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2018/08/08 Planning Commission Agenda Packet.0.gNF�iIS i'A## 19 �+LL11lORNYh City of Rohnert Park SPECIAL Planning Commission Meeting AGENDA Wednesday August 8, 2018 6:00 P.M. 130 Avram Avenue, Rohnert Park To Any Member a the Audience Dagk&z to Address the Planninz Commission: For public comment on items listed or not listed on the agenda, or on agenda items if unable to speak at the scheduled time, you may do so upon recognition from the Chairperson. PLEASE FILL OUT A SPEAKER CARD PRIOR TO SPEAKING. 1. 2. 3. 4. 5. 6. 7. 8. 9. 10. CALL TO ORDER PLEDGE OF ALLEGIANCE ROLL CALL (Adams Blanquie Borba Giudice Haydon___) DECLARATION OF ABSENTION 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 AGENDA ITEMS 8.1 STUDY SESSION - Presentation on the Station Avenue Project ITEMS FROM THE PLANNING COMMISSION ITEMS FROM THE DEVELOPMENT SERVICE STAFF 11. ADJOURNMENT 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 Rohriert Park, declare that the foregoing notice and agenda for the August 8, 2018, Special Planning Commission Meeting of the City of Rohnert Park was posted and available for review on August 3, 2018, at Rohnert Park City Hall, 130 Avram Avenue, Rohnert Park, California 94928. The agenda is available on the City of Rohnert Park's web site at wwwx cit .or . Signed this 3rd day of August, 2018 at Rohnert Park, California City of Rohnert Park Planning Commission Report DATE: August 8, 2018 ITEM NO: 8.1 AGENDA TITLE: Study Session: Presentation on the Station Avenue Project LOCATION: 6400 State Farm Drive GP / ZONING: Mixed Use / Station Center Planned Development APPLICANT: David Bouquillon, Laulima Development RECOMMENDATION Receive presentation on the Station Avenue (Rohnert Station) project and provide feedback to applicant and staff. SUMMARY Laulima Development has applied for Final Development Plan (FDP) approval as well as a tentative map for a project to be located at the former State Farm Campus and the City's existing Corporation Yard. A Development Agreement and Form -Based Code are anticipated to accompany the FDP. The SMART adjacent project builds on the vision of the Central Rohnert Park Priority Development Area Plan that was approved in 2016. The Final Development Plan is included as Attachment 1. Figure 1. Station Avenue Retail Illustration Page 1 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 former State Farm property. That plan called for 400 dwelling units with approximately 100,000 square feet of office and retail. In 2017, the City learned that SunCal had placed the property on the market. It was then purchased by Laulima Development in late 2017. Laulima has applied for a Final Development Plan and a tentative map for their project, Rohnert Station (although the name has recently changed to "Station Avenue"). The project description currently calls for 460 residential units, 130,000 square feet of retail, 120,000 square feet of office, and a 156 room hotel, all developed around a central plaza. To satisfy the City's park standards, the applicant is proposing to dedicate a fully improved 1.1 acre public park and pay an in -lieu fee of approximately $855,000. Table 1 provides a comparison of the approved PDA Plan uses and the Laulima proposal. While the number of dwelling units and commercial square footages are higher, the proposal is generally consistent with the PDA Plan. The overall PDA Plan has sufficient land use capacity to accommodate the additional units and commercial area. The proposal also generally reflects concepts that were surfaced in the Downtown Design Charrette held late in 2017 and the applicant is proposing to incorporate a Form -Based Code within its approvals. Table 1: Comparative Land Uses PDA Plan — Station Center Subarea Proposed Station Avenue Project 415 residential units (more were studied) 172,000 sqft of retail and service 65,000 sqft of office 460 residential units 130,000 sqft of retail plus 156 room hotel 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 sessions 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 Page 2 ■ 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 economic impact of the project, issues related to traffic, parking, and circulation, green features of the project, the PDA Environmental Impact Report from 2016, and details on the environmental studies completed for this project. July 19, 2018 Parks & Recreation Commission Study Session At a special meeting of the Parks Commission, staff and applicant presented details about the proposed neighborhood park planned on the south side of the project as well as about additional private open space planned throughout the project. Staff discussed the project's proximity to other park and open space amenities in or close to the downtown area including City Center Plaza, the Copeland Creek Trail, the SMART multi -use path, and Santa Alicia Park. The Parks Commission had a number of comments including the need for a larger dog park (possibly breaking it into separate parks for small and large dogs), the preference for more dedicated park land, the suggestion to relocate the open space/gathering area from the triangular neighborhood park to another adjacent area, the idea or concept for a peace park or other contemplative area, and the desire for more amenities and items of `play' for adults as well as children. The applicant has modified the FDP and the park plans to incorporate a significant portion of the Parks Commission's ideas. The area to be dedicated for parks has increased to 1.1 acres and the improvements and amenities have been adjusted in general accordance with the Parks Commission's direction. Figure 2. Central Portion of Proposed Neighborhood Park System LEGEND- n41YN:71*il[{eiTAi"#i.afr:x..orr @IWWM1 (�O);'Y-EsFNI- (i) KI ITI-11,-; ®,:%1:, r:ir (F)tgII.14-M ua/•�cn { PAMI. W fAnK r,,-xrN?-Pw[ +LYvu V T7r-.'.1rTC ©CN moFv. ,] CJ S c-, -rt fCF fri r -1"'n (§ C/kick.umt Tyr IA wIt IN31±ww s'.rWt4iJ 1lIb/.L i.1 Ufa L'v11, CQ:' A•4 ", I� V S11: L_ _ — r y E! Chi � 0. A t 1 7 RIM rr"4s►s � � +�'f � ,A 11 '' • tri; 'i'•-�",� ` �©`�` C �r ', 1 r� r P �t i J —r.---------^^-----��-�� ---moi FIGURE70. NEIGHBORHOOD PARK CONCEPTUAL PLAN Page 3 r�. `------•---- I ------------ M t -T July 26, 2018 Planning Commission Study Session Staff presented additional information regarding the project to the Planning Commission at the second study session for the project held on July 26. Information was included on the population of the development, its economic impact, and details on the plaza/square area. 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 and ultimately the types of tenants that rent or purchase them. A breakdown on unit mix by number of bedrooms is included later in this report. 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 the August Bch meeting. The applicant will be providing more information about the planned tenant mix (both retail and office) at the August 8th meeting as well. Project Design Downtowns are a very specific development form that incentivizes walking, unique relationships between buildings, parking, and transit, specific relationships between buildings and the street, complementary relationships between individual buildings, and defined public spaces with strong landscape and architectural elements. All of these elements combine to create a "sense of place" in a downtown. The current designs for the Station Avenue project are urban in nature and borrow from a variety of architectural traditions. The designs rely on high-quality materials, functional architecture, well -thought out landscape designs and place -making strategies, connections to parking and transit, and active programming of civic and community events around a central plaza to create a vibrant destination for downtown Rohnert Park. The proposed architecture incorporates variations in building heights and materials while maintaining a common architectural language. The planned buildings will echo traditional downtown development patterns while making them unique for Rohnert Park. Customized storefronts should create visual interest at the ground level for pedestrians. Contemporary construction methods and finishes on upper floors have the potential to insure a unified look for the development while also being cost-effective for the developer. Overall, the architectural style is best described as `urban contemporary'. The modern, urban architecture is being driven to a large degree by feedback from potential tenants, as well as the developer's own preferences. Attachment 1 provides a number of building elevations and illustrative renderings. The site plan for the project, which is illustrated in Figure 3, is based on the concepts of walkable block lengths and results in the "downtown grid" envisioned by the PDA Plan. Page 4 Figure 3. Project Street Grid, Block Sizes, and Land Use PAxx usa Block Block C' High Density High Density R—denti.al Mixed -Use 2 9 acres Residential Parw0pen Spacer 1.3 acres I N 'D Block K Bock D x Block F Block) High Da sity Mixed•Use m Mixed -Use High Density Residential Rasiclantia 27 acres wry 1.7 acres 2.9 acres I 1.5 acres o I � r - — — - Block A ! Block H r� !Mixed -Use Block Block C High Densily o 2.8 acres Mixed -Use Mlxed-Use Residential Y ra 2.1 aeras 2. 1 acres 2.7 acres j a f I 'w Commercial and Office Component 120,000 square feet of office space is planned as part of the development. The applicant is working with multiple tenants who have expressed interest in the office space. Including office uses as part of the project will help to insure there is an active presence of people during regular weekday business hours. Office uses are planned on the second floors of the four main buildings fronting Station Avenue, and on the second through fourth floors of the station building. Parking for the office uses are planned in the commercial parking lots and the two portions of the project that include structured parking. In addition to the onsite parking provided for office uses, the applicant anticipates that a sizeable portion of the office workforce will arrive vie the SMART train. As the SMART line expands to the north and the south, the Accessibility of this site for rail commuters will expand. Office workers arriving via SMART will exit the train on the existing SMART platform and then enter the project through the Station Portal (shown below in Figure 4) on the first floor of the station building. Workers will have an opportunity to get coffee at a coffee shop or other establishment planned within the development before proceeding to their office to start their work day. At lunch they will have a variety of options to choose from, and with the 130,000 square feet of shops, restaurants, and programmed entertainment, they may elect to stay around in the evening, too. It is also quite likely that there will be a number of office workers that will elect to live in one of the apartments or townhomes on site as well. Page 5 Figure 4. Station Portal Residential Component 460 total residential units are planned as part of the project. Table 2 to the right includes a breakdown of the unit mix by bedrooms. 