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2016/04/14 Planning Commission Agenda Packetpsi City of Rohnert Park Planning Commission AGENDA Thursday, April 14, 2016 6:00 P.M. 130 Avram Avenue, Rohnert Park To Any Member of the Audience Desiring to Address the Planning Commission: For public comment on items listed or not listed on the agenda, or on agenda items if unable to speak at the scheduled time, you may do so upon recognition from the Chairperson. PLEASE FILL OUT A SPEAKER CARD PRIOR TO SPEAKING. 1. 2. 3. 4. 5. 6. 7. 8. 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 7.1 Approval of the Draft Minutes of the Planning Commission meeting(s) of January 14, 2016 and January 28, 2016 AGENDA ITEMS 8.1 PUBLIC HEARING — TEMPORARY USE PERMIT/SOUTHEAST SPECIFIC PLAN PHASE I MODEL HOME COMPLEX — File No. PLTU2016-0004 — Dick Dowd/Redwood Equities Investments, LLC — Consideration of Resolution No. 2016-09, approving a Temporary Use Permit for the Model Homes and Sales Office for Southeast Specific Plan Development Phase I located at 7279 Petaluma Hill Road (APN 047-111-030) CEQA: The City certified the Final EIR on December 10. 2010. The proposed project, which is a temporary use permit for the model homes and sales offices in Southeast Specific Plan, is consistent with the analysis in the EIR and would not result in additional environmental effects. Therefore, no additional environmental review is necessary. 8.2 PUBLIC HEARING — MODIFICATION OF THE TEMPORARY USE PERMIT FOR UNIVERSITY DISTRICT VAST OAK LAND DEVELOPMENT PHASE I MODEL HOME COMPLEXES — File No. PLTU2015-0032 — Kevin Pohlson/Brookfield Homes LLC — Consideration of Resolution No. 2016-10, approving a modification of the Temporary Use Permit for the Model Homes, Sales Office and Design Centers for University District Vast Oak Land Development Phase I located south of Keiser, west of Petaluma Hill Road, north of Sonoma State University and Copeland Creek CEQA: An Environmental Impact Report (SCHNo. 2003122014) was prepared for the University District Specific Plan. An Addendum to the Environmental Impact Report was completed in 2014 reflecting the updated Specific Plan and related entitlements, including the construction of residential units. 9 ITEMS FROM THE PLANNING COMMISSION 10. ITEMS FROM THE DEVELOPMENT SERVICE STAFF 11. ADJOURNMENT Appeals of any decisions made tonight must be received by the Planning Division within 10 days and no later than 5:00 p.m. on April 25, 2016 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, Suzie Azevedo, Community Development Assistant for the City of Rohnert Park, declare that the foregoing notice and agenda for the April 14, 2016, Planning Commission Meeting of the City of Rohnert Park was posted and available for review on April 8, 2016, at Rohnert Park City Hall, 130 Avram Avenue, Rohnert Park, California 94928. The agenda is available on the City of Rohnert Park's web site at www.rpei!y.org. Signed this 8th day of April, 2016 at Rohnert Park, California. QSuzie A vedo, Recording Secretary City of Rohnert Park PLANNING COMMISSION STAFF REPORT Meeting Date: April 14, 2016 Agenda Item No: 8.1 Subject: File No. PLTU2016-0004 — Southeast Rohnert Park Consideration of a Temporary Use Permit for the Model Homes Complex within Phase I of Development of the Southeast Specific Plan Location: Within the Southeast Specific Plan (approximately 80 acres (7279 Petaluma Hill Road, APN 047-111-030), northeast of the intersection at Bodway Parkway and Valley House Drive) Applicant: Redwood Equities Investments LLC SUBJECT Matters relating to development within the Southeast Specific Plan (SESP) Project: a proposed mixed-use community on approximately 80 acres with 475 residential units, 10,000 square feet (sf) of commercial uses, and a 5.0 acre park, stormwater detention basin and water storage facility. Resolution No. 2016-09 Approving a Temporary Use Permit for the Southeast Rohnert Park Development Phase I Model Homes Complex BACKGROUND The SESP is one of five specific plan areas designated in the City's General Plan for future development. The SESP includes approximately 80 acres of lands in the City of Rohnert Park, south of the Canon Manor Specific Plan Area, west of Petaluma Hill Road, and north of Valley House Drive and prior to 2011, was located outside of the City's boundaries. In 2010, the SESP document (Specific Plan) was approved and associated General Plan amendments were adopted and implemented. The adopted Specific Plan addresses the land use and development standards for the SESP area, which was annexed to the City in 2011. The approved Specific Plan allowed a maximum of 475 residential units, 10,000 square feet of commercial uses, and a 5.0 acre park. In addition to the Specific Plan and General Plan amendments, the City Council approved a Final Development Plan, a Tentative Map and a Development Area Plan, which illustrated housing types, landscaping, lighting, entry features and other design elements were approved. An Environmental Impact Report (EIR) was prepared and certified by the City in conjunction with the 2010 approval of the plans, map and annexation request. On November 25, 2014, following a recommendation by the Planning Commission, the City Council approved revisions to the 2010 SESP, Final Development Plan, Development Area Plan, Tentative Map, and Development Agreement. The approved revisions related primarily to the replacement of alley lot homes with motorcourt homes within the Southeast Medium Density residential designation. PROPOSED PROJECT The proposed project involves the construction and operation of the model homes and sales office for the Southeast Specific Development Phase I (refer to location shown on Sheet L1 of Exhibit 1 Southeast Rohnert Park — Model Homes Complex). The residential floor plans, exterior elevations and colors for the three neighborhoods were approved with the Development Area Plan (DAP). The 2014 DAP approval was conditioned to require Planning Commission approval of a plan for the model home complex, including off street parking, lighting, ADA compliance and office complex prior to issuance of building permits. The applicants have submitted an application for a Temporary Use Permit for the Southeast Rohnert Park Model Homes Complex. Construction of the model homes is proposed to occur Monday through Saturday between the hours of 7:00 am to 5:00 pm. Proposed hours of operation for the model homes sales office are 10:00 am to 6:00 pm daily, 7 days per week. The components of the proposed complex are described in greater detail below. Model Homes and Sales Office The Southeast Rohnert Park Model Homes Complex would be located on eight lots within Development Phase I of the SESP Project. As shown on Sheet L1 of Exhibit 1, the Phase I portion of the SESP consists of property located in the western portion of the Specific Plan Area. Model homes would be constructed along the eastern edge of the Phase I area, adjacent to the Neighborhood Park. Individual model homes would be constructed on six of the lots (Lots 22, 23, 24, 94, 95, and 96) and the sales office would be located inside of the garage of the model home located on Lot 24. Lots 94-96 are within the portion of the Specific Plan area designated for Medium Density Residential and Lots 22-24 are within the Low Density Residential designation. Each of the model homes would be two -stories and would represent the different floor plans, exterior elevations and colors, as included in the approved DAP. Refer to Exhibit 2 DAP Elevations and Floor Plans for the approved Low Density and Medium Density Residential home exterior elevations and floor plan layouts. As shown on Sheets L1 and L2 of Exhibit 1, the components of each of the proposed model homes would be as follows: • Lot 22 would represent Plan 3 (Craftsmen). The backyard of this model would have a covered patio, synthetic turf, outdoor barbeque counter