2019/06/27 Planning Commission Resolution (2)PLANNING COMMISSION RESOLUTION NO. 2019-20
A RESOLUTION OF THE PLANNING COMMISSION OF THE
CITY OF ROHNERT PARK, CALIFORNIA, APPROVING THE SITE PLAN AND
ARCHITECTURAL REVIEW FOR AN INDUSTRIAL BUILDING WITH A TENANT
IMPROVEMENT FOR STRAUS FAMILY CREAMERY WITH EXTERIOR
PROCESSING AREA LOCATED AT 201 BUSINESS PARK DRIVE (APN 143-040-124)
WHEREAS, on January 25, 2018, the Planning Commission reviewed and approved a
Site Plan and Architectural Review for Planning Application No. PLSR17-0009 for an industrial
building at 201 Business Park Drive; and,
WHEREAS, the applicant, Roy Cotterill, filed Planning Application No. PLSR18-0009
for to modify the Site Plan and Architectural Review approved under PLSR17-0009 for the
Straus Family Creamery Tenant Improvement for 48,887 square feet of the 69,431 square foot
building with minor architectural changes and the addition of an exterior processing area in
accordance with the City of Rohnert Park Municipal Code;
WHEREAS, Planning Applications No. PLSR18-0009 was processed in the time and
manner prescribed by State and local law; and
WHEREAS, staff brought the item before the Planning Commission on June 13, 2019 as
a study session item for review and comment; and
WHEREAS, at the June 27, 2019, Planning Commission meeting, upon considering all
testimony and arguments, if any, of all persons desiring to be heard, the Commission considered
all the facts relating to Planning Application No. PLSR18-0009.
NOW, THEREFORE, THE PLANNING COMMISSION OF THE CITY OF
ROHNERT PARK DOES RESOLVE, DETERMINE AND ORDER AS FOLLOWS:
Section 1. That the above recitations are true and correct.
Section 2. Factors Considered. The Planning Commission, in approving Planning
Application No. PLSR18-0009, makes the following factors, to wit:
A.Consistent with chapter 17.12 of the Municipal Code: The project will operate in a
manner that protects the public health and safety and will not produce adverse impacts
on surrounding properties or the community at large, with respect to noise, glare and
odor.
B.That the developments general appearance is compatible with existing development and
enhances the surrounding neighborhood.
2
Reso 2019-20
Criteria Satisfied. This development is the first new industrial building on the Press
Democrat property and sets a high standard on architectural design and placement of the
building on this former parking lot and landscaped area. The modifications to the
architecture are minor, and the addition of an exterior processing area is well designed.
The development is compatible with existing surrounding development and preserves
much of the existing landscaping on the site to give the project a mature appearance. The
proposed landscape plan would enhance the property and provide a buffer with future
development on the adjacent parcels.
C. That the development incorporates a variation from adjacent on-site and off-site
structures in height, bulk, and area; arrangement on the parcel; openings or breaks in
the façade facing the street; and/or the line and pitch of the roof.
Criteria Satisfied. The new building has an attractive office space element to the north
and south elevations with large aluminum storefront glass façade windows with dark grey
metal awnings that enhances the appearance of the building from the main entrance off
Business Park Drive. The proposed modifications to the architecture of the building are
minor and stay within the original character of the building. The exterior processing area
shields portions of the southern façade, but the area is necessary for this light industrial
use. Overall, the building’s volumes are simple, asymmetrical yet balanced, and includes
variations in height. Repetitive and alternating elements are present, with additional
articulation provided using colors, materials, screening, and recesses. The roof line of the
entry is elevated above the remainder of the roof of the building adding interest to the
appearance of the building from the street.
C. That the development will be located and oriented in such a manner so as to provide
pedestrian, bicycle and vehicular connections with adjacent properties, as appropriate,
and avoids indiscriminate location and orientation.
Criteria Satisfied. Primary driveway access to the new industrial building would be from
Business Park Drive. Secondary access would be from the existing driveway accessed
from Redwood Drive through the Press Democrat property. Pedestrian and bicycle access
to the building would be from Business Park Drive and Redwood Drive. Existing
pedestrian, bicycle and vehicular connections would be retained as part of the project and
would therefore avoid indiscriminate location and orientation of the proposed industrial
building impacting access.
Section 3. Environmental Clearance. Because no new environmental impacts were found,
an addendum to the previously adopted Mitigated Negative Declaration was prepared for the
industrial building and Straus Tenant Improvement project in conformance with the California
Environmental Quality Act (CEQA Guidelines §15164).
NOW THEREFORE BE IT RESOLVED, that the Planning Commission does hereby
approve Planning Application No. PLSR18-0009 subject to the Conditions of Approval attached
as Exhibit A and the SPAR Submittal package attached as Exhibit B.
Exhibit A
Straus Family Creamery SPAR PLSR18-0009 1
Planning Commission – June 27, 2019 (Approved)
Conditions of Approval
Straus Family Creamery Project
The conditions below shall apply to the Straus Family Creamery Project. All conditions
run with the land and apply to all development within the project area (APN: 143-040-
141), unless otherwise noted.
General Conditions
1. All applicable provisions of the City of Rohnert Park Municipal Code are made a
part of these conditions of approval in their entirety, as if fully contained herein.
2. The violation of any condition listed herein shall constitute a nuisance and a
violation of the City of Rohnert Park Municipal Code (RPMC). In conformity
with Chapter 1.16 of the City of Rohnert Park Municipal Code, a violation of the
City of Rohnert Park Municipal Code may be an infraction or a misdemeanor and
shall be punishable as provided by law. In addition to criminal penalties, the City
may seek injunctive relief. The Applicant agrees to pay for all attorney’s fees and
costs, including, but not limited to, staff time incurred by the City in obtaining
injunctive relief against the Applicant as a result of a failure of the Applicant to
fully perform and adhere to all of the Conditions of Approval.
3. The Applicant agrees to defend, indemnify, hold harmless and release the City of
Rohnert Park, its agents, officers, attorneys and employees from any claim, action
or proceedings brought against any of the above, the purpose of which is to attack,
set aside, void, or annul the approval of this application or certification of the
environmental document which accompanies it. This indemnification obligation
shall include but not be limited to, damages, costs, expenses, attorneys’, or expert
witness fees that may be asserted by any person or entity, including the Applicant,
whether or not there is concurrent passive or active negligence on the part of the
City, its agents, officers, attorneys or employees.
4. The Site Plan and Architectural Review approval shall expire one year from the
Planning Commission approval date, unless prior to the expiration a building
permit is issued and construction is commenced and diligently pursued toward
completion and use is initiated, or an extension is requested.
General Project Conditions
5. By accepting the benefits conferred under the Straus Family Creamery Project,
the Applicant acknowledges all the conditions imposed and accepts the
development subject to those conditions. The use of the property by the Applicant
for any activity authorized by the project approvals shall constitute acceptance of
all of the conditions and obligations imposed by the City. The Applicant by said
acceptance waives any challenges as to the validity of these conditions.
6. All application Conditions of Approval adopted by Planning Commission
Resolution 18-11 (SPAR for Industrial Building (APN 143-040-124)) apply.
Exhibit A
Straus Family Creamery SPAR PLSR18-0009 2
Planning Commission – June 27, 2019 (Approved)
7. The project shall comply with all applicable mitigation measures established in
Final Initial Study/Mitigated Negative Declaration for the Press Democrat
Redevelopment Project (January 2018) and Addendum (June 2019). Costs of
implementing and monitoring the mitigation measures shall be borne by the
Applicant and any successors-in-interest.
Project Design Conditions
8. Landscaping shall be constructed in accordance with the State’s Model Water
Efficient Landscaping Ordinance (MWELO), or in accordance with water
conservation standards which meet or exceed the requirements of the MWELO.
The Applicant shall submit a landscaping and irrigation plan that identifies
landscape material types and locations, irrigation, water usage calculations, and
other information as required. The plan shall be submitted and reviewed by the
Development Services Department with each phase of the project. All costs for
review of the requirements of the MWELO shall be borne by the Applicant. All
landscaping and irrigation subject to the MWELO shall be substantially complete
prior to the issuance of a Certificate of Occupancy.
9. All properties shall be clearly marked with lighted address numbering on the front
of each unit. (Public Safety)
Grading and Site Improvement Plan Requirements
10. All improvements shall be designed in conformance with: the City of Rohnert
Park, Manual of Standards, Details and Specifications in effect at the time of
development.
11. The grading and site improvement plans (plans) shall be prepared by a Registered
Civil Engineer, licensed in the State of California and shall be submitted for
review and approval by the City Engineer.
12. The grading and improvement plans shall be submitted with a completed Land
Development Review Submittal worksheet.
13. The Project benchmark shall be based on a City approved USGS benchmark.
14. The plans shall clearly show all existing survey monuments and property corners
and shall state that they shall be protected and preserved.
15. The plans shall adhere to the recommendations of the “Geotechnical Investigation
for Four Office/Warehouse Buildings” prepared by for PB&J Partners LLC and
dated June 1, 2016.