150 of those units are planned to be townhomes on the southern portion of the project site. There will be 380 parking spaces dedicated to the townhomes. The remaining 310 units will be in the mixed-use portion of the project site and will be a mix primarily of one and two-bedroom units, with a limited number of three bedroom units also Table 2: Residential Program Unit type/size # of units 1 bedroom apartment 137 2 bedroom apartments 140 3 bedroom apartments 33 townhomes 150 included. Parking for the residential units in the mixed-use portion of the project will be located in lots tucked behind the building facades. 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 central event lawn space (90' x 150') allows for flexibility in usage and programming of the space. The square area could be used year round for a variety of private and community events. Conceptually, in the winter months a temporary ice skating facility could be put in place. The streets on either side of the plaza could be closed down for large events to create a seamless pedestrian only environment that measures 160' x 380' (or 1.4 acres). A diagram of the Station Square proposal is included as Figure 5. Page 6 Figure 5. Detail Plan of Station Square \ r t 8 7 + RETAIL PAVILION 6 1 5 RETAIL l - J PAVILION f• I 2 I - 8 "F 1. Event Lawn (convertible uses) 5. Station Building and Portal 2. Stage for Concerts 6. Rideshare Drop-off 3. Retail Pavilion 7. Fountain 4. Retail Frontages 8. Closeable streets PDA EIR The City prepared an Environmental Impact Report (EIR) in 2016 under the California Environmental Quality Act (CEQA) for the PDA Plan to address the potentially significant adverse environmental impacts that may be associated with the planning, construction, and operations within the PDA plan area and to identify appropriate and feasible Mitigation Measures (MM) and alternatives that significantly reduce or avoid the impacts were identified in the EIR and adopted through a Mitigation Monitoring Program. The full EIR and MMRP may be found online on the City's website at: bqp://www.rpcity.orcitv iiallldepartinentsldevelopmeiit serviceL/planning_/development activ ice, The City has already used the PDA EIR and its Mitigation Monitoring Program to evaluate, condition, and approve two projects within the PDA Plan Area: The Learning Center daycare and preschool and the Avram House (now Bella Creek) multifamily project adjacent to City Hall. Staff is proposing to use the same strategy for this project and has been working with the applicant and its consultant team to complete the analyses necessary to ensure that the project will fall within the scope of the PDA EIR and that appropriate mitigation measures are applied. CEQA Studies for the Project A variety of CEQA studies, outlined in Table 3, were commenced for the project proposal to assess the consistency of the project with the 2016 PDA EIR. At this time all of the studies are either in their draft or final forms and it appears that a consistency finding will be appropriate for this project. All of the studies are still being reviewed by the City Attorney's Office. Page 7 Table 3: Environmental Studies or Reports Prepared for the Project Study or Report Status Traffic Impact Study Complete Air Quality and Greenhouse Gas Emissions Analysis Being Finalized Noise Analysis Complete Tree Survey and Arborist's Report Hazards Report Sewer Improvement Study Complete Complete Complete Biological Resources Study Complete Wetlands Delineation Being Finalized Traffic Impact Study A new Traffic Impact Study was prepared for this project that modeled the expected traffic and compared it to the traffic impact study prepared for the PDA Plan. The current project proposal actually results in 2,945 less trips than when the Station Center subarea was studied for PDA. Table 4 below summarizes the daily trips and compares them to those expected by the PDA EIR. Table 4: Trip Generation Comparison to PDA Plan EIR (Daily Trips) Station Avenue Project Traffic Impact Study PDA Plan Traffic Impact Study Net Difference 7,448 10,393 -2,945 As detailed in the traffic impact study, a new one-way eastbound slip street would be established on the south side of Rohnert Park Expressway along the project frontage. The street is expected to effectively balance local access needs with the need to maintain traffic flow on Rohnert Park Expressway. A new westbound left -turn lane on Rohnert Park Expressway at the Lynne Conde Way -Quest Street intersection would provide new access into the site, and is projected to function acceptably (Traffic Impact Study, 2018). The project would also modify State Farm Drive along its frontage. Full access to State Farm Drive would be allowed at Venture Avenue, Station Avenue, and Spirit Avenue, but should be restricted to right turns in and out at the proposed northern driveway serving the area near the proposed hotel. Consistent with the PDA Plan, State Farm Drive would operate acceptably with one lane in each direction, protected or buffered bike lanes, and new on -street parking spaces to the south of Venture Avenue. On the segment between Venture Avenue and Rohnert Park Expressway, however, two southbound lanes will be retained, and the single northbound through lane with on -street parking will be limited to approximately six parallel spaces along the project frontage near Venture Avenue. While this short northbound single -lane segment is anticipated to function acceptably, it will be configured such that the on -street parking can be eliminated and dual through lanes reestablished in the future if deemed necessary by the City (Traffic Impact Study, 2018). Figures 6 and 7 illustrate the proposed traffic and intersection reconfigurations associated with the project. Page 8 Figure 6. Proposed Traffic and Intersection Configuration Lynne Confide Wy � LEGEND Study Inlersedion w w ---- New Street41 oC o State arm Dr Quest St 3 Grand 5t h w h ye F4� 1V , _�.. P t ,• ssrr , 41 l 174T7W� 0 �t State Farm Dr 5 S ,r a � State Farm Dr State farm Dr Enterprise Dr 7 State Farm Dr g Quest St g Grand St tp 'I �. _ .� Seed Farris Dr Page 9 Figure 7. Proposed Reconfiguration of State Farm Avenue North of Venture Page 10 Project Circulation The proposed design relies on three key circulation elements for success: 1) The existing road network around the project including Rohnert Park Expressway, State Farm Drive, and Enterprise Drive. In accordance with the recommendations of the traffic study, improvements to all three of these streets are contemplated in conjunction with the project. Most notable is the addition of a slip -street with on -street parking along the Rohnert Park Expressway frontage, and the narrowing of State Farm Drive to two lanes with on -street parking in accordance with the adopted PDA Plan. A segment of State Farm between Venture Avenue and Rohnert Park Expressway will remain four lanes to accommodate traffic going to and from the project itself as well as Raley's Town Center. 2) The Sonoma Marin Area Rail Transit (SMART) station and pathway on the eastern frontage of the project. The project takes advantage of the ability for residents, workers, and visitors to use transit to connect to the rest of Sonoma and Marin Counties and beyond to the greater Bay Area. An automobile connection from the slip -street directly in to the SMART station is also planned. 3) The project's proposed internal street grid. A semi -regular urban street grid will provide internal circulation, access to the surrounding transportation infrastructure, and ample space for on -street parking. Additionally, the project will add to the City's bike network along State Farm Drive, and along internal project streets. Overall, the project will emphasize the pedestrian experience by providing active and urban sidewalks. Air Quality Greenhouse Gas Analysis While the Greenhouse Gas Analysis found that the project would not go over any thresholds that would require mitigation, the Air Quality analysis found that ozone precursor emissions from vehicles would exceed Bay Area Air Quality Management District (BAAQMD) Operational Thresholds for Calendar Year 2021. BAAQMD assumes that vehicles will get cleaner each year and modeling indicates that by 2022, the project related emissions will fall under operational thresholds. Based on current information, the project applicant will need to pay a one-time fee of $82,818 into the off-site mitigation program in order to offset the excessive ozone precursor emissions from project operations. This is consistent with PDA EIR Mitigation Measure 3.1-5. Parking Approximately 1,550 parking spaces are planned in association with the project. Beyond traditional parking, the project also anticipates significant numbers of people will use SMART and ride hailing services like Uber and Lyft to get to and from the project. Table 5: Planned Parking for the Station Avenue Project Type of Parking_ Number of Spaces: Mixed Use Street Parking 192 Surface Lots 456 Structured Garages 458 ............... . Residential Garages (South) 356 Residential Street Parking (South) 90 TOTAL 1,552 Page 11 The on -street parking will be located along the planned slip -street, on State Farm Drive (south of Venture), and on the internal streets of the project. 456 spaces are planned within scattered surface lots in the mixed use area of the project. Another 458 total spaces are planned in the two parking garages (one main garage adjacent to the hotel and a second smaller garage on the second level of Building F next to the central plaza). Approximately 360 individual residential garage spaces are planned for the townhomes and row homes. The eastern elevation of the planned parking garage is included as Figure 8 below. It includes ground floor retail and is partially screened from Rohnert Park Expressway by building in front of it, trees, and landscaping. Any portions of the garage structure that are visible will be attractively designed and camouflaged by architectural details and artwork. Figure 8. Parking Garage (East Elevation) NEXT STEPS: Staff will continue to work with the applicant to finalize the Final Development Plan and supporting documents for the project, including the site plan and architectural designs. Because the project is generally consistent with the approved PDA Plan and EIR, the City is working to facilitate an efficient and streamlined approval process, with entitlements to be completed by the end of this summer or in early fall. This will also support the developer's goal of having the majority of the mixed use portion of the project complete and ready for occupancy in the third quarter of 2020. The current schedule for review and approval is outlined in Table 6. Table 6: Meeting Schedule for the Station Avenue Project Planning Commission: Study Session I Parks Commission: Study Session Planning Commission: Study Session II PIanning Commission: Study Session III Planning Commission: Study Session IV (if necessary) Parks Commission: Park Dedication and In -Lieu Fee Recommendation Planning Commission: Recommendation to City Council on Final Development Plan, Conditional Use Permit, CEQA compliance document, Development Agreement, and Form -Based Code July 2018 August 2018 City Council: Consideration of the Final Development Plan, Conditional Use Permit, CEQA compliance document, Development Agreement, and September 2018 Form -Based Code Page 12 Attachments 1. Station Avenue Final Development Plan (August 6, 2018) APPROV Zach Tusirf'aer1. Planner III r� Mary Grace Pa son,. Director of Dev Npment Services Page 13 8 3 2c!6 Date 5/70[9 Date Ad c LIST OF CONTENTS Summary........................................................................3 Final Development PIar1..,........