with an arbor above with lights (by separate permit), stacked garden block, landscaping, and a ceramic planter with concrete stepping stones. • Lot 23 would represent Plan 2 (Traditional). The backyard of this model would include landscaping, wooden raised garden beds, covered patio, potting bench, rain water storage barrels, patio furniture and barbeque, and decorative pottery. • Lot 24 would represent Plan IX (Farmhouse). This model home would include a sales office in the garage area of the home. The backyard of this model would include a metal bench, decorative pottery, patio furniture, barbeque, wood arbor (by separate permit), prefabricated pizza oven. The fence would include a vine trellis. • Lot 94 would represent Plan 1 (Cottage). The backyard of this model would include gravel path and lounge area, landscaping, synthetic turf, covered patio, barbeque, and decorative pottery, • Lot 95 would represent Plan 2 (Traditional). The backyard of this model would include stamped concrete, landscaping, fire pit stacked garden block, wood arbor (by separate permit), patio furniture and barbeque. The fence at the side yard would have a metal vine trellis. • Lot 96 would represent Plan 3 (Farmhouse). The backyard of this model would include stamped concrete, synthetic turf, landscaping, patio furniture, decorative metal vine trellis on wall, gravel pathway, and prefabricated playhouse or small hot tub. Twelve parking stalls and one ADA accessible stall would be constructed on Lots 25 and 26 to serve the proposed model home complex and an accessible path of travel would provide access from the parking lot to the sales office located in the model home on Lot 24 and to the ADA accessible restroom located in the model home located on Lot 23. Exhibit 3 Sales Office Floor Plan shows the proposed floor plan layout for the sales offices located in the Lot 24 model home. Landscaping would be installed along the streetscape, within the front and back yards of the model homes, and surrounding the temporary parking lot (Refer to Sheets L-1, L-8 and L-9 of Exhibit 1). As indicated on Sheet L-2 of Exhibit 1, all planting areas are to receive 6 -inches of stockpiled topsoil. 01 6 -foot wooden fencing would be constructed on the interior lot boundaries (Refer to Sheet L-1 of Exhibit 1). Street lights would be installed adjacent to the eastern boundary of Lot 96 and in front of Lot 94. The model homes complex is expected to be in place for all four phases of development of the residential portion of the SESP project, approximately 36 months. Project Signage As shown on Sheet L-1 of Exhibit 1, conceptual project signage includes one 5 -foot by 5 -foot sign. On Sheet L-2 of Exhibit 1, the proposed signage would be located along the accessible path, in between the parking lot and the sales office. The sign would include the builders name and phone number, and the words "model home." A flagpole would be located adjacent to parking lot entry. PROJECT ANALYSIS Amendments to the 2010 DAP for the Southeast Specific Plan were approved by City Council in 2014. At the November 2014 hearing, Council approved a condition requiring the Planning Commission review of a plan for the model homes, including off street parking, lighting, ADA compliance and office complex prior to issuance of building permits. Model homes applications are required to provide: • an accessible parking layout (2 spaces per model home/sales trailer) • location of accessible restroom, if not within the sales office. an accessible path of travel from accessible parking space to the sales office and the accessible restroom, if not within the sales office model • proposed fencing location of any electrical transformers, fire hydrants, utility connections • floor plan of Sales Office • signage - showing location, design of all exterior signage The applicant's submittal includes the required parking, restrooms, lighting and fencing. Permanent fencing is consistent with the approved DAP and temporary fencing would be removed upon completion of sales. Site plans include ADA compliant access and restrooms. Access to the models homes will be provided by new streets on the north, south and east of the planned park site, consistent with the Model Home Access Improvement Agreement. Signage proposed is described above. As shown on the plans, the applicants are requesting a single 5 -foot by 5 -foot sign. Exterior lighting is proposed to use the street lights which are anticipated to be installed prior to operation of the sales office. Other lighting would be exterior lights on the model homes as approved with the DAP. Electrical power is proposed to be provided via temporary generators located on Lots 25 and 93 (refer to Exhibit 4 Generator Location Map). During construction of the model homes complex, the generators would be operational six days per week between the hours of 7:00 am to 5:00 pm. During operation of the model homes, the generators would be operational seven days per week between the hours of 10:00 am to 6:00 pm. Noise emitted by the generators would be required to meet the residential noise standards included in the City's Municipal Code Section 17.12.030. As specified in Municipal Code, noise levels must not exceed the City's maximum residential noise standard of 60 decibels, as measured from the property line, between the hours of 7:00 am and 7:00 pm. Acoustical testing would be required to be conducted to verify compliance with the City's noise standards. The two temporary generators would also be required to have fencing installed around them for screening and security. Removal of the generators and electrical drop lines would be completed as soon as the in -tract underground electrical system is operational and no later than May 1, 2017. The proposed plans are consistent with the Specific Plan and the models, streetscape and landscaping proposed are consistent with the DAP for Development Phase 1 as approved by the City Council. Temporary facilities such as parking, ADA compliance, fencing and restrooms comply with model home requirements. ENVIRONMENTAL REVIEW Pursuant to the California Environmental Quality Act (CEQA), the City of Rohnert Park, as the lead agency, has conducted an environmental review of the SESP Project. The City prepared an Environmental Impact Report (EIR) to address the potentially significant adverse environmental impacts that may be associated with the planning, construction, or operation of the SESP and to identify appropriate and feasible mitigation measures and alternatives that may be adopted to significantly reduce or avoid the impacts identified in the EIR. The City certified the Final EIR on December 10. 2010. The proposed project, which is a temporary use permit for the model homes and sales offices in Southeast Specific Plan, is consistent with the analysis in the EIR and would not result in additional environmental effects. Therefore, no additional environmental review is necessary. PUBLIC NOTIFICATION AND INFORMATION A public hearing notice denoting the time, date, and location of this hearing was published in the Community Voice on April 1, 2016. Property owners within 300 feet of the project site and interested parties requesting notification were also mailed notices, and the notice was posted pursuant to State law. RECOMMENDED ACTIONS Staff recommends that the Planning Commission: Adopt Resolution No. 2016-09 approving a Temporary Use Permit for the Southeast Specific Plan Development Phase I Model Homes Complex. ATTACHMENTS: A. Resolution No. 2016-09 EXHIBITS: 1. Southeast Rohnert Park — Model Homes Complex 2. Southeast Specific Plan DAP Elevations and Floor Plans 3. Sales Office Floor Plan 4. Generator Location Map PLANNING COMMMISSION RESOLUTION NO. 2016-09 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF ROHNERT PARK, CALIFORNIA, APPROVING A TEMPORARY USE PERMIT FOR THE SOUTHEAST ROHNERT PARK DEVELOPMENT PHASE I MODEL HOMES