16. Any existing wells, septic tanks and/or underground fuel storage tanks shall be
abandoned under permit and inspection of Sonoma County Environmental Health
or other designated agency. If there are none, the project engineer shall provide a
letter describing the scope of the search done to make this determination.
17. Improvements plans shall include an erosion control (winterization) plan. The
plan must include an order of work and staging/scheduling component indicating
when facilities must be installed and when they may be removed. A separate Rain
Exhibit A
Straus Family Creamery SPAR PLSR18-0009 3
Planning Commission – June 27, 2019 (Approved)
Event Action Plan (REAP) shall be required and prepared as part of the Storm
Water Pollution Prevention Plan (SWPPP). A copy of the REAP shall be kept on-
site throughout the duration of construction activities.
18. The Improvement Plans shall include the following required notes:
a. "Any excess materials shall be considered the property of the contractor
and shall be disposed of away from the job side in accordance with
applicable local, state and federal regulations."
b. "During construction, the contractor shall be responsible for controlling
noise, odors, dust and debris to minimize impacts on surrounding
properties and roadways. Contractor shall be responsible that all
construction equipment is equipped with manufacturers approved
muffler's baffles. Failure to do so may result in the issuance of an order to
stop work."
c. "If at any time during earth disturbing activities a concentration of artifacts
or a cultural deposit is encountered, work shall stop in the immediate area
and the construction manager shall contact the City and a qualified
archeologist.”
d. “If human remains are encountered anywhere on the project site, all work
shall stop in the immediate area and the construction manager shall
contact the City, the County Coroner and a qualified archeologist.”
e. “If paleontological resources or unique geologic features are encountered
during construction, all work shall stop in the immediate area and the
construction manager shall contact the City and a qualified
paleontologist.”
f. "Construction work hours shall be consistent with the Rohnert Park
Municipal Code, Noise Ordinance.
g. "If hazardous materials are encountered during construction, the contractor
will halt construction immediately, notify the City of Rohnert Park, and
implement remediation (as directed by the City or its agent) in accordance
with any requirements of the North Coast Regional Water Quality Control
Board."
h. "The contractor(s) shall be required to maintain traffic flow on affected
roadways during non-working hours, and to minimize traffic restriction
during construction. The contractor shall be required to follow traffic
safety measures in accordance with the Cal Trans "Manual of Traffic
Safety Controls for Construction and Maintenance Work Zones." The City
of Rohnert Park emergency service providers shall be notified of proposed
construction scheduled by the contractor(s) in writing and at least 24 hours
in advance of its proposed schedule of work."
19. Use of plastic monofilament netting (e.g., erosion control matting or wattles) for
erosion control is prohibited. Appropriate fiber netting or similar natural materials
Exhibit A
Straus Family Creamery SPAR PLSR18-0009 4
Planning Commission – June 27, 2019 (Approved)
(e.g., coconut coir matting) shall be used for erosion control or other purposes in
sensitive areas, to reduce the potential for entrapping wildlife.
20. The improvements plans shall include a signing plan that designates the
appropriate truck routes and posts delivery hour as specified in the operations
narrative titled “How We Get it Done here at Straus”, dated June 18, 2019.
21. The improvement plans shall show the limits of red curbs and all “Fire Lane”
signs.
22. Mailbox plans and locations shall be approved by the Rohnert Park Postmaster
prior to improvement plan approval. The applicant shall provide a letter and
exhibit showing mailbox locations from the Rohnert Park Postmaster approving
mailbox locations.
23. Sidewalk warps shall be provided to allow a clear five foot walkway at all
locations.
24. The improvement plans shall illustrate handicap ramps and parking as required by
State of California Title 24.
25. Driveway entrances shall be designed to meet the requirements of the City
Standards and the City Engineer. All new landscaping or signage at the project
driveways should be set back or less than three feet height. All driveways shall be
per City standards for commercial developments.
26. The improvement plans shall show 12 bicycle racks on-site in accordance with
City Standards, which require individually mounted inverted-U-shaped racks,
unless an alternative is approved by the City Engineer.
27. The improvement plans shall show onsite pedestrian connections between
buildings and the public sidewalks on Redwood and Business Park Drive.
Hydrology, Storm Water and Storm Drain
28. The storm drain system shall be designed to meet the requirements of the Sonoma
County Water Agency Flood Control Design Criteria (latest revision), specific to
the Project and these conditions. No new storm drain outfalls to Copeland Creek
are allowed.
29. The applicant shall prepare and implement a site specific storm water pollution
prevention plan acceptable to the City that identifies best management practices
for effectively reducing discharges of storm water containing sediment and
construction wastes resulting from site construction activities. The applicant shall
comply with all other requirements set forth in City’s stormwater permit.
30. The improvement plans shall be in conformance with the City of Santa Rosa and
Sonoma County Storm Water Low Impact Development Technical Design
Manual (latest edition). The final improvement plans shall include a tributary area
map showing how each portion of the site is directed to a treatment measure.
31. Discharge of runoff onto pavement should be avoided.
Exhibit A
Straus Family Creamery SPAR PLSR18-0009 5
Planning Commission – June 27, 2019 (Approved)
32. The improvement plans shall include storm drainage improvements to remove oil
and grease from discharges from parking lots, including directing runoff to
vegetated swales or areas, consistent with best management practices (BMPs).
33. The improvement plans shall include measures to protect waste loading spills
from rainwater and how spills will be kept out of the storm drain system.
34. The improvement plans shall include a connection from the loading docks to the
sanitary sewer (a directional valve on the storm drain system) to allow any spills
to be washed into the sanitary sewer and not the storm drain.
35. The improvement plans shall illustrate all necessary private drainage easements.
36. Site drainage design must include facilities for the containment of recycled water
runoff due to over irrigation, system leakage or control failure.
37. Post-construction storm water treatment measures must take into account trash
management in accordance with trash capture requirements adopted by the State
Water Resources Control Board in April 2015 and in conformance with the
January 5, 2016 Municipal MS4 Storm Water Permit.
Water System Requirements
38. The improvement plans shall be accompanied by a hydraulic model run, or
alternative form of calculation, demonstrating that the fire flows and pressures
required for the project, can be achieved with the proposed water system
improvements. These calculations are subject to the approval of the City Engineer
and Fire Marshall. The applicant may request that the City complete these
calculations, in which case the applicant shall fund the City’s work in accordance
with the terms of its reimbursement agreement.
39. The improvement plans shall show backflow prevention devices in accordance
with the requirements of the City of Rohnert Park's Backflow Prevention
Ordinance.
40. The improvement plans shall illustrate all required private fire line easements.
41. Each commercial unit shall be sub-metered off a master City water meter.
Sewer System Requirements
42. Discharge of processing waste to the City sewer is not permitted. Any future
requests to discharge to the City’s sanitary sewer system are subject to the
discretion of the City Engineer and may not be approved. Any future requests to
discharge to the City’s sewer require a sewer capacity study to confirm sufficient
capacity, and Industrial Waste Discharge permit from the Santa Rosa Subregional
and full compliance the Subregional System’s requirements.
43. Sanitary sewer connections shall be provided to the floor sump in all trash
dumpster enclosures.
Exhibit A
Straus Family Creamery SPAR PLSR18-0009 6
Planning Commission – June 27, 2019 (Approved)
44. A sanitary sewer application shall be submitted to the Development Services for
review and approval. Application shall indicate the type of discharge proposed.
45. The improvement plans shall show that all manholes shall be provided with a
gasket.
46. Sewer grades must be designed such that ultimate finished floors are a minimum
of 12" above upstream manhole or clean-out rim elevations
Recycled Water System Requirements
47. The improvement plans shall show recycled water use for irrigation. Onsite
recycled water lines shall be private.
48. The recycled water system improvements shall be designed in accordance with
the City of Santa Rosa’s Recycled Water Users Guide, the City of Santa Rosa and
City of Rohnert Park standards, Title 22 of the California Code of Regulations
and the requirements of the North Coast Regional Water Quality Control Board.
49. All recycled water mains, service laterals, plumbing, valves, pipes, appurtenances,
irrigation parts, vaults and boxes must be purple. Recycled water notification
signs shall be installed as directed by the City Engineer. Recycled water spray,
mists and ponding must not be present in any designated eating area. All drinking
fountains must be positioned or shielded to eliminate any exposure to recycled
water sprays or mists.
50. Recycled water/potable water dual plumbing design and layout, construction-
installation and final inspection review must be performed by an AWWA certified
Cross Connection Specialist and all deficiencies must be corrected at the
applicant’s expense. Written reports of the Cross Connection Specialist's finding
must be submitted to and approved by the City.
Dry Utility System Requirements
51. Utility plans within existing or proposed public right-of-way for electric, gas,
telephone, cable and fiber optic (joint trench) shall be submitted to the City
Engineer for review. Utility structures shall be located away from areas of high
pedestrian traffic, project entries, or active outdoor areas, and screened to the
extent possible. All above-ground structures shall be specifically approved by the
Director of Development Services.
