2019/11/14 Planning Commission Agenda PacketREVISED
*Item 6.1 Title Revised
City of Rohnert Park
Planning Commission
A G E N D A
Thursday, November 14, 2019
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. CALL TO ORDER
2. PLEDGE OF ALLEGIANCE
3. ROLL CALL (Blanquie____Borba____Giudice____Haydon_____Orloff____)
4. 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.
5. CONSENT CALENDAR - ADOPTION OF MINUTES
5.1 Approval of the Draft Minutes of the Planning Commission Meeting October 10,
2019.
5.2 Approval of the Draft Minutes of the Planning Commission Meeting October 24,
2019.
6. AGENDA ITEMS
6.1 SITE PLAN AND ARCHITECTURAL REVIEW – File No. PLSR19-0008 –
Ed Brush, Straus Family Creamery – Consideration of Resolution 2019-34
Approving Site Plan and Architectural Review for the Straus Family Creamery
Additions Located at 655 Park Court (APN 143-040-067)
CEQA: The project is exempt under CEQA Section 15332 in-fill development
projects. The project site has no value as habitat for endangered, rare, or
threatened species and would not result in any significant effects relating to
traffic, noise, air quality or water quality; and the site can be adequately served
by all required utilities and public services. No further action is required
pertaining to environmental review.
6.2 DEVELOPMENT PROJECT UPDATE
7. ITEMS FROM THE PLANNING COMMISSION
8. ITEMS FROM THE DEVELOPMENT SERVICE STAFF
9. ADJOURNMENT
NOTE: If you challenge the nature of the proposed action in court, you may be limited to
raising only those issues you or someone else raised at public hearing(s) described in this
Agenda, or in written correspondence delivered to the City of Rohnert Park at, or prior to the
public hearing(s).
Disabled Accommodation: In compliance with the Americans with Disabilities Act, if
you need special assistance to participate in this meeting please call (707) 588-2231. 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, Jennifer Sedna, Community Development Assistant, for the City of Rohnert Park, declare that
the foregoing notice and agenda for the November 14, 2019, Planning Commission Meeting of
the City of Rohnert Park was posted and available for review on November 8, 2019 at Rohnert
Park City Hall, 130 Avram Avenue, Rohnert Park, California 94928. The agenda is available on
the City of Rohnert Park’s website at www.rpcity.org.
Signed this 8th day of November, 2019 at Rohnert Park, California.
/s/
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 November 25, 2019.
Minutes of the Planning Commission
Of the City of Rohnert Park
Thursday, October 24, 2019
6:00 P.M.
130 Avram Avenue, Rohnert Park
1. CALL TO ORDER
Chairperson Giudice called the regular meeting to order at 6:06 p.m.
2. PLEDGE OF ALLEGIANCE
Led by Chairperson Giudice.
Chairperson Giudice announced his conflict with item 6.2 and that he would be stepping
out of the room while Commissioner Blanquie serves as Acting Chair.
3. ROLL CALL
Present: Gerard Giudice, Chairperson
Daniel A. Blanquie, Commissioner
John E. Borba, Commissioner
Marc Orloff, Commissioner
Absent: Susan Haydon, Vice Chair
Staff Present: Planning Manager, Jeff Beiswenger, Housing Specialist, Jenna Garcia, and
Recording Secretary, Jennifer Sedna, were present.
4. PUBLIC COMMENT
None.
5. CONSENT CALENDAR - ADOPTION OF MINUTES
None.
6. AGENDA ITEMS
6.1 DEVELOPMENT AGREEMENT AMENDMENT – File No. PLDA19 -0005 –
Ben Van Zutphen/Penn Grove Mountain LLC – Consideration of Resolution
2019-33 recommending to the City Council adoption of an ordinance approving
an amended Development Agreement between the City of Rohnert Park and Penn
Grove Mountain LLC for approximately 80 acres located south of the Canon
Manor Specific Plan Area, west of Petaluma Hill Road, and north of Valley
House Drive (various APNs).
Jenna Garcia, Housing Specialist, presented the item. Recommended Action(s): Adopt
Resolution 2019-33 recommending to the City Council adoption of an ordinance
approving an amended Development Agreement between the City of Rohnert Park and
Penn Grove Mountain LLC for approximately 80 acres located south of the Canon Manor
Specific Plan Area, west of Petaluma Hill Road, and north of Valley House Drive
(various APNs).
