDCOVER MATERIAL SELECTED HAS A WUCOLS WATER USE RATING OF LOW OR VERY LOW. 3, PROPOSED TREE CANOPIES ARE SHOWN AT 85% MATURE GROWTH DIAMETER IN ORDER TO ENSURE THERE IS SUFFICIENT ROOM FOR TREE GROWTH AND HEALTH. PLANT LIST CONSISTENT WITH APPROVED PLANTING VAST OAK WEST. SHRUB PALETTE aywl., 001 MLCAL R&W MAN" N"e NVC011I.4 w0mum SI>!R SHRUi3S LAISNRi1R4 QOQONAEAVISC04A PURPLE HOPSEW%USH 1,91111 SG4L FELL SELLOWIANA PUaAPPLE GUAVA VQQERATE 5 GAJ, PNORMWJA qiA 8MPN' NV* 4EALAN9 FLAX LOW 5 QAL. PRUk"CAROLWIANA CAROI.WA CHERRY LQW 5GAI, AHAPLRQ1U"L'CLAPA' CLARA VI HAWTHORN LQW SGML XY4,04MACONMTUM SWiY XYLWAIA 49W AQAL MEDIUM SKRUBS 1111. PI. ROCKROSA LOW 5GAL J , COLEONEYA SPP. WEATH Of HEAVEN 111 6%" .CALQN1AFwFu FKAO"%44ALQRIA N94ENAAY11, 4UL 011OP4TALUM'RAZMEOERRP FRw04 FIOWP,A 401111 5QA4 NAN9WA 001MSTICA HEAYERLY BAYDOO LQW 49AL PNORISUM 4PJA kW* 2HALANO FLAX 1.9W S QAL PRTQ4PQRUM SPP. TQWAA LQW 2 G R04A SAP. RQ45 WQQEPAT@ 4QAL 4ALVIA411$, ORRAYiNTAl III LOW ;GAL 1000NN"BPP. YIYURNWM 111100RATg 5DA1 WESTRp1A FYWTIQOBA COAlT RQ4EMARY SOW EQA4 SMALL SHRUBS ANKIOZAYTTL04 SPP. KANGAROO PAW 49W 1 DAL 01ETE4 BICOLOR FORTw4w LILY LOW 19AL HEMAROCALUA SPP. EVEAOAEEN 9AYLK,Y 11100ERATE ION, P6NSTEMON TPP. WWERAT4 A0" PHORMIUM 4PP. NEW ZeALW O FLAX LOW 104 R09A TIED FLOWER CARPET' FLOWER CARPET ROSE MODERATE 1 "L SOLLYANETEROPHYLLA AUSTVUU4N8LUE9ELL LOW 1QAL GRASSES CALAMAgAWTN TLARL F0ER5TERr J: FEATHER ABED NRA34 40W 1GA4 F441RUCA KUM ATLA4 FESCUE LOW I"L NEUCTOTRICIIQi19EWPEHYUIEN3 R4U4OAT gBASS LOW 1q" LEYNWB'CANYON PIIYJC V 01. UE 1411.0 RY8 VET4Y 491111 IQ" MUNLENDER"RJREN4 DEERQRASS LOT! 1QA1 GROUNDCOVERS iWOAAW CHLLOEJL`J4 SREEPING STRAWBERRY MODERATE 1.9" JIR,4JANTTIEWYKWMMWLAMM SWNRQAB LQW 1446 WYOPORVM PARYIFOI.WM P403TILATE MYOPORUM LOW 104 ROAMANMU4 IKUNTUKFTON CAAPBP DWARF R08EMARY LOW COAL 4CAEVQLA TAAUVB CLUATIIRA' PURI ICAEVOLA MODERATE 1 GAL WWI NARDE1LIM IAV. TIAPPY WAN04MW PURPLE LILAC VINE MODERATE S GAJ. EOBTiR1Aakgx M CHIA4W1 MT%" MOOkRATE 4GU, III&M6 S 11, LANDSCAPE AREA REFER TO PARKWAYS ANO LANDSCAPE AREAS IN PARKWAY PLANS FOR PHASE 2C AND KINGWOOD A KNIOW ROAD PREPARED BY VTA. D. S' To, 20' 40' Scale: 1" = 10`-0" June 29, 2018 Uctlon. Use or aftem0 n in env larm is strictly Prohibited wilho L-2.0 NORTH I Project No. 10817 61MGMiAmulb I Development Area Plan IRRIGATION NOTES 1. THE IRRIGATION DESIGN FOR THE SITE SHALL COMPLY WITH THE GOVERNOR'S WATER CONSERVATION MANDATF, WELD, AND ALL CURRENT LOCAL WATER DISTRICT REGULATIONS, 2. THE IRRIGATION SYSTEMS WILL BEAUTOMATICALLY CONTROLLED BY AN ET IRRIGATION CONTROLLER CAPABLE OF MULTIPLE PROGRAMMING AND INDEPENDENT TIMING OF INDIVIDUAL IRRIGATION SYSTEMS. THE CONTROLLER WILL HAVE A 24-HOUR CLOCK TO ALLOW MULTIPLE START TIMES AND REPEAT CYCLES TO ADJUST FOR SOIL PERCOLATION RATES. 3, THE IRRIGATION SYSTEM WILL CONSIST OF LOW VOLUME, LOW FLOW BUBBLERS FOR TREES, AND POINT SOURCE DRIP IRRIGATION FOR SHRUBS AND GROUNDCOVERS. 4. PLANTS LL BE GROUPED ONTO SEPARATE VALVES ACCORDING TO SUN EXPOSURE AND WATER USE TO ALLOW FOR IRRIGATION APPLICATION BY HYDROZONE. THE IRRIGATION SCHEDULING WILL REFLECT THE REGIONAL EVAPO-TRANSPIRATION RATES, S. ALLA81881 DOCUMENTATION INCLUDING IRRIGATION PLANS, WATER USE CALCULATIONS AND CERTIFICATES SHALL BE SUBMITTED WITH THE LANDSCAPE IMPROVEMENT PLANS FOR REVIEW AND APPROVAL. Vast Oak East at University District SYCAMORE MODELS Rohnert Park, California LIL(ODENORGN TULIPIFERA TULIP TREE MODERATE PISTACIA CHINENSIS CHINESE PISTACHE LOW Preliminary Landscape Plan L 8 vnnderToebon Associates. The drawings m wdtlen materials contained vandelroolen -Associates I LANDSCAPE ARCHRECTS PLANTING NOTES 1. THE PLANTING DESIGN FOR THE SITE IS DROUGHT TOLERANT AND UTILIZES NATIVE AND ADAPTED ORNAMENTAL PLANTING. 2. ALL SHRUBS AND GROUNDCOVER MATERIAL SELECTED HAS A WUCOLS WATER USE RATING OF LOW OR VERY LOW. 3, PROPOSED TREE CANOPIES ARE SHOWN AT 85% MATURE GROWTH DIAMETER IN ORDER TO ENSURE THERE IS SUFFICIENT ROOM FOR TREE GROWTH AND HEALTH. PLANT LIST CONSISTENT WITH APPROVED PLANTING VAST OAK WEST. SHRUB PALETTE TREE PALETTE WLlcOL3 WUCOLS SYMBOL BOTANICAL NAME COMMON NAME WATER USE TREES LARGE SHRUBS ACCEM.CKYARD TREES DDOONAEAVIII ARBUTUS.'-_ STANDARD STRAWBERRY TREE LOW FELIOASEUOWWiA ISTANDARDI MODERATE SOLI, PFIORLMUM'QUAROSWM NEW ZeAl- UF4A7l LOW SQAL H- CEIR Is OCCIDENTALIS WESTERN REDBUD VERY LOW RiUPWOlEML'CLARA' (STANDARD) LOW IS GAL. AYLOSMA COIgEAT1W LAGERSTROEMIA INOICA MUSKOGEE CRAPE MYRTLE LOW MEDWM S: UIU55 'MUSKOGEE' 1- MALUS%'PRAURUFIRE PRAIRIEFIR E CRABAPPLE MODERATE )� COL`aoNrJN SPP. E5CALONIAFRAAiSM PODOCARPUS GRACILIOR FERN PINE MODERATE !-- PRUNUS CERASIFERA PURPLE LEAF PLUM LOW KAKQBLA POME.ynCA PYRUS CALLERYANA FLOWERINOPEAR MODERATE PHOKWUN SPR 'CHANTICLEER' LOW SORA F- RHAPHIOLEPISIND ICA MAJESTIC BEAUTY INDIAN LOW ROSH SPP. 'MAJESTIC BEAUTY' HAWTHORNE STANDARD SQAL LIL(ODENORGN TULIPIFERA TULIP TREE MODERATE PISTACIA CHINENSIS CHINESE PISTACHE LOW Preliminary Landscape Plan L 8 vnnderToebon Associates. The drawings m wdtlen materials contained vandelroolen -Associates I LANDSCAPE ARCHRECTS PLANTING NOTES 1. THE PLANTING DESIGN FOR THE SITE IS DROUGHT TOLERANT AND UTILIZES NATIVE AND ADAPTED ORNAMENTAL PLANTING. 2. ALL SHRUBS AND GROUNDCOVER MATERIAL SELECTED HAS A WUCOLS WATER USE RATING OF LOW OR VERY LOW. 3, PROPOSED TREE CANOPIES ARE SHOWN AT 85% MATURE GROWTH DIAMETER IN ORDER TO ENSURE THERE IS SUFFICIENT ROOM FOR TREE GROWTH AND HEALTH. PLANT LIST CONSISTENT WITH APPROVED PLANTING VAST OAK WEST. SHRUB PALETTE WLlcOL3 5YMB06 9AlTAW."NAIL COWAONNASI€ WATER 415E SIZE SHRUi9 LARGE SHRUBS DDOONAEAVIII PURPLE HOPSEEO BUSH LOW SQM FELIOASEUOWWiA PWEA1ILE WAYA MODERATE SOLI, PFIORLMUM'QUAROSWM NEW ZeAl- UF4A7l LOW SQAL PRUMUA CAROLUUANA CAROLINAC1491I LOW 5DAL RiUPWOlEML'CLARA' CLARAIN01ANHAwnAORN LOW IS GAL. AYLOSMA COIgEAT1W $MY AYLOW" LOW Sam MEDWM S: UIU55 C"' SPP. ROCKROI LOW 5g1LL )� COL`aoNrJN SPP. E5CALONIAFRAAiSM BREATH IJP t4EAVEH FRAOESA ROCALOLRA MODERATE NIOQERATE $(W SON LOROPEFALUM'RATZLEEDI FRINGE FLOWER Low I" KAKQBLA POME.ynCA HEAVENLY UAM000 LOW 4 Q PHOKWUN SPR NE\YT.EALAHOFLAX LOW SORA PBTOSPOR"M SPP, 704im LOW I OM ROSH SPP. ROSE MWERATE SQAL SALVIA SPP. ORNAIII &106 Low S am WWUAHUM SPP. YIMUHKUM MODERATE S WESIR/WA FHUTICOSA COAST HOf1EIII LOW S OIL SMALL SHRUBS �1L AfUOOZA.II SPP- KAKQAA00 PAIN LOW 1 CMLL �i Ols"TEE WOLOA FORTHIOMT IULV LOW 1 0A4 HJUKROCALLLB RPP. EYERQJUi DAYLILY MOOERATE 1GAL PENSTE1" SPP. QAROFN PERATEMON MODEPATE I %A4 PHOAMUM SPR N" ZEALAND PLAA LOW 1 Q IA AD" "RSD FLOWER CARPET' FlO1VRR CARPET ROSE MODERATE i QM SOLLYAKFTEROPHYLLA AUSTHAUAMOLUEERLL LOW 1GAL GRASSES CALAAA4RO4TUA'KARL FOAKSln' F4ATHER REED OKASS LOW Ia" F� FRSTUCAMUM NF HELICTOTHICHON SEWISRNRENS ATLAS HiWIJ6 BLUEOAT QSAS9 LOW LOW 1GA4 1-4 LEYIWA'CAMYOK PRINCE' BLUE WILD RYE YLRY Low 1QAL MUHLE1,I&II ARWE.W GEEK (IRAIM LOW 1 GAL GROUNDCOVERS j FRAAAWACWL09XW CREENAQ STRAWBERRY MODERATE AGM ABI.Aw1WiYyLIIIII ILRWM 4UHROU LOW 1GAL MYOIOWN"RYNOLMW PR04TRATR MYOPCRW LOW 1GILL R04MARNA TWIITVIBTON CARPE' DWARF ROSEMARY LOW 1GA SCACYQLA'AAkN4 CLQETERS' PURPLE SCAEYOIA MODERATE t Q4 E NANDEMB"" V. TIPPY WANO@RW PURPLE LILAC VINE MODERATE S QAL 'FRRT6RfA 11111 C:WESEWMTERIA MOU'ERAT'E SQAL PAWfWAYS & LANDSCAPEAR- REFER TO PARKWAYS AND LANDSCAPE AREAS IN PARKWAY PLANS FOR PHASE 2C AND KINGWOOD A KNIGHT ROAD PREPARED BY VIA, 0' 5 10' 20' 40' Scale: 1" = 10'-0" I June 29, 2018 cffin, use or alteration in any form Is strictly poh Iedw1U L-2.11 NORTH I Project No.10817 I O WALKWAY(ACCESSIBLE PATH OF TRAVEL) EDGE OF PAVING AND/OR CURB. WHERE APPLICABLE PAINT CURB BLUE FULL WIDTH OF STALL. O ACCESS AISLE ON PASSENGER SIDE OF VEHICLE STALL. PERIMERTER STRIPE SHALL BE COLOR BLUE; INSIDE ANGLED HATCHING SHALL BE COLOR: WHITE, SPACED 3'-0" O.C. MAX. 4 12" HIGH WHITE LETTERING. 