52. Improvement plans shall show that all utility distribution facilities, including any
existing overhead utilities (of 26,000 volts or less) along the project frontage,
shall be placed underground or removed, except surface-mounted transformers,
pedestal mounted terminal boxes, meter cabinets, fire hydrants and street lights.
Appropriate easements shall be provided to facilitate these installations.
Prior to the Issuance of Grading Permits
53. The applicant shall secure an encroachment permit from the City prior to
performing any work within the City right of way or constructing a City facility
within a City easement.
Exhibit A
Straus Family Creamery SPAR PLSR18-0009 7
Planning Commission – June 27, 2019 (Approved)
54. The applicant will conduct nesting bird surveys within 15 days of [ML1]initiating
any new construction activity between February 1 and August 31, and comply
with its recommendations.
55. The project applicant shall prepare and implement a traffic control plan for
construction activities that may affect road rights-of-way, to facilitate travel of
emergency vehicles on affected roadways. The traffic control plan must follow
applicable City of Rohnert Park standards and must be approved and signed by a
professional engineer.
56. The integrity of the existing 8-inch water later shall be field verified. The lateral
will be replaced if necessary.
Prior to the Issuance of Building Permits
57. The Applicant shall prepare a truck delivery operations plan, outlining the truck
routes and delivery times as specified in the operations narrative titled “How We
Get it Done here at Straus”, dated June 18, 2019[ML2].
58. The Applicant shall submit documentation the mechanical equipment does not
produce noise levels in excess of the City’s standards.
59. The applicant shall enter into an “Operational Agreement” with the City based on
the narrative “How We Get it Done Here at Straus”, dated June 18, 2019[ML3].
The Operational Agreement shall include hours of operation and on-site
circulation for dairy deliveries and shall be recorded against and run with the land.
60. Fire sprinklers and alarm systems are required for all structures. They shall be
designed and installed in compliance with the current California Fire Code,
national standards and local ordinances. (Public Safety)
61. The applicant shall submit to the Fire Marshal a list of all hazardous, flammable
and combustible liquids, solids or gases to be stored, used or handled on site.
These materials shall be classified according to the California Fire Code, and the
information the applicant submits shall include a summary listing the totals for
storage and use for each hazard class. (Public Safety)
62. The applicant shall complete and submit to the Fire Marshal a copy of a
"Hazardous Materials Inventory Statement and Hazardous Materials Business
Plan" packet. (Public Safety)
63. The applicant shall provide pad certifications for the site on which the building
permit is requested.
64. The applicant shall provide proof of payment of any impact fees required by the
school district that serves the property.
65. The applicant shall demonstrate adequate fire flows for the project to protect
combustible construction in accordance with the Municipal Code and to the
satisfaction of the City’s Fire Marshall.
66. The building plans shall demonstrate compliance with all CALGreen
requirements.
Exhibit A
Straus Family Creamery SPAR PLSR18-0009 8
Planning Commission – June 27, 2019 (Approved)
67. All exterior lighting shall be LED including wall lights on the building and any
existing pole lights on the applicant’s property and shall be so indicated on the
building plans.
During Construction
68. Jobsite security is the responsibility of the applicant. The project shall be
maintained in a safe condition. (Public Safety)
69. Throughout the construction period, all standard measures for mitigating fire and
life safety risks, including a weed abatement program, shall be maintained at all
times. The Applicant shall obtain all required Construction Permits as per
California Fire Code and the City Fire Marshal. (Public Safety)
70. All construction shall conform to the City's most current Manual of Standards,
Details, and Specifications latest edition, all City Ordinances and State Map Act
and the approved plans.
71. The applicant shall complete all water and wastewater improvements, including
pressure and bacterial testing and raising manholes and cleanouts to grade prior to
connection of any improvements to the City water or wastewater systems.
72. If any hazardous waste is encountered during the construction of this project, all
work shall be immediately stopped and the Sonoma County Environmental Health
Department, the Fire Department, the Police Department, and the Development
Services Inspector shall be notified immediately. Work shall not proceed until
clearance has been issued by all of these agencies.
73. The applicant shall be responsible to provide erosion and pollution control in
accordance with the approved plans and permits.
74. The applicant shall keep adjoining public streets free and clean of project dirt,
mud, materials, and debris during the construction period.
75. If grading is to take place between October 15 and April 15, both temporary and
permanent erosion control measures, conforming to the project erosion control
plans shall be in place before October 1st. Erosion control measures shall be
monitored and maintained continuously throughout the storm season.
76. The following minimum Best Management Practices (BMPs) shall be required
during construction:
a. Construction crews shall be instructed in preventing and minimizing
pollution on the job.
b. Construction entrances/exits shall be stabilized to prevent tracking onto
roadway.
c. Exposed slopes shall be protected from erosion through preventative
measures.
d. Use brooms and shovels when possible to maintain a clean site
e. Designate a concrete washout area. Maintain washout area and dispose of
concrete waste on a regular basis.
Exhibit A
Straus Family Creamery SPAR PLSR18-0009 9
Planning Commission – June 27, 2019 (Approved)
f. Establish a vehicle storage, maintenance, and refueling area.
g. Protect drain inlets from receiving polluted storm water through the use of
filters such as fabrics, gravel bags or straw wattles.
h. Have necessary materials onsite before the rainy season.
Inspect all BMPs before and after each storm event. Maintain BMPs on a
regular basis and replace as necessary, through the entire course of
construction.
77. Where soil or geologic conditions encountered in grading operations are different
from that anticipated in the soil and/or geologic investigation report, or where
such conditions warrant changes to the recommendations contained in the original
soil investigation, a revised soil or geologic report shall be submitted for approval
by the City Engineer. It shall be accompanied by an engineering and geological
opinion as to the safety of the site from hazards of land slippage, erosion,
settlement, and seismic activity.
78. The Project shall comply with the City's Municipal Code, including hours of
construction. All construction equipment shall be adequately muffled and
properly tuned in accordance with manufacturer's specifications. All equipment
shall be checked by a certified mechanic and determined to be running in proper
condition prior to operation.
79. Hours of work shall be limited to between 7 a.m. to 6 p.m. Monday through
Friday. Work on Saturday or Sunday is permitted but may be withdrawn by the
Director subject to noise and other nuisance complaints. Requests for extended
hours must be submitted 72 hours in advance.
80. The applicant shall comply with following noise control measures during
construction
a. Use available noise suppression devices and properly maintain and muffle
loud construction equipment
b. Avoid the unnecessary idling of equipment
c. Notify adjacent uses of the construction schedule
d. Designate a “noise disturbance coordinator” and conspicuously post a
telephone number for the coordinator and allowable hours of operation at
the site.
e. All noise producing project equipment and vehicles using internal
combustion engines shall be equipped with mufflers and air-inlet silencers
where appropriate and any other shrouds, shields or noise-reducing
features. Mobile and fixed package equipment (e.g. arc-welders, air
compressors) shall be equipped with shrouds and noise control features.
All equipment shall comply with applicable local, state or federal noise
regulations.
f. Construction zone speed limits shall be posted and enforced.
Exhibit A
Straus Family Creamery SPAR PLSR18-0009 10
Planning Commission – June 27, 2019 (Approved)
g. The use of noise producing signals, including horns, whistles, alarms and
bells, shall be for safety purposes only.
81. All building or grading permits issued for projects within the plan area shall
include the following Basic Construction Control Measures (BAAQMD, 2017a)
as a condition of the permit.
a. Site accesses to a distance of 100 feet from the paved road shall be treated
with a 6 to 12 inch compacted layer of woodchips, mulch or gravel.
b. Sandbags or other erosion control measures shall be installed to prevent
silt runoff to public roadways from sites with a slope greater than 1
percent.
c. Throughout the construction of the project, the Bay Area Air Quality
Management District’s Additional Construction Control Measures for
Exhaust-Related Emissions shall be maintained to the satisfaction of the
City. At a minimum these measures include:
d. Idling time for diesel-powered construction equipment shall be limited to
2 minutes.
e. Low-volatile organic compound (i.e. ROG) coatings shall be used beyond
local requirements.
f. All contractors shall use equipment that meets ARB’s most recent
certification for standard off-road heavy diesel engines.
g. All contractors shall ensure that all 50 horsepower or greater diesel-
powered equipment are powered with California Air Resources Board
certified Tier 4 interim engines, except where the applicant establishes t to
the satisfaction of the City that Tier 4 interim equipment is not available.
In that case the applicant may upgrade another piece of equipment to
compensate (from Tier 4 interim to Tier 4 final).
h. All contractors shall evaluate the feasibility of using alternatively fueled
vehicles and equipment during construction activities.
82. If the existing city streets are damaged during construction, the applicant shall be
responsible for repair at no cost to the city. Tree mitigation shall be in accordance
with City’s Tree Ordinance (RPMA Chapter 17.04.030).
83. The applicant is responsible for damages to any existing facilities on the
neighboring properties (i.e. fences, gates, landscaping, walls, etc.).