Applicant Megan Kaun from Willowglen came to the podium and the Commission did
not ask any questions of the applicant.
Hearing opened.
Public Comment: None.
Hearing closed.
ACTION: Moved/Seconded (Orloff/Blanquie) to adopt Resolution 2019-33
recommending to the City Council adoption of an ordinance approving an
amended Development Agreement between the City of Rohnert Park and Penn
Grove Mountain LLC for approximately 80 acres located south of the Canon
Manor Specific Plan Area, west of Petaluma Hill Road, and north of Valley
House Drive (various APNs).
Motion carried by the following unanimous 4-0-1 vote: AYES: Blanquie,
Borba, Giudice, and Orloff; NOES: None; ABSTAIN: None; ABSENT: Haydon.
At 6:22 p.m. Chairperson Giudice left the meeting and Commissioner Blanquie became
Acting Chair.
6.2 STUDY SESSION – Study Session on Amendments to the Sonoma Mountain
Village Final Development Plan
Planning Manager, Jeff Beiswenger, presented the item. Recommended Action(s):
Receive the Planning Commission’s input on the amendments to the Sonoma Mountain
Village Final Development Plan.
Applicants name and Jack Robertson of Brookfield Homes answered questions from the
Commissioners including the preference of the Commission to have the size of the Estate
lots not be reduced, the Mixed Use zoning on Rohnert Park Expressway, and if the
applicant will proceed with the proposed amendments if the detention basin is moved
east.
Public Comment: Morty Wiggins, Mike Rosselli and Tony Mencarini expressed support
for the project.
ACTION: By Consensus (none opposed), Planning Commission received the
informational presentation and participated in the study by offering input on
various topics such as LEED certified housing, providing an estimate to the
increase in population, location and possible creation of additional schools, the
one-way street around the linear park, bicycle pathways and narrow streets,
parking structures, status of the soccer field, an agreement between the City and
the developer for privately maintained parks, pedestrian flow to the SMART
station, health and fitness space, removal of the theater and hotel and the
reduction in the size of the grocery store, the necessity of a supplemental CEQA,
7. ITEMS FROM THE PLANNING COMMISSION
Acting Chair Blanquie inquired about the status of the downtown project.
8. ITEMS FROM THE DEVELOPMENT SERVICE STAFF
Jeff Beiswenger introduced Consultant Martti Eckert who will be working on updating
the City’s zoning ordinance, including for SOMO village. Staffperson Beiswenger also
informed the Commission of the next meeting November 14, 2019 and to expect full
agendas at the beginning of the upcoming year.
9. ADJOURNMENT
Acting Chair Blanquie adjourned the regular meeting at 8:11 p.m.
____________________________________ ___________________________________
Gerard Giudice, Chairperson Jennifer Sedna, Secretary
City of Rohnert Park
Planning Commission
A G E N D A
Thursday, November 14, 2019
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. CALL TO ORDER
2. PLEDGE OF ALLEGIANCE
3. ROLL CALL (Blanquie____Borba____Giudice____Haydon_____Orloff____)
4. 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.
5. CONSENT CALENDAR - ADOPTION OF MINUTES
None
6. AGENDA ITEMS
6.1 DEVELOPMENT AGREEMENT AMENDMENT – File No. PLSR19-0008 –
Ed Brush, Straus Family Creamery – Consideration of Resolution 2019-34
Approving Site Plan and Architectural Review for the Straus Family Creamery
Additions Located at 655 Park Court (APN 143-040-067)
CEQA: The project is exempt under CEQA Section 15332 in-fill development
projects. The project site has no value as habitat for endangered, rare, or
threatened species and would not result in any significant effects relating to
traffic, noise, air quality or water quality; and the site can be adequately served
by all required utilities and public services. No further action is required
pertaining to environmental review.
6.2 DEVELOPMENT PROJECT UPDATE
7. ITEMS FROM THE PLANNING COMMISSION
8. ITEMS FROM THE DEVELOPMENT SERVICE STAFF
9. ADJOURNMENT
NOTE: If you challenge the nature of the proposed action in court, you may be limited to
raising only those issues you or someone else raised at public hearing(s) described in this
Agenda, or in written correspondence delivered to the City of Rohnert Park at, or prior to the
public hearing(s).