COMPLEX (Redwood Equities Investments LLC) WHEREAS, the applicant, Redwood Equities Investments LLC, filed Planning Application No. PLTU2016-0004 a Temporary Use Permit for the construction of the Model Homes Complex for Development Phase 1 within the Southeast Specific Plan in accordance with the City of Rohnert Park Municipal Code; WHEREAS, Planning Application No. PLTU2016-0004 was processed in the time and manner prescribed by State and local law; WHEREAS, pursuant to California State Law and the RPMC, public hearing notices were mailed to all property owners within an area exceeding a three hundred foot radius of the subject property and a public hearing was published for a minimum of 10 days prior to the first public hearing in the Community Voice; and WHEREAS, on April 14, 2016, the Planning Commission reviewed Planning Application No. PLTU2016-0004 at which time interested persons had an opportunity to testify either in support of or opposition to the project; and, WHEREAS, at the April 14, 2016 Planning Commission meeting, upon considering all testimony and arguments, if any, of all persons desiring to be heard, the Commission considered all the facts relating to Planning Application No. PLTU2016-0004; NOW, THEREFORE, THE PLANNING COMMISSION OF THE CITY OF ROHNERT PARK DOES RESOLVE, DETERMINE AND ORDER AS FOLLOWS: Section 1. That the above recitations are true and correct. Section 2. Factors considered. The Planning Commission, in approving Planning Application No. PLTU2016-0004, makes the following factors, to wit: A. That the proposed location of the Conditional Use is consistent with the objectives of the Zoning Ordinance and the purposes of the district in which the site is located; The proposed use will comply with the Development Standards in the Southeast Specific Plan, Tentative Map, and Development Area Plan for the Southeast Area Development Phase 1. B. That the proposed location of the Conditional Use and the conditions under which it would be operated or maintained will not be detrimental to the public health, safety or welfare, or materially injurious to properties or improvements in the vicinity, and that the operation and maintenance of the Conditional Use will be compatible with the surrounding uses. The area where the model homes and sales office will be located is on eight lots within the Southeast Area. The model homes will be appropriately located within lots to meet all development standards for eventual sale. Prior to operation of the proposed complexes roads, sidewalks and street lighting will be completed. Public access on the site will be limited to the model home complex site. Construction operations will be separated from the sales facilities. C. The proposed Conditional Use will comply with each of the applicable provisions of this title. The models, streetscape and landscaping proposed are consistent with the Development Area Plan for Development Phase 1 as approved by the City Council. Temporary facilities such as parking, ADA compliance, fencing and restrooms comply with Model Home requirements. Vehicular and pedestrian access is adequate. Section 3. Environmental Clearance. An Environmental Impact Report (SCH No. 2003112011) was prepared for the Southeast Specific Plan Project and certified by the City on December 10, 2010. NOW THEREFORE BE IT RESOLVED, that the Planning Commission does hereby approve Planning Application No. PLTU2016-0004 subject to the following conditions: 1) The Temporary Conditional Use Permit is approved for up to 48 months from the Planning Commission approval date subject to an annual review by Development Services staff for compliance with application provisions and conditions of approval. A report on the status and compliance with conditions shall be submitted to the Planning Commission. After reviewing the report the Planning Commission may determine if further review of the permit is necessary. 2) Hours of operation for public access to the model homes complex sales office is limited to 8:00 AM to 6:00 PM. 3) The applicant shall comply with all applicable sections of the Rohnert Park Municipal Code and the California Building Code (CBC) shall obtain all necessary permits from the Building and Public Safety Departments prior to commencement of operation of the sales at the model homes complexes. General Site and Building Elements as required for Americans with Disablilities Act (ADA) compliance include: a. Provide handicap parking spaces as required by CBC Table 1113-208.2 Parking Spaces. b. Provide an accessible route from accessible parking to the accessible sales offices (CBC 1113-206.2. 1). c. Parking space identification signs are required (CBC I IB -502.6). d. Floor or ground surfaces shall be stable, firm and slip resistant and shall comply with CBC Section 11B-302. e. Provide maneuvering and turning space clearances for front approach doors at sales office (CBC 1113-304; 11B-404.2.4). f. Thresholds, if provided at doorways, shall be one half inch maximum (CBC 11B- 404.2.5). g. Provide dimensions for walkways, door widths, approaches, maneuvering areas, turning spaces, signage, work surface heights, etc. (CBC 107.2). Work surfaces shall comply with CBC Section 1113-902. 4) Implement § 492.16 of the Water Efficient Landscape Ordinance which requires that all landscaping for model homes shall use signs and written information to demonstrate the principles of water efficient landscapes. The design of signs and written materials shall be approved by the City prior to installation. Signs shall be installed and written materials available prior to occupancy or operation of any sales office. 5) Prior to start of model home construction, the water system and fire hydrants serving be installed, cleaned, pressure tested, disinfected and otherwise operational. Streets serving the model homes complex shall be graded, lime -treated, and rocked to provide an all-weather surface. 6) Prior to occupancy and opening of the sales office and models to the public, the streets serving the model homes complex shall be paved and striped and sidewalks and other street improvements serving each the model homes complex shall be completed. 7) Prior to occupancy and opening of the sales office and models to the public, power shall be made available to the complex via temporary generators on Lots 25 and 93, in the locations shown on Exhibit 1, attached hereto. Prior to the installation of the temporary generators, a generator permit shall be obtained from the City of Rohnert Park Building Department. Temporary generators shall be compliance with the noise standards provided in the City of Rohnert Park Municipal Code Section 17.12.030. Operation of the generators shall be restricted to between the hours of 7:00 am to 5:00 pm during construction of the model homes and sales office. Operation of the generators shall be restricted to between the hours of 8:00 am to 6:00 pm during operation of the model homes and sales office until October 31, 2016 and to between the hours of 8:00 am to 5:00 pm after November 1, 2016 to April 1, 2017. Temporary generators and electrical drops shall be removed as soon as the in -tract underground electrical system is operational and no later than April 1, 2017. 8) Prior to occupancy and opening of the sales office and models to the public, a phased occupancy plan shall be approved by the City. The plan shall delineate those areas that will be open to the public (vehicle traffic and pedestrian traffic) and the means of separating construction activity from the public (fences, etc). All streets and other areas open to the public shall be free of construction activity, including storage of material, staging/ unloading, and operation of equipment. 