Prior to Occupancy
84. All improvements shown in the improvement plans deemed necessary for the
health, safety and welfare of the occupant and general public shall be completed.
85. A parking and vehicular/truck circulation plan for the entire Press Democrat
subdivision site (Parcels 1, 2, 3 and 4) shall be submitted and approved by the
Development Services Department. (Planning)
Exhibit A
Straus Family Creamery SPAR PLSR18-0009 11
Planning Commission – June 27, 2019 (Approved)
86. The project is responsible for the installation of Class II bike lanes on Business
Park Drive between Redwood Drive and Dowdell Avenue. (Engineering and
Public Safety)
87. Copies of the recorded CC&Rs and all required private easements shall be
provided the Department of Development Services. (Planning)
88. The applicant shall have secured Master Sign permit. (Planning)
89. All water system improvements necessary to provide fire flows and pressures
shall be installed an operational. (Engineering and Public Safety)
90. All fire hydrants shall have a fully functional system as approved by the Fire
Marshal. (Public Safety).
91. A key box shall be provided with a set of permanently labelled keys to each entry
and utility door. All doors to utility rooms and fire alarm panels shall be labelled.
(Public Safety)
92. The applicant shall have entered into the City’s standard Master Maintenance
Agreement with the City to address long term maintenance of private facilities.
The Master Maintenance Agreement will include a provision that graffiti be
removed from all structures (such as exterior building walls, retaining walls, noise
attenuation walls, utility poles and boxes) within 24 hours of discovery.
(Engineering)
93. The applicant shall have entered into the City’s standard Recycled Water
Agreement, designate site supervisor(s) and undertake any other activities
necessary. The Recycled Water Agreement may be amended as necessary to
accommodate phasing of the project. (Engineering)
94. The Applicant shall have obtained Operational Permits as required by the
California Fire Code. (Public Safety)
95. The Applicant shall provide plans or identify measures to comply with standard
procedures for implementing the California Fire Code and nationally recognized
standards in the use of any combustible and flammable liquids, aboveground or
underground storage of such materials, welding and potential spark production,
and building occupancy rating in a manner meeting the approval of the Fire
Marshal. (Public Safety)
96. The applicant /operator shall store, manifest, transport, and dispose of all onsite
generated waste that meets hazardous waste criteria in accordance with California
Code of Regulations Title 22 and in a manner to the satisfaction of the Sonoma
County Environmental Health Department and Emergency Services Department.
Applicant shall keep storage, transportation, and disposal records on site and open
for inspection to any government agency upon request. (Public Safety)
97. All existing curb, gutter and sidewalk to remain shall be inspected by the City.
Any curb, gutter and sidewalk which is not in accord with City standards or is
damaged before or during construction, shall be replaced.
Exhibit A
Straus Family Creamery SPAR PLSR18-0009 12
Planning Commission – June 27, 2019 (Approved)
98. The applicant shall provide a written statement signed by his or her engineer
verifying that the grading and/or drainage improvements are completed in
accordance with the plans approved by the Sonoma County Water Agency, the
City Engineer, and the Building Official.
99. A complete set of As-Built or Record, improvement plans on the standard size
sheets shall be certified by the Civil Engineer licensed in the State of California
and returned to the City Engineer's office prior to final acceptance of the public
improvement. These shall show all constructive changes from the original plans
including substantial changes in the size, alignment, grades, etc. during
construction.
100. Approved Record Drawings shall be provided to the City geo-referenced in
Autocad DWG and & PDF File formats.
Straus Operations
H OW WE GET IT DONE HERE AT STRAUS. REV. 06/18/2019
Straus Family Creamery starts off their process by sourcing from local farmers who are aligned and
committed to our mission, vision and ensure their herds savor a nutritional 100% organic diet. We
currently have nine family farms that produce milk for us, 365 days a year. Our fleet of 5 tankers drives
every day and delivers milk from the farms to our milk processing plant. Once the milk arrives in our
unloading bay, the milk is analyzed for “Antibiotics”, as enforced by CDFA regulations. We also check
temperature and quality of the product to ensure the highest quality for our finished products and
consumers.
Once the milk is verified to be within our high standards, we unload it into our milk silos where we can
then start to process the milk. The milk gets divided into 4 different components, “Skim Milk, Cream,
Condensed milk, and Whole milk”. The process starts with our milk separator which separates the
cream from the skim milk, sending skim milk out one pipe from the centrifuge and cream out the other.
We then run a partial amount of skim milk through our Reverse Osmosis system, where the milk is
pressurized to 400psi and the membrane retains 100% of the solids only allowing water to get by. This
condenses the milk from 9% to 15% fat giving us condensed skim. Whole milk is just straight milk from
the farm. With the milk divided into these 4 components, we can make all our delicious high-quality
Straus Family Creamery dairy products.
We then start the HTST pasteurization and batching method. Milk is passed through the HTST, metered
and batched in our holding tanks. Some products are homogenized after pasteurization and others are
not, depending on what we are making. “Homogenization is a method that uses high pressure to break
the fat glob molecules into smaller sizes, balancing every molecule to equal size and prevents fat from
separation” says J. Gomez
A condensed list of products;
Ice cream, 13 flavors
Food service Ice cream mixes
Butter, 2 flavors
Yogurt, European and Greek styles
Sour cream
Fluid milk; Whole – Nonfat – Low fat – Reduce Fat – Half & Half – Whipping cream – all in cream
top and Barista style.
Egg nog
Chocolate milk
We run all 6 packaging lines 5 days a week and some 6 days a week.
Our glass line is staffed with 8 employees running up to 3000 milk crates per day in an 8-10-hour shift.
We reuse our glass bottles and rely on a bottle washer and a team of 4, to hand load, wash and inspect
Exhibit B
Straus Operations
every bottle. On the filler side we also have a team of 4, re-inspecting bottles after filling, applying collar
tags, and filling milk crates.
Next on our plastic line, we run about 1500 milk crates per day. This line runs with a team of 4, which
handle a diverse grouping of products all the way from every type of fluid milk, to food service soft
serves and Ice cream mixes. All plastic bottles are one-way use, capped, labeled and stamped with a
code date.
We also have a Bag in a box filler, where the milk is packaged in a bag and crated in a special box that
holds a straw for easy dispensing, this line only runs a couple of days per week and is a portable system.
We roll it in and out of the production room as needed.
Our yogurt filler handles all our cultured products, European yogurt, Greek yogurt and Sour cream. We
run this line with a team of 5, most of this line is automated as it handles cup de-nesting, filling, sealing,
capping, code dating and packaging automatically. The manual work that is done includes loading
bottles, lids, palletizing the final products and making change overs. This is a fun line to see in action.
Making Ice cream keeps us cold, but it’s worth it. Ice cream is made in small batches and usually not
more than two flavors per day. We run the ice cream line with a team of two people. Mix is prepared in
a vat and then passed through our freezer which turns the mix into ice cream. It’s then passed through
stainless steel pipes and is directed into the ice cream filler, which can do both pint and quart sizes. The
filling is automated. One operator hand packs the ice cream cups into boxes and the other operator
carries the boxes into our cold hardening freezer. “Cold but worth it”
And finally, our butter packaging line, we make 1lb and 1/2lb boxes for retail sales and 20lb blocks for
whole sale. The process starts with a small butter churn that holds 160 gallons of cream, it’s then
battered for around 40 minutes until the fat globs separate from the rest of the fluid and solids, Called
“buttermilk”. The butter milk is removed, and the butter is ready for packaging. We have a butter
printer that forms 1/4lb cubes and then puts them in 1/2lb or 1lb boxes. The 20 lb. boxes are hand filled
by the butter team.
Among the packaging lines, we have a team of line relievers that can cover any line, pasteurizers, milk
handlers, and a palletizer who handles finished goods and materials.
To keep all this equipment healthy and running well, we count on an awesome maintenance team that
covers the creamery maintenance around the clock. Any obstacle or opportunity is handled one by one,
from simple preventive maintenance to electrical, controls and automation.
Combined with all our other efforts, we also depend on our Quality Assurance (QA) and Quality Control
(QC) teams, to ensure we have the same, high quality products coming off the productions lines every
day and to continuously monitor our practices and ensure the safety of our consumers.
Also supporting our production, we have preparation and sanitation teams. We have a small team of 6
who come out every day and work from 10:00 pm to 6:00 am to make sure products are prepared and
production lines are ready to run. Production starts at 4:00 am. When the production team comes in at
4:00am, all they need to do is start the lines and begin packaging. After production, we have our
sanitation team (currently 14 employees) who come out and wash every single tank, line, pump, valve
Straus Operations
etc. anything that touched product, not only do they clean, but they also disassemble and reassemble
our equipment. Something that requires skill and attention to detail.
Completing production and following the product flow, all our finish goods are delivered to Petaluma
daily. We have a fleet and drivers who move product and materials back and forward, between the two
sites. Materials out to Marshall in the morning before their milk pickups and finish goods back to
Petaluma to end their day. The drivers also deliver fresh water and waste water out of the plant,
something we don’t plan to do when we move.