Disabled Accommodation: In compliance with the Americans with Disabilities Act, if
you need special assistance to participate in this meeting please call (707) 588-2231. 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, Jennifer Sedna, Community Development Assistant, for the City of Rohnert Park, declare that
the foregoing notice and agenda for the November 14, 2019, Planning Commission Meeting of
the City of Rohnert Park was posted and available for review on November 8, 2019 at Rohnert
Park City Hall, 130 Avram Avenue, Rohnert Park, California 94928. The agenda is available on
the City of Rohnert Park’s website at www.rpcity.org.
Signed this 8th day of November, 2019 at Rohnert Park, California.
/s/
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 November 25, 2019.
1
CITY OF ROHNERT PARK
PLANNING COMMISSION STAFF REPORT
Meeting Date: November 14, 2019
Item No: 6.1
Prepared By: Kevin Locke, Planning Consultant
Agenda Title: PLSR19-0008, Site Plan and Architectural Review, 655 Park Court –
Straus Creamery Tanks
Location: 655 Park Court, 143-040-067
GP/Zoning: I-L (Light Industrial)
Applicant/Owner: Ed Brush – Straus Family Creamery/Goode Stuff LLC
RECOMMENDED ACTION: Staff recommends that the Planning Commission adopt a
resolution approving the Site Plan and Architectural Review (SPAR) for the Straus Creamery
additions and site modifications at 655 Park Court (APN, 143-040-067).
BACKGROUND: The existing site contains a
76,996 Sq. Ft. industrial building located on
6.69 acre lot. The project site is located on the
west side of the 101 in the northwest portion of
the City. The area is characterized by light
industrial and business uses. Figure 1 illustrates
the site zoning and location. The area in grey
represents an I-L (Light Industrial) zone.
The site is surrounded by industrial uses and
office buildings to the north, east, and south.
While there is a vacant parking lot to the east of
the site.
Straus Creamery is proposing to locate
operations in a tenant space of roughly 42,000
square feet. They are also proposing a variety
of additions to the exterior of the building (Figure 2 and
3). These exterior modifications would include tanks for
processing dairy products, receiving bays for incoming trucks, and waste water holding tanks.
The tallest tanks are 44 feet in height and will have a white finish. The receiving bays will
include a covered canopy and the entire site shall be surrounded by a chain link fence with
Site
Figure 1 Zoning Map 655 Park Court
2
screening materials. Aside from their production facilities, the applicant is proposing a trash
enclosure, bike racks/storage, and additional parking with landscaping.
Daily Operations
Straus anticipates 4-5 milk loads a day delivered to the new facility in the receiving bays. They
are planning for up to 10-12 potential milk load deliveries a day. Milk tankers would leave from
their Petaluma facility in the morning and would enter the site from 7:00AM to 7:00PM. The
milk tankers would enter the receiving bay canopy where milk would be unloaded.
Straus also plans to have 4-5 transfer loads shuffling materials and finished goods to the existing
docking bays at the north side of the building. These trucks would be operating between 4-
5:00AM to 7:00PM.
Wastewater will be hauled to a farm in Marshall, CA. There would be roughly five trips a day
between 7:00AM to 7:00PM.
Anticipated shifts and employees would work the following hours:
• Prep shifts are from 10:00PM to 6:00AM: Six to eight employees would be onsite.
• Production Shifts are from 4:00AM to 1:00PM: 45 employees would be onsite.
• Sanitation Shifts are from 2:00PM to 10:00PM: 14 employees would be onsite.
Parking
The existing building currently has 39 parking spaces. The applicant is proposing an additional
35 parking spaces on the southeast portion of the site. As well, the applicant would put in eight
bicycle parking spaces near the front entrance of the site.
Landscaping
A preliminary landscaping plan has been submitted. The plant palette includes likely species,
with the final selections to be determined as construction documents develop. Much of the
current landscaping will remain on the site and proposed landscaping is focused around the
proposed parking. The proposed landscaping would re-establish and extend the original design
intent. The landscape plan is designed to meet WELO standards and the plant palette will utilize
drought tolerant plant materials.
3
Figure 2: Existing Site Aerial + Proposed Project Location
Proposed
Additions
Location
4
Figure 3: Proposed Site Plan
Proposed
Loading Docks
Proposed
Tanks
Additional
Parking
5
Figure 4: North Elevation
Figure 5: East Elevation
Proposed
Loading
Canopy
Proposed Tanks Existing Loading Docks
6
ANALYSIS:
General Plan
The proposed project includes exterior modifications to an existing industrial building and would
remain in compliance with the I-L (Light Industrial) district of the General Plan.