9) Prior to start of home construction, a bond shall be posted, covering the cost of removing parking and other improvement associated with the complex, and providing for the conversion/ completion of work needed to ready the homes in the complex for sale. 10) A final landscaping plan for the 1 st Phase front yards shall be provided for review and approval by the City as part of the model homes complex building permit application. The plans shall include final WELO water use calculations. 11) A final map shall be recorded prior to issuance of model home permits, unless the applicant chooses to enter into a model home agreement allowing construction prior to filing the map. 12) Signage shall be installed as shown on the proposed model homes complex site plan. No other signage has been requested or approved outside of the area within the model home complex. 13) The model homes complex and the related improvements are limited to Lots 22, 23, 24, 25, 26, 93, 94, 95, and 96. Parking, signage and sign poles, temporary fencing, temporary structures and other improvements, excepting homes for future sale on Lots 22, 23, 24, 94, 95, and 96 shall be removed upon completion of sales or before expiration of this Temporary Use Permit. BE IT FURTHER RESOLVED that said action shall not be deemed final until the appeal period has expired and that the appeal period shall be ten (10) working days from the date of said action. No building permits shall be issued until the appeal period has expired, providing there are no appeals. DULY AND REGULARLY ADOPTED on this 14th day of April, 2016 by the City of Rohnert Park Planning Commission by the following vote: AYES: NOES: ADAMS BLANQUIE __ Attest: ABSENT: ABSTAIN: GIUDICE HAYDON John Borba, Chairperson, Rohnert Park Planning Commission Susan Azevedo, Recording Secretary x QD 0- O U co 0 2 J W cc0 Gr Yr L (D C L O ry cn cu a) L �� /O/� VJ VINZJOA1VO'N8Vd 1H3NHOi! p + s OVOLI IIIH VWf1IVl3d 6LZG N1 :Wd 1�tI3NHO2J 1SV3H1f10S NVId 311S - X31dWOO S3WOH 13GON M j n 3 A I b (3 -N -0 -S -1-V M a _ Q L J LU f— U) w z f a J w ❑ N w w a N n n U R HR Y o6'oo O a 3� ��aaa r 0 o o m04,8§§1 a2 g <���� z� U n m • n .. �+ VINNOMWO "?IM IU3NHOE ¢ aOVO'd IIIH VWf1lVl3d 6LlL A 6 >11:]Vd 12iEINHOIA 1SV3H1f10S �k J k $ NVId S1VM31VW ONV inoAVl - X31dWOO S3WOH 1300W % � � g �{ 1111 till NIB 101 -i if �s 1- I rti 1 Ft 8 ----- ". 3AIUC1 NOS±iVM 1 r< O O x a+ fill -- lyt } Z � I — W Z 9 c WI I ❑ I z 3� f4 i s I w a ki LUW a OZ j o 00 0 0 0 ©00 Fa �e' 9 a e S VINbOdIIVO'N1 JVd 1L13NHON g a OVON IIIH VINn'IV13d 6LZL F >0JVd-UJ3NH02J .1SV3H-Lnos SIIV130 NouondiSN00 ,a g H K ...LEM �a��$a ion a3 uj 'A n_ Z 6 [ yy55gg L) b #$ lea Big Lo a s dr H K ...LEM �a��$a ion a3 uj 'A n_ Z 6 [ yy55gg L) b #$ lea 6 g VINMOdIIVO'NNVdiU3NHO2J a g OVOU IIIH VWf1IVl3d 6LZL s' >RJVd 12J3NH02J .LSV3H-Lnos a J = 96'96'b6:S101'NVIdNDIS34NOIlVJRlill 0 11111111IIN ti IIIII 111 e as ao'A _ IM3NHOH ,�!! q $� `\ , ll�m _.9wm_� mz M \N�vd ±�3NHO� ±SvBH±nOSae#wt#»ei�m__� _. 4 !� | . ! ��..|.| t , ¥.\. !! §. � ■ iM 4 !� | . ! ��..|.| t , ¥.\. !! §. iM �( zm■ |E... | |tRa| m a b S� VINW=lllV3'>lUVdld3NHOE s g s OVOa IIIH viNnivl3d 6LZL N'tjVd 1213NHMA 1SVElH1f10S 96 X96 X46 :SlOI 'NVId NJIS30 NOIlVJIMJI d $ e e g Mill tIN INS 11 �I AI SIS �!�II u� SIR 111111 Mill INS 11 �I AI SIS �!�II u� Mill �I AI �o a u� Mill �I AI u� VINHO=IIIVO')121Vd 1213NHOL1 OVON III womVl3d 6LZL A Il � N'Z!Pfd 12JANHMJ 1SV9H1f10S 96'96'46:S1OI'NVId NOIS3O NOUVOWNI s' e I HOW a HIM 11 I ISO II i�uu n v� 1111i In 0 I HOW a HIM 11 I ISO II i�uu n v� 0 I ISO ouo v� 0 VIN'd0J11VO'NHVd 1N3NHON a OVOLI IIIH vNnIV13d 6LZL NUVd 12i3NHMA 1SV3H1f10S r=� 96'56'46:S1O1'NVId NOIS303dVOS4NVl it �T x o NIP P � l �e a l jai a a Roolli'Mololl qlllim 3 1 j 'v z 5 a z 0 z U) w w w O � W W a a a a U w 0 N 0 z Z Z' W 0 Z _n rIII! °\ s� a E a g $� V(NbOdIIVO'NbiVd 1213NHOU -� OtlO21IIIH tlWf1IV13d 6LZL s �RN'HVd 12i 0: E i 3NHl 1S` 3Hinos 9Z'SZ'17Z'EZ'ZZ:S10I'NVIdNOISM3dVOSONYI 6 tBitmil 1111111 zz L z 5 a z o W W ❑ J W W a 0 0 z z 5j 5 aacccrac I � 8e :Bicceaeaavoeie jR1 RM 41 Nis L. 42 VIN'dOJIIVO ' NbVd I'd3NHOU OVOU 111H vvqmV13d 6LZL >R:]Vd -LUEINHOU 1SV3Hinos 611VI3O NOLLVE)INMI (INV E)NI.LNVld z z LU to U m LU (JL �u Rigs 8 flwlsloio. 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GL, slass DROPME VOL. CLG. plamorms TALL DISPLAY I I TALL DISPLAY ICOUNTER/�71E SYy \ I O N rL D o FURRED OUT WALL TO LINE UP W/ CURB & ! PROVIDE BACKING FOR _ HANGING DISPLAY PROVIDE BACKING FOR ODOR s A , HANGING DISPLAY I / a L-�- SITETAD a z W z I[l � Nor, 2'-0' L 11, T 1 LIS rl 92 MOWICIA.- Pik--WiVwRiMQ�� City of Rohnert Park PLANNING COMMISSION STAFF REPORT Meeting Date: April 14, 2016 Agenda Item No: 8.2 Subject: File No. PLTU2015-0032 — University District Specific Plan. Consideration of a Modification to the Temporary Use Permit for the Model Homes, Sales Offices and Design Centers for University District Vast Oak Land Development Phase I Location: Within the University District Specific Plan (approximately 300 acres located south of Keiser Avenue, west of Petaluma Hill Road, north of Sonoma State University ("SSU") and Copeland Creek) Applicant: University District LLC SUBJECT Matters relating to the University District Specific Plan ("UDSP") Project ("the Project"): a proposed mixed-use community on approximately 300 acres with a maximum of 1,645 residential units (excluding second residential units); 100,000 square feet of mixed use/commercial uses; parks; and open space. 1. Resolution No. 2016-10 approving a Modification to the Temporary Use Permit for the Model Homes, Sales Offices and Design Centers for University District Vast Oak Land Development Phase I BACKGROUND The UDSP is one of five specific plan areas designated in the City's General Plan for future development. The UDSP includes approximately 300 acres of lands owned by five property owners (University District LLC, Vast Oak Properties, Cotati-Rohnert Park Unified School District, Gee, and Linden) in the City of Rohnert Park. In 2006, the UDSP document ("Specific Plan") was approved and associated General Plan amendments were adopted and implemented. The adopted Specific Plan addresses the land use and development standards for the UDSP area, which was annexed to the City in 2006. An Environmental Impact Report (EIR) was prepared and adopted by the City in conjunction with the 2006 approval of the Specific Plan. The City Council approved revisions to the adopted Specific Plan in April 2014, including the Development Standards and Design Guidelines. As part of the approval process, the City Council approved an Addendum to the UDSP EIR and approved the following entitlements: Rescission of Tentative Maps and Development Area Plans approved in 2006; General Plan Amendments; Revised Specific Plan, Development Standards and Design Guidelines; Tentative Map; Tentative Parcel Map; and Development Agreement. In November 2014, the City Council approved the Development Area Plan I (DAP I) for the Vast Oak Land Development Phase I: Cypress, Mulberry, and Magnolia at University Park. The DAP I approvals included neighborhood plans, setback exhibits, parking plans, landscape plans, floor plans and exterior elevations, and exterior color schemes for the Cypress, Mulberry, and Magnolia areas. DAP II was approved by the City Council in May 2015 and included landscape improvement plans for the Hinebaugh Creek Bike Trail, Vast Oak Detention Basin, and Rohnert Park Expressway. On August 27 2015, the Planning Commission adopted Resolution No. 2015-14 approving a Temporary Use Permit for the construction and operation of the model homes, sales offices and design centers for the Mulberry, Cypress and Magnolia neighborhoods in Vast Oak Land Development Phase I. The Temporary Use Permit was approved subject to the 17 conditions listed in Resolution No. 2015-14. PROPOSED PROJECT AND PROJECT ANALYSIS Since the approval of the Temporary Use Permit for the model homes, sales offices and design centers for the Mulberry, Cypress and Magnolia neighborhoods in Vast Oak Land Development Phase I, the applicant has submitted a request to modify three of the