_........................................... 4 Ph::mp Develnornent Plan ..................................................... 5 Building A4 Elevations...................................................... 6 Building Al & A2f3 Elevations .............................................. 7 Building. D213 & D4 Elevations ............................................. 8 Building 61 & B2 Elevations ............................................... g Building C1 Elevations..................................................... 10 Building D1 Elevations....................................................1. 11 Building F1 Elevations...................................................... 12 Building G1 Elevations...................................................... 13 Row House Elevations...................................................... 14 Townttciuse Elevations...................................................... 15 Renderings....................................................................... 16 Renderings......................................................... ....... 17 Priority Development Area Plan .......................................... 18 Land Use Designations..................................................... 19 DevelapMent Program .................................................... 20 Building Orientation....---..............•--...............,.................., 21 ParkingStrategy ......................................................... 22 PublicCirculation ...,..,............ .,........................................ 23 On -Site Circulation........................................................... 24 TurnRadius 1 . ............... .,............. _. .................................. 25 TurnRadius 2................................................................... 26 Turn Radius 3 .................................. ....----............,...--.... 27 Pedestrian & Bike Circulation ............................................. 28 LandscapePlan .. ............................................................. 29 Plantingplan..................................................................... 30 Wallsand Fences.............................................................. 31 PlaceMaking..................................................................... 32 PublicPlaces.................................................................... 33 PublicParks ... ...... ........................................................... 34 DogParks.................................................................... 35 Children's Play-Scape....................................................... 36 GatheringSpace.............................................................. 37 Avenue Sc}Lrare Plan.......................................................... 38 Avenue Square - Concerts ................................................ 39 Avenue Square - Seasons ................................................ 40 Avenue Square - Winter ................................................... 41 Avenue Square - Events .................................................... 42 Avenue Square - Market ............ ......................................., 43 WaterPlan........................................................................ 44 Recycled Waiter Plan ....................................................... 45 StormwaterPlan ...................................................... ... 46 Stormwater Quality Plan ................................................... 47 SewerPlan...................................................................... 48 UtilityRan ......................................................... ........... 49 Public Private Utility Ownership .......................................... 50 L A U L I M A DEVELOPMENT LIST OF FIGURES Figure 1, Development Plan ............................................... .... 4 Figure 2, Phase Development Plan .............................................. 5 Figure 3, building A4 West - Conceptual Elevation ...................... 6 Figure 4, Building A4 North - Conceptual Elevation ..................... 6 Figure 5, Building Al West - Conceptual Elevation ................._.... 7 Figure 6, Building A2 & A3 East - Conceptual Elevation ............... 7 Figure 7, Building A2 & A3 West -Conceptual Elevation ............. 7 Figure 8, Building D2 & D3 West - Conceptual Elevation .............. 8 Figure 9, Building D2 & D3 East - Conceptual Elevation ............... 8 Figure 10, Building D3 & D4 North - Conceptual Elevation ......... 8 Figure 11, Building 131 West - Conceptual Elevation ................... 9 Figure 12, Buildings 131 & B2 East - Conceptual Elevation .......... 9 Figure 13, Building B1 South - Conceptual Elevation ................. 9 Figure 14, Building Cl East - Conceptual Elevation .................. 10 Figure 15, Building Cl West - Conceptual Elevation ...................10 Figure 56, Fire Truck Turn Exhibit ............................................ Figure 16, Building Cl North - Conceptual Elevation ..................10 Figure 57, Pedestra n '& Bicycle Circulation ............................... Figure 17, Building D1 West - Conceptual Elevation .................. 11 Figure 18, Building D1 East -Conceptual Elevation ...................11 Figure 59, Prelimianry Planting Plan .......................................... Figure 19, Building D1 South - Conceptual Elevation ................. 11 Figure 20, Building F1 East - Conceptual Elevation ....................12 Figure 61, Public Place Diagram ................................................ Figure 21, Building F1 West - Conceptual Elevation ................... 12 Figure 22, Building F1 North - Conceptual Elevation .................. 12 Figure 23, Building G1 North -Conceptual Elevation ................. 13 Figure 24, Building G1 South - Conceptual Elevation ................. 13 Figure 25, Building G1 West - Conceptual Elevation .................. 13 Figure 26, Row Houses 9 -unit - Conceptual Elevation .............. 14 Figure 27, Row Houses 9-1-init Rear- Conceptual Elevation ....... 14 Figure 28, Row Houses Side - Conceptual Elevation .............. 14 Figure 29, Row Houses 3 -unit - Conceptual Elevation.,,............ 14 Figure 30, Row Houses 5 -unit - Conceptual Elevation ............... 14 Figure 31, Townhouses 7 -unit - Conceptual Elevation ..............,. 15 Figure 32, Townhouses 6 -unit - Conceptual Elevation ................15 43 Figure 33, Townhouses 5 -unit - Conceptual Elevation ................ 15 Figure 34, Townhouses 4 -unit - Conceptual Elevation ................ 15 Figure 35, Station Square - Conceptual Rendering .................... 16 Figure 36, Building G1 - Conceptual Rendering ......................... 16 Figure 37, RPX ENTRY - Conceptual Rendering ........................ 16 Figure 38, Station Avenue At SFD - Conceptual Rendering ........ 16 Figure 39, Station Square Market - Conceptual Rendering ........ 17 Figure 40, Building F1 - Conceptual Rendering .......................... 17 Figure 41, SMART Portal G1 -Conceptual Rendering ............... 17 STATION AVENUE FINAL DEVELOPMENT PLAN Figure 42, Priority Development Area . ............................... .... 18 Figure 43, Land Use Designations ...................................... ..... 19 Figure 44, Development Program .............................................. 20 Figure 45, Station Avenue Street Sections ................................. 21 Figure 46, Street Sections........................................................ 21 Figure 47, Building Setback Diagram ........................................ 21 Figure 48, Streetwall Diagram --- .--- ........................................ .... 21 Figure 49, Parking Diagram ...................................................... 22 Figure 50. Public Route Modifications .........................._............ . 23 Figure 51. Public Route Modification Sections ........................... 23 Figure 52, On -Site Vehicular Circulation ..................................... 24 Figure 53, Courtyard Section .................................................... 24 Cigure 54, E ire Truck Turn Exhibit ............ ............ I................... 25 Figure 55, Fire Truck Turn Exhibit ............................................ 26 Figure 56, Fire Truck Turn Exhibit ............................................ 27 Figure 57, Pedestra n '& Bicycle Circulation ............................... 28 Figure 58, Landscape Plan ................_.......,,.........,.......,...... ..... 29 Figure 59, Prelimianry Planting Plan .......................................... 30 Figure 60, Walls and Fences ....................................................... 31 Figure 61, Public Place Diagram ................................................ 32 Figure 62, Public Place Diagram ................................................ 34 Figure 63, Avenue Square - Conceptual Plan ............................. 38 Figure 64, Avenue Square - Conceptual Rendering .................... 38 Figure 65, Avenue Square - Key Plan ..,.,..................................... 38 Figure 66, Avenue Square Concert - Conceptual Plan ................. 39 Figure 67, Avenue Square lawn - Conceptual Rendering ............ 39 Figure 68, Avenue Square Festival - Conceptual Plan .................. 40 Figure 69, Avenue Square Winter - Conceptual Plan ................... 41 Figure 70, Avenue Square Winter - Conceptual Rendering .......... 41 Figure 71, Avenue Square Event - Conceptual Plan .................... 42 Figure 72. Avenue Square Event Tent -- Conceptual Plan ............ 42 Figure 73. Avenue Square Markets - Conceptual flan ................. 43 Figure 74, Avenue Square Markets - Conceptual Rendering ........ 43 Figure75, Water Plan............................................................... 44 Figure 76, Recycled Water Plan ................................................. 45 Figure 77, Stormwater Plan ....................................................... 46 Figure 78, Stormwater Quality Plan ........................................... 