Once the finished goods are delivered to the warehouse in Petaluma they are offloaded and staged for
the evening warehouse team. The items are then pulled for individual shipments to our various
distributors. Milk is typically made to order – packaged Monday -> leaves Tuesday – and can be in the
store as early as 48 hours from time of production. Other items we produce that are more shelf stable –
yogurt, ice cream, sour cream and butter ship within a week.
_____________________________________________________________________________________
All in all, we anticipate 4 -5 milk loads delivered to the new facility at the Receiving Bay. In the future
there may be 10-12 milk deliveries a day. Empty milk tankers will leave from the Petaluma Facility in the
morning. Deliveries of milk to the Receiving Bay will be between 7:00 am and 7:00pm. The milk tankers
will enter the Receiving Bay Canopy, stop and turn off the motor. The milk will be unloaded. When
unloading is complete, the truck will exit west and make the wide U -turn to exit towards the east and
Redwood St.
We will also have 4-5 transfer loads shuffling materials and finish goods to the loading docks on the east
side. These trucks will not be traveling on the west side of the building. These transfer trucks will
operate between 4/5:00 am to 7:00 pm. These trucks will not impact the west side of the building. They
will back into the loading docks at the middle of the building and at the south end of the building. They
will leave via Redwood St.
We will be hauling process waste water to the farm in Marshall. There will be five trips a day between
7:00am and 7:00pm. These trucks will be loading on the east side of the building in the loading docks.
They will back into the loading dock next to the waste water tanks and turn off the motor. They will load
waste water and exit the site to the east at Redwood St. These trucks will not be using the road on the
west side of the building.
-Milk Deliveries enters on Business Park Drive and Exit on Redwood Drive (hours 7:00am-
7:00pm)
-The Finished Goods/Materials transfer enters and exits on Redwood Drive (hours 4:00am-
7:00pm)
-The Waste Transfer enters and exits on Redwood Drive. (hours 7:00am-7:00pm)
We anticipate our operating shifts will work the following hours and have be staffed as stated below:
Prep shift 10:00 pm to 6:00 am: 6-8 employees including maintenance and all departments
Production shift 4:00 am to 1:00 pm 45 employees including maintenance and all departments
Sanitation shift 2:00 pm to 10:00 pm 14 employees including maintenance and all departments
FARM MILK
SILO
RT-01
25K
NON-FAT
SILO
RT-07
12K
RT-06
10K
CREAM RECEIVING
RT-08
20K
SILO
NF
CONDENSE
FARM MILK
SILO
RT-05
25K
YOGURT MIX
RT-11
12K
YOGURT MIX
RT-10
10K
BUTTER / MILK
RT-9
6K
WHEY
SILO
RT-14
6K
A
G
1
-
2
3
H
P
WW-03
20K
SILO
NF
UV WATER
ST-901
chemical
skid
caustic Acid
sanitizer
CS-16-01
30 amps
PAST CIP
P-1301
20HP
CP131
CP-131
30A
AP-131
CAP-131
ST-1301
TO
E
L
E
C
T
R
I
C
A
L
R
O
O
M
HS-08
DR-04
DR-05
DR-06
UV WATER
skidCP
-
1
4
1
30
0
A
AP
-
1
4
1
CP
1
4
1
CP
1
4
3
HS
-
0
7
P
P
1
4
2
PP-142
300A
P-1302
20HP
ST-1302
PP-82
300 A
ST-902
CP11 200A
CP91CP81
CP131
CP141CP143
PP82
MIXING
ROOM
LIQUIFIERLIQUIFIER
WASHER
CASE
Local
Disconnect
V
M
P
1
0
0
S
E
E
N
O
T
E
1
2
V
M
P
1
3
0
S
E
E
N
O
T
E
1
2
F
-
1
5
0
B
l
o
w
d
o
w
n
Ø24 [Ø609.6]
3
0
0
F
e
e
d
S
y
s
t
e
m
W
a
t
e
r
S
o
f
t
e
n
e
r
C
h
e
m
i
c
a
l
F
e
e
d
Q
t
y
.
2
N
i
l
e
s
S
t
o
r
a
g
e
T
a
n
k
T
h
e
r
m
a
f
l
o
S
t
e
a
m
F
i
r
e
d
W
a
t
e
r
H
e
a
t
e
r
T
H
7
5
0
H
eye/shower
wash
eye/shower
wash
eye/shower
wash
SK-01
SK-02
SK-03
SK-06
SK-13
ES-02
ES-03
ES-04
D-07-01
100
GPM
CP21 20A
CP31
CP53 300A
PP
1
4
2
2
0
0
A
CP
4
1
6
0
A
PP
7
2
4
0
0
A
CP71 100A
CP
5
1
C
P
1
2
1
3
0
A
CP
1
0
1
3
0
A
9 1 6 - 8 5 1 - 1 4 0 0
3 3 2 0 D A T A D R I V E, S U I T E 2 0 0, R A N C H O C O R D O V A, C A. 9 5 6 7 0
P E R K I N S , W I L L I A M S & C O T T E R I L L
F A X: 9 1 6 - 8 5 1 - 1 4 0 8
p w c a r c h @ p w c a r c h i t e c t s . c o m
9 1 6 - 8 5 1 - 1 4 0 0
3 3 2 0 D A T A D R I V E, S U I T E 2 0 0, R A N C H O C O R D O V A, C A. 9 5 6 7 0
P E R K I N S , W I L L I A M S & C O T T E R I L L
F A X: 9 1 6 - 8 5 1 - 1 4 0 8
p w c a r c h @ p w c a r c h i t e c t s . c o m
9 1 6 - 8 5 1 - 1 4 0 0
3 3 2 0 D A T A D R I V E, S U I T E 2 0 0, R A N C H O C O R D O V A, C A. 9 5 6 7 0
P E R K I N S , W I L L I A M S & C O T T E R I L L
F A X: 9 1 6 - 8 5 1 - 1 4 0 8
p w c a r c h @ p w c a r c h i t e c t s . c o m
R
T
-
0
8
2
0
K
S
I
L
O
N
F
C
O
N
D
E
N
S
E
Y
O
G
U
R
T
M
I
X
R
T
-
1
1
1
2
K
W
H
E
Y
S
I
L
O
R
T
-
1
4
6
K
P
-
1
3
0
1
TO ELECTRICAL ROOM
H
S
-
0
8
D
R
-
0
5
P
P
-
8
2
3
0
0
A
H
S
-
0
5
H
S
-
1
0
P
P
8
2
L
I
Q
U
I
F
I
E
R
L
I
Q
U
I
F
I
E
R
W
A
S
H
E
R
C
A
S
E
B
U
T
T
E
R
P
R
I
N
T
E
R
S
P
A
C
K
A
G
I
N
G
ICE CREAM
FILLER
BULK FILLER
F
R
U
I
T
F
E
E
D
E
R
FRUIT
FEEDER
C
O
P
T
U
B
FREEZER
B
O
X
I
N
G
T
U
N
N
E
L
L
o
c
a
l
D
i
s
c
o
n
n
e
c
t
U
F
G
R
E
E
K
Y
O
G
U
R
T
VM
P
10
0
SE
E
NO
T
E
12
VM
P
13
0
SE
E
NO
T
E
12
F-
1
5
0
B
l
o
w
d
o
w
n
Ø24
[
Ø609
.
6
]
30
0
F
e
e
d
Sy
s
t
e
m
Wa
t
e
r
So
f
t
e
n
e
r
Ch
e
m
i
c
a
l
Fe
e
d
Q
t
y
.