Conditions of Approval (COAs) for the Temporary Use Permit for the model home complexes (Planning Application No. PLTU2015-0032). Specifically, the applicant is proposing to modify COA # 2, # 9, and # 11. As approved, COA #2 limits hours of operation for the sales offices and design centers from 8:00 am to 6:00 pm; COA #9 requires completed and operational streetlights prior to occupancy and opening of the sales office, design centers, and models to the public; and COA #11 requires that temporary overhead power lines be located in the interior of the development, away from Rohnert Park Expressway and away from the main project entrance at Kerry Road. The proposed revisions to each of the conditions are discussed and analyzed below. Hours of Operation (COA 42 For COA #2, the applicant is proposing to modify the wording of the condition to clarify that the model homes, sales offices, and design centers would be open to the public between the hours of 8:00 am and 6:00 pm and to builder staff until 7:00 pm. The applicant has stated that this change would allow builder staff to inspect their facilities after the public have left, as well as prepare documentation and scheduling, and implement design center coordination with homebuyers. Under this proposal, COA #2 would be revised as follows (underlined and str-iliethfflU,.h text shows proposed revisions): "Hours of operation for public access to the Sales Offices and Design Centers for the Cypress, Mulberry and Magnolia Neighborhoods are limited to 8:00 AM to 6:00 PM. Builder staff shall be permitted to access the Sales Offices and Design Centers for the Cypress, Mulberry and Magnolia Neighborhoods until 7:00 PM." Staff recommends approval of the modification of this condition, as requested, since it represents a very minor change. The public hours of access would remain unchanged from those listed in the original Temporary Use Permit approval. Street Lights (COA #9 For COA #9, the applicant is requesting to modify the requirement that street lights be operational prior to the opening of the model homes. While the street lights are expected to be fully operational in June 2016, the model homes for the Mulberry neighborhood and possibly the Cypress neighborhood are expected to be opened prior to then. Under this proposal, COA #9 would be revised as follows (underlined and strikethrough text shows proposed revisions): 44 offices,Pil*ef to eeeupaney and opening of the sales design T and medels W the , have eeinpl,te _and _,,.,,efali, nal streeilig 4s Streetlights within the model home complexes shall be completed and operational by -August 1, 2016 or prior to issuance of the first certificate of occupancy." With daylight savings in effect and the hours of operation for the model homes, sales offices, and design centers limited to 6:00 pm for the public and to 7:00 pm for builder staff, the necessity for street lights would not be immediate. With street lights expected to be operating within two months (June 2016), staff recommends approval of the modified condition. Tem por ary Electrical Power (COA #11) For COA # 11, the applicant is requesting to modify the requirement to install temporary overhead power lines from Petaluma Hill Road to the Vast Oak West Model Homes. Upon further coordination, it was determined that this temporary power arrangement would be infeasible. Accordingly, the applicant is proposing to modify the Temporary Use Permit COAs to allow for the use of temporary gas-fired generators in locations near the model home complexes until permanent electrical power is available (anticipated by June 1, 2016) and underground utilities are installed. As shown on Exhibit 1 Temporary Power for Models, three sets of temporary generators are proposed to be located behind the model homes, sales offices, and design centers. The first pair of generators would be located along Rohnert Park Expressway and the second and third would be located along the northern boundary of the development. Hay bales would be placed around the generators for acoustical attenuation. The applicant is proposing to have the temporary generators operational 24 hours/day, due to the need for security systems and lighting and has indicated that the generators would be shut down if they did not adhere to the City's Municipal Code limitation of 50 dBA after 7:00pm, or if multiple noise complaints are received by the City. To determine the potential noise impacts associated with operation of the generators and confirm the City's Municipal Code limitation of 50 A -weighted decibels (dBA) after 7:00 PM, acoustical consultants, Edward L. Pack Associates, Inc. conducted noise analysis. As previously mentioned, the applicant is proposing to have the generators operational 24 hours/day, due to the need for security systems and lighting. The Noise Analysis letter prepared by Edward L. Pack Associates Inc. (see Exhibit 2 Construction Generator Noise Analysis) noted that one pair of generators would be located approximately 1,290 ft. from the nearest residential property line of the Oak View Terrace apartments to the west; the second pair of generators would be approximately 1,240 ft. from the Redwood Park Estates development to the west; and the third pair would be approximately 1,470 ft. from the Redwood Park Estates development. To calculate the generator noise levels at the nearest property line, the noise emission level reported by the manufacturer of 66 dBA at 23 feet was referenced. The analysis concluded that the sound at the nearest property lines would range from 33 to 37 dBA, and would therefore fall within the 50 dBA limit of the City of Rohnert Park Municipal Code for nighttime operations. The Analysis further concluded that noise mitigation measures would not be required. Under this proposal, COA #11 would be revised as follows (underlined and Stfikethfaugh text shows proposed revisions): "The tempefary everhead power lines shall be relocated to the interior of the develepfnef4, awa� frem Rehneft Park Expressway and a%,ay ffem the main pr-qjeet entr-aRee at Kerry Temporary electrical _power to the model homes, sales offices, and design center., shall be provided by temporary gas-fired generators installed in the locations indicated in the Temporary Power for Models Exhibit, attached_ hereto as Exhibit 1. Prior to the installation of the temporary generators, a generator permit shall be obtained from the Ci1y of Rohnert Park Building Department. The temporary generators may be operational 244 hours/day in compliance with the noise limits within the City's Municipal Code including the limitation of 50 dBA between 7:00pm and 7:00am. The generators would be shut down if they did not adhere to the City's Noise Ordinance or if multiple poise complaints are received by the City_ Ovefhead linesGenerators and electrical dLTs shall be removed as soon as the in -tract underground electrical system is operational and no later than September 1, 2016." Based on the Noise Analysis prepared by Edward L. Pack Associates Inc., staff recommends approval of the requested modification allowing for the use of temporary gas-fired generators to provide temporary power to the model homes, sales offices, and design centers. The revised condition would require generator and electrical drop removal as soon as the in -tract underground electrical system is installed and operational. Additional COA Modifications In addition to the applicant's requested modifications, City staff is also recommending that COA # 13 be modified to clarify that nylon flags will not be permitted within the model home complexes. Under this proposal, COA #13 would be revised as follows (underlined and s#iletfru text shows proposed revisions): "Signage shall be installed as shown on the proposed model home complex site plans, except that a maximum of twelve (12) rigid project banners will be permitted for each complex twenty (20) nylon flags peF fnedel