47 Figure79, Sewer Plan............................................................... 48 Figure80, Utility Plan................................................................. 49 INDEX 6 AUG 2M PAGE 2 SUMMARY Station Avenue Development is a 32 -acre, transit -oriented de- velopment (TOD), mixed-use project located at 6400 State Farm Drive in Rohnert Park, California. The site is bounded by Rohnert Park Expressway to the north, State Farm Drive to the west, En- terprise Drive to the south, and the new SMART platform and parking to the east. The site is within the Central Rohnert Park Priority District. The Priority Development Area Plan (PDA) is intended to support a vision of creating a more active central district. This Final Development Plan includes multiple uses designed to catalyze a vibrant downtown. The development plan includes: 120,000 square feet of office space; 130,000 square feet of restaurants, cafes, bars, entertainment and retail shop space; 150 townhouses; 310 apartments, lofts and row houses, and a 156 -key boutique hotel. The development is connected to sur- rounding neighborhoods via a network of streets and pedestrian paths, and contains plazas and courtyards integrated into the blocks within the site boundary. ff!..T'� Retail 130,000 st — 130,000" sf Office 124,000 st -- 120,000 s1 Residential 310 units iSo unita 460 units Motel 158 keys — 156 keys 'interior gross leasable area Station Avenue Development's site plan is comprised of three complementary development land -use zones that allow for the creation of transit -oriented neighborhoods. The Mixed-use Zone, and the High-density Residential Zone will integrate a range of building types, from fee -simple townhouses and row houses, to larger mixed-use buildings with retail, office, apartments and lofts A small Park Zone will complement the many publicly accessible spaces available throughout the Rohnert Station The Station Avenue Development is rooted in a high quality of ar- chitecture, landscape design and place -making. Most internal streets are publicly accessible. A comprehensive bike lane net- work weaves through the entire project. To establish high-density, walkable neighborhoods the site plan establishes small urban blocks. L A U L I M A DEVELOPMENT The Station Avenue development centers on a retail -oriented main street (Station Street) and a central square (Station Square) for civic and community events. The retail along Station Street and around Station Square connects State Farm Drive to the SMART platform by way of an inviting portal in the new "Station" building. Additional retail faces State Farm Drive for tenants needing addi- tional visibility and to announce the entrance to Station Avenue. This retail will complement new 45° angled parking along State Farm Drive. More retail will line Quest Street" between RPX and Station Avenue to enhance this primary entrance to the project. The retail is a mix of restaurants and cafes (with sidewalk seating to activate the street), retail shops of lifestyle and fashion goods, and additional convenience and service retail to support the resi- dences and office. Station Avenue Development will include enough retail to build a critical mass and create a destination. Apartments and lofts in the Mixed-use Zone are built above the retail to give these buildings appropriate height, add "eyes on the street," and extend the hours of activity on the street. The mixed-use buildings vary in height with up to three levels of apartments and lofts above the two-level commercial podium (re- tail at the ground level and office at the second level)_ Row houses ring the edge of these blocks to create courtyards for residential parking. The "Station" building (on Avenue Square and adjacent to the SMART platform) is iconic to both the project and the city, and gives the SMART platform identity (similar to other SMART stops) To support mixed -mode commuting, the streets in front of the sta- tion offer SMART access from parking and queues for kiss & ride, ride services (Uber, Lyft and taxis) and possible shuttle buses. The Station building has retail at the ground level and office at the second, third and fourth levels. The retail parking principal is "park once." Parking ratios reflect both PDA requirements and market demands. Commercial park- ing will be balanced based on PDA ratios to utilize mixed-use op- portunities. A portion of the mixed-use residential parking is dedicated for the residents. They also participate in the shared parking opportuni- ties. temporary street names for reference STATION AVENUE FINAL DEVELOPMENT FLAN The corner of Rohnert Park Expressway and State Farm Drive presents an opportunity for the development of a modern bou- tique hotel. It marks the gateway to the Station Avenue Devel- opment. The hotel's porte-cochere is located on the new RPX local traffic lane, offering high visibility for the hotel and activat- ing the expressway frontage. Hotel parking is shared with commercial parking in the four -level parking pavilion adjacent to the hotel. The Townhouse Zone establishes a comfortable transit -orient- ed neighborhood of three-story townhouses and high-density two-story single-family detached homes on small blocks. Urban alleys lead to unit garages. Architecture and Place Making are essential to the success of the development. Our goals is to reflect the character and history of the community as well as differentiate Station Avenue from other downtowns in the region. The history of Rohnert Park is about the future, planned as a new town — looking forward to the future. Station Avenue too, will have a forward-looking design. Station Avenue will echo architectural rhythms and forms of a traditional downtown. Buildings are comprised of multiple massing forms, with facades that vary in height and depth. To enhance the sense of the familiar, buildings adopt some vernacular materials and details where appropriate. To reflect the modern and convey a future -forwardness, build- ings include modern materials and details, and implement modern building techniques. By combining traditional, vernacular and modern components, these buildings contribute to the establishment of a Sonoma Regional style. The space between the buildings is as important as the build- ings. Together, tenants, storefronts and events create the "place_" The goal of place making is to create an environment that enhances the visitor experience — to attract guests, get them to return, and to bring others. SUMMARY 6 AUG 2018 PAGE 3 STATS FARM FIGURE 1, DEVELOPMENT PLAN L A U L I M A DEVELOPMENT SMART PLATFORM r 0' 100' 200' 400' STATION AVENUE FINAL DEVELOPMENT PLAN i DEVELOPMENT PLAN Buildings B1, C1 & D1 Ground Level: Retail Second Level: Office 3rd, 4th & 5th: Residential Building F1 Ground Level: Retail Second Level: Parking 3rd, 4th & 5th: Residential Building G1 Ground Level: Retail 2nd, 3rd & 4th Levels: Office Buildings Al, A2, 132, D3, E1 & E2 Ground Level: Retail Building D4 Ground Level: Retail Ground Level: Maintenance Building B2 Ground Level: Retail Second Level: Retail Building A3 Ground Level: Parking 2nd, 3rd & 4th: Parking Building A4 Ground Level: Hotel 2nd, 3rd, 4th & 5th: Hotel Buildings C2—C4 & F2—F4 Three Levels: Row Houses Buildings H1-1-18, J1—J8, K1—K5 & 1-1-1.4 Three Levels: Townhouse REVISED DEVELOPMENT PLAN 6 AUG 2018 PAGE 4 t FIGURE 1, PHASE DEVELOPMENT PLAN L A U L I M A DEVELOPMENT STATE FARM DRIVE SMART PLATFORM 0' 100' 200' 400' J' STATION AVENUE FINAL DEVELOPMENT PLAN DEVELOPMENT PLAN Buildings B1, C1 & 131 Ground Level: Retail Second Level: Office 3rd, 4th & 5th: Residential Building F1 Ground Level: Retail Second Level: Parking 3rd, 4th & 5th: Residential Building G1 Ground Level: Retail 2nd, 3rd & 4th Levels: Office Buildings Al, A2, 132, 133, E1 & E2 Ground Level: Retail Building D4 Ground Level: Retail Ground Level: Maintenance Building B2 Ground Level: Retail Second Level: Retail Building A3 Ground Level: Parking 2nd, 3rd & 4th: Parking Building A4 Ground Level: Hotel 2nd, 3rd, 4th & 5th: Hotel Buildings C2—C4 & F2—F4 Three Levels: Row Houses Buildings H1-1-18, J1—J8, K1—K6 & 11-1-1-4 Three Levels: Townhouse PHASE DEVELOPMENT PLAN 6 AUG 2018 PAGE 5 FACADE MATERIAL SCHEDULE 1❑ CORTEN STEEL FACADE PANELS 20 FIBER CEMENT FACADE PANELS 3© SMOOTH METAL PANEL SIDING ® CORRUGATED METAL PANEL SIDING M5 FIBER CEMENT FACADE PLANKS © COMPOSITE WOOD/RICE PLANKS 7❑ METAL SCREEN ® PAINTED ARCHITECTURAL STEEL FRAMING 90 THIN CLAD LIMESTONE VENEER 10 GLASS RAILING rl-1-1 METAL RAILING [-1-21 METAL FRAMED CANOPY 13 ALUMINUM FRAMING WINDOW WALL 14 ALUMINUM FRAMED STOREFRONT Fl -51 ALUMINUM FRAMED WINDOW fT6-1 MASONRY VENEER BLOCK 17 ARCHITECTURAL CONCRETE 18 PAINTED CONCRETE 19 FIBER CEMENT LOUVER 20 CABLE RAIL L A U L I MA DEVELOPMENT 47"_0 3B'^0i+ 25'-0"-01 14'-0" FIGURE H, BUILDING AS WEST ELEVATION FIGURE 4, BUILDING AS NORTH ELEVATION STATION AVENUE FINAL DEVELOPMENT PLAN WILDING A4 - CONCEPTUAL ELEVATIONS a 3. 8 AUG 2018 PAGE 6 FIGURE 5, BUILDING Al WEST ELEVATION O w ps I E= I] 12 F7 12 35 FIGURE 6, BUILDING A2 & A3 EAST ELEVATION zor NUUnt /, UUILUINLi AZ & A3 WEST ELEVATION L A U L I M A DEVELOPMENT STATION AVENUE FINAL DEVELOPMENT PLAN FACADE MATERIAL SCHEDULE ❑1 CORTEN STEEL FACADE PANELS ❑2 FIBER CEMENT FACADE PANELS ❑3 SMOOTH METAL PANEL SIDING ® CORRUGATED METAL PANEL SIDING ❑5 FIBER CEMENT FACADE PLANKS © COMPOSITE WOOD/RICE PLANKS ❑7 METAL SCREEN ® PAINTED ARCHITECTURAL STEEL FRAMING M9 THIN CLAD LIMESTONEVENEER 10 GLASS RAILING 11 METAL RAILING 12 METAL FRAMED CANOPY 13 ALUMINUM FRAMING WINDOW WALL 14 ALUMINUM FRAMED STOREFRONT F1 -S ALUMINUM FRAMED WINDOW 16 MASONRY VENEER BLOCK 17 ARCHITECTURAL CONCRETE 18 PAINTED CONCRETE 19 FIBER CEMENT LOUVER 20 CABLE RAIL F2-11 SEASONAL SIGN (CHANGING) BUIILDING Al, A2 & A3 CONCEPTUAL ELEVATIONS 6 AUG 2018 PAGE 7 FIGURE 8, BUILDING D2/3 WEST ELEVATION FIGURE 9, BUILDING D2/3 EAST ELEVATION FACADE MATERIAL SCHEDULE Ol CORTEN STEEL FACADE PANELS 02 FIBER CEMENT FACADE PANELS 03 SMOOTH METAL PANEL SIDING ® CORRUGATED METAL PANEL SIDING 05 FIBER CEMENT FACADE PLANKS © COMPOSITE WOOD/RICE PLANKS 07 METAL SCREEN ® PAINTED ARCHITECTURAL STEEL FRAMING M9 THIN CLAD LIMESTONE VENEER 10 GLASS RAILING 11 METAL RAILING 12 METAL FRAMED CANOPY 13 ALUMINUM FRAMING WINDOW WALL 14 ALUMINUM FRAMED STOREFRONT 15 ALUMINUM FRAMED WINDOW 16 MASONRY VENEER BLOCK 17 ARCHITECTURAL CONCRETE 18 PAINTED CONCRETE 19 FIBER CEMENT LOUVER 20 CABLE RAIL F2-11 SEASONAL SIGN (CHANGING) r■rr r.r■ ■rr■ r�M■ rrr4 ■rr■ FIGURE 10, BUILDING AD3 & D4 NORTH ELEVATION L A U L I M A STATION AVENUE DEVELOPMENT FINAL DEVELOPMENT PLAN Note: these elevations are a tenative design, specific design by tenants will superseded these elevations BUIILDINGS 1132/3 & D4 — CONCEPTUAL ELEVATIONS s AUG 2018 PAGE 8 STA) ON FIGURE 11, BUILDING B1 WEST ELEVATION FACADE MATERIAL SCHEDULE 1❑ CORTEN STEEL FACADE PANELS 21 FIBER CEMENT FACADE PANELS 31 SMOOTH METAL PANEL SIDING ® CORRUGATED METAL PANEL SIDING 0 FIBER CEMENT FACADE PLANKS © COMPOSITE WOOD/RICE PLANKS 0 METAL SCREEN ® PAINTED ARCHITECTURAL STEEL THIN CLAD LIMESTONE VENEER F10-1 GLASS RAILING Fl -fl METAL RAILING 12 METAL FRAMED CANOPY Fl -fl ALUMINUM FRAMING WINDOW WALL FI -4-1 ALUMINUM FRAMED STOREFRONT 1 S ALUMINUM FRAMED WINDOW [F61 MASONRY VENEER BLOCK 17 ARCHITECTURAL CONCRETE rl-81 PAINTED CONCRETE Fl -91 FIBER CEMENT LOUVER 20 CABLE RAIL L A U L I M A DEVELOPMENT FIGURE 12, BUILDING B1 & B2 EAST ELEVATION FIGURE 13, BUILDING B1 SOUTH ELEVATION STATION AVENUE BUIILDINGS B1 & B2 - CONCEPTUAL ELEVATIONS 6 AUG 2018 PAGE 9 FINAL DEVELOPMENT PLAN FACADE MATERIAL SCHEDULE 1❑ 0 D-] 5❑ r6 I Q 9❑ 10 11 12 13 14 15 16 17 18 19 20 CORTEN STEEL FACADE PANELS FIBER CEMENT FACADE PANELS SMOOTH METAL PANEL SIDING CORRUGATED METAL PANEL SIDING FIBER CEMENT FACADE PLANKS COMPOSITE WOOD/RICE PLANKS METAL SCREEN PAINTED ARCHITECTURAL STEEL THIN CLAD LIMESTONE VENEER GLASS RAILING METAL RAILING METAL FRAMED CANOPY ALUMINUM FRAMING WINDOW WALL ALUMINUM FRAMED STOREFRONT ALUMINUM FRAMED WINDOW MASONRY VENEER BLOCK ARCHITECTURAL CONCRETE PAINTED CONCRETE FIBER CEMENT LOUVER CABLE RI FIGURE 14, BUILDING Cl EAST ELEVATION FIGURE 15, BUILDING Cl WEST ELEVATION FFE: 154'-0" FFE: 143'-0" `F FFE: 132'-0 FFE: 11 8'-0, FFE: 100'0 FIGURE 16, BUILDING Cl NORTH ELEVATION L A U L I M A DEVELOPMENT STATION AVENUE FINAL DEVELOPMENT PLAN BUIILDING Cl - CONCEPTUAL ELEVATIONS FFE: 154`J0 FFE: 143'-0 FFE: 132' _0* FFE: 11$'_0'i+ FFE; 100'-0"_ 6 AUG 2018 PAGE 10 FACADE MATERIAL SCHEDULE 1 CORTEN STEEL FACADE PANELS Q FIBER CEMENT FACADE