This project implements the following General Plan Goals and Policies, as follows:
• LU-J: Continue to maintain efficient land use patterns and ensure that infill development
maintains the scale and character of existing neighborhoods.
The proposed new industrial additions would utilize an existing underdeveloped section
of a parcel in a designated I-L: Limited industrial district of the City. The infill
development proximity to existing infrastructure promotes the continued use of land in an
efficient and orderly manner. The proposed infill development is of a proportional scale
in terms of height and massing to existing development.
Zoning Regulations
The development standards for the subject project are those that are applicable in the I-L:
Limited Industrial District. As proposed and planned, the new industrial building is consistent
with the intent of the I-L Zoning district and complies with all development standards including
height, setbacks, lighting, and landscaping.
Parking
The parking requirement for warehouse, distribution, and storage is one space for every 500 Sq.
Feet of gross floor area. The total gross floor area of the site is 41,400 Sq. Ft. which would
require a total of 83 parking spaces. The applicant has provided 74 total spaces. There is a
provision in the Zoning Ordinance Section 17.16.040 that allows a 25 percent reduction in
required parking if the demand for parking occurs over different periods of time. This would
allow for a reduction of 20 spaces max. As stated in Straus’s daily operations, there would be
varying demand on parking due to various employee shifts throughout the day, allowing for such
reduction of parking to occur.
The applicant is proposing eight bicycle spaces which is consistent with section 17.16.140 of the
zoning code which states that “Commercial, retail, wholesale, and industrial uses: one bicycle
parking space for every fifteen off-street vehicle parking spaces are required”. Eight spaces is
more than adequate for the amount of parking spaces provided.
There are ample vehicle aisle widths and turning radius for delivery trucks to enter the
property/will also accommodate emergency vehicles.
Trash Enclosure
The applicant has proposed a trash enclosure on site that is in compliance with section 17.12.130
of the Zoning Code.
ENVIRONMENTAL DETERMINATION: The project is exempt under CEQA Section 15332
in-fill development projects. The project site has no value as habitat for endangered, rare, or
threatened species and would not result in any significant effects relating to traffic, noise, air
7
quality or water quality; and the site can be adequately served by all required utilities and public
services.
PUBLIC NOTIFICATION: A public hearing notice is not required for Site Plan &
Architectural Review. The agenda was posted as required and the meeting materials have been
posted to the website and have been made available to the public.
Planning Manager Approval Date: 11/7/19
Attachments (list in packet assembly order):
1. Resolution 2019-34
2. Design Submittal Materials
1
PLANNING COMMMISSION RESOLUTION NO. 2019-34
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF ROHNERT
PARK APPROVING SITE PLAN AND ARCHITECTURAL REVIEW FOR THE
STRAUS FAMILY CREAMERY ADDITIONS LOCATED AT
655 PARK COURT (APN 143-040-067)
WHEREAS, the applicant, Ed Brush, representing Straus Family Creamery, has
submitted a Site Plan and Architectural Review application for additions to the existing industrial
building located at 655 Park Court (APN, 143-040-067); and
WHEREAS, Planning Application No. PLSR19-0008 was processed in the time and
manner prescribed by State and local law; and
WHEREAS, the project is located in the Industrial Zoning District, and so designated on
the Rohnert Park Zoning Map;
WHEREAS, on November 14, 2019, the Planning Commission reviewed Planning
Application No. PLSR19-0008 at which time interested persons had an opportunity to testify
either in support of or opposition to the project; and,
WHEREAS, at the November 14, 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. PLSR19-0008.
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. PLSR19-0008, makes the following findings, to wit:
A. That the developments general appearance is compatible with existing development
and enhances the surrounding neighborhood.
Criteria Satisfied. The project proposes additions to the exterior of the building and will
not change the existing exterior façade of the building. The proposal will add new
exterior equipment to the site which will be partially visible from surrounding properties.
The additions are consistent with the industrial development in the surrounding area.
Much of the existing landscaping on the site is preserved to give the project a mature
appearance. The proposed landscape plan would enhance the property and provide a
buffer to adjacent parcels. The equipment would be mostly screened from view from the
public.
( 2 )
Reso 2019-34
B. That the development incorporates a variation from adjacent on-site and off-site
structures in height, bulk, and area; arrangement on the parcel; openings or breaks in
the façade facing the street; and/or the line and pitch of the roof.