home eem . Nylon project flags are not permitted. Read, No other signage has been requested or approved outside of the area within the three model home complexes. City staff is recommending this modification as the proposed type of flag is prohibited under the City's Municipal Code. Specifically, Municipal Code Section 17.27.060 prohibits flags, unless considered exempt under Section 17.27.040 (Exempt Signs) or specifically permitted as part of a sign program or a site plan and architectural review entitlement. Under Section 17.27.050, exempt flags are those of national, state or local governments, or nationally recognized religious, fraternal or public service agencies. Because the proposed nylon flags do not meet the requirements for an exemption and they were not approved as part of a sign program or site plan/architectural review entitlement, staff is recommending that COA #13 be revised accordingly. Should the Planning Commission desire additional signage for the model home complexes, there is the possibility of installing banners on the streetlights once they are constructed. ENVIRONMENTAL REVIEW Pursuant to the California Environmental Quality Act (CEQA), the City of Rohnert Park, as the lead agency, has conducted an environmental review of the UDSP Project. The City prepared an Environmental Impact Report (EIR) to address the potentially significant adverse environmental impacts that may be associated with the planning, construction, or operation of the UDSP and to identify appropriate and feasible mitigation measures and alternatives that may be adopted to significantly reduce or avoid the impacts identified in the EIR. The City certified the Final EIR on May 23, 2006 and approved an Addendum to the Final EIR on April 8, 2014. The proposed project, which would result in the modification to the temporary use permit for the model homes, sales offices and design centers for the Cypress, Mulberry and Magnolia neighborhoods in University District Vast Oak Land Development Phase 1, is consistent with the analysis in the EIR and Addendum and would not result in additional environmental effects. Therefore, no additional environmental review is necessary. PUBLIC NOTIFICATION AND INFORMATION A public hearing notice denoting the time, date, and location of this hearing was published in the Community Voice on April 1, 2016. Property owners within 300 feet of the Project site and interested parties requesting notification were also mailed notices, and the notice was posted pursuant to State law. RECOMMENDED ACTIONS Staff recommends that the Planning Commission: Adopt Resolution No. 2016-10 approving a Modification to the Temporary Use Permit for for the Model Homes, Sales Offices and Design Centers for the Cypress, Mulberry and Magnolia Neighborhoods in University District Vast Oak Land Development Phase I. ATTACHMENTS: A. Resolution No. 2016-10 EXHIBITS: 1. Temporary Power for Models 2. Construction Generator Noise Analysis, "Vast Oak West" Single -Family Development, Rohnert Park Expressway, Rohnert Park (Letter dated March 29, 2016) Approved by: PLANNING COMMMISSION RESOLUTION NO. 2016-10 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF ROHNERT PARK, CALIFORNIA, APPROVING A MODIFICATION TO THE TEMPORARY USE PERMIT FOR UNIVERSITY DISTRICT VAST OAK LAND DEVELOPMENT PHASE I MODEL HOME COMPLEXES (University District LLC) WHEREAS, the applicant, University District LLC, filed Planning Application No. PLTU2015-0032 requesting a Temporary Use Permit for the construction of the Model Homes, Sales Offices and Design Centers in the Cypress, Mulberry and Magnolia neighborhoods within the Vast Oak Land Development Phase 1 within the University District Specific Plan in accordance with the City of Rohnert Park Municipal Code; WHEREAS, on August 27, 2015 the Planning Commission reviewed Planning Application No. PLTU2015-0032 at which time interested persons had an opportunity to testify either in support of or opposition to the project; and WHEREAS, at the August 27, 2015, Planning Commission meeting, upon considering all testimony and arguments, if any, of all persons desiring to be heard, the Commission considered all the facts relating to Planning Application No. PLTU2015-0032 and unanimously voted to adopt Resolution 2015-14 approving the Temporary Use Permit for University District Vast Oak Land Development Phase 1 Model Home Complexes subject to Conditions of Approval; and WHEREAS, on March 21, 2016, the applicant submitted a request to modify Planning Application No. PLTU2015-0032 and the Conditions of Approval for the Temporary Use Permit for University District Vast Oak Land Development Phase 1 Model Home Complexes; and WHEREAS, the requested modification to Planning Application No. PLTU2015-0032 was processed in the time and manner prescribed by State and local law; and WHEREAS, pursuant to California State Law and the RPMC, public hearing notices were mailed to all property owners within an area exceeding a three hundred foot radius of the subject property and a public hearing was published for a minimum of 10 days prior to the first public hearing in the Community Voice; and WHEREAS, on April 14, 2016, the Planning Commission reviewed the requested modification to Planning Application No. PLTU2015-0032 at which time interested persons had an opportunity to testify either in support of or opposition to the project; and WHEREAS, at the April 14, 2016 Planning Commission meeting, upon considering all testimony and arguments, if any, of all persons desiring to be heard, the Commission considered all the facts relating to Planning Application No. PLTU2015-0032; and NOW, THEREFORE, THE PLANNING COMMISSION OF THE CITY OF ROHNERT PARK DOES RESOLVE, DETERMINE AND ORDER AS FOLLOWS: Section 1. That the above recitations are true and correct. Section 2. Factors considered. The Planning Commission, in approving Planning Application No. PLTU2015-0032, makes the following factors, to wit: A. That the proposed location of the Temporary Conditional Use is consistent with the objectives of the Zoning Ordinance and the purposes of the district in which the site is located; The proposed use will comply with the Development Standards in the University District Specific Plan, Tentative Map and Development Area Plan for University District Vast Oak Land Development Phase 1. B. That the proposed location of the Temporary Conditional Use and the conditions under which it would be operated or maintained will not be detrimental to the public health, safety or welfare, or materially injurious to properties or improvements in the vicinity, and that the operation and maintenance of the Conditional Use will be compatible with the surrounding uses. The area where the model homes, sales offices and design centers will be located on 5 to 8 lots within each neighborhood. The model homes will be appropriately located within lots to meet all development standards for eventual sale. Prior to operation of the proposed complexes roads and sidewalks will be completed. Public access on the site will be limited to the 3 model home complex sites. Construction operations will be separated from the sales facilities. C. The proposed Temporary Conditional Use will comply with each of the applicable provisions of this title. The models, streetscape and landscaping proposed are consistent with the Development Area Plan for Development Phase 1 as approved by the City Council and the Water Efficient Landscape Ordinance. Temporary facilities such as parking, ADA compliance, fencing and restrooms comply with Model Home requirements. Vehicular and pedestrian access is adequate. Fencing will prohibit visitors from entering construction areas. Section 3. Environmental Clearance. An Environmental Impact Report (SCH No. 2003122014) was prepared for the University District Specific Plan. An Addendum to the Environmental Impact Report was completed in 2014 reflecting the updated Specific Plan and related entitlements, including the construction of residential units. NOW THEREFORE BE IT RESOLVED, that the Planning Commission does hereby approve the modification to Planning Application No. PLTU2015-0032 subject to the following conditions: General Conditions 1. The Temporary Conditional Use Permit is approved for up to 48 months from the Planning Commission approval date subject to an annual review by Development Services staff for compliance with application provisions and conditions of approval. A report on the status and compliance with conditions shall be submitted to the Planning Commission. After reviewing the report the Planning Commission may determine if further review of the permit is necessary. 