PANELS 30 SMOOTH METAL PANEL SIDING ® CORRUGATED METAL PANEL SIDING 50 FIBER CEMENT FACADE PLANKS © COMPOSITE WOOD/RICE PLANKS 7❑ METAL SCREEN ® PAINTED ARCHITECTURAL STEEL FRAMING 9n THIN CLAD LIMESTONE VENEER 10 GLASS RAILING 11 METAL RAILING FI -21 METAL FRAMED CANOPY 13 ALUMINUM FRAMING WINDOW WALL 14 ALUMINUM FRAMED STOREFRONT 1 S ALUMINUM FRAMED WINDOW 16 MASONRY VENEER BLOCK 17 ARCHITECTURAL CONCRETE 18 PAINTED CONCRETE rl-9-1 FIBER CEMENT LOUVER 20 CABLE RAIL FIGURE 17, BUILDING Di WEST ELEVATION FIGURE 18, BUILDING D1 EAST ELEVATION FIGURE 19, BUILDING D7 SOUTH ELEVATION L A U L I M A DEVELOPMENT STATION AVENUE FINAL DEVELOPMENT PLAN WILDING Di - CONCEPTUAL ELEVATIONS FFE: 154'-0 FFE: 1A3"_0L* FFE; 132'_0 FFE: 118",p FFE: 100'_0 FFE: 154'0 FFE:143'-O' FFE: 132'-0" FFE: 118'_0 FFE: 1001_0" 6 AUG 2018 PAGE 11 FACADE MATERIAL SCHEDULE 1❑ CORTEN STEEL FACADE PANELS 20 FIBER CEMENT FACADE PANELS [3 SMOOTH METAL PANEL SIDING 4� CORRUGATED METAL PANEL SIDING 5� FIBER CEMENT FACADE PLANKS © COMPOSITE WOOD/RICE PLANKS 0 METAL SCREEN ® PAINTED ARCHITECTURAL STEEL FRAMING THIN CLAD LIMESTONE VENEER 10 GLASS RAILING 11 METAL RAILING 12 METAL FRAMED CANOPY F3-1 ALUMINUM FRAMING WINDOW WALL 14 ALUMINUM FRAMED STOREFRONT r1 51 ALUMINUM FRAMED WINDOW 16 MASONRY VENEER BLOCK F1 7-1 ARCHITECTURAL CONCRETE FI -81 PAINTED CONCRETE FI -91 FIBER CEMENT LOUVER F20-1 CABLE RAIL FIGURE 20, BUILDING F1 EAST ELEVATION FIGURE 21, BUILDING F1 WEST ELEVATION FIGURE 22, BUILDING F1 NORTH ELEVATION esidence FFE: 151'_0 esidence FFE: 140'-0" esidence FFE: 129'-0" ,Garage FFE: 118'_0" Retail FFE: 100' -Ow Residence FFE: 151'-0 Residence FFE: 140'-0* Residence FFE: 129'-0" _Gere FFE: 118'_0 Retail FFE: 100'-0" }, L A U L I M A STATION AVENUE BUILDING F1 -CONCEPTUAL ELEVATIONS 6 AUG 2018 DEVELOPMENT PAGE 12 FINAL DEVELOPMENT PLAN FACADE MATERIAL SCHEDULE 0 El m 5❑ El 77 Q 97 10 11 12 13 14 15 16 17 18 19 20 CORTEN STEEL FACADE PANELS FIBER CEMENT FACADE PANELS SMOOTH METAL PANEL SIDING CORRUGATED METAL PANEL SIDING FIBER CEMENT FACADE PLANKS COMPOSITE WOOD/RICE PLANKS METAL SCREEN PAINTED ARCHITECTURAL STEEL FRAMING THIN CLAD LIMESTONE VENEER GLASS RAILING METAL RAILING METAL FRAMED CANOPY ALUMINUM FRAMING WINDOW WALL ALUMINUM FRAMED STOREFRONT ALUMINUM FRAMED WINDOW MASONRY VENEER BLOCK ARCHITECTURAL CONCRETE PAINTED CONCRETE FIBER CEMENT LOUVER CABLE RAIL FIGURE 23, BUILDING G SOUTH ELEVATION FIGURE 24, BUILDING G SOUTH ELEVATION L A U L I M A DEVELOPMENT STATION AVENUE FINAL DEVELOPMENT PLAN FIGURE 25, BUILDING G WEST ELEVATION WILDING G1 — CONCEPTUAL ELEVATIONS ffice FIFE: 146_0* ffice FFE: 132'-0 ffice FFE: 118'-01 ?tail FFE: 100'-0" Office FFE: 146'_0" Office FFE: 132'-0" Office FFE: 118''®0" Retail FFE: 100'-0" 6 MAY 2018 PAGE 13 FACADE MATERIAL SCHEDULE 10 CORTEN STEEL FACADE PANELS Q FIBER CEMENT FACADE PANELS 3E SMOOTH METAL PANEL SIDING ® CORRUGATED METAL PANEL SIDING 50 FIBER CEMENT FACADE PLANKS © COMPOSITE WOOD/RICE PLANKS 70 METAL SCREEN 8� PAINTED ARCHITECTURAL STEEL FRAMING 0 THIN CLAD LIMESTONE VENEER l0 GLASS RAILING 11 METAL RAILING 12 1 METAL FRAMED CANOPY 13 ALUMINUM FRAMING WINDOW WALL F1 -41 ALUMINUM FRAMED STOREFRONT rl-51 ALUMINUM FRAMED WINDOW 16 MASONRY VENEER BLOCK 17 ARCHITECTURAL CONCRETE 18 PAINTED CONCRETE FI -9-1 PAINTED METAL FRAME 20 CABLE RAIL 21 STANDING SEAM METAL ROOF ` FIGURE 28, ROW HOUSES SIDE ELEVATION LAULIMIA DEVELOPMENT FIGURE 26, ROW HOUSES 9 -UNIT CLUSTER FRONT ELEVATION FIGURE 27, ROW HOUSES 9 -UNIT CLUSTER REAR ELEVATION FIGURE 29, ROW HOUSES 3 -UNIT ELEVATION loot: 122'- i* ;Ioor: 112'.0" 'door: 109-0" dk —7 FIGURE 30, ROW HOUSES 5 -UNIT CLUSTER FRONT ELEVATION STATION AVENUE FINAL DEVELOPMENT PLAN ROW HOUSES - CONCEPTUAL ELEVATIONS Floor: 122'_0" Floor: 112'_0"+ Floor: 100'_0" 6 AUG 2018 PAGE 14 FACADE MATERIAL SCHEDULE 10 CORTEN STEEL FACADE PANELS 20 FIBER CEMENT FACADE PANELS 30 SMOOTH METAL PANEL SIDING CORRUGATED METAL PANEL SIDING 50 FIBER CEMENT FACADE PLANKS © COMPOSITE WOOD/RICE PLANKS 71 METAL SCREEN ® PAINTED ARCHITECTURAL STEEL FRAMING 90 THIN CLAD LIMESTONE VENEER 10 GLASS RAILING Fl 1-1 METAL RAILING 12 METAL FRAMED CANOPY FI -31 ALUMINUM FRAMING WINDOW WALL 14 ALUMINUM FRAMED STOREFRONT [T-51 ALUMINUM FRAMED WINDOW 16 MASONRY VENEER BLOCK 17 ARCHITECTURAL CONCRETE 18 PAINTED CONCRETE 19 PAINTED METAL FRAME F2-01 CABLE RAIL 21 STANDING SEAM METAL ROOF F2-21 ASPHALT SHINGLES 23 LIMESTONE PLASTER Ila "a 94 . •. # k NR rs �r now**" an �w oill it i ■� �+� ais FIGURE 31, ROW HOUSES 7 -UNIT CLUSTER FRONT ELEVATION FIGURE 32, ROW HOUSES 6 -UNIT CLUSTER FRONT ELEVATION FIGURE 33, ROW HOUSES 4 -UNIT FRONT ELEVATION L A U L I M A DEVELOPMENT FIGURE 34, ROW HOUSES 5 -UNIT CLUSTER FRONT ELEVATION STATION AVENUE FINAL DEVELOPMENT PLAN TOWNHOUSES - CONCEPTUAL ELEVATIONS 6 AUG 2018 PAGE 15 mom I All r i - � 11•.11 �s'-"C Y 4� � � , ar ar.. a . Y�r /� rl�►�a;, r r�# a � 'f•-rik tti 3• nom!! ` , r ON �_ • KWINURNINN, •FYI WIN a' 1 9} ^'�1 -�� Yy r, � � r `• "• .,�� - Y - ".fes' AL - '. � - ' T _'i.. •• • _ — rii%.r a Iwt+.. �r . � iw.. i �a� . rye. fr�F. , _ 3• nom!! ` , r ON �_ • KWINURNINN, •FYI WIN a' 1 . . . . . . .... A Cafe IL If , ill L I tip. 1 11 Mao v� A� WRMAM PRIORITY DEVELOPMENT AREA Station Center Subarea Station Avenue encompasses the entire Station Center subarea. Priority Development Area (PDA) land use con- cepts for the Station Center subarea involve relocating the City corporation yard and redeveloping the State Farm campus as a pedestrian- and transit -oriented com- munity, with a town center shopping and entertainment center; a transit plaza adjacent to the SMART rail plat- form', and a mix of new residential, residential mixed-use, civic, and neighborhood commercial and office uses. A continuous street, landscape, and park and open -space framework provides unity and identity to the subarea. Zoning Designation and Development Standards Resldentiai rRaNd"arillaff ed Allowed Maxfmtm Denisty Msximurn ntvn's t°kd., BWW'ng He ghf9 L9d Use y'. intensity" Gttverage '(ornitalecse) rre} (FAR} IFAq}•" (1 (feet) exlsTl�l+a Commercial 1.5 0,6 80 65 Residential 15-35 35 2.0 1.0 80 B5 D: - :1 65 Residential Parks/OpenOffice or 1.0 0.6 70 65 Civic space PROPOSEn Mixed-use 15.50 17 2.0 1.2 80 85 HI -Density 12-75 16 60 65 Residential Parks/Open Space ` net per block (blocks may contain multiple parcels) " gross per entire specific land use area (mixed- use — 15.9 acres / high-density residential — 9.3 acresi ` - exclusive of structured parking Downtown District Amenity Zone Half of Station Avenue Development falls within the DDAZ. Station Avenue will embrace the intent of the DDAZ to create an active retail environment; however, the minimum requirement of 150,000 square feet of retail does not reflect current market or site conditions. To achieve the intent of the DDAZ, Station Avenue will build between 100,000 and 130,000 gross leasable square feet of retail. In addition several retail buildings will be one-story to accommodate specific tenant requirements. Station Avenue Development Plan Station Avenue Development land use and design fea- tures, as proposed in the PDA Plan, include: - A distinct character inspired by the valley setting in Rohnert Park and surrounded by hills and agricultural land that allows downtown to take advantage of natural views in the community; support a mix of architectural styles, consistent with the region's vernacular character; and incorporate sustainable design elements. • A pedestrian scale at the block, site, and building levels, as featured in other traditional downtowns that emphasize walkable blocks, a compact form, and pedestrian -oriented architectural features. - A mix of uses that support downtown development and transit uses, featuring dining and entertainment, lifestyle and specialty retail, office, public uses, and housing. • Densities/intensities that support a vibrant downtown commercial area and transit ridership — multi -story build- ings, some with street -facing retail and/or commercial uses, and three levels of housing above. • Buildings designed to address the street, with pedestri- an -oriented sidewalk features and buildings placed at the back of the sidewalk. • Slower speeds and enhanced crossings on streets, in- cluding on -street parking. • Quality landscape and building design, accented with distinct gateways, signage, and public amenities that im- prove the pedestrian experience of downtown. Retail 171,626 sf 70,000 sf 130,000 sf Office 65,340 of 50,000 sf 120,000of Total Non-residential 236,966 sf 120,000 sf 250,000 sf Residential 415 units 400 units 460 units Hotel - 156 keys 9crsir��.s tom.. i„ 1 i-+tp Gentw tEG,F Nf) 9,Pr ip I MIA, Uyr 110th City Cforrr 5uDan�,� ccn!rul �rinni,ruarSul.�r.3 St;�tian ! enb�r SLbtll=`d Lr: ksd,-N.I,ghtlif,f,)d5r:h�,�a L---_ Station s Location . _ i Caa�rtrrte M�r>rhiutieNwwitt ?,�j, 1 Try? ter----- ------ . -- - -,.. �. �101 r.• i L A U L I M A STATION AVENUE DEVELOPMENT FINAL DE\/ELOPMENT PLAN t FIGURE 42, PRIORITY DEVELOPMENT AREA PRIORITY DEVELOPMENT AREA 6 AUG 2018 PAGE 18 U Mixed-use ❑ High Density Residential ❑ Parks/Open Space iBlock A ' Mixed Use 2.8 acres FIGURE 43, LAND USE DESIGNATIONS L A U L I M A DEVELOPMENT Block D Mixed -Use 2.7 acres Block 8 Mixed -Use 2.1 acres Block G Mixed -Use 2.9 acres Block F Mixed -Use 1.7 acres Block C Mixed -Use 2.1 acres Block J High Density Residential 2.9 acres Block H High Density Residential 2.7 acres i m �+ SCALE: 1' =200' 0' 1041 200 400' EXISTING — PRIORITY DEVELOPMENT AREA LAND USES As part of the PDA, the Station Center subarea is recommended to be developed as a Planned Development zoning district. Existing Station Center planned land uses in this subarea include: STATION AVENUE FINAL DEVELOPMENT PLAN • Station Avenue—Parks/Open Space public open space and parks for use by the community. LAND USES DESIGNATIONS 6 AUG 2018 PAGE 19 • Station Center—Residential Mixed -Use, which permits residences, organized in a pedestrian -oriented environment in a horizontal or vertical mixed-use configura- tion, with residential densities of 15 to 45 dwelling units per acre and maximum 2.0 FAR. Compatible businesses and retail and services are proposed to be permitted, preferably at ground level. Open space or community amenities for the public and residents are encouraged in this subarea. Block L High Density* Station Center—Commercial Mixed -Use supports a variety of service, retail, and Residential civic uses organized in a pedestrian -oriented environment, in a horizontal or vertical 1.3 acres mixed-use configuration, and encourages new civic and open space uses. This dis- trict permits a maximum 1.5 FAR. • Station Center—Office allows for all types of administrative, financial, business, professional, medical, public office, and/or public institutional uses, such as govern- ment or nonprofit offices. This district permits a maximum 1.0 FAR. FDeng'ay • Station Center—High-Density Residential permits a wide range of single-family to multifamily housing, at densities ranging from 12 to 75 units per acre. • Station Center—Parks/Open Space is subject to the same uses as the existing C1 OS -EC district, except that it permits a maximum development potential of one per- cent of the total land use area to provide opportunities for small retail pavilions and other neighborhood or transit services. W CL PROPOSED — STATION AVENUE DEVELOPMENT LAND USES CD Y Station