2
Ni
l
e
s
St
o
r
a
g
e
Ta
n
k
Th
e
r
m
a
f
l
o
S
t
e
a
m
F
i
r
e
d
Wa
t
e
r
H
e
a
t
e
r
TH
7
5
0
H
E
C
-
x
x
-
0
1
A
e
y
e
/
s
h
o
w
e
r
w
a
s
h
e
y
e
/
s
h
o
w
e
r
w
a
s
h
e
y
e
/
s
h
o
w
e
r
w
a
s
h
e
y
e
/
s
h
o
w
e
r
w
a
s
h
e
y
e
/
s
h
o
w
e
r
w
a
s
h
e
y
e
/
s
h
o
w
e
r
w
a
s
h
H
S
-
1
1
H
S
-
1
2
H
S
-
1
2
H
S
-
1
3
H
S
-
1
4
H
S
-
1
5
H
S
-
1
6
H
S
-
1
7
H
S
-
1
8
H
S
-
1
9
H
S
-
2
0
H
S
-
2
1
H
S
-
2
2
H
S
-
2
3
H
S
-
2
4
H
S
-
2
5
H
S
-
2
6
H
S
-
2
8
H
S
-
2
9
H
S
-
x
x
H
S
-
3
1
S
K
-
0
1
S
K
-
0
2
S
K
-
0
3
S
K
-
0
4
S
K
-
0
5
S
K
-
0
6
S
K
-
0
7
S
K
-
0
8
S
K
-
0
9
S
K
-
1
0
S
K
-
1
1
S
K
-
1
2
S
K
-
1
3
E
S
-
0
2
E
S
-
0
3
E
S
-
0
4
E
S
-
0
5
E
S
-
0
6
E
S
-
0
7
D
-
0
7
-
0
1
1
0
0
G
P
M
C
P
2
1
2
0
A
C
P
3
1
C
P
5
3
3
0
0
A
PP142 200A
CP41 60A
P
P
1
5
3
5
0
A
C
P
1
5
5
3
0
A
CP156 30A
C
P
1
5
1
PP72 400A
C
P
1
6
1
P
P
1
5
2
C
P
7
1
1
0
0
A
CP51
C
P
1
2
1
3
0
A
CP101 30A
C
P
1
5
4
3
5
A
C
P
1
7
1
C
P
1
8
1
H
S
-
2
7
H
S
-
3
0
C
O
P
T
U
B
S
K
-
1
4
2
a
c
c
u
m
u
l
a
t
i
o
n
c
a
s
e
A
C
C
U
M
U
L
A
T
I
O
N
T
A
B
L
E
A
C
C
U
M
U
L
A
T
I
O
N
T
A
B
L
E
F
I
L
L
E
R
B
O
U
C
H
O
N
P
L
A
S
T
I
C
B
O
T
T
L
E
B
O
T
T
L
E
S
T
E
R
I
L
I
S
E
R
D
O
M
I
N
O
é
l
e
v
a
t
o
r
B
O
U
C
H
O
N
S
F
I
L
L
E
R
D
O
M
I
N
O
L
A
B
E
L
L
E
R
S
L
A
B
E
L
L
E
R
S
1
9 1 6 - 8 5 1 - 1 4 0 0
3 3 2 0 D A T A D R I V E, S U I T E 2 0 0, R A N C H O C O R D O V A, C A. 9 5 6 7 0
P E R K I N S , W I L L I A M S & C O T T E R I L L
F A X: 9 1 6 - 8 5 1 - 1 4 0 8
p w c a r c h @ p w c a r c h i t e c t s . c o m
201
9 1 6 - 8 5 1 - 1 4 0 0
3 3 2 0 D A T A D R I V E, S U I T E 2 0 0, R A N C H O C O R D O V A, C A. 9 5 6 7 0
P E R K I N S , W I L L I A M S & C O T T E R I L L
F A X: 9 1 6 - 8 5 1 - 1 4 0 8
p w c a r c h @ p w c a r c h i t e c t s . c o m
201
9 1 6 - 8 5 1 - 1 4 0 0
3 3 2 0 D A T A D R I V E, S U I T E 2 0 0, R A N C H O C O R D O V A, C A. 9 5 6 7 0
P E R K I N S , W I L L I A M S & C O T T E R I L L
F A X: 9 1 6 - 8 5 1 - 1 4 0 8
p w c a r c h @ p w c a r c h i t e c t s . c o m
9 1 6 - 8 5 1 - 1 4 0 0
3 3 2 0 D A T A D R I V E, S U I T E 2 0 0, R A N C H O C O R D O V A, C A. 9 5 6 7 0
P E R K I N S , W I L L I A M S & C O T T E R I L L
F A X: 9 1 6 - 8 5 1 - 1 4 0 8
p w c a r c h @ p w c a r c h i t e c t s . c o m
2
4
3
8
3
6
4
5
4
4
4
3
4
2
5
0
4
9
4
8
4
7
4
6
2
5
2
6
2
7
2
9
3
0
3
1
3
2
2
8
110
109
108
12 3
(
5
)
7
8
9
1
0
1
2
1
3
1
4
1
5
1
6
1
8
1
9
3
7
7
9
1
3
1
2
2
2
3
3
3
3
4
3
5
5
1
2
1
2
0
6
4
6
2
6
3
7
7
7
8
7
9
1
7
1
1
3
9
4
0
4
1
7
5
7
4
7
3
7
2
7
1
7
0
6
9
6
8
6
7
6
6
6
5
6
4
6
1
5
9
5
8
5
7
5
6
5
5
9
9
101
102
103
104
105
92 87888991
8
5
8
0
8
1
8
2
8
3
8
4
94959899
100
106
107
111
112
113
114
97 9096 VAN
C
L
E
A
N
A
I
R
/
V
A
N
P
O
O
L
/
E
V
C
L
E
A
N
A
I
R
/
V
A
N
P
O
O
L
/
E
V
C
L
E
A
N
A
I
R
/
V
A
N
P
O
O
L
/
E
V
C
L
E
A
N
A
I
R
/
V
A
N
P
O
O
L
/
E
V
C
L
E
A
N
A
I
R
/
V
A
N
P
O
O
L
/
E
V
C
L
E
A
N
A
I
R
/
V
A
N
P
O
O
L
/
E
V
CLEAN AIR/VANPOOL/EVCLEAN AIR/VANPOOL/EVCLEAN AIR/VANPOOL/EVCLEAN AIR/VANPOOL/EVCLEAN AIR/VANPOOL/EV
5
4
5
3
E
V
E
V
E
V
E
V
E
V
EVEV
6
0
5
2
93 86
7
6
T
W
C
C
CCCCCCCCCCCC
W
WWWWWWW
W
W
W
1
W
1
W
1
W
1
W
1
W
1
W
1
W
1
W
1
W1 W10.0 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1
0
.
1
0
.
1
0
.
1
0
.
1
0
.
1
0
.
1
0
.
1
0
.
1
0
.
1
0
.
1
0
.
1
0
.
1
0
.
1
0
.
1
0
.
1
0
.
1
0
.
1
0
.
0
0
.
0
0.0 0.1 0.2 0.2 0.2 0.2 0.2 0.2 0.1 0.1
0
.
1
0
.
1
0
.
1
0
.
1
0
.
1
0
.
2
0
.
2
0
.
2
0
.
1
0
.
1
0
.
1
0
.
1
0
.
1
0
.
2
0
.
2
0
.
1
0
.
1
0
.
1
0
.
1
0.1 0.2 0.3 0.4 0.4 0.4 0.3 0.3 0.3 0.2
0
.
1
0
.
1
0
.
1
0
.
2
0
.
3
0
.
3
0
.
3
0
.
3
0
.
3
0
.
2
0
.
2
0
.
2
0
.
3
0
.
3
0
.
3
0
.
3
0
.
3
0
.
2
0
.
1
0.1 0.4 0.6 0.6 0.7 0.9 0.9 0.9 0.7 0.3
0
.
2
0
.
1
0
.
2
0
.
3
0
.
7
0
.
9
0
.
9
0
.
9
0
.
5
0
.
3
0
.
2
0
.
3
0
.
7
0
.
9
0
.
9
0
.
8
0
.
5
0
.
2
0
.
1
0.3 1.0 1.4 1.1 1.2 1.9 3.0 2.0 1.0 0.5
0
.
6
0
.
5
0
.
6
0
.
5
1
.
1
2
.
2
3
.
0
1
.
7
1
.
0
0
.
8
0
.
8
0
.
7
1
.
1
2
.
2
3
.
0
1
.
7
0
.
8
0
.
5
0
.
4
0.6 2.5 3.74.7 5.76.6 8.7 6.7 5.2 4.2
2
.
6
2
.
1
2
.
7
4
.
3
5
.
1
6
.
8
8
.
7
6
.
5
5
.
7
4
.
5
4
.
0
4
.
9
5
.
4
6
.
9
8
.
6
6
.
2
5
.
2
3
.
4
1
.
7
0.8 3.9 5.1 5.14.55.9 8.0 6.4 4.2 3.7
2
.
7
2
.
3
2
.
8
3
.
8
4
.
3
6
.
7
8
.
1
5
.
9
4
.
5
4
.
2
4
.
0
4
.
4
4
.
6
6
.
8
8
.
0
5
.
7
3
.
9
3
.
0
1
.
8
1.0 5.3 5.24.43.2 3.6 4.3 3.7 2.7 2.1
1
.
7
1
.
6
1
.
8
2
.
2
2
.
9
4
.
0
4
.
5
3
.
7
2
.
9
2
.
6
2
.
6
2
.
7
3
.
1
4
.
1
4
.
4
3
.
4
2
.
4
1
.
8
1
.
1
1.4 6.2 6.4 4.5 1.9 1.1 1.1 1.0 0.9 0.8
0
.
8
0
.
9
1
.
0
1
.
1
1
.
4
1
.
8
2
.
1
2
.
0
1
.
9
1
.
7
1
.
8
1
.
9
1
.
9
1
.
9
1
.
7
1
.
3
1
.
0
0
.
7
0
.
6
1.8 8.5 8.1 5.2 1.6 0.4 0.2 0.3 0.3 0.4
0
.
5
0
.
8
1
.
1
1
.
7
2
.
2
3
.
2
4
.
2
4
.
4
3
.
9
3
.
6
3
.