2. Hours of operation for public access to the Sales Offices and Design Centers for the Cypress, Mulberry and Magnolia Neighborhoods are limited to 8:00 AM to 6:00 PM. Builder staff shall be permitted to access the Sales Offices and Design Centers for the Cypress, Mulberry and Magnolia Neighborhoods until 7:00 PM. 3. The applicant shall comply with all applicable sections of the Rohnert Park Municipal Code and shall obtain all necessary permits from the Building and Public Safety Departments prior to commencement of operation of the sales at the model home complexes. 4. Implement § 492.16 of the Water Efficient Landscape Ordinance which requires that all landscaping for model homes shall use signs and written information to demonstrate the principles of water efficient landscapes. The design of signs and written materials shall be approved by the City prior to installation. Signs shall be installed and written materials available prior to occupancy or operation of any sales office. All Neighborhoods 5. Prior to occupancy and opening of the sales office, design centers and models to the public, a phased occupancy plan shall be approved by the City. The plan shall delineate those areas that will be open to the public (vehicle traffic and pedestrian traffic) and the means of separating construction activity from the public (fences, etc). The phasing plan shall delineate the neighborhood streets that will be open to model home sales traffic, future resident traffic and construction traffic. The phasing plan will show the fencing and other means of separation between construction access, active and storage, from sales and future resident activity. All streets and other areas open to the public shall be free of construction activity, including storage of material, staging/ unloading, and operation of equipment. 6. Prior to start of combustible construction of the model home complex (including sales office, design centers and models), the water system and fire hydrants serving the development shall be installed, cleaned, pressure tested, disinfected and otherwise operational per City requirements. Streets serving each neighborhood model home complex shall be graded, lime - treated, and rocked to provide and all-weather surface. 7. Prior to occupancy and opening of the sales office, design centers and models to the public, the streets serving each neighborhood model home complex shall be paved and striped. 8. Prior to occupancy and opening of the sales office, design centers and models to the public, sidewalks and other street improvements serving each neighborhood model home complex shall be completed. 9. Streetlights within the model home complexes shall be completed and operational by August 1, 2016 or prior to issuance of the first certificate of occupancy. 10. Prior to start of home construction, a surety bond shall be posted, covering the cost of removing parking and other temporary improvements associated with the complex (the model homes and landscaping on the model home sites, which are permanent features, shall be excluded from the surety bond) and providing for the conversion/ completion of work needed to ready the homes in the complex for sale. 11. Temporary electrical power to the model homes, sales offices, and design centers shall be provided by temporary gas-fired generators installed in the locations indicated in the Temporary Power for Models Exhibit, attached hereto as Exhibit 1. Prior to the installation of the temporary generators, a generator permit shall be obtained from the City of Rohnert Park Building Department. The temporary generators may be operational 24 hours/day in compliance with the noise limits within the City's Municipal Code, including the limitation of 50 dBA between 7:OOpm and 7:OOam. The generators would be shut down if they did not adhere to the City's Noise Ordinance or if multiple noise complaints are received by the City. Generators and electrical drops shall be removed as soon as the in -tract underground electrical system is operational and no later than September 1, 2016. 12. All landscaping and water efficient irrigation will be consistent with the approved landscape plans in the University District Development Area Plan I. 13. Signage shall be installed as shown on the proposed model home complex site plans, except that a maximum of twelve (12) rigid project banners will be permitted for each complex. Nylon project flags are not permitted. No other signage has been requested or approved outside of the area within the three model home complexes. Cypress Neighborhood 14. The Model Home Complex for the Cypress neighborhood and the related improvements are limited to Lots 392, 393, 394, 395 and 396. Parking, signage and sign poles, temporary fencing, temporary structures and other improvements, excepting homes for future sale on Lots 392, 393 and 394 shall be removed upon completion of sales for the Cypress neighborhood or before expiration of this Use Permit. Mulberry Neighborhood 15. The Model Home Complex for the Mulberry neighborhood is limited to Lots 149, 150, 151, 152 and 153. Parking, signage and sign poles, temporary fencing, temporary structures and other improvements, excepting homes for future sale on Lots 151, 152 and 153 shall be removed upon completion of sales for the Mulberry neighborhood or before expiration of this Use Permit. Magnolia Neighborhood 16. The backyard fencing for Lot 270 shall be revised to follow the property lines for the lot (the southwest corner of the fenced backyard encroaches into the motor court on the lot to the south, as currently drawn). 17. The Model Home Complex for the Magnolia neighborhood is limited to Lots 264, 265, 266, 267, 268, 269, 270 and 271. Parking, sales trailer, signage and sign poles, temporary fencing, temporary structures and other improvements, excepting homes for future sale on Lots 267, 268, 269 and 270 shall be removed upon completion of sales for the Mulberry neighborhood or before expiration of this Use Permit. BE IT FURTHER RESOLVED that said action shall not be deemed final until the appeal period has expired and that the appeal period shall be ten (10) working days from the date of said action. No building permits shall be issued until the appeal period has expired, providing there are no appeals. DULY AND REGULARLY ADOPTED on this 14th day of April, 2016 by the City of Rohnert Park Planning Commission by the following vote: AYES: NOES: ADAMS BLANQUIE Attest: ABSENT: C•'i• h GIUDICE HAYDON John Borba, Chairperson, Rohnert Park Planning Commission Susan Azevedo, Recording Secretary p C � N m Q [O 4 Q F- I} V O 1 Y V) a LU � I I LU � _ I m x = LU J W I V) (J) ti , O LLJ Cl- J u � z U Z < I l w 1'N 11- LL R fi@ I, u o _ ewj R K W 0 31V -1d All YX Z � � Q .