Avenue Development proposed to reduce the number of land uses to three. Co Proposed Rohnert Station Development planned land uses Include: >n Cn • Station Avenue—Mixed-Use permits retail, office, hospitality (including hotels, ameeting and conference facilities, and supporting food service) and residences (in- cluding apartments, lofts and townhouse) in a pedestrian -oriented environment in a horizontal or vertical mixed-use configuration, organized with residential densities of 15 to 50 dwelling units per acre and maximum 2.0 FAR. Community amenities for the public and residents are encouraged in this subarea. • Station Avenue—High-Density Residential permits a wide range of detached sin- gle-family and multifamily housing, at densities ranging from 12 to 75 units per gross acre. STATION AVENUE FINAL DEVELOPMENT PLAN • Station Avenue—Parks/Open Space public open space and parks for use by the community. LAND USES DESIGNATIONS 6 AUG 2018 PAGE 19 I� A3 FIGURE 44, DEVELOPMENT PROGRAM L A U L I M A DEVELOPMENT BTAYE FARM CRIYH SMART PLATFORM 0' 100' 200' 400' STATION AVENUE FINAL DEVELOPMENT PLAN PRIORITY DEVELOPMENT AREA PROGRAM VARIATIONS Office Program Rohnert Station Development proposes converting 41,626 square feet of retail entitlement to office entitlement. In addtion, Rohnert Station proposes adding an addtional 13,034 square feet of office for a total office entitlement of 120,000 square feet. The office will complement the retail by providing additional shop- pers and diners during the day. In addition, the office parking demand is less in the evenings and weekends, offering more parking stalls for restaurants and retail when it is needed most. Hospitality Program Rohnert Station Development proposes adding a 156 -key hotel to the project entitlement. The hotel will be built on the corner of Rohnert Park Expressway and State Farm Drive. This site is ideal for a hotel due to its easy access and high visibility. 01 13,700 45,900 " OTMJ 130,000 1 120,000_1158 310 137 140 3 PROGRAM FII -DEH Town- houses H1 6 H2 4 H8 ■�� =a MIR H4 Al 94160- H5 7 A2 1,200 - 7 H6 A3 - - 166- - - H6 - 61 27,20,0y 31,000 - 82 24 58 - o 6 J3 ci 18,300 23,200 - 80 27 33 - 02 - 5 t _ 5 C3 - - - e - 9 C4 - - 5 r J8 5 01 17,800 18,800 - 60 30 30 - D2 11800 - --_ 7 K3 D3 9,000 - - - - - 1, 04 400 : • •+ � 004- - 3 El 1,000 - - - - E2 1,006 6 L3 F1 22,500 - - 75 56 19 - i r-2 _ 3 _ 3 F3 - 6 - a F: - 3 - 3 01 13,700 45,900 " OTMJ 130,000 1 120,000_1158 310 137 140 3 PROGRAM FII -DEH Town- houses H1 6 H2 4 H8 7 H4 7 H5 7 HB 7 H6 6 H6 0 11 6 J2 6 J3 7 J4 $' J5 7 JB 7 J7 6 r J8 6 K1 4' K2 7 K3 6 K4 _'. 4 K5 3 Li 6 L2 6 L3 6 L4 6 � AL 1501 6 AUG 2018 PAGE 20 N 0 3 I 161 . d# 3 STATION SQUARE -160' STATION AVENUE - 96' I-IUURE 45, STATION AVENUE STREET SECTIONS I Buildng Footorim I Zero -Fc Shallow Broad B a xoo 400 FIGURE 47, BUILDING SETBACK DIAGRAM LAULIMA DEVELOPMENT QUEST STREET & VENTURE AVENUE - 66' Buildng Footprint Ground Level Storefronts Street Edge Defined by Buildings or landscaping W dr C 4P A wQ r� Po STATION AVENUE FINAL DEVELOPMENT PLAN FIGURE 46, STREET SECTIONS 1 GRAND STREET GRAND STREET & SPIRIT AVENUE - 72' u I L JL oursrstRcri � j 6mm"_ fARV UF"YE o iPa mo 400 FIGURE 48, STREETWALL DIAGRAM BUILDING ORIENTATION 6 AUG 2018 PAGE 21 Stall and Drive Lane Dimensions — Rohnert Station Development proposes using a universal stall size for all commercial and residential vehicles. Rohnert Station proposes a 9'x18` parking unistall with a 24' drive lane in a standard configuration, and 26' when used as a fire lane. Street Parking INSurface Lots 0 Structured 0 Garages 1 0 GRAND STREET A B Z C Z W W W W q Q 6 W -S ZO H P_ L WCL ~ W N •i '`• STAiEFARE FIGURE 49, PARKING DIAGRAM L A U L I M A DEVELOPMENT State Farm Drive — The stall supply count includes all new stalls on the east side of the street. 0' 10.0 200' 400' M 11 MIXED-USE SUPPLY Cam Block B Res Black B Com 31 SlockC -,, Cam W Block D Com 13 Black E 13pbI 10 Black F Com 24 -�Oftk 13 _:M , ? Cam -, i �Y' 11 RPX Frontage Com 37 Sate Farrar Drive Com 28 • M DTS I Stalls Block A{ Cam Block B Res 93 Block C Res i �'L*i<. Block D Res 76 Block E T% na �..'.�* a 0 =:cx Block F Res 22 Block G Cam d 191 .J 1 TOTAL 458 't�ult,�ralF Com__ 4�9 � Btikdinp F1 Res 79 , Row houses C Ices 30 Row Houses F Res 30 HI -DENSITY RES SUPPLY Block J Res 40 block K 4 r Block L Res 4 iiiiiiit • STATION AVENUE FINAL DEVELOPMENT PLAN 4Icck H ! 'Res _1 � . *1 Block J Res 104 Bloch K .: ' .p`� Res- 40 Black L Res 40 • rr MIXED-USE DEMAND • u: Raw i'� 130,000 ■t 2SA000 of- '�'i2S Office 120,0003f SAA0009f 360 AOSPITALITV Ratio I Stalls Rd Rm 3 33 units,ONrstt 86 Guest 33 units O.Mmit 7 • HI-DENSfTY RES DEMAND Townhouses 150 units 2AAm@ Soo aunt 150units 0.2Amit 30 • TOTALS PARKING DEMAND ► MHXED-USE HIQH-DENSITY RESIDENTIAL Soo •WrTS PARKING STRATEGY PARKING SUPPLY i MIOMD-USE 1,249 HIGH-DENSITY RESIDENTIAL 390 SURPLUS STALLS 0 6 AUG 2018 PAGE 22 1 BdFIM 3137unith ' °1.0 mitE._'At_; 2 Bd Rm 140 units I AAMit 210 Guest 277 units WVurix 55 Rd Rm 3 33 units,ONrstt 86 Guest 33 units O.Mmit 7 • HI-DENSfTY RES DEMAND Townhouses 150 units 2AAm@ Soo aunt 150units 0.2Amit 30 • TOTALS PARKING DEMAND ► MHXED-USE HIQH-DENSITY RESIDENTIAL Soo •WrTS PARKING STRATEGY PARKING SUPPLY i MIOMD-USE 1,249 HIGH-DENSITY RESIDENTIAL 390 SURPLUS STALLS 0 6 AUG 2018 PAGE 22 PRIMARY PROJECT ENTRANCE ♦ MODIFIED PUBLIC ROUTES .� LEFT -TURN LANE SMART PLATFORM ♦ - W .. NEW LOCAL ACCESS LANE_ ♦ If c7_ r syr ♦ t GRAND STREET • ai :; : : e - I♦ r 4f- M. ♦ I - ♦ ♦ , QUEST STREET ♦ ♦ _ I`'r.Jl Iwaii w14e�1 �._. If ♦ ♦ ♦ ♦ ♦ ♦ LLI , z , z I W — 1 I' ♦ ♦ ♦ s ♦ a w+a�_ a - r - cIr n W a -- /f W N a -- i IF, #'1` STATE FARM DRIVE FIGURE 50, PUBLIC ROUTE MODIFICATIONS L A U L I M A DEVELOPMENT r.i J D' 715 200' 400' �J i ♦ If raw rr� r4�r r�<u4 r� r r r r STATION AVENUE FINAL DEVELOPMENT PLAN PUBLIC VEHICULAR CIRCULATION Rohnert Park Expressway: StationAvenue Development proposes adding a shared -use local access eastbound lane for traffic, 45° park- ing and a possible link to the SMART parking. In addition, Rohnert Sta- tion Development proposes adding a new left -turn lane from South- bound RPX on to Quest Street. State Farm Drive: Station Avenue Development proposes removing one lane of traffic and adding parallel parking and a bike lane Enterprise Drive: Enterprise Drive will retain the center -turn lane. .M .`.4#1 Y. 3N � 3r �I ENTERPRISE DRIVE `'9 STATE FARM DRIVE ROHNERT PARK EXPRESSWAY El r� s - or ro _ 2f FIGURE 51, PUBLIC ROUTE MODIFICATIONS PUBLIC VEHICULAR CIRCULATION 6AUG 2018 PAGE 23 RIDE SERVICE LOCATIONS F — — — -> SECONDARY DRIVE AISLE (PRIVATE) F — — — -> SECONDARY DRIVE AISLE (PUBLICLY ACCESSIBLE) <. — . PRIMARY DRIVE AISLE (PUBLICLY ACCESSIBLE) SMART PLATFORM FIGURE 52, ON-SITE VEHICULAR CIRCULATION L A U L I M A DEVELOPMENT STATION AVENUE FINAL DEVELOPMENT PLAN ON-SITE VEHICULAR CIRCULATION Major on-site drive aisles will be constructed throughout the project site. Grand Street, Quest Street, Station Avenue, and Spirit Avenue will serve as these main thoroughfares connecting architecture and program. Parallel parking will occur asymmetrically on both sides of Quest Street and Grand Street. Angled parking will occur along Sta- tion Avenue, west of Quest Street, with the east portion providing parallel parking. This east portion of Station Avenue that cuts through Station Square will be curbless in order to make the space feel con- tinuous and enhance the overall pedestrian experience. Secondary drive aisles will be constructed throughout the project site connecting various retail and residential parking lots to major drive aisles. The drive aisles for retail will be interconnected with major drive lanes (i.e., Quest Street and Grand Street) allowing for shared and fexible use. Drive aisles serving residential will be private and limited in their connections to major site drive lanes, creating a sepa- rate experience between the two types of development_ These pri- vate drive aisles will be secured by a 4' tall decorative fence and remote access gate. Ride service drop-off locations have been strategically placed throughout the site, responding to areas of high pedestrian use. Lo- cations include: along Station Avenue, Grand Street, and Quest Street adjacent to retail. !4 --— — —— — —— - --� I II i BLOCK C PARKING COURTYARD - 120° � rif `►' I I GRAND STREET 3» 3� �r rr r arm <—T— T > - 1 I 1 •W; 1 I �' 1 it I I ,6 I I 1 4 1 i 1 L_ 1 E—.L— —J.—�► #_ i- --I 1 1 I OUEST STREET a I�'�► � �.�1 � I X14 } ,I�► - "-" (• '. I . II I I i r_ T_ r1 Iw _ I= 1� ;I I Z 1 I - 4 IL, •.- IZ I o w I I ulI 1 w I 'y 1 I 10 1"_ N f 1:3I 1 � 1 I :yo - - - - — I -- W (n I I 1 1 1 e 1 A STATE FARM OR'" FIGURE 52, ON-SITE VEHICULAR CIRCULATION L A U L I M A DEVELOPMENT STATION AVENUE FINAL DEVELOPMENT PLAN ON-SITE VEHICULAR CIRCULATION Major on-site drive aisles will be constructed throughout the project site. Grand Street, Quest Street, Station Avenue, and Spirit Avenue will serve as these main thoroughfares connecting architecture and program. Parallel parking will occur asymmetrically on both sides of Quest Street and Grand Street. Angled parking will occur along Sta- tion Avenue, west of Quest Street, with the east portion providing parallel parking. This east portion of Station Avenue that cuts through Station Square will be curbless in order to make the space feel con- tinuous and enhance the overall pedestrian experience. Secondary drive aisles will be constructed throughout the project site connecting various retail and residential parking lots to major drive aisles. The drive aisles for retail will be interconnected with major drive lanes (i.e., Quest Street and Grand Street) allowing for shared and fexible use. Drive aisles serving residential will be private and limited in their connections to major site drive lanes, creating a sepa- rate experience between the two types of development_ These pri- vate drive aisles will be secured by a 4' tall decorative fence and remote access gate. Ride service drop-off locations have been strategically placed throughout the site, responding to areas of high pedestrian use. Lo- cations include: along Station Avenue, Grand Street, and Quest Street adjacent to retail. !4 i BLOCK C PARKING COURTYARD - 120° FIGURE 53, COURTYARD SECTIONS ON-SITE VEHICULAR CIRCULATION 6 AUG 2018 PAGE 24 V,:[- �� RYKNEJPT P� �!Y FIGURE 54, FIRE TRUCK TURN EXHIBIT L A U L I M A DEVELOPMENT 'Oe ROUNERT PARA' EJCPRESSWAY rte' �L ROHNERT PARK FIRE ENC INE PROFILE 7.7 it 27.8 i t STEERING LOCK ANGLE - 46.0 deg, 'UA ACHIEVED STEERING ANGLE. 90 deg, SWEEP ANGLE, 38.1 clop. Rohnert Park CUStoP1 M it [ft] CUPrrwt w Ma, T—Mfl Z&-U— er7®ff7 �I 8.4 ftl PATH Or rFou V8M 90° INSIDE SWEPT PATH fy 7,66 FORD Rohnert Parki..t Wkith I &42 Track I am Lock to Lock The 16A Sb.ring Angle 1460 STATION AVENUE FINAL DEVELOPMENT PLAN Q O 100 50P'Pq� '.d° I' - 20' 4" FIRE TRUCK TURN EXHIBIT 4 6 AUG 2018 PAGE 25 i FIGURE 55, FIRE TRUCK TURN EXHIBIT L A U L I M A DEVELOPMENT J _i DISCO VCR Y ST 0 ROHNERT PARK EXPRESSWAY —r J ° PSE SPIRIT STATION AVENUE FINAL DEVELOPMENT PLAN I f ff f ROHNERT PARK EXPRESSWA Y D �r Y IIh^ V1 h Q FIRE TRUCK TURN EXHIBIT 6 AUG 2018 PAGE 26 ENTERPRISE DRI FIGURE 56, FIRE TRUCK TURN EXHIBIT L A U L I M A DEVELOPMENT f EN TERPRISE DRIVE .,c STATION AVENUE FINAL DEVELOPMENT PLAN FIRE TRUCK TURN EXHIBIT 6 AUG 2018 PAGE 27 BIKE CIRCULATION (CLASS IV BIKE LANE) • • • • • • • • • • BIKE CIRCULATION (CLASS II BIKE LANE) • + • + + • * + + - TRAIL CIRCULATION ,r, rr •r PEDESTRIAN CIRCULATION' CONNECTION • WEXISIMO • R L TPAA, �• • r SMART PLATFORM to to go 0 to f r ;tipto + _ ; +�.