Criteria Satisfied. The project proposes to add exterior modifications that would not alter
the height, bulk, or area of the existing building. No expansions or other exterior changes
are proposed that would affect the design of the existing building. The exterior equipment
would add new structure and features to the site which would be consistent with the
industrial nature of the use and consistent with surrounding land uses.
C. That the development will be located and oriented in such a manner so as to provide
pedestrian, bicycle and vehicular connections with adjacent properties, as appropriate,
and avoids indiscriminate location and orientation.
Criteria Satisfied. The project involves exterior modifications to an existing building and
therefore no changes to the building orientation or setbacks are proposed. The applicant is
proposing to install bicycle parking and there is pedestrian access already connecting the
site. The site as currently designed is consistent with this criteria.
Section 3. Environmental Clearance. The project is exempt under CEQA Section 15332
in-fill development projects. The project site has no value as habitat for endangered, rare, or
threatened species and would not result in any significant effects relating to traffic, noise, air
quality or water quality; and the site can be adequately served by all required utilities and public
services. No further action is required pertaining to environmental review.
NOW THEREFORE BE IT RESOLVED, that the Planning Commission does hereby
approve Planning Application No. PLSR19-0008 subject to the following Conditions of
Approval;
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. 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,
( 3 )
Reso 2019-34
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.
5. The existing driveway and curb ramps should be replaced with an ADA-compliant
design per City Std Dwg 250.
6. A sump drain shall be provided in the floor of the trash dumpster enclosure, with the
drain connected to the sanitary sewer system.
7. The existing perimeter road around the building appears to be unpaved grass per
aerial photos. The road will need to be upgraded to meet CFC Section 503
requirements.
8. Provide a backflow preventer/ detector check assembly on the water lateral serving
the on-site private fire line to isolate it from the public system. The backflow
preventer shall be located in the public ROW or if on-site located in an easement as
close to the public ROW as possible.
9. Provide fire flow calculations demonstrating that adequate fire flow and pressure is
available from the existing water system.
10. The narrative indicates that waste trucks will load on the south side of the building. It
is not clear on the site plan where the loading will take place or how spills will be
contained. Final improvement plans shall show truck access and loading/ spill
containment improvements.
11. An Industrial Waste Discharge Permit may be required from the City of Santa Rosa.
Pre-treatment measures may also be required on-site prior to discharge to the City
system.
12. A large sized key box shall be provided with a set of permanently labelled keys at the
building entry. All doors to utility rooms and fire alarm panels shall be labelled.
13. Fire sprinklers are required per NFPA 13 and local ordinance. A separate fire
department permit (FS 10) is required.
14. An automatic fire alarm system is required per NFPA 72 and local ordinance. A
separate fire department permit (FS 12) is required.
15. Fire extinguishers shall be provided as per CFC.
16. The fire lane shall be improved to meet current requirements per CFC Section 503.
17. Additional Operational Permits may be required prior to occupancy.
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.
( 4 )
Reso 2019-34
DULY AND REGULARLY ADOPTED on this 14th day of November, 2019 by the
City of Rohnert Park Planning Commission by the following vote:
AYES: _____ NOES: _____ ABSENT: _____ ABSTAIN: _____
BLANQUIE____ BORBA____ GIUDICE____ HAYDON____ ORLOFF____
________________________________________________________________
Gerard Guidice, Chairperson, City of Rohnert Park Planning Commission
Attest: _______________________________
Jennifer Sedna, Recording Secretary
LABATH AVE TOWARDS SITEPARK CT. TOWARDS SITEPARK CT. TOWARDS SITEPARK CT TOWARDS FRONT ENTRANCESIDEWALK TO EAST SIDE AND FRONT ENTRANCELABATH AVE. EAST TO SITEEAST TOWARDS NEIGHBORING BUILDINGSOUTH OF BLDG. LOOKING WESTFRONT ENTRANCEDOCK SIDE OF BLDGAERIAL VIEW FROM NEARBY CORNERSTREET VIEW FROM NEARBY CORNERMARTIN AVE. SOUTH TO SITEAERIAL FROM BUSINESS PARK DR.