5 PRINTED INTERNATIONAL SYMBOL OF ACCESSIBILITY STALL EMBLEM, MIN. 36"X36". WHITE SYMBOL AND BORDER W/ BLUE BACKGROUND. PARKING STALL 7 4a' WIDE DOUBLE PAINTED STRIPING ACCORDING TO CITY STANDARD, BLUE. TYPICAL O8 48" WHEEL STOP O9 VAN ACCESSIBLE PARKING SIGN. CENTER ON STALL. TYP. NOTES: 1. SURFACE OF PARKING STALL AND ACCESS/LOADING AISLE MUST NOT EXCEED 2% IN ANY DIRECTION. RAMPS MAY NOT ENCROACH INTO REQUIRED STALL OR AISLE DIMENSIONS. A ADA VAN ACCESSIBLE PARKING STALL SCALE: 1"= T- D" wager Elticlent tend—pe Warksheet naap�ee r,«n unromlamx CMYunx."O,agai ). Metltl wue.elrpmMaWu.pe aMlwn[e 1•laapre• eN/n•naW peuflptlnn IbllMptl•n McNod ].I w and maelum warer use dmtlnp 2)Ilpow ntl metlnvnwelvuu has aubbkr ]Isudarea orernead WnY P•1 Mnw� IArun comm umwetlM IEm7. psxla(Inaf+Walovl+5W1 Mare ab] tl • rvnveNon IxawrnH wmensarreinrber pn ae peryew m capon perseume bn pe.aea., a hsM1e oral IantlswpNerea Inaeusre Iwb antl nPFU o 55 for rrwrllsr mar W Ltl W re..na6nld m flan eJmepms ceulr 6,op Mvs Tql oaf r,vee x,651 TemIN•s Y�L Imrye nAf 9 mnem•me 6+r Twnu: tas ipO1Mr AeeN 9AU tl Iq l,.y.aoe rMae.ry rl— la„nwl s,nnnspruvee). O6]foraflp o•pbipnu•area wM1ne otb) h+wmersme Imora,al mnrenseae- O.ISlorwerlreaaspm I�rna per aue perTw.mealio,u pvaquam a.sns. nw rn aa�>m.e r•.Yt ti N+e+n u,rw s mae..�.earw.+a. w,rr«..a-w•m..«..w t'ar-• lair i mu rb n•a+w u h n.wena r•nw+ M ®� Development Area Plan SOLID PAINTED INTERIOR COLOR: INTERNATIONAL BLUE T-cr —WHITE PAINTED SYMBOL PER CBC 11298.5.2 4" WIDE WHITE PAINTED BORDER ADA STALL SYMBOL B SCALE. 111 = 1' - 0'I Vast Oak East at University District SYCAMORE MODELS Rohnert Park, California f- 1D'• �f 112 " RADIt IS 1TYP_1 O 118"ALUMINUM PANEL SCREEN PRINT SYMBOL COLORS TO BE ADA STANDARDS. O HANDICAPPED SYMBOL AND LETTERING TO BE WHITE VAN ACCESSIBILITY SIGN TO FOLLOW SPECS OF 1 AND 2 ABOVE 2" SQ. ALUMINUM POST FINISH TO BE ADA STANDARDS. O5 COMPACTED SUB -GRADE 12" CONCRETE FOOTING FINISH GRADE ADA ACCESSIBLE PARKING SIGN lill.0 NOT TO SCALE ADA Details & Water Use Calculations Associates, The drawings or written materials vanderfoolen • Associates IANDSG1►9 utannrn DIUS O1 1/8"ALUMINUM UNAUTHORIZED VEHICLE WARING' SIGN PANEL. SCREEN PRINT COLOR: BLACK PER CBC 11-502.8 WITH WHITE BACKGROUND. p 1" HIGH SIGN TEXT 0 2" SQ. ALUMINUM POST FINISH TO BE ADA STANDARDS. 0 COMPACTED SUB -GRADE O CONCRETE FOOTING 0 FINISH GRADE UNAUTHORIZED D PARKING SIGN NOT TO SCALE Scale: See Detail ction. use or altmade no ARIP June 29, 2018 1 1 Project No. 10817 0 m ELEVATION NOTE: — 10 -ALL WOOD MEMBERS SHALL BE CONSTRUCTION GRADE REDWOOD F OR CEDAR. -ALL NAILS SHALL BE HOT DIPPED GALVANIZED, SECTION A GOOD NEIGHBOR FENCE SCALE: 1/2" = V-0 " p1 2 X 4 TOP RAIL DADO (16' LENGTH) 0 TOP OF FOOTING AT TOP OF GRADE. p 4 X 4 PTDF POST @ 8' O.C. 5/8 X 6 FENCE BOARDS - BOARD ON BOARD O5 2 X 4 BOTTOM RAIL DADO 0 2 X B KICKBOARD (PTDF) 0 FINISH GRADE, GRADE TO SLOPE AWAY FROM FENCE. 0 CONCRETE FOOTING 0 COMPACTED SUBGRADE OR ENGINEER FILL. 10 WAGG, DRAIN ROCK WIRE MESH TRAP FENCE SCALE: 3/4" = V-0" CONCRETE PAVING. SEE DETAIL C, THIS SHEET. 03/8" FELT EXPANSION JOINT CONCRETE STEPS WITH MED BROOM FINISH ON TREADS. O5 03 REBAR a 24" O.C. EACH DIRECTION O COMPACTED SUB -GRADE OR ENGINEERED FILL. 0#3 NOSE BAR. 3" CLR. ON ENDS. 0 2x6 RAIL k "a WOOD GATE SCALE: 1/2" = V-0 " O2 6 x 6 POST @ VON CENTER, TYPICAL O 4 x4 10/10 WIRE MESH FENCING. ATTACH BETWEEN TWO 2 X 3 NAILERS O FINISH GRADE COMPACTED SUBGRADE OR ENGINEERED FILL 12" DIA. CONCRETE FOOTING O7 6" LAYER OF DRAIN ROCK 2 x3 NAILER NOTE: -ALL WOOD TO BE CONSTRUCTION GRADE REDWOOD. -ALL NAILS TO GE HOT -DIPPED GALVANIZED STEEL. N L 0 GATE LATCH. O (2) GATE HINGES. 02 X 4 DIAGONAL BRACE. 02 X 4 HORIZONTAL BRACE. 0 5/6 X 6 ALTERNATING BOARDS. O FINISH GRADE, 0 4 X 4 POST PTDF - SEE FENCE DETAIL, DETAIL C, THIS SHEET, FOR FOOTING. OB ADJACENT FENCE. SEE DETAIL C, THIS SHEET. NOTE: -ALL WOOD MEMBERS SHALL BE CONSTRUCTION GRADE REDWOOD OR CEDAR. ALL NAILS SHALL BE HOT DIPPED GALVANIZED. GATES WIDER THAN Y-0" REQUIRE 4" X 6" POST, HINGED SIDE ONLY. �1/2"RADIUS (TYP.) r O REINFORCING PER SOIL'S REPORT � 3 O1 FINISH GRADE .2" BELOWTOP OF PAVING I FROM EACH SIDE OF STEP. p5 AT SHRUBfGROUNDCOVER AREA. 1" ® REPORT RECOMMENDATION. )♦ BELOW TOP OF PAVING AT TURF AREA. /ol g N �1/2"RADIUS (TYP.) CONCRETE PAVING. O REINFORCING PER SOIL'S REPORT 0#4 DOWEL@ 12"O.C. MAX., 6" 3 O1 FINISH GRADE .2" BELOWTOP OF PAVING 0 FROM EACH SIDE OF STEP. p5 AT SHRUBfGROUNDCOVER AREA. 1" ® REPORT RECOMMENDATION. 4 O BELOW TOP OF PAVING AT TURF AREA. /ol g N 5 METAL HEADER-PERMALOC CLEANLINE V 1 0 ALUMINUM EDGING, 3116"x 4" OR r JOINT W/ POLYSULFIDE SEALANT. 7 — _ APPROVED EQUAL. INSTALL PER A •. . _� MANUFACTURER'S RECOMMENDATIONS, WHERE REQUIRED OR UNDER O FINISH TO BE MILL FINISH, NATURAL ALUMINUM. ' • 4 ,' ti r': 2 O DECOMPOSED GRANITE. ® FILTER FABRIC. (THICKNESS AND ACOMPACTION PER SOIL REPORT 6 ' RECOMMENDATION. low COMPACTED SUBGRADE OR ENGINEERED FILL. 1'-0" CONCRETE STEPS F SCALE: 1-1/2 = V-0" VI13MTUlb Development Area Plan DECOMPOSED GRANITE PA SCALE: 1-1/2 = V-0" Vast Oak East at University District SYCAMORE MODELS Rohnert Park, California RE MESH TRAP GATE LE: 3/4" = 1'-0" CONCRETE PAVING LE: 1-1/2" = 1'-0" O1 2 X 6 RAIL O2 6X61POST. O3 4 x 4 10/10 WIRE MESH FENCING. ATTACH BETWEEN TWO 2 X 3 NAILERS. O CANE BOLT 0 CONCRETE PAVING. O REINFORCING PER SOIL'S REPORT RECOMMENDATION. p3 1/2" TOOLED RADIUS. 0 CLASS II AGGREGATE BASE, p5 COMPACTION, & THICKNESS PER SOIL'S REPORT RECOMMENDATION. O COMPACTED SU13GRADE OR Q ENGINEERED FILL 0 1/4" WIDE X 3/4" DEEP TOOLED CONTROL JOINT (SEE PLANS). 0 3/8" WIDE FIBER FILLED EXPANSION JOINT W/ POLYSULFIDE SEALANT. SEALANT COLOR TO MATCH ADJACENT PAVING. SEE PLAN FOR LOCATION. O FINISNGRADE. 2'BELOWTOPOF PAVING FOR PLANTING AREA, 0 THICKENED EDGE AT PLANTING AREA WHERE REQUIRED OR UNDER PEDESTALS. Q THUMB LATCH Q GATE HINGES Q COMPACTED SUBGRADE ® 4" x 4- x 3/8" STEEL PLATE 2 X 3 NAILERS WELDED TO POST BOTTOM. EACH CORNER TO ACCOMODATE 1/4" DIA. x 3" MASONARY BOLT W/ EXPANSION SHIELDS. NOTE: ALL CONNECTIONS TO BE FILET WELD AND GROUND SMOOTH. ALL STEEL SHALL RECEIVE ONE PRIMER COAT AND TWO COATS SEMI -GLOSS BLACK PAINT. - INSTALL IN PLANTING AREA WHERE POSSIBLE. 5 2 TILING (MND TWICE ROOTBALL DIAMETER RUBBERTWISTTIES PLAN ELEVATION WRAPPED IN A FIGURE "B" AROUND TRUNK TREE STAKING N.T.S. Landscape Details TREE. Q 2" DIAMETER LODGE POLE PINE STAKE SET 30" INTO GRADE OR UNDISTURBED p5 SUBGRADE A MINIMUM OF 12" BELOW BOTTOM © OF ROOTBALL. PLACE Q STAKES PARALLEL TO ® PREVAILING WINDS. RUBBER TWIST TIES - KNOT AND ATTACH TO STAKE W/ ROOFING TACK. 5 2 TILING (MND TWICE ROOTBALL DIAMETER RUBBERTWISTTIES PLAN ELEVATION WRAPPED IN A FIGURE "B" AROUND TRUNK TREE STAKING N.T.S. Landscape Details NOTE: -SCARIFY SIDES OF PLANTING PIT. -FERLTILIZED TABS ARE NOT TO BE USED WITH CALIFORNIA NATIVE PLANTS. -DO NOT USE AMENDED SOIL FOR CALIFORNIA NATIVE TREES. -SET CROWN OF ROOTBALL 1" ABOVE GRADE. vanderlboten "Auodates lAatncAPE AsarrErn The drawings or wnhen rnalonals contained hofein comtrtufe tho DETAILS A, B, C, D, E, F & G: ALL FENCE COLORS AND MATERIALS MATCH CITY APPROVED COLOR SCHEME FOR VAST OAK WEST. FOR OVERALL DETAILING OF PARKWAY LANDSCAPE,PROJECT AND ACOUSTIC WALLS/PILASTERS, FENCES, REFER TO VAST OAK EAST DAP 1. DIAMETER 0 SHRUB - SET CROWN OF ROOTBALL 2" ABOVE FINISH GRADE. 