- CIVOU mv,I Q' o. p C � N m Q [O 4 Q F- I} V O 1 Y V) a LU � I I LU � _ I EDWARD L. PACK ASSOCIATES. INC. 1975 HAMILTON AVENUE SUITE 26 SAN JOSE, CA 95125 Mr. Kevin Pohlson Brookfield Homes 500 LaGonda Way Suite 100 Danville, CA 94526 Acoustical Consultants TEL: 408-371-1195 FAX: 408-371-1196 www.packassociates.com March 29, 2016 Project No. 47-070-2 Subject: Construction Generator Noise Analysis, "Vast Oaks West" Single -Family Development, Rohnert Park Expressway, Rohnert Park Dear Kevin: This report will provide you with the results of a noise analysis of the construction generators at the Vast Oaks West development site. The City of Rohnert Park Municipal Code limits generator noise to 50 A -weighted decibels (dBA) after 7:00 PM. The generators are expected to operate 24-hour per day. The generators under study are MQ Power Corporation DCA-60SSI2 60kVA portable generators. The noise emission level is reported by the manufacturer to be 66 dBA at 23 ft. The site plan indicates that there will be three pairs of generators on the site. The first pair will be located along Rohnert Park Expressway and will approximately 1,290 ft, from the nearest residential property line of the Oak View Terrace apartments to the west. The second and third pairs of generators will be located along the northern boundary of the development. The second pair will be approximately 1,240 ft. from the Redwood Park Estates development to the west. The third pair will be approximately 1,470 ft. from the Redwood Park Estates development. -2 - Since two generators will situated close to each other, each pair can be considered one source of noise given the great distance from the generators to the receptor locations. The combined sound level of two generators is calculated by the formula: Sum = IOloglo(IOsLlulo + IOsL2no) 69 dBA = 101oglo(1066i10 + 1066/'°) The sum of 66 dBA + 66 dBA = 69 dBA @ 23 ft. Table I, below, provides the analysis of the proposed generator noise levels. TABLE I Vast Oaks West Construction Generator Noise Analysis Generator Pair Reference Data Distance to Property Line Sound Level @ Prop. Line Sound Level Distance I" Pair 69 dBA 23 ft. 1,290 ft. 34 dBA 2nd Pair 69 dBA 23 ft. 1,240 ft. 34 dBA 3`d Pair 69 dBA 23 ft. 1,470 ft. 33 dBA Pairs 2 & 3 combined 37 dBA As shown above, the generator noise levels will be within the 50 dBA limit of the City of Rohnert Park Municipal Code for nighttime operations. Noise mitigation measures will not be required. If you have any questions, please contact me. Sincerely, EDWARD L. PACK ASSOC., INC. Jeffrey K. Pack President Attachments: Site Plan, Generator Data Sheet 0 DCAm60SS12 WhisperWattTm Generator GENERATOR Design............................................................................. Revolving field, Sell -ventilated, Drlp proof, Single bearing Doslgn-No. Pales........................................................................................................................ .., , 4 Pole Wer,.,»................ ...................... ......... .............................................. .......................... BrushlessMlhAVR StandbyOutput............................................................................................................................. 52.8 KW (66 KVA) Primeoulpul . ,.......................................................................................................................... 48 KW (60 KVA) GonemlorRPM .................. ................ »...... ......... .......... ...................... ..».......................... ........................ ..,...,,..1600 Voltag" Phase ....... ............... ......... ........... .......... .......... ............ _........ 208, 220, 240, 416, 440, 480 V Switchable Voltage—Slaglo Phase .............................. ...... ........ ..,....,.,„,,,.,........... 120, 127, 139, 240, 254, 277 V Switchable Armalwo corinxtion.................... ........_....... .... ................,,,,»».,.,», ...,,..,,,,...,.............. Starwith neutraI114-7.ag Voltage Regulation (No load to hill load) ................... ..................... ,..,..,....,,,............. .....,................ .................. :1,5% PowerFaclor...............................................................................................»..,.,.....,,................,.,....................... 0.8 Froquency........................................................................................................................6D Hz Insulation........................................................................................................................................................ Class F Sound at full toad at 23 last ......................... ........... ........... ........... w. ........ .......... ........................................... 66 dbA DIESEL ENGINE Make/Model............................................................................................................................................. lsuzu/6BG1 Starlingsystem................................................................................................................................................ Electric Dos)gn.............................................................................................................. 4 -cycle, Water cooled, Direct injection Dispko5lnenl.................................... ...»................. ,.................... —..................... .....,,,,,, »,,,..,,,,,......... .6494oc No, vylfndars...... ...,,,....,......... ..........»........,......._.....,..,,...,..,,.,,......M.,.,..»,..,.......».,,. 6 Cylinder Borex Stroke (mm) . ...................,,,.,..W,.,......,r,.,...„.......... ,.......... __... .......... ,................................... 105 x 125 HPat Raled Speed........................................................................................................................................... 77 HP FuelTank Capacity .................................. ............................................................ ti........................................ 33 Gallon Fuel C.of*mp(lan Atfull load ........................................ ................ ................................. .......................................... ........... 3.8 GPH At44 load.............................................................................................................................................. 3.0 GPH AtV2 load ............. ............. ..........._.,,,..,..........,,.......................... ,,.......,»,,.............................. ,....,.......... 2.4 GPH AtV4 load. _ ........... .................................... ,. .............. ,.,..,....,...,.................... ,,.,.,... ................... .1,9 GPH Coolantcapacity........................................................................... .........................................................7,5 Gallon Oilcapacity ........................................ ........... .................. ,........................................................................... 4.8 Gallon Battery.............................................. ........ ................................... ............................. ...... 12V 100AH x 2, 24V System SIZE LxWXH(In) ................................... ......,..................................................... .,.,....,......96x35x49 AproxNei Weight .. .............................................. ...................... .... ,............................................................... 3290 lbs AMPS Single Phase 120V ,.......» ............ .................................................... .................................................. 133,3A (4wire) SinglePhase 240V..............................................................................................................................67.7A (4wire) ThreePhase 240V__ ........... ......................... ........................ ................... ..... ...,......,............................144A. ThreePhase 400V.................................................................................................................................................72A POWER CORP POA DIVISION OF MULTIQUIP INC POST OFFICE BOX 8254 CARSON, CA 00749 310.537.3700 . 500.893.2561 FAX 310.632.2656 ar 174, W0100 EMAIL mg®mulllqulp,com anrva POWERWWW muMquip.cam