�.w•nr•r •r �a J�rr�fwRfrw�rw�rr.i.s • ■■ f •�. + • • • • r • • • • r • r ■ . • r • • • • s • • • • r • f r : +'r f 11 • • + • • • r • • . • • • • • 1 r • • r + + + r r r • + • • • . r • . ,� 6RAN0 STREET 1 II - — — « — — — 1 � Wo 4h �r rrr�wrrw rrr �� — —! ^'--- — r.Z LUst�-*• • �1 _ — , � •• + 0s j 1 I ]. P .+ :• ;° r I 1 • + J� • •' • it 1 `..� I 1 1 • " f• • �• � 1 I 1 1 -.0.0 + to to .r r w ra 11,-a�. w �.. r •��• 1 I 1 GUEST SiREEI" ■■1 • I !_RI errrly• • : - 40 W r a W r•€ r of Wr r ar MISf m r. r �€ r r r r w r f r r rr� y. - Ori �.!_ -I 1'4. • r'• r, CONNECTION r t x • • TO EWIPINO + _ _ _ r • • REGIONAL TRAIL .:+'- •+ 1 s� qty • •rte W1 1 •� • W "W • • ¢ 1 a 1�, - I 1 4 to W Wo 0 W Is • ! I 1 IX p 1 11 v 1 I 0 0444 Li +•� Jf 1 I I z 1 1 •d �1 I :: �a 1 Js. � • Y n r•.r+r. �•rll+• - RIVE •r • • •'. •t. -r rii'rr ate•!•.. SVATE FA RMb •+ r • ■ �'rrr�•r•r r rr+ii.•.r'rrr+• • adr 0' 100' 200' 'M. FIGURE 57, PEDESTRIAN & BICYCLE CIRCULATION L A U L I M A DEVELOPMENT STATION AVENUE FINAL DEVELOPMENT PLAN PEDESTRIAN CIRCULATION Pedestrian circulation for Rohnert Station includes a network of interconnected paths for both retail and residential user groups. The residential circulation paths along Spirit Avenue are a 6' width and connect up to site amenities along the retail paths on Quest Street and Grand Street. Retail pedestrian paths along Station Avenue, Quest Street, and Grand Street are a minimum of 8' (with sidewalk seating) to 10' in width with paving extending to face of architecture. This will allow for heavier pedestrian movement, as well as allow tenant activity to spill out of the archi- tecture and interact with users. Pedestrians may also walk along the site trail path that makes its way around all of Rohnert Sta- tion. The trail path is 10' in width to accommodate walkers, run- ners, and bicyclists. The trail will give access to the existing re- gional trail connections. PEDESTRIAN & BICYCLE CIRCULATION 6 AUG 2018 PAGE 28 SMART PLATFORM STATE FA fltl'I]RIVL , 1L. f Mowi-'"` QUEST STREET j�. 4 ,till 11� 100' 20D 400 FIGURE 58, LANDSCAPE CONCEPT PLAN LnuL I M A DEVELOPMENT STATION AVENUE FINAL DEVELOPMENT PLAN NOTES SCHEDULE SYMBOL DESCRIPTION OSTREETSCAPE A: A varied deciduous street -tree with high canopies re- lating to adjacent views into program and architecture. A low -water -use ground cover/ shrub planting will be installed between the back of side- walk and site wall. The site wall is to act as a buffer between adjacent program and is to be at a minimum of 36" inches. OSTREETSCAPE B: A consistent deciduous street -tree with high cano- pies within the walkway with a low -water -use ground cover/ shrub plant- ing that will be installed between back of curb and sidewalk. OPARKING AREAS: Deciduous trees will be planted at parking islands and within medians to provide shade over vehicles and drive aisles. Me- dians will be curbless to allow for the collection of storm -water runoff. ® RESIDENTIAL GATHERING AREA: The area design (to be completed) will consist of various seating areas. NEIGHBORHOOD PARK: The park design will include various ameni- ties, inlcuding a dog park and a childrens play-scape area. f fi 1 SITE ENTRIES: Entries to Rohnert Station along major roads adjacent to the site will include enhanced planting. Site walls will provide opportu- nities for signage and branding. OSTATION SQUARE ENTRY: The central main vehicular drop-off to Sta- tion Square will be accented with a water feature. STATION SQUARE CONCEPT: The curbless plaza design (to be com- pleted) will include outdoor dining opportunities, central landscape and amenity focal points (e.g., water feature and sculptures) The square will also incorporate a lawn for program use and informal seating areas through the use of seat walls. ORIDE SERVICE DROP-OFF: Ride service drop-off locations to have ar- chitectural kiosk that acts as a beacon for these locations and adds pro- tection from inclement weather. Drop-off areas will slope up to curbless to enhance the pedestrian experience. LANDSCAPE - CONCEPT PLAN 6 AUG 2018 PAGE 29 sMART PLATFORM }a / GRAND STREET j 1 w 1 7 j -, QUEST STREET r W ' . W "tee A _ S FIGURE 59, PRELIMINARY PLANTING PLAN L A U L I M A DEVELOPMENT STATE FRH..M DR$V-9 J. d . e o' ioo zoo' aoo' STATION AVENUE FINAL DEVELOPMENT PLAN PLANT SCHEDULE SYMBOL BOTANICAL NAME Platanus acerifolia 'Exclamation' Liquidamber rotundiloba Arbutus 'Marina' Diospyros virginiana Quercus agrifolia Gleditsia triacanthos Aesculus califomica Prunus ilicifolia Sophora secunda ora COMMON NAME London Planetree'Exclamation' American Sweetgum Marina Strawberry Tree Green Persimmon Coast Live Oak Honey locust California Buckeye Holly Leaf Cherry Mountain Laurel Tree (Existing - to be confirmed in field) DESIGN NOTE The plant list is tentative and may expand or contract as the final planting design is prepared. PLANT CONTAINER SIZING r Trees to be planted from minimum 20 -gallon size containers • Shrubs to be planted from 5 -gallon and 1 -gallon size containers • Ground Covers to be planted from 1 gallon size containers ■ Lawn area to be planted from SOD CAL GREEN + TIER 1 CHECKLIST a Lawn grass area, limited to not more than 25% of the landscape. Shall be irrigated by low volume pop up rotary sprinkler system. • Hydro zone irrigation techniques will be incorporated. • The plant palette will utilize at lest 75% native California or drought tolerant plant materials appropriate to the climate zone region. Note: The plant list is tentative and may expand or contract as the final planting design is prepared. • The use of potable water will be reduced to a quantity of that does not exceed 65% of the landscape area. • Common and perimeter area landscape irrigation will consist of a combination of water conserving, low volume rotary sprinklers, traditional and in-line drip irrigation systems. All irrigation valves shall be connected to an automatic control system. 0 All irrigation systems shall be designed to meet the most current water conservation policies and most up to date equipment. PRELIMINARY PLANTING PLAN 6 AUG 2018 PAGE 30 Walls and Fences — Station Avenue proposes buidling various walls and fences for secirty, pri- vacy and deliniated outdoor seating areas. D. Architectural Wall (Privacy) E Low Wall (Outdoor Dinning) EjFence (Circulation Control) FIGURE 60, WALLS AND FENCES DIAGRAM L A U L I M A DEVELOPMENT GRAND STREE I H I GUEST STREET W (n 1 W Z 2 k WW a a z Ir o Ir FL0 STATE FARM DRIVE �r 0' 100 200' 400' STATION AVENUE FINAL DEVELOPMENT PLAN conceptual wall and fence options WALLS AND FENCES 6 AUG 2018 PAGE 31 ivy - - .. P h . Conceptual Place Making • Street Furniture • Lighting • Paving • Bollards ' • Information Kiosks , • Bike Racks L A U L l M A STATION AVENUE PAGE 32 2 PLACE MAKING 6 AUG 20 3 DEVELOPMENT FINAL DEVELOPMENT PLAN FIGURE 61, PUBLIC PLACE DIAGRAM L A U L I M A DEVELOPMENT SMART PLATFORM OUEST STREET 'W n Z W a E a N i STATE FARM DRIVE SCALE: 1"= 200' 0' 100' 200' '100' STATION AVENUE FINAL DEVELOPMENT PLAN Public Places, Parks and Open Space High-density, mixed-use development requirements for public places differ from standard suburban park and open space requirements" As an alternative to parks and open space, Rohnert Station Development proposes creating project -ap- propriate public places that enhance the quality of life for on-site and community residents, as well as visitors to the de- velopment. a - neighborhood park - public public park including childrens playscape and a dog park, for on-site and neighborhood residents b - gathering spot - public public park area including gathering area with various seating op- tions c — peace garden — public public park area including a path and peace poles d — avenue square retail and restaurants (with sidewalk seating) activate a pedestrian zone, enhanced with placemaking features including public art, lighting, fountains, street furniture, and other amenities e — avenue living room and lawn central to Avenue Square, a landscaped open space is programmed with events, concerts, and seasonal activities (ice skating) f — active pedestrian zones retail and restaurants (with sidewalk seating) activate a pedestrian zone, enhanced with placemaking features including public art, lighting, fountains, street furniture, and other amenities g — station portal a covered connection between the SMART platform and Station Square is activated with seating, public amenities (restrooms and security) and concierge, and ATM's h — outdoor seating patios various restaurant outdoor seating presents a variety of outdoor seating opportunities i - transition plaza a small plaza connectin the Station Portal to the SMART platform j — edge parks located on the edge of the project, these open spaces allow for the retention of exisitng redwood trees as well a other exisitng trees. PUBLIC PLACES — PARKS/OPEN SPACE 6 AUG 2018 PAGE 33 LEGEND: ® CHILDREN'S CREATIVE PLAY-SCAPE O PARKING © SMALL DOG PARK O PARK ENTRANCE - (MAIN) LARGE DOG PARK O GATHERING SPACE lw O SIGNAGE & WAY FINDING INFORMAL GATHERING SPACE ©PLANTING TYPE B �J TREE GRATE ® ENHANCED CROSSWALKS O 5' CONCRETE SIDEWALK DRIVE LANES © PLANTING TYPE A - (COLOR + TEXTURE) STREET TREE / 00 y / / E VE O 0000 O r 900 o. /`s► 0 ° o _ M c�,�czf< crr�ra-rFz 77',-771 -re FIGURE 70, NEIGHBORHOOD PARK CONCEPTUAL PLAN L A U L I M A DEVELOPMENT STATION AVENUE FINAL DEVELOPMENT PLAN © TREE + BERM - (EXISTING) ® ORNAMENTAL TREE ------ -- oe I K) NEIGHBORHOOD PARK 0 15 30 NORTH 6 AUG 2018 PAGE 34 f-) 41 Vol I I 1 04 OIUIW oty, le 4%4 4"9 lq o IC 47 1 , A- Nor- YAl 3Y. • Now— -J 41 :7 xv. FRI 'ry Ald lo� Aft Mir n . 9 i Al� '� :l 1 • ; —ice � "r t i" -+f., r . � �.