0 3" HIGH WATERING BASIN. p FINISH GRADE. O AMENDED BACKFILL, O SET ROOTBALL ON LIGHTLY TAMPEO SUPPORT. 0 FERTILIZER TABLETS - SEE GENERAL PLANTING NOTES FOR QUANTITY PER SHRUB SIZE. 0 3" DEPTH MULCH. pB COMPACTED SUBGRADE OR ENGINEERED FILL. NOTE: NOTE: 1. FERTILIZER TABS ARE NOT TO BE USED WITH CALIFORNIA NATIVE SHRUBS. 2. DO NOT USE AMENDED SOIL FOR CALIFORNIA NATIVE SHRUBS. SHRUB N.T.S. L-4.0� Scale: See Detall I June 29, 2018 I I Project No. 10817 don, use or alteration in anv farm is strietty tuohiblted without the written eounnt of vanda/iooloaAssociale TREE ROOTBALL SET ON LIGHTLY TAMPED SOIL, DO NOT PENETRATE ROOTBALL WITH STAKES. p5 3" DEEP WATERING BASIN. © FINISH GRADE. Q AMENDED BACKFILL. ® FERTILIZER TABLETS - SEE GENERAL PLANTING NOTES, SHEET L-1, FOR QUANTITY PER TREE SIZE. NOTE: -SCARIFY SIDES OF PLANTING PIT. -FERLTILIZED TABS ARE NOT TO BE USED WITH CALIFORNIA NATIVE PLANTS. -DO NOT USE AMENDED SOIL FOR CALIFORNIA NATIVE TREES. -SET CROWN OF ROOTBALL 1" ABOVE GRADE. vanderlboten "Auodates lAatncAPE AsarrErn The drawings or wnhen rnalonals contained hofein comtrtufe tho DETAILS A, B, C, D, E, F & G: ALL FENCE COLORS AND MATERIALS MATCH CITY APPROVED COLOR SCHEME FOR VAST OAK WEST. FOR OVERALL DETAILING OF PARKWAY LANDSCAPE,PROJECT AND ACOUSTIC WALLS/PILASTERS, FENCES, REFER TO VAST OAK EAST DAP 1. DIAMETER 0 SHRUB - SET CROWN OF ROOTBALL 2" ABOVE FINISH GRADE. 0 3" HIGH WATERING BASIN. p FINISH GRADE. O AMENDED BACKFILL, O SET ROOTBALL ON LIGHTLY TAMPEO SUPPORT. 0 FERTILIZER TABLETS - SEE GENERAL PLANTING NOTES FOR QUANTITY PER SHRUB SIZE. 0 3" DEPTH MULCH. pB COMPACTED SUBGRADE OR ENGINEERED FILL. NOTE: NOTE: 1. FERTILIZER TABS ARE NOT TO BE USED WITH CALIFORNIA NATIVE SHRUBS. 2. DO NOT USE AMENDED SOIL FOR CALIFORNIA NATIVE SHRUBS. SHRUB N.T.S. L-4.0� Scale: See Detall I June 29, 2018 I I Project No. 10817 don, use or alteration in anv farm is strietty tuohiblted without the written eounnt of vanda/iooloaAssociale EXHIBIT B PLAN ONE -FARMHOUSE PLAN THREE -CRAFTSMAN PLAN TWO -ITALIAN PLAN FOUR -SPANISH 04.16.18 STREET SCENE _ woodley archot�cin�l 9 p• fi— SYCAMORE AT UNIVERSITY PARK I SIGNATURE HOMES ROHNERT PARK, CALIFORNIA `s'"°°°1] WI "I=&M 23'°0 Alll°I°n, c°31 PO/3036B3. 7W Y c°I9wnl°//4943pWImon 575MW1 an ,It ca 9]]03/9495539A OF sycamore UNIVERSITY DISTRICT FRONT VIEW 36 114" EXHIBIT C SIDE VIEW 112' BACK VIEW C r C -,%F l �/F_ JUN CITY OF ROHNERT PARK riwa i i ci rivta it c3 wvi uI ay Z7 CMYK 100, 0, 94, 46 CMYK 69, 0, 54, 7 CMYK 55,47,44,10 RG130,111, 68 RGB 80,166,132 RGB 120,120,123 #006F44 #5OA684 #7878713 SALES OFFICE SIGNS SCALE: 3/4":1' 444311108 SIGNATURE HOMES SYCAMORE ONSITE SIGNAGE LEGAL 8.5"X14" EDITS ' DATE I` DESIGNER 1 2!612016 I TTHAO 2 21612016 TTHAO 3 212612016 TTHAO DAN WORSLEY TOLIA THAD signtechnology.com 916-372-1200 1700 Enterprise Blvd. Suite F West Sacramento, CA 95691 1 sycamore UNIVERSITY DISTRICT FRONT VIEW - 36 114" SIDE VIEW 112' - BACK VIEW MID I I cI rIVIO I r ca LUUI uI Cly V CMYK 100, 0, 94, 46 CMYK 69, 0, 54, 7 CMYK 55,47,44,10 RGB 0,111, 68 RGB 80,166,132 RGB 120,120,123 #006F44 #5OA684 #787876 SALES OFFICE SIGNS SCALE: 3/4":1' 444311108 SIGNATURE HOMES SYCAMORE ONSITE SIGNAGE LEGAL 8.5"X14" EDITS I DATE ' DESIGNER 1 21612018 I TTHAO 2 21612018 TTHAD 3 212612016 MAD DAN WORSLEY TOLIA THAD signtechnology.com 916-372-1200 1700 Enterprise Blvd. Suite F West Sacramento, CA 95691 2 sycamore UNIVERSITY DISTRICT FRONT VIEW 24" J SIDE VIEW BACK VIEW rlvtz) i r l - r rives f t c3 uuui ut ay u CMYK 100, 0, 94, 46 CMYK 69, 0, 54, 7 CMYK 55,47,44,10 RGB 0, 111, 68 RGB 80,166,132 RGB 120,120,123 #006F44 #50A684 #78787B MODEL ID SIGNS SCALE. 1 "Y 444311108 SIGNATURE HOMES SYCAMORE ONSITE SIGNAGE LEGAL 8.5"X14" EDITS I DATE DESIGNER 1 21612016 TTHAD 2 21612016 TTHAD 3 212612016 TTHAD DAN WORSLEY TOUA THAD signtechnology.com 916-372-1200 1700 Enterprise Blvd. Suite F West Sacramento, CA 95691 sycamore UNIVERSITY DISTRICT MODEL ID SIGNS SCALE: 1 ":1' 444311108 SIGNATURE HOMES SYCAMORE UNSITE SIGNAGE LEGAL 8.5"X14" EDITS I DATE DESIGNER 1 21612D18 TTHAO 2 21812818 TTHAO 3 212612018 MAD DAN WORSLEY TOLIA THAD signtechnology.com 916-372-1200 1700 Enterprise Blvd. Suite F West Sacramento, CA 95691 121 sycamore UNIVERSITY DISTRICT 96" BANNER FLAG SCALE: AS NOTED NYLON FLAG 36" 4" POLE POCKET UW -ALL. I-I/L .I 444311108' in SIGNATURE HOMES SYCAMORE ONSITE SIGNAGE LEGAL 8.5"X14" EDITS DATE 1 21612018 2 218/2016 3 2126/2016 DESIGNER TTHAO TTHAO TTHAO do DAN WORSLEY TOLIA THAO signtechnology.com 916-372-1200 1700 Enterprise Blvd. Suite F West Sacramento, CA 95691 5 City of Rohnert Park Planning Commission Report DATE: July 26, 2018 ITEM NO: 8.3 AGENDA TITLE: Study Session: Presentation on the FBC and the Station Avenue Project LOCATION: 6400 State Farm Drive GP / ZONING: Mixed Use / Station Center Planned Development APPLICANT: David Bouquillon, Laulima Development and the City of Rohnert Park RECOMMENDATION Receive presentation on the proposed form -based code and additional details of the Station Avenue (Rohnert Station) project and provide feedback to staff. SUMMARY Laulima Development has applied for Final Development Plan approval as well as a tentative map for the former State Farm Campus. The City has concurrently applied for the portion of the Final Development Plan that covers the City's Corporation Yard. The plan contemplates an urban, mixed-use project spread across 32 acres that includes a central square, 460 residential units, 130,000 square feet of retail, 120,000 square feet of office, and a 156 room hotel. On a parallel track, City staff has been working with our consultant, Opticos, as well as the project applicant to develop a Form Based Code (FBC) for the larger Downtown District Amenity Zone. The FBC will make modest revisions to the Downtown District Amenity Zone, to better fit property lines and will codify the design guidelines adopted with r the Central Rohnert Park Priority Development Plan. The FBC will insure certainty for property owners and developers, streamline the approval processes for conforming development propossals, and create conditions that will enable the development over time of a high-quality, walkable urban environment. BACKGROUND In early 2016, the City adopted its Central Rohnert Park Priority Development Area Plan (PDA Plan). At approximately the same time, the Planning Commission and City Council approved the Preliminary Development Plan for the Rohnert Crossings project proposed by SunCal for the Page 1 former State Farm property. That plan called for 400 dwelling units with approximately 100,000 square feet of office and retail. In 2017, the site was purchased by Laulima Development, which has applied for a Final Development Plan, which would include a Form Based Code, and a tentative map for the project.. The project description currently calls for 460 residential units (300 apartments, and 160 townhomes), 130,000 square feet of retail, 120,000 square feet of office, and a 156 room hotel, all developed around a central plaza plan the adjacent two -acre City Corporation Yard that houses the City's public works functions. Table 1 provides a comparison of the approved PDA Plan uses and the Laulima proposed Final Development Plan. The proposal is generally consistent with the Priority Development Area Plan and its environmental impact report and also generally reflects concepts that were surfaced in