8
4
.
3
4
.
3
3
.
3
2
.
3
1
.
7
1
.
2
0
.
7
0
.
4
1.4 6.3 6.6 4.3 1.4 0.3 0.1 0.1 0.2 0.3
0
.
5
0
.
9
1
.
6
2
.
8
3
.
8
5
.
4
8
.
0
8
.
0
6
.
5
6
.
7
6
.
4
7
.
8
8
.
3
5
.
7
3
.
9
3
.
0
1
.
7
1
.
0
0
.
5
0.84.74.2 3.0 1.0 0.2 0.1 0.1 0.1 0.2
0
.
4
0
.
8
1
.
7
3
.
3
5
.
1
5
.
4
8
.
5
8
.
2
7
.
2
8
.
8
7
.
5
8
.
0
8
.
9
6
.
2
5
.
2
3
.
5
1
.
9
0
.
9
0
.
5
0.4 3.4 3.6 2.2 0.7 0.2 0.1 0.1 0.1 0.1
0
.
1
0
.
3
0
.
5
0
.
7
0
.
8
1
.
9
2
.
7
2
.
7
2
.
1
1
.
4
2
.
0
2
.
8
2
.
9
2
.
0
1
.
0
0
.
8
0
.
5
0
.
3
0
.
2
0.2 1.8 2.21.40.6 0.1 0.1 0.1 0.1 0.1
0
.
1
0
.
1
0
.
1
0
.
2
0
.
4
0
.
8
1
.
0
1
.
0
0
.
8
0
.
6
0
.
8
1
.
0
1
.
0
0
.
9
0
.
5
0
.
3
0
.
2
0
.
1
0
.
1
0.2 0.9 1.2 0.8 0.4 0.2 0.1 0.1 0.1 0.1
0
.
1
0
.
1
0
.
1
0
.
2
0
.
3
0
.
4
0
.
4
0
.
4
0
.
5
0
.
5
0
.
5
0
.
5
0
.
4
0
.
4
0
.
4
0
.
3
0
.
3
0
.
2
0
.
1
0.1 0.5 0.6 0.5 0.3 0.1 0.1 0.1 0.1 0.1
0
.
1
0
.
1
0
.
1
0
.
1
0
.
1
0
.
2
0
.
2
0
.
2
0
.
2
0
.
2
0
.
2
0
.
2
0
.
2
0
.
2
0
.
3
0
.
5
0
.
4
0
.
3
0
.
1
0.1 0.3 0.3 0.3 0.2 0.1 0.1 0.1 0.1 0.1
0
.
1
0
.
1
0
.
1
0
.
1
0
.
1
0
.
1
0
.
2
0
.
2
0
.
2
0
.
2
0
.
2
0
.
2
0
.
2
0
.
2
0
.
5
0
.
8
0
.
6
0
.
4
0
.
2
0.2 0.3 0.3 0.3 0.2 0.2 0.2 0.2 0.2 0.2
0
.
2
0
.
2
0
.
2
0
.
2
0
.
3
0
.
2
0
.
2
0
.
2
0
.
2
0
.
2
0
.
3
0
.
3
0
.
3
0
.
3
0
.
9
1
.
5
1
.
1
0
.
6
0
.
2
0.4 0.4 0.4 0.5 0.2 0.3 0.3 0.3 0.4 0.4
0
.
5
0
.
5
0
.
5
0
.
5
0
.
5
0
.
5
0
.
5
0
.
4
0
.
4
0
.
5
0
.
5
0
.
5
0
.
5
0
.
5
1
.
6
2
.
8
2
.
0
0
.
9
0
.
2
0.5 0.6 0.6 0.7 0.3 0.4 0.5 0.6 0.6 0.7
0
.
8
0
.
9
0
.
8
0
.
9
0
.
9
0
.
9
0
.
8
0
.
7
0
.
7
0
.
9
0
.
8
0
.
8
0
.
8
0
.
8
2
.
9
4
.
3
2
.
9
1
.
1
0
.
3
0.6 0.8 0.9 0.9 0.5 0.5 0.7 0.9 1.0 1.1
1
.
2
1
.
3
1
.
3
1
.
3
1
.
3
1
.
2
1
.
2
1
.
2
1
.
1
1
.
3
1
.
1
1
.
1
1
.
4
1
.
2
3
.
6
4
.
8
3
.
9
1
.
6
0
.
3
0.8 1.0 1.1 1.2 10.5 13.3 1.7 1.1 1.3 1.5
1
.
6
1
.
6
1
.
6
1
.
7
1
.
7
1
.
4
1
.
7
1
.
6
1
.
5
1
.
7
1
.
6
1
.
5
1
.
8
1
.
9
6
.
0
7
.
4
5
.
7
2
.
1
0
.
4
0.8 1.2 1.3 15.9 16.5 18.5 2.2 0.5 0.9 1.2
0
.
7
0
.
7
1
.
0
1
.
2
0
.
7
0
.
7
1
.
1
1
.
6
1
.
6
1
.
8
1
.
6
1
.
7
2
.
0
2
.
1
7
.
0
8
.
1
6
.
2
2
.
2
0
.
4
0.8 1.2 1.4 22.7
1
.
6
2
.
3
2
.
0
2
.
0
2
.
0
1
.
7
4
.
7
5
.
6
4
.
4
1
.
7
0
.
4
0.9 1.1 1.1 17.9
1
.
6
2
.
5
2
.
2
2
.
1
1
.
8
1
.
4
3
.
6
4
.
8
3
.
2
1
.
3
0
.
3
0.7 0.9 0.9 0.9
1
.
4
2
.
3
2
.
2
2
.
2
1
.
8
1
.
3
2
.
5
3
.
6
2
.
4
1
.
0
0
.
3
0.6 0.8 0.7 0.7
1
.
5
2
.
6
2
.
3
2
.
2
1
.
7
1
.
2
1
.
7
2
.
2
1
.
6
0
.
8
0
.
3
0.5 0.6 0.6 0.6
1
.
3
2
.
5
2
.
2
2
.
2
1
.
6
1
.
2
1
.
3
1
.
4
1
.
0
0
.
6
0
.
2
0.4 0.5 0.5 0.6
0
.
9
2
.
0
2
.
0
2
.
0
1
.
6
1
.
3
1
.
2
1
.
1
0
.
8
0
.
4
0
.
2
0.4 0.5 0.7 0.7
0
.
8
1
.
7
1
.
9
1
.
8
1
.
5
1
.
2
1
.
3
1
.
1
0
.
7
0
.
4
0
.
2
0.3 0.6 0.9 1.0
1
.
1
2
.
1
1
.
8
1
.
8
1
.
3
1
.
2
1
.
5
1
.
2
0
.
8
0
.
4
0
.
2
0.3 0.6 1.1 1.5
1
.
3
2
.
1
1
.
7
1
.
6
1
.
2
1
.
4
2
.
3
1
.
8
1
.
0
0
.
4
0
.
2
0.3 0.6 1.0 1.2
0
.
9
1
.
5
1
.
4
1
.
5
1
.
3
2
.
0
3
.
8
2
.
8
1
.
3
0
.
4
0
.
2
0.4 0.6 0.8 0.9
0
.
5
1
.
2
1
.
3
1
.
6
1
.
4
2
.
6
5
.
3
3
.
6
1
.
7
0
.
5
0
.
2
0.4 0.5 0.7 0.8
0
.
4
1
.
1
1
.
3
1
.
8
1
.
7
3
.
6
6
.
0
5
.
1
2
.
4
0
.
6
0
.
2
0.4 0.5 0.7 0.7
0
.
4
1
.
1
1
.
3
1
.
7
2
.
1
5
.
4
8
.
5
7
.
2
3
.
0
0
.
6
0
.
2
0.4 0.6 0.7 0.8
0
.
7
1
.
3
1
.
4
1
.
8
2
.
1
3
.
9
7
.
4
6
.
4
2
.
8
0
.
6
0
.
2
0.4 0.7 0.9 1.0
1
.
1
1
.
9
1
.
6
2
.
0
1
.
7
2
.
7
5
.
1
4
.
3
2
.
1
0
.
5
0
.
2
0.4 0.7 1.1 1.4
1
.
3
2
.
1
1
.
8
1
.
9
1
.
5
2
.
4
4
.
8
3
.
3
1
.
5
0
.
4
0
.
2
0.4 0.7 1.1 1.4
0
.
9
1
.
8
1
.
8
1
.
8
1
.
4
1
.
8
3
.
2
2
.
4
1
.
2
0
.
4
0
.
1
0.4 0.7 1.0 1.0
0
.
8
1
.
6
1
.
8
1
.
7
1
.
3
1
.
4
2
.
0
1
.
5
0
.
8
0
.
3
0
.
1
0.4 0.6 0.8 0.9
1
.
0
1
.
9
1
.
7
1
.
8
1
.
3
1
.
1
1
.
2
1
.
0
0
.
6
0
.
3
0
.
1
0.4 0.6 0.8 0.9
1
.