� `•! r fie► �.i. t� � � ��r • ,. �► +„'' '_ :�� F�4 �+,}' � tart' +4 f4 ,e _ , Ail �� NIS - /k • N• . mh ... t - fL 1, dip . i. FIGURE 63, AVENUE SQUARE FIGURE 64, AVENUE SQUARE - CONCEPTUAL RENDERING L A U L I M A DEVELOPMENT STATION MAY'ENNE i is r kp .k '+. hIP . y J FIGURE 65, KEY PLAN STATION AVENUE FINAL DEVELOPMENT PLAN THE SQUARE EVENT LAWN WITH STAGE RETAIL KIOSKS OUTDOOR CAFE SEATING COMMUNITY LIVING ROOM OUTDOOR LOUNGE SEATING FOUNTAIN FEATURE SELFIE SPOT RIDE SERVICE DROP—OFF/PICK UP MO � a -fitm m m fflo,4n�: J AVENUE SQUARE CONCEPTUAL PLAN 6 AUG 2018 PAGE 38 rnaLJnr- 00, Avr-NUC ODUAHt — UUNULH I FLAN I-IUUHE 61, LAWN CONCERT - COCNEPTUAL RENDERING L A U L I M A DEVELOPMENT STATION AVENUE FINAL DEVELOPMENT PLAN CONCERTS MOVIES AND PERFOMANCES EVENT LAWN WITH STAGE MULTIPLE SEATING OPTIONS PROJECTION SCREEN GREEN ROOM EQUIPMENT ROOM AVENUE SQUARE CONCEPTUAL PLAN 6 AUG 2018 PAGE 39 FIGURE 68, AVENUE SQUARE - FESTIVAL PLAN LAULIMI A DEVELOPMENT STATION AVENUE FINAL DEVELOPMENT PLAN SEASONAL FESTIVALS SPRING FESTIVAL FLOWER FAIR EGG HUNT SUMMER FESTIVAL KIDS PARADE CLASSIC AUTO SHOW FALL FESTIVAL HARVEST FAIR AVENUE SQUARE - CONCEPTUAL PLAN 6 AUG 2018 PAGE 40 r wunv- oa, mvr-imuc OVuAI7C — YYIN I CK rt511VAL FIGURE 70, WINTER FESTIVAL - CONCEPTUAL RENDERING L A U L I M A DEVELOPMENT STATION AVENUE FINAL DEVELOPMENT PLAN WINTER FESTIVAL ICE RINK WITH DJ STAGE SKATE RENTAL CHRISTMAS TREE SEASONAL DECORATIONS AVENUE SQUARE- CONCEPTUAL PLAN 6 AUG 2018 PAGE 41 EVENT SEATING EVENT LAWN WITH STAGE MULTIPLE TABLE AND SEATING OPTIONS DINNERS & FUNCTIONS FUNDRAISERS COMMUNITY EVENTS TENANT EVENTS FIGURE 71, AVENUE SQUARE - EVENT PLAN FIGURE 72, LAWN TENT PLAN L A U L I M A DEVELOPMENT STATION AVENUE FINAL DEVELOPMENT PLAN AVENUE SQUARE CONCEPTUAL PLAN 6 AUG 2018 PAGE 42 LAULIMA DEVELOPMENT Alt& STATION AVENUE FINAL DEVELOPMENT PLAN FIGURE 74, MARKET - CONCEPTUAL RENDERING AVENUE SQUARE CONCEPTUAL PLAN MARKETS FARMERS MARKETS ANTIQUE AND BOOK FAIRS HERITAGE CELEBRATIONS BEER AND WINE FESTIVALS ART FAIRS MAKERS MARKETS 6 AUG 2018 PAGE 43 WATER - - -- - The project will tie into the City water system to serve domestic and fire ��I protection demands. There are existing water mains in to the north, west and south of the Project. State Farm Drive contains an existing 8 -inch water main to the west of the Project. There is an existing 8 -inch water main along the northern boundary of the project just to the south of % Rohnert Park Expressway, which currently has an 8 -inch water line r" stubbed to the project. The 8 -inch main on the northern portion f ' of the Project heads north to Lynne Conde Way across Rohnert Park Expressway, while on the western end the 8 -inch main connects to the 8 -inch main in State Farm Drive. Can the south i ■ side of the project there is an existing 10 -inch water main that runs cross country in a 12 -foot water easement through ti the southern portion of the project and runs approximately y r parallel to Enterprise Drive. This 10 -inch main currently��,, f , connects to the 8 -inch water main in State Farm Drive,' E and has an 8 -inch water line stubbed to the Project. As part of the project new connections to the 8 -inch in State Farm 'Drive will be added at the proposed *f �' * r.' , ` Venture, and Spirit Avenues. Two new water connections will also be added to the existing 8 -inch main at the north end of the proposed Quest Street, and to the existing 10 -inch % r main at the south end of the proposed, r Quest Street. The proposed water main configuration will provide for multiple looped mains though the Project. , The project will require multiple;, - separate water meters with associated private water mains �. . -, i QUEST to serve the project. The° _ hotel, retail , and residential` dwelling units will be metered C{ly y W. t Z separately, and each of W these developments will require a separate private Q qQ Wj fire protection main to i connect building fire ✓Q � ;, ` protection systems. It is assumed the ~+ t irrigation needs will be met with 1 oP� ' 'I - , 0 recycled water. .� r! �" JY _..v.--._�•_ _ _ � ill' -. � X , "x - - FIGURE 75, WATER PLAN L A U L I M A DEVELOPMENT [1- LU ■ W V 1 -- z W u rr ice` r , •� r�� t 4# r '��sv —_ 8' _ LEGEND - 1"ATE' -FAPiM � � � STATION AVENUE FINAL DEVELOPMENT PLAN WATER PLAN Ex. 8" Water Main Ex. 10" Water Main Proposed Water Main 6 AUG 2018 PAGE 44 RECYCLED WATER There is an existing recycled water main to the east of the — project, with a 3 -inch lateral that serves the project. This existing lateral currently provides all the water for irrigation demands i M around the site. The project will utilize the existing recycled water lateral to serve irrigation demands for the site. ` The project will require multiple separate water meters ExisTlruLei with associated private recycled water mains to serve WATER SERV, the project. The size and location of new recycled water r LLL mains, meters, and services will be determined during A the construction documents phase. LEGEND ,. ■� Ex. Recycled Water Main A. r .a �.... §E Qr� J 7�4- �'I ~ I I Lu ai: arA =moo M_ DISTRICT IJ J u U Utl GRAND STREET, "' �0 fa 5 L4 S ,tl �w UJ Li — GUEST STREET � � G I z F. I` > -< LU f p - FARM DRIVE a.. --STATE- t - r FIGURE 76, RECYCLED WATER PLAN nn ii f�I AVENUE � LSI ^ I ^ STATl (-JI �l AV L_.. I V U E RECYCLED WATER PLAN DEVELOPMENT FINAL DEI u%EL0Pl�roiFF T PI -4,1 G AUG 2018 PAGE 45 STORMWATER The Project site is currently a developed commercial lot consisting primarily of a large building and parking lot, with a large landscaped area in the northwest corner. The existing topography is relatively flat, and gently slopes towards State Farm Drive to the southwest. The existing Project is tributary to three separate stormdrain systems, which border the Project to the north, south and west. An existing 18 -inch stormdrain in Rohnert Park Expressway collects the runoff from Rohnert Park Expressway frontage on the northern boundary of the project, and outlets to Hinebaugh Creek. An existing 42 -inch stormdrain in State Farm Drive collects the runoff ` from the northern half of the site and the State Farm frontage, and outlets to Copeland Creek. The third existing system is a 48 -inch stormdrain in Enterprise drive that collects the runoff from the southern half of the Project and outlets to Copeland Creek. The project will tie into the three existing City stormdrain systems to convey stormwater runoff from the Project. The Project will attempt to have no impact on the existing stormdrain systems by maintaining the existing flows to the stormdrain system. Existing flows will be maintained by mimicking the existing hydrology of the site by replicating the existing tributary areas of each stormdrain system that serves the Project �' site. The Project will connect to the existing stormdrain system at five locations around tine Project boundary. Along State Farm Drive new stormdrain connections to the existing system will occur near existing connections at three locations; Venture; Station, and Spirit Avenues. At Rohnert Park Expressway a single new stormdrain will connect to the existing system at the`. existing connection point. At. Enterprise Drive a single new stormdrain will connect to 1 the existing system at the current connection point. The design flows will ' be calculated per the City of Rohnert ' Park Manual <. of Standards,: Details, and Specifications. S®NC�JMA-MARIN ARELIDl TRICT y — . . i ,S7REET - 11 F +r j r , f Q � 41 r .- F RM DR D 42' STATE A - - - :�—. ~ i Exists tormdram ..o.,.� DRIVE 4 • tr �� ;.,, - , � �. r' � 11111 ng S Proposed m se Stormdrain - - ----- --_-- � ,� � � '~•� ' _ ._...� , , �� S d Proposed Stormdrain Tributary Areas FIGURE 77, STORMWATER PLAN L A U L I M A DEVELOPMENT STATION AVENUE FINA DEAFL0PMF.N i PIAN STORMWATER PLAN 6 AUG 2018 PAGE 46 STORMWATER QUALITY- _ SONOMA-MARIN AREA RAIL TRANSIT DISTRICT The City of Rohnert Park has adopted the City of Santa Rosa Low Impact f Development Technical Design Manual (LID Manual, 2017) to address stormwater runoff quality and quantity from new development and redevelopment projects. To meet the hydromodification design goal i of 100% capture of the post project runoff volume generated from a 1 -inch rain event in a 24-hour period the volume must be captured ' �,. on-site and stored for infiltration and/or reuse. The design goal will be met b T. t 9 9 y providing storage zones within structural soil in planters, roadside bio -retention, and under r��F'' •,`��'� rn ��, � = • �.�--�-- � ; permeable pavements in parking lots. Additional storage e;, o GRANE-STREET wF - , 4 will be provided by landscape features which will utilize structural soil. Due to the high density of the Project it is anticipated that underground storage in the form of Silva Cells, and/or StormTech Chambers may be required ,'.• � � � '';� I t , i to meet the hydromodification design goal. The total hydromodification volume for the Project will be 1E reduced through the use of pollution prevention J measures such as disconnected roof drains, f i vegetated buffer strips, interceptor trees, and impervious area disconnection. Ze LEGEND Surface Flow Direction �� B co" - - �� ? 2 o nOUEST STREET,�y. �-- - f� Z /Y o 'f I W j Zi I' O. r C.>� F� E5 (► �. / a yt- / Y , 4 n — Ta ri s _ - - - - -- ;TATE FARivV: RIVE - - — - ;/ h` r T" y. FIGURE 78, STORMWATER QUALITY PLAN / U L I M / DEVELOPMENT STATI O AVENUE E UE STORMWATER QUALITY PLAN s AUG '8 PAGE 47 HNAI_ C�El�EL.(�PI�rIENT PL4N SEWER The project will tie into the existing City sanitary sewer system to serve wastewater demands. There are existing sanitary sewer mains to the south and west of the Project. Enterprise Drive contains an existing 8 -inch sanitary sewer system which flows towards State Farm drive to the West. State Farm Drive contains a short segment of 8 -inch sanitary sewer which currently serves the Project Site and connects to the 8 -inch main in Enterprise Drive. A single sewer main connection to the existing 8 -inch in State Farm Drive is proposed at Spirit Avenue. This proposed connection will collect the wastewater from the entire Project site through the use of a network of sanitary sewer. Sewer demands for multi -family, commercial and infiltration and inflow of 0.36 cfs, 0.18 cfs, and 0.09 cfs, respectively have been determined for the proposed Project. These r demands were estimated using the City of Rohnert Park I Manual of Standards, Details, and Specifications. Q -0.36 cfs =0.24 mgd j iYI LIII!-F8llllly Q.=0.18cfs =012mgd I Ofl'IIIeI Cl2 . QI.YI = 0.09 cfs = 0.06 mgd �� f Q = 0.63 cfs = 0.41 mgd - Iota! Project 0emmnd LEGEND Ex. 8" Sewer Main Proposed SewerL Main GRAND TW �e 19 WOW _TRAIL TRANSIT DISTRICT 'A kJ �; If \"77 - ;° °I 1 z J 40 Y8 J +rt STATE ARM DRIVE _ FIGURE 79, SEWER PLAN L A U L I M A DEVELOPMENT STATION AVENUE FINAL DEVELOPMENT PLAN SEWER PLAN CARLI LE - MA , 6 AUG 2018 PAGE 48 LEGEND ' - -- ----- -- --- - _.a_---- `"- _�---- r'-�---- Ex. Water Main �- _ Sa M -NlFiN AREA* �R11L �TANSITk DISTRICT'�' + r. Proposed Water Main r oN T Ex a a - - - - - Ex. Stormdrain Proposed Stormdrain ]'�� `� `�' I4Ecrc LEU wATi R !+►, w � + � � �� . � � f. I . y�. Ex. Sanitary Sewer Main t r Proposed Sanitary Sewer Main ,.... - - - - Ex. Recycled Water Main CAN - JI GRAN + k C 7 Cal w 10 W Z a�,/icj: ' w f r- 00EST LS - -- TREET - ------ iww CONNECT f EX 8' WATER n moi , CONNECT TO EX 4 _ w `T J f v4 STORM s E - 42DRAIN RAN = ij ,f• CONNECT.TOEK,,;, STORM'DRAIN ✓ I `- tiZ_ ac- ' 41 T + CONNECT TO r ! W EX 10' WATER F I CC.NNECT T, .•'�•" P'' . f t / 1 .r rI�STORM.'"1 CONNECT TO EX may/ CONNECT TO EX �° OC�NNGT TO EX 42' SiORM"D$AIN 1 42'^x7QEiM C3RAIN, r " [ 42"STORM;DRAIN I` dl — XI STATE FARM- DRIVE ^ _ - CONNECT -TO Irl e: • - ` • T.`, � a . - „ _ -. -:__ •-- 'rONNECT�T�Of - � X8 WATER E - - -- - - - EX 8 WE . "`� a . � 5E fi � _ f.: CONNECT TO= Z11 FIGURE 80, UTILITY PLAN L A U L I M A I DEVELOPMENT TTTTI O V AVENUE UTILITY PLAN C, AUG 2018 PAGE 49 FINAL DEVEi OPi"''./iENT PLA[,,J Limits of Public / Private Ownership of Utilities Water and sewer lines in the private streets will be publicly owned and maintained, and will be contained in easements. The publicly owned portions of the water services will extend to the meter or to 5' from the building face, whichever is less. The publicly owned portions of the sewer laterals will extend to the cleanout or to 5' from the building face, whichever is less= Storm drain lines will be privately owned and maintained within the project limits to their connection to the existing drain lines in the public right of way. Joint trench utilities will be contained in easements and owned and maintained by the respective utility companies per their standard arrangements. L A U L I M A STATION AVENUE PUBLIC PRIVATE UTILITY OWNERSHIP aAUG 2p10 DEVELOPMENT pAeeso FINAL DEVELOPMENT PLAN