Downtown Design Charrette held late in 2017. Table 1: Comparative Land Uses PDA Plan - Station Center Subarea Final Development Plan - Station Avenue 415 residential units (more were studied) 460 residential units 172,000 sqft of retail and service 130,000 sqft of retail plus 156 room hotel 65,000 sqft of office 120,000 sqft of office July 12, 2018 Planning Commission Study Session Staff and applicant presented an overview of the project, including a brief discussion of the history of the Central Rohnert Park Priority Development Area Plan and the proposed form - based code. The Planning Commission asked staff to develop and prepare additional study session related to the form -based code and the Station Avenue project. Specific items that the Planning Commission asked for include: • Information on the design charrette and public input • The projected total number of residents of the project • More details on the proposed plaza • Economic impact of the Station Avenue project • Additional renderings and details about the Rohnert Park Expressway frontage • More discussion about transportation, traffic, parking, and circulation • Information (if available) on typical Rohnert Park homebuyers • Details about sustainable or `green' features of the project • Additional details about the tenant mix (office and retail) • A refresher on the PDA Environmental Impact Report from 2016 • Details on the environmental studies being completed for the project This staff report addresses the first three items. Staff is working with the applicant and our CEQA and traffic consultants to develop the remaining information for the Commission. In particular, issues related to traffic and CEQA will be discussed at the next study session tentatively planned for August 8, 2018. DOWNTOWN FORM -BASED CODE AND CHARRETTE A multi -day downtown charrette was held November 6-9 in 2017 to focus on design concepts that could be included in a Form -Based Code for the City's downtown area. As the Commission will recall, a FBC differs from a standard zoning code in that urban design elements (street Page 2 locations and widths, sidewalk locations and widths, building setbacks etc.) are included in the code so that the City has more certainty about the final look of a development. The City has an FBC in place for the Sonoma Mountain Village Planned Development so the Downtown FBC would be the second FBC approved in the City. Figure 1. Downtown District Amenity Zone The charrette was a multi -day collaborative planning event that focused on soliciting community and stakeholder input. In addition to open houses, brown bags, and drop-in sessions, specific meetings were held with stakeholder groups, property owners, and appointed and elected officials. The goal was to develop a consensus about design, land use, amenities, open -space, and economic development in the Downtown District Amenity Zone. There were more than 125 attendees at the charrette. Attendees represented the full spectrum of the Rohnert Park community including a large number of residents and property owners. , a strong turnout by Sonoma State staff and students, representative from area agencies including XXX. The community was engaged and open to sharing ideas and feedback. Overall the consensus of those that participated was that they want a downtown. Feedback from residents was gained through one-on-one conversations with staff and the consulting team, group meetings, special presentations, written comments, and mapping and modeling exercises. Figure 2 below is illustrates the input process. Page 3 Current DDAZ Boundary jm"!= 1 ; AMKOt1YQA {I�y 1 1 Proposed DDAZ 1 Boundary Clty Center 1 1 1 / r 1 r � Station ' Station 1 � Cent al Center ••' Location 1 Comm i.4! • r 1 r a 1 Creekslde Neloborhood �? 1 The charrette was a multi -day collaborative planning event that focused on soliciting community and stakeholder input. In addition to open houses, brown bags, and drop-in sessions, specific meetings were held with stakeholder groups, property owners, and appointed and elected officials. The goal was to develop a consensus about design, land use, amenities, open -space, and economic development in the Downtown District Amenity Zone. There were more than 125 attendees at the charrette. Attendees represented the full spectrum of the Rohnert Park community including a large number of residents and property owners. , a strong turnout by Sonoma State staff and students, representative from area agencies including XXX. The community was engaged and open to sharing ideas and feedback. Overall the consensus of those that participated was that they want a downtown. Feedback from residents was gained through one-on-one conversations with staff and the consulting team, group meetings, special presentations, written comments, and mapping and modeling exercises. Figure 2 below is illustrates the input process. Page 3 i Figure 2. Downtown Design Charrette Public Input Process so V From the mapping exercises and received comments, the participants indicated they want downtown Rohnert Park to be an accessible and well-connected place. In many ways it is already on track to be just that, particularly since the start of service on SMART. Participants requested parks and vibrant plazas as part of an active and mixed use destination for the Rohnert Park community and the larger region. Stakeholders indicated that they wanted the downtown area to have a distinctive identity, improved multi -modal performance, ample civic space, and to be business oriented. Attachment 1 includes additional information on community input received during the charrette. The project applicant participated in the downtown charrette, which had an important and positive influence on the project's design. The project's street grid, provision of parks and open space, and design of State Farm Drive and Rohnert Park Expressway are generally consistent with the concepts developed during the charrette. One particularly significant new idea that was generated during the charrette was the slip -street concept. The applicant has incorporated the slip -street into the project design to provide a way for the project to positively interface in a more urban manner with Rohnert Park Expressway. Page 4 Form -Based Code To implement the conceptual design framework from the charrette, Staff is working with the applicant and our consultant Opticos to finalize a draft FBC overlay that will regulate the form and architecture of this project and which can be used to guide future redevelopment projects in the Downtown District Amenity Zone (DDAZ). The FBC overlay would apply to the entire DDAZ, and as part of the process, the borders of the DDAZ will be adjusted so that the entire Station Avenue project site is included (see Attachment 1). The FBC will insure that over time as the rest of the downtown area develops, it will occur in an urban manner that is consistent with City's vision and compliments the Station Avenue project. Components of the FBC include a regulating plan (see Figure 3), thoroughfare plan, form standards by zone, use standards by zone, illustrations, and a review and modification process. Three zones or `transects' are included in the proposed FBC. Conceptual renderings of the three transects were developed during the charrette and are included in Figure 4. Additional details can be found within Attachment 1. Figure 3. Proposed FBC Regulating Plan 1 Rd ". "EW I Proposed Thono*fare "-'-- DOAZ Boundary Proposed Open Spaces Downtown Ne*6orhood Downtown Main Street - Downtown Core ® Priority Retail Arca Ron_tP.