Straus Family CreameryPreliminary Landscape PlanRohnert Park, CaliforniaDesign Review SubmittalOctober 2019L1IRRIGATION SYSTEM WILL CONFORM TO THE CITY'S WATER EFFICIENT LANDSCAPE ORDINANCE. IRRIGATION SYSTEM TO INCLUDE ASEPARATE IRRIGATION CONNECTION, WATER METER, AND REDUCED-PRESSURE PRINCIPLE BACKFLOW PREVENTOR (1"). CONTROLLERWILL BE "SMART" WITH SELF-ADJUSTING PROGRAMS BASED ON LOCAL WEATHER CONDITIONS. A EVAOPTRANSPIRATION/WEATHERSENSOR, RAIN SENSOR, FLOW SENSOR, AND MASTER VALVE WILL BE INSTALLED. HYDROZONES WILL BE BASED ON EXPOSURE, PLANTWATER REQUIREMENTS AND EMISSION TYPE. IRRIGATION EMISSION SYSTEM WILL GENERALLY CONSIST OF:·HARD PIPED DRIP OR BUBBLERS TO LARGE SHRUBS IN LINEARARRANGEMENTS,·OVERHEAD IRRIGATION FOR SHRUB AND GROUND COVERAREAS GREATER THAN 10' WIDE, SET BACK 2' FROMHARDSCAPE,·INLINE DRIP IRRIGATION FOR SHRUB AND GROUNDCOVERAREAS LESS THAN 10' IN WIDTH,·DRIP OR MICROSPRAY TO NATURALIZED SHRUBS AND TREESIN NATIVE AND BUFFER AREAS WITH POLYETHELENE SUPPLYLINE.AT THE STREET FRONTAGE AND WITHIN NEWLY IMPROVED AREAS, NEW GROUNDCOVER PLANTING WILL RE-ESTABLISH AND EXTEND THE ORIGINALDESIGN INTENT, PROVIDING FORM AND CONTEXT TO THE BUILDING AND OTHER SITE ELEMENTS, VISUALLY ORGANIZE THE SITE, AND SCREENUNDESIRABLE VIEWS (PARKED CARS, ETC.). ENTRIES ARE MARKED BY GROUPS OF ACCENT PLANTS. TREES WILL PROVIDE A FORMAL STRUCTURE TO THEPROJECT, WITH LARGE CANOPY TREES PROVIDING SHADE TO PARKING AND OTHER PAVED AREAS, AND COLUMNAR SPECIES AT THE EASTERLYBOUNDARY. EXISTING TREES WILL RETAINED AS SHOWN.PRELIMINARY PLANTING PALETTE INCLUDES LIKELY SPECIES, WITH FINAL SELECTIONS TO BE DETERMINED DURING AS CONSTRUCTION DOCUMENTS AREDEVELOPED. NOT ALL SPECIES MAY BE USED. PLANTING DESIGN WILL AVOID A TOSSED SALAD APPROACH, INSTEAD USING DRIFTS AND MASSING OFSAME SPECIES, WHILE PROVIDING DIVERSITY TO THE OVERALL SITE. PLANTING SHOWN IS BASED ON ANTICIPATED IMPROVEMENTS. ADDITIONALREPLACEMENT OR RESTORATION MAY BE REQUIRED DUE TO CONSTRUCTION.0'20'40'1" = 20'NEXISTING MALUS SP., DBH APPROX. 6"-8"EXISTING QUERCUS A., DBH APPROX. 8"-12"IRRIGATION DESIGN STATEMENTLANDSCAPE DESIGN STATEMENTEXISTING LAGERSTROMIA I. HYBRIDS, DBH APPROX. 8"-12"EXISTING QUERCUS A., DBH APPROX. 8"-12"PROPERTY LINEEXISTING TREE TO REMAINEXISTING SEQUIOA S., (OFFSITE), TYP. AT SOUTHERLY PROPERTY BOUNDARYPARKING LOT SHADE TREESFRAXINUS ANGUSTIFOLIA `RAYWOOD` / NARROW-LEAVED ASH24" BOXWUCOLS (M)PISTACIA CHINENSIS `KEITH DAVEY` / CHINESE PISTACHE24" BOXWUCOLS (L)ULMUS X `ACCOLADE` / ACCOLADE ELM24" BOXWUCOLS (L)ZELKOVA SERRATA `HALKA` / HALKA ZELKOVA24" BOXWUCOLS (M)COLUMNAR TREESTREES WITH UPRIGHT, FASTIGATE HABIT. USED AS SCREENING ANDBACKGROUND FOR NARROW AREAS OR ADJACENT BUILDINGSACER RUBRUM `BOWHALL` / BOWHALL MAPLE15 GAL.WUCOLS (M)CARPINUS BETULUS `COLUMNARIS` / COLUMNAR EUROPEAN HORNBEAM15 