3
2
.
1
1
.
7
1
.
6
1
.
2
0
.
9
0
.
9
0
.
7
0
.
4
0
.
2
0
.
1
0.4 0.7 0.9 1.0
1
.
0
1
.
8
1
.
5
1
.
5
1
.
2
0
.
9
0
.
7
0
.
5
0
.
3
0
.
2
0
.
1
0.4 0.71.11.3
0
.
6
1
.
3
1
.
3
1
.
4
1
.
1
0
.
8
0
.
6
0
.
4
0
.
3
0
.
2
0
.
1
0.4 0.7 1.2 1.5
0
.
4
1
.
1
1
.
3
1
.
3
1
.
0
0
.
8
0
.
6
0
.
4
0
.
3
0
.
2
0
.
1
0.4 0.7 1.0 1.2
0
.
4
1
.
1
1
.
3
1
.
3
1
.
0
0
.
8
0
.
6
0
.
4
0
.
2
0
.
1
0
.
1
0.4 0.6 0.8 0.9
0
.
7
1
.
4
1
.
3
1
.
3
1
.
0
0
.
7
0
.
5
0
.
4
0
.
2
0
.
1
0
.
1
0.4 0.5 0.7 0.8
1
.
2
1
.
8
1
.
3
1
.
3
0
.
9
0
.
6
0
.
5
0
.
3
0
.
2
0
.
1
0
.
1
0.4 0.5 0.7 0.7
1
.
1
1
.
7
1
.
3
1
.
2
0
.
8
0
.
6
0
.
5
0
.
4
0
.
3
0
.
1
0
.
1
0.4 0.6 0.8 0.9
0
.
6
1
.
1
1
.
1
1
.
1
0
.
8
0
.
7
0
.
8
0
.
6
0
.
4
0
.
2
0
.
1
0.4 0.7 1.0 1.1
0
.
3
0
.
7
0
.
9
0
.
9
0
.
7
0
.
8
1
.
2
1
.
0
0
.
6
0
.
2
0
.
1
0.4 0.71.1 1.5
0
.
2
0
.
6
0
.
7
0
.
8
0
.
7
1
.
1
2
.
0
1
.
6
0
.
8
0
.
3
0
.
1
0.4 0.7 1.1 1.3
0
.
2
0
.
6
0
.
7
0
.
8
0
.
8
1
.
8
3
.
5
2
.
5
1
.
2
0
.
4
0
.
1
0.4 0.7 0.9 0.9
0
.
2
0
.
7
0
.
8
1
.
1
1
.
0
2
.
6
5
.
0
3
.
4
1
.
5
0
.
4
0
.
2
0.4 0.6 0.8 0.9
0
.
4
0
.
8
1
.
0
1
.
4
1
.
4
3
.
4
5
.
5
4
.
8
2
.
1
0
.
5
0
.
2
0.4 0.6 0.8 0.8
1
0
.
6
2
.
1
1
.
3
1
.
7
2
.
1
5
.
3
8
.
2
6
.
8
2
.
8
0
.
5
0
.
1
0.4 0.7 0.9 0.9
2
4
.
6
4
.
9
1
.
7
2
.
1
2
.
2
4
.
5
7
.
7
6
.
5
2
.
7
0
.
5
0
.
1
0.4 0.71.11.2
2
.
7
2
.
3
1
.
9
2
.
3
1
.
9
3
.
1
5
.
3
4
.
5
2
.
1
0
.
5
0
.
2
0.3 0.7 1.1 1.5
1
.
0
2
.
0
2
.
0
2
.
1
1
.
7
2
.
9
5
.
1
3
.
5
1
.
5
0
.
5
0
.
2
0.3 0.6 1.01.1
1
.
0
2
.
0
2
.
1
2
.
1
1
.
7
2
.
3
3
.
6
2
.
6
1
.
3
0
.
4
0
.
2
0.3 0.5 0.7 0.7
1
.
3
2
.
5
2
.
2
2
.
3
1
.
7
1
.
7
2
.
4
1
.
8
1
.
0
0
.
4
0
.
2
0.3 0.4 0.5 0.6
1
.
5
2
.
6
2
.
3
2
.
2
1
.
7
1
.
6
1
.
9
1
.
4
0
.
8
0
.
4
0
.
2
0.5 0.5 0.5 0.5
1
.
2
2
.
2
2
.
2
2
.
1
1
.
8
1
.
9
1
.
9
1
.
4
0
.
8
0
.
3
0
.
1
0.6 0.7 0.6 0.6
1
.
3
2
.
2
2
.
1
2
.
1
1
.
6
2
.
3
2
.
4
1
.
7
0
.
8
0
.
3
0
.
1
0.6 0.8 0.8 0.9
1
.
6
2
.
4
2
.
0
1
.
9
1
.
5
3
.
2
3
.
6
2
.
3
0
.
9
0
.
3
0
.
1
0.8 1.0 1.0 18.9
1
.
2
2
.
0
1
.
7
1
.
9
1
.
6
4
.
8
4
.
6
2
.
9
1
.
1
0
.
3
0
.
1
0.9 1.2 1.3 24.1
0
.
8
1
.
3
1
.
4
2
.
0
1
.
9
5
.
7
5
.
5
4
.
0
1
.
4
0
.
3
0
.
1
0.8 1.21.414.0 19.8 20.2
0
.
9
1
.
2
1
.
3
2
.
1
2
.
4
8
.
4
8
.
1
5
.
5
1
.
8
0
.
4
0
.
2
0.9 1.2 1.3 1.7 6.9 7.2 2.5 1.5 1.7 1.8
2
.
0
2
.
0
2
.
0
2
.
0
1
.
7
2
.
1
2
.
0
1
.
8
1
.
4
1
.
5
1
.
5
2
.
4
2
.
5
7
.
7
7
.
8
5
.
3
1
.
9
0
.
5
0
.
2
0.7 1.01.11.3 1.01.11.31.4 1.51.8
1
.
9
2
.
1
2
.
0
1
.
9
2
.
0
2
.
2
2
.
2
2
.
1
1
.
7
1
.
7
1
.
9
2
.
4
2
.
3
5
.
4
5
.
5
4
.
3
1
.
9
0
.
7
0
.
3
0.6 0.8 0.9 1.2 1.1 1.4 1.5 1.5 1.7 1.8
2
.
0
2
.
1
2
.
4
2
.
4
2
.
6
2
.
8
2
.
7
2
.
7
2
.
4
2
.
4
2
.
6
2
.
7
2
.
7
5
.
5
5
.
6
4
.
1
2
.
0
0
.
8
0
.
4
0.5 0.6 0.7 1.21.42.1 2.3 2.3 2.3 2.0
2
.
1
2
.
5
3
.
1
3
.
5
3
.
8
3
.
6
3
.
5
3
.
6
3
.
7
3
.
8
3
.
5
3
.
5
3
.
6
5
.
5
5
.
9
4
.
2
2
.
3
1
.
1
0
.
4
0.3 0.3 0.5 1.1 1.9 2.8 3.7 3.7 3.0 2.3
2
.
0
2
.
4
3
.
2
3
.
7
3
.
8
3
.
7
3
.
7
3
.
6
3
.
8
3
.
8
3
.
6
3
.
6
3
.
6
4
.
7
4
.
9
3
.
7
2
.
2
1
.
0
0
.
3
0.1 0.2 0.3 0.7 1.6 2.5 3.8 3.8 2.7 2.0
1
.
7
1
.
9
2
.
6
4
.
6
4
.
3
3
.
0
3
.
0
3
.
1
4
.
7
4
.
5
3
.
0
3
.
0
3
.
1
5
.
0
5
.
1
2
.
8
1
.
8
0
.
9
0
.
3
0.1 0.1 0.2 0.6 1.2 2.2 4.3 4.5 2.3 1.4
0
.
9
0
.
5
1
.
0
1
.
9
1
.
8
1
.
0
0
.
7
1
.
1
1
.
8
1
.
7
1
.
0
0
.
6
1
.
0
2
.
0
2
.
0
1
.
1
0
.
5
0
.
3
0
.
1
0.0 0.0 0.1 0.1 0.3 0.6 1.5 1.7 0.7 0.4
0
.
2
0
.
3
0
.
6
1
.
3
1
.
2
0
.
6
0
.
5
0
.
7
1
.
2
1
.
1
0
.
6
0
.
5
0
.
7
1
.
3
1
.
3
0
.
7
0
.
3
0
.
2
0
.
1
P
1
P
1
P
1
P
1
P
P
P
P
P
1
P
1
P
1
P1 P1
P
1
9 1 6 - 8 5 1 - 1 4 0 0
3 3 2 0 D A T A D R I V E, S U I T E 2 0 0, R A N C H O C O R D O V A, C A. 9 5 6 7 0
P E R K I N S , W I L L I A M S & C O T T E R I L L
F A X: 9 1 6 - 8 5 1 - 1 4 0 8
p w c a r c h @ p w c a r c h i t e c t s . c o m
E
-
1
.
1