*fiW %A. Oak&" 3 T%rn or Page 5 Intent Diagram Figure 4. Concept Illustrations of the three Proposed FBC Transects Intent Diagram The form of these three transects will be achieved by insuring that for all new projects or significant expansions and renovations, the elements related to building types, frontage types, open space, thoroughfares, and uses are developed and maintained in a manner consistent with the newly created FBC. The FBC is anticipated to be an overlay zone. The FBC procedures and development standards will only be triggered when significant new development activity occurs. Staff is in the process of reviewing appropriate triggers, but the following are some preliminary ideas. The FBC would apply with: 1) modifications to vehicular access to a site, 2) new construction in excess of 2,000 square feet, 3) additions in excess of 10% of the existing floor area of a building, or 4) the project lies within the Station Center Planned Development. For new projects in excess of two acres, `Walkable Neighborhood Design' standards come into play. These include tools and methods to organize the project into a framework allowing the gradual development of a downtown -wide block and thoroughfare network. Block size, streetscaping, and external connectivity to existing or future development would be required to be adhered to as part of the redevelopment. A key component of any FBC is the regulation of the `form' or the allowed building types. Certain types of development are not appropriate for urban downtowns, free-standing, suburban style, single-family homes being a prime example. A large section of the Code deals with building types and specifying which transects they are allowed in. Figure 5 is an example of an allowed building type in either the Downtown Core or the Downtown Main Street transects. Figure 5. Building Typology Example — Main Street Building Type Main Street. The Main Street Building Type is a small- to medium- sized structure, typically attached. It may be a commercial building or a vertical mixed-use building with ground -floor retail ,1 or service uses, and upper -floor service, office, or residential uses. This type makes up the primary component of a neighborhood main street and portions of a downtown main street, therefore being a key component to providing walkability. Block -Scale Building Page 6 Another component of the FBC is the establishment of preferred specifications for the various streets and thoroughfares within the Downtown District Amenity Zone. These thoroughfare diagrams specify street widths, sidewalk width, landscape buffers, parking lanes, bike lanes, and travel lanes. Figure 6 below is an example of the proposed future buildout of Rohnert Park Expressway through the Downtown District Amenity Zone, complete with the slip -street concept. Figure 6. Example Thoroughfare Standard — Rohnert Park Expressway ell u � u ° F LIL The staff presentation will include more details of the Form -Based Code. This will provide an opportunity for Planning Commission input. Staff has been meeting with individual property owners to discuss the FBC proposal with them, and will continue to offer input and feedback opportunities to property owners and stakeholders. Based on Planning Commission and stakeholder feedback, staff will complete the proposed FBC for Planning Commission consideration in August. ADDITIONAL PROJECT INFORMATION Based on an average City-wide population of 2.57 persons per dwelling unit, it can be assumed that the Station Avenue development's 460 planned residential units will house a population of approximately 1,180 persons. Precise population figures will vary depending on final configuration of the apartments, row homes, and dwelling units. Both the applicant and the City are developing job and economic impact estimates of the project. The applicant is providing estimates of construction and permanent jobs generated by the project. The City is looking at anticipated sales tax revenue, transient occupancy tax revenue, and multiplier effects of the project on the City as a whole. Staff plans to present those numbers at a future meeting. The applicant will be providing more information about the planned tenant mix (both retail and office) at the next study session. Page 7 Station Square Additional information regarding the proposed plaza at the center of the mixed-use component of the Station Avenue project was requested by the Planning Commission. The concept calls for a curbless plaza design that will include outdoor dining opportunities, a central landscaped amenity, and a fountain with rideshare drop-off area, and a stage for performances. A large central event lawn allows for flexibility in usage and programming of the space. Conceptually, in the winter months a temporary ice skating facility could be put in place. The square area could be used year round for a variety of private and community events. The streets on either side of the plaza could be closed down for large events to create a seamless pedestrian only environment. A diagram of the Station Square proposal is included below as Figure 7. Figure 7. Detail Plan of Station Square • RETAIL PAVILION 3 J, �vr 1 5 RETAIL 2 yy�' I ❑ PAVRION 1. Event Lawn (convertible uses) 5. Station Building and Portal 2. Stage for Concerts 5. Rideshare Drop-off 3. Retail Pavilion 7. Fountain 4. Retail Frontages 8. Closeable streets NEXT STEPS Staff will continue to work with the applicant to finalize the Final Development Plan and the Form -Based Code. The project developer is working to have the majority of the project complete and ready for occupancy in the third quarter of 2020. This completion date is driving an efficient and streamlined approval process, with entitlements to be completed by the end of this summer or in early fall. A Parks & Recreation Commission study session was held on July 19, 2018. A third Planning Commission study session for the Station Avenue project, anticipated to be focused on traffic, parking, circulation, and the CEQA analysis is scheduled for August 8, 2018. All of the environmental studies being done as part of the consistency analysis are finished or close to be being finished. The consultant who completed the traffic study for the project will be on hand to Page 8 answer questions. Also at the August 8`h meeting, the applicant will also update the Planning Commission on any adjustments to the project and provide additional requested information to the Commission. Staff and the developer's team are working closely together to achieve the schedule, outlined in Table 2 below. Table 2: Meeting Schedule for the Station Avenue Project Planning Commission: Study Session I Parks Commission: Study Session July 2018 Planning Commission: Study Session 11 Planning Commission: Study Session III Parks Commission: Park Dedication Recommendation Planning Commission: Recommendation to City Council on Final August 2018 Development Plan, Conditional Use Permit, Tentative Map, CEQA compliance document, Development Agreement, and Form -Based Code City Council: Consideration of the Final Development Plan, Conditional Use Permit, Tentative Map, CEQA compliance document, Development September 2018 Agreement, and Form -Based Code Staff anticipates seeking the Parks and Recreation Commission's recommendation in early August and the Planning Commission's recommendation in late August, before going back to City Council in late summer or early fall for consideration of project approvals. This schedule is contingent on the results of environmental studies that are currently in their final stages of completion. In addition, the City and the developer are negotiating a Development Agreement that will define the various responsibilities relating to this project. The Planning Commission has the responsibility of reviewing and providing recommendations on the Development Agreement. Attachments 1. Form -Based Code and Charrette Information Packet 2. Excerpts from the Form -Based Code APPROVALS: ;;T �Lll__ Zach Tusinger, Planner III Jeff Beiswenger, AICP, Planning Manager 7.4 Date x,40./V Date Page 9 Downtown Rohnert Park =or -Based Code Charrette {o Why a Form Based Code (FBC)? To provide predictability- and ensure that Luning delivers on the PDA plan's vision FBC will provide an opportunity to consider and codify • Vision and Policy of the PDA plan • Street and Block network • Form and Character of Streets and Civic spaces • Form, character, and intensity of buildings 14 November 2017 Rohnert Park Downtown Fara-based Code O 2017 Opticos Design, Inc. 12 What happened at the Charrette? • Multi -day, collaborative planning event • Community Input at open houses • Stakeholder and Property Owner meetings • Design, land use, mobility, public amenities, open -space, economic development • Develop and Evaluate Alternatives • Preferred Plan developed 14 November 2017 Rohnert Park Downtown Form -based Code Rohnert Park Downtown FBC Charrette Schedule Cc 2017 Opticos [design, Inc. 1 3 Monday, November G Tuesday, November 7 Wednesday. November 8 Thursday, November 9 5:00 AM Team Arrives: Begin Studio Setup 9:00 AM Team Meeting Team Aiecring Team Meeting Team Meeting 10:00 AM In,r,rur wtd, Meetings/ Code Testing vrrrttarn' Technical and FBC esf6.r4(5a1un Set Up Madel I,anrtewwirh and Studio Code Testing Active Users and FBC Rrvirw Components Production/ Final Presentation 11:00 AM al.r Mxk r 4 10111, Cnpl Group Stkhldr Components n,daa! Mrg (Stefan, tm..... . a+ih City, LWC) t'M Cdknan (itr}ln, leik..vcd, Park., W.•.r.5wm cuiu, Luttch bretuot in tur Team 12:00 PM Review FBC Rcview Lunch Luttcb Brown Bag Lunch ClosingWatiAbiut for Discussion Brought ut fur Presentation: Economic LOpening Presentation Staff rearia with City Staff as needed Team Development with MJB Presentationwrth with Smff 1:00 PM Meeting with Technical r Addirio,ul Argonaut/Ral Advisory ey's Towne Group Macinar with Center Group Stakeholder IkuPnr}oam. as neaeJ IMIa, (Stefan. Citv) Meeting (Stefan, Ci ty, to .5,slmr 2:00 PM LWC) State Farm Biu Property Owner IJn'alopment Standards Sumski/1'adre Code Testing (rote, Owner and FBC Code Testing and FBC g • Components Production of Final Presentation Materials, FBC 3:00 PM Meeting (Seefan, City) l•nmrN'trrit (Stefan, City) Cumpuneots testing Community 4:00 PM LI—Group Sonoma State Stkhldr Meg Students at 5rdm, LWC, Open Studio Carl -' n aro•,, rs�y ssuar i (Alegan, City) 5:00 PM Set up for Open House 5M up lar C)pcn Hattsc Soup for Presentation Public open Hous Public Clpen Haute 6:00 PM IMatrriali: Model. Display Team Mime, rblmerials: Mtdcl, Display Boards with Complete Streets, Meeting/ Brought to fur 9rtardi with Cermplcte Streets, Opening Prcictttaunn lruntape.,Building Typa. Debriefing Team Fronlagca.Building Type-. (AlpeningAlvPresentaProjecttiond screen, Display boards, Muriel, C:baus for community and What is an FW and What a an FBC;) 7:00 PM member) Team Mcenngj Debriefing Dinner on Q� Debriefing/ Clean up and pack up studio house, un own Late Night Studio Work 8:00 PM Team Dinner on Meeting/ Debriefing awn Cc 2017 Opticos [design, Inc. 1 3 General Observation The Community was: • Interested and engaged • Open to sharing ideas/generous • Thoughtful in their responses and well informed • Motivated to continue to participate • Open to change — they want a DOWNTOWN • Respectful of the process and timeframe rIf 14 November 2017 I ohnert Park Downtown Forn)-based Cocke C, 2017 Qpticos Design, Inc. 1 3 What We Heard? a User Groups E 0 9 0 Distinctive Identity Improve Multimodal Performance Civic Space Connected and Accessible Business Oriented Maintain and link Hinebaugh Creek Trail 7a• Y ""` j _ Library is a benefit E Expressways J=Improve connection across Expressway Ago Farmers Market impacts library & book store �'qua. L _ Connectivity - link the 4 quadrants togetherPIMP ' roved SMART wayfinding t4 Need mid -crossing islands 4 Reduce impediments and increase Shuttle service 6 SMART ridership `, ';� Improve Circulation for ALL modes "P W Dangerous Bus Exchange Point - improve route and establish safe transit hub N-1 jwe need: Relocate: C., .- An anchor - what can that be? Farmers Market' More commercial business in downtown. City Hall Keep lova services information Kiosk after exit train. Plaza for community events. ..*We need a something that makes Rohnert Park unique - an identity. Student want a downtown experience - -consider bikeshare program and services that draw students. Creative ways to fit entertainment, IMAX, and interesting places to go. (() 'I) t csign 14 N o v e rn b e r 7 0 1_7 R(:t ,)hnerDark 1) os Des , Inc.. il What We Heard? Map Exercise & Comments • Connected • Accessible • Vibrant Plaza/Park • Active & Mixed Use • Destination for Local, Student, and Regional Community • Congestion and Traffic Speed • Vibrancy Connection/Improvements/Maintenance of Hinebaugh Creek Trail Al i� Dog park Improve Padre Parkway Connected Civic Center hr Libra is a strong asset Consolidate banks and parking Library g hV AW ,r Relocate Senior Center ap 7,7 Options for Farmers }� Market location , Improve pedestrian and bicycle connections _ Safe - con nected walkways Improvedconnection to Overpasses for pedestrians or underground Expressway " - SMART Train Roundabouts i " •' 'Transit Hub Shuttle/Trolley Service Ke'ep open space Accessible, SMART Depot, Connection to . Special event university. Brous Dan space lWalkable Vibrant Downtown with visi- _ g ble and accessible plaza/park - that is a PP y F i Parking Area ` ' draw of the local, student, and tourist ,•; community. ` Include: Restaurants, bars, local retail, ;� • '; /County services, public art, solar panels, green buildings. ,z r* +„ - Main Street Diversity of entertainment (all age �► _ — mission lights groups) - skate parks, pickle ball, walk- :"' '�• street furniturey y wa s -health social environments. i - ' � music and art Mission style/identify a architecture ;��+• ,1 ..• style unique to downtown. s� ." V 14 November 2017 Rohriert Park [Downtown Form-k)a4sed Cade CO 2017 Opticos Design, Inc. j Downtown Main Street Zone r, 14 November 2017 Rohnert Park Downtown Fora -based Code Desired Farm Detached or Attached Buildinlgs: Primarily Attached Lot "Ni d the Medium to Large Footprint: Medium to Large Setbacks: Buiidings at knack of sidewalk Building Height Up to 5-7 stories Elevated Ground Floor: At ground ferrel Frontages: Gallery, Shopfront Streetscape: Street Trees Mtn Tree Wells General Use Primarily Ground Floor Commercial -with Residential and/or office on upper sto ri es Civic Uses Vertical Mixed Use Neiehborhood Main Street Zone 14 November 2017 Rohnert Park Downtown Porro -based Code Desired Farm Detached or Attached Buildings: Primarily Attached Let Width: Small to Medium Footprint: Small to Medium. Setbacks: Buildings at/near back of sidewalk Building Height Up to 4.5 stories Elevated Ground Floor: At or raised from ground level Frontages: Shopfront, Dooryard, Terrace, Forecourt Streetscape: Street Trees with Tree Wells General Use Commercial and Service, residential, civic Vertical and Horizontal Mixed Use Zoning Implementation Strategy Downtown Neighborhood Zone 14 November 2017 Rohnert Park Downtown Fora -based code [detached or Attached Buildings: Mix of Attached and Detached Lot Width: Small to Medium Footprint: Small to Medium Setbacks: BuiAings uniformly set back from sidewalk Building Height Up to 3.5 stories Elevated Ground Floor: Raised from ground level Frontages: Dooryard, Stoop, Porch, Forecourt Streetscape: Street Trees wi th Tree We I I s Generali Use Residential, Civic, with some Service Primarily Horizontal Mixed Use Draft Regulating Plan Downtown Main Street Neighborhood Main Street Downtown Neighborhood te"Us or 1---- --- -------------- 1 1 1 1 R 1 1 1 Ot*MM Pa* E" er"iUD Dr � Nrwan�c�wkrn ay Camey I* RaV*n Perk SPY TpYOnCt 14 November 2017 Rohnert Park Downtown Farm -based Cade O 2017 Opticas Design, Inc. 1 10 ri 0 :3 Thoroughfare Plan M Multiway Boulevard (Rohnert Park Expressway) State Farm Drive (Streetscape Improvements) Neighborhood Streets r% 0 (Streetscape Improvements) 3 Neighborhood Streets (Flexible Location) R Dr Hinebaugh Creek TO Hinebaugh Creek Tr! • 4P W 4, a wo 440 Rate owne CEIIAlf, Eweqme Dr *19 'W A 4. 14 November 2017 Rohnert Park Downtown Form -based Code C 2017 Opticos Design, Inc. 1 11 70yon Cr 1 oxtail Golf Club Cay Center Dr City Center Plaza Police Dept Lynne Conde Way Rohnerl Park Expy • 4P W 4, a wo 440 Rate owne CEIIAlf, Eweqme Dr *19 'W A 4. 14 November 2017 Rohnert Park Downtown Form -based Code C 2017 Opticos Design, Inc. 1 11 70yon Cr EXHIBIT B Section 17.06.700: Introduction 17.06.700.A: General Provisions 17.06.700.A.1. Purpose and Intent The Downtown District Amenity Zone Form -Based Code Overlay (DDAZ FBC Overlay) is established to implement the 2015 Central Rohnert Park Priority Development Area (PDA) Plan's vision to create an attractive and vibrant mixed-use downtown for the heart of Rohnert Park. It provides regulations that govern the form, use, and character of private development, as well as public realm elements including thoroughfares and civic spaces. This Chapter responds to the PDA Plan's guidance to support the development of a mixed-use downtown core that is attractive, vibrant, walkable, and transit -oriented. 17.06.700.A.2. Applicability a. The standards and procedures of this Chapter will be applied to any development within the boundaries of the DDAZ FBC Overlay as shown on the City of Rohnert Park Zoning Map when one or more of the following occur: (1) The project requires new or modified vehicular access to the site; (2) The project includes new construction of 2,000 sf or greater; (3) The project includes renovation(s) or addition(s) over 10% of existing gross floor area of the building; (4) All or part of the project site lies within the Station Center Planned Development (P -D) Zoning district. b. For developments greater than 2 acres in size, and/or requiring new or modified thoroughfares, the standards in Section 17.06.710.A (General to Walkable Neighborhood Design) apply. c. For any project site zoned with the Planned Development or Station Center Planned Development (P -D) zoning district, the standards and procedures of this Chapter must be utilized instead of the specific development standards described in 17.06.210.13(General Provisions). Final Draft for PC Meeting: July 5, 2018 Chapter 17.06, Article XIII: DDAZ Overlay Districts 1700.A-1 17.06.700.A.3. Relationship to Central Rohnert Park Priority Development Area Plan While the Priority Development Area (PDA) Plan establishes a series of land use designations and design guidelines for the DDAZ area, this Chapter establishes a series of Zones that implement the land use goals and policies of the PDA Plan and standards and allowable land uses in these Zones as described in Section 17.06.720 (Specific to Zones). Standards include, but are not limited to, the layout of thoroughfares, blocks, and civic spaces, the placement and mass, height, and bulk of buildings, and the design of frontages and building types. The PDA Plan provides non -regulatory guidance for community character, architectural style, lighting, paving, loading and service, building massing, materials, colors, finishes, sustainable design, common facilities, street furnishings, fencing, walls, and entry monuments. In the event of any conflict between the standards of this Chapter and the standards and guidelines in the PDA Plan, the standards in this Chapter shall govern. 17.06.700.A.4. Relationship to Other City Ordinances and Laws a. If a provision of this Chapter is inconsistent with another provision of Title 17 (Zoning) of the Rohnert Park Municipal Code, or with a provision found in other adopted codes or ordinances of the City, the more restrictive provision shall govern, unless the terms of the more restrictive provision specify otherwise. b. Relationship to Article XV (Form -Based Codes for Special Areas) As a Form -Based Code, this chapter utilizes terms found and defined in Article XV (Form -Based Codes for Special Areas), however the standards found in Article XV do not apply within the DDAZ area. Relationship to Design Guidelines The Rohnert Park Design Guidelines for Commercial, Mixed-use, and Multifamily Buildings apply as a supplement to the design guidance found in the PDA Plan. In the event of any conflict between the Design Guidelines and the guidelines found in the PDA Plan, the PDA Plan shall apply. 17.06.700.A.5. How to Use the DDAZ Overlay Figure 17.06.700.A.5.a provides an overview describing how to use the regulations in this Chapter. Final Draft for PC Meeting: July 5, 2018 Chapter 17.06, Article XIII: DDAZ Overlay Districts I 700.A-2 Figure 17.06.700.A.5.a: Quick Code Guide for Downtown District Amenity Zone Form -Based Code Overlay Step Instructions Code Title 0 Find the zone(s) for your parcel I Rohnert Park Zoning Map If the site is larger than two acres, or creates new thoroughfares and/ Walkable or modifies existing right of way, 17.06.710 Neighborhood comply with the standards for walkable Design neighborhood design, including thoroughfares and civic spaces Comply with the standards specific to 17.06.720 I Specific to Zones your zone(s) Comply with the supplemental 17.06.730 I Supplemental to regulations for height and parking Zones Choose and comply with the standards 17.06.730.B Specific to specific to your building type(s) Building Types Choose and comply with the standards 17.06.730.0 Specific to Private specific to your frontage type(s) Frontages Review and comply with applicable Design Guidelines in the Central Rohnert Park PDA Plan and the City of Rohnert Park Design Guidelines for Commercial, Mixed-usi and Multifamily Buildings Follow the procedures and comply Permits and with the requirements for permit 17.06.740 I procedures application(s) as applicable Final Draft for PC Meeting; July 5, 2018 Chapter 17.06, Article XIII: DDAZ Overlay Districts I 700.A-3 terprise Dr r------------------------------------- Hinebaugh Creek TO - Hlnebaugh Creek Trl ` City Center Dr m n ni 3 O ` � Im n 1 1 0 C ` CL Rohnert Park Expy m — — — — — — — — — Rohnert Park Expy ` ` Rohnert Park Expy �. 0 m rD W < ` Toyon Ct CL r ` ` _ A 7 d� 9 S r� N 3 0 ` tOrO r � Enterprise Dr 000 'ago 000 I 000 — Regulating Plan 1"9= 1009 Downtown District Zones Railroad Proposed Thoroughfare --- DDAZ Boundary Proposed Open Spaces Downtown Neighborhood Downtown Main Street - Downtown Core MPriority Retail Area Figure 17.06.720.A.4 (DDAZ Regulating Plan) Rohnert Park, California Final Draft for PC Meeting: July 5, 2018 MEW_ ozoo' Intent Intent A vibrant, walkable, urban main street serving the Rohnert Park community and the region with commercial, retail, entertainment, and civic uses, public transportation, and medium -to -large footprint, moderate -to -high intensity housing choices. Desired Form Detached or Attached Buildings: Primarily Attached Lot Width: Medium to Large Footprint: Medium to Large Setbacks: Buildings at back of sidewalk Building Height Up to 5-7 stories Ground Floor: At ground level Frontages: Primarily Shopfronts, Galleries, and Arcades streetscape: Street Trees in Tree Wells General Use Primarily Ground Floor Commercial, Residential and/or office on upper stories, Civic Vertical Mixed Use Parking Low Parking Requirements/Parking Maximums Shared Parking, Parking Reductions, On -Street Parking, Parking Lots Intent A walkable, vibrant urban main street serving multiple neighborhoods with commercial, retail, entertainment, and civic uses, public transportation, small -to medium footprint buildings with some moderate -to -high- intensity housing choices - Desired Form Detached or Attached Buildings Primarily Attached Lot Width: Small to Medium Footprint: Small to Medium Setbacks: Buildings at/near back of sidewalk Building Height Up to 4,5 stories Ground Floor: At or raised from ground level Frontages: Primarily Shopfronts, Galleries, Dooryards, Terraces, and Forecourts Streetscape: Street Trees in Tree Wells General Use Commercial and Service, Residential, Civic Vertical and Horizontal Mixed Use Parking Low Parking Requirements Shared Parking, Parking Reductions Intent _ A walkable, urban neighborhood environment with small -to -medium footprint, lower -intensity housing choices, supporting and within short walking distance of neighborhood -serving retail and services. Desired Form Detached or Attached Buildings: Mix of Attached and Detached Lot Width: Small to Medium Footprint: Small to Medium Setbacks: Buildings uniformly set back from sidewalk Building Height: Up to 3.5 stories Ground Floor: Raised from ground level Frontages: Primarily Dooryards, Stoops, Porches, Forecourts Streetscape: Street Trees in Tree Wells or planter strips General Use _ Residential, Civic, with some Service Primarily Horizontal Mixed Use Parking _ Low Parking Requirements s Form -Based Zone Summary Table' Downtown Rohnert Park Form -Based Code Rohnert Park, California , .r July 2018 •rte w m Mansinn Apartment x Apartment HoI P k x Live/Work _ x x _ Main Street Mixed -Use x z Lot Size jfor zone- individual types to receive specific requirement Width By Building -Type By Buildm.& pe _ By Buildin type Depth By Building Type By Building Type By Building Type Miscellaneous Depth, Ground -Floor Space A building form with a chamfered corner is allowed only if a corner entry is provided. Residential Only one main building and one accessory structure may be built on each lot. 24' min. 24' min.. FnnrP f? -i. m,h,ill be defined by a building or a building and a S" to 48" Fugh fence or stucco or masonry wall. 40' min pw,UO an om ,Mowed between sidewalk irtd bu{kl in the Dowmown Nai bottlood Zone. Non-residential, Side Street no mm. C. Building F rm Height_(Max Stories /feet to Highest Eav_e]' no min. Main Building ' _ _ — _ — 7 stories/85' mix. to cave' _ 4.5 stories/55' Max. to eave 35 stories/40' max. to eave Accessory Structure Accessory Dwellings 2 stories/24' max. overall 2 stories/24' max overall 2 stories/24' max, overall _Other 1 story/ 14' may. overall, 1 story/ 14' max. overall 1 Stolt! 14' max. overall Ground Floor Finish Level 6" max 0' min._ 18" min. Ceiling Height, Ground Floor Residential 12' min. 12' min 10' min. Non-residential 14' min. 14' min. 12' min. Ceiling Height, Upper Floor(s) 8' min- 8' min. 8' min. 'Height is measured to eave per 17.06.730.A.1.(Additional Height Regulations). Within 20of the roar. property line, bui{diy may not be more than a half -s Wry_talte than the allowed height of adjacent buildint 3 Upper Floor(s) above 5th Floor shall he setback from ground Floor facade per standards in section D. Footer Lot Coverage 90% max. 80% max. 60% max. Main Building Width' Depth Accessory Structure Width By Building Type By Building Type By Building Type By BWtding Type f By Building Type By Building Type 24' max. 24' max 24' max. _ Depth _ _ 32' max. _ 32' max 32' max. Depth, Ground -Floor Space Residential NA 24' min. 24' min.. Non-residential, Front 40' min. 40' min 40' min. Non-residential, Side Street no mm. no min. no min. 3 Buildings wider than 75' shall be designed to read as a series of buildings no wider than 75' each Miscellaneous Distance Between Entries at Ground Floor 50' max 50' mar.. at Upper F10015.1 25' max 35' max_ All upper floors shall have a primary entrance along the front Loading docks, overhead doors, and other service entries may not be located on street -€acing facades. Form -Based Zone Standards Tables Downtown Rohnert Park Form -Based Code r Rohner, park, California July 2018 a...n.. D. Buidling Building Location_ and Placement _, Build -To Line (BTL) Minimum needed to result in a 12' min. Minimum needed to result in a 12' min at ROW sidewalk sidewalk Front Setback behind BTL Main Building Main Building Upper floor(s) Side Street Setback Main Building Main Building, Upper floor(s) Accessory Building Side Setback' Ground floor Accessary Building, Rear Setback Facade within Facade Zone' C' min.; 5' max 10' min -at 5th story 0' min.; 5' max 10' min. at 5th story C' min. 31 min. S' min D' min ; 10' max 5' min. ;15' max. not applicable not applicable D' min:.; 5' may, 5' min.; 10' max not applicable not applicable 3' Min 60% min. 0' min Tonic. 3' m n -__ _ 3' min. 5' min 5' min. Front 85% min. 75% min. 75% min. Side Street 60% min. 60% min, 60% min.. ' On corner lots, the BTL shall be defined by a building for the First 30' from the corner. — X X 'Where existingad}acent buildings are in front of the regulated BTL. the building may be set to align with the facade of the front most immediately adjacent property. _ d alon common ropert tlne I1MWte[m Townhouse Qwtgin t ' No side setback re aireIE. e5. X Encroachments t Frontage Types Allowed Encroachments' Gallery _ X Front _ 8may - - - 8' max._ 8' max_ Side Street _ 8' max e' max. 8' max. Side 5' max. 5' max 5' max. ' Maximum allnwed encroachments, see Frontage Types Section 17.06,730.0 3 (Specific to Private Frontages) for further refinement or the allowed encroachments for frontage elements. ' Awnings and Galleries may encroach further into the street ROW to within 2' of the face of curb All other encroachments are not allowed within street ROW. Allowed Frontaee Types_ Porch; Engaged_ Stoop - x g - _ —. _ X Forecourt _ __ x _ x x X — X X Shopfronf _ X _ _ X Terrace _ X. X X Gallery _ X Arcade X laimimm Parking Requirements (see Subsection 17.06.730.A.2 Additional Parking Regulations in the DDAZ) Location (Distance from Property Line i ROW)__ Front Setback _ _ _ 51) min Sn'n-.::� 40'min. Side Street Set -back _ 5' min 5' in 5' min. Side Setback _ _ _0' mm n' in 0' min. Rear Setback 5' min T min. 5' min, Miscellaneous Parking Drive Width (Max.) Front, s 40 spaces 14' max, 14' max 14' max. Front, > 40 spaces 18' max. 18' max 18' max Side Street/Alley 24' max. 24' max 24' max Form -Based Zone Standards Tables Downtown Rohnert Park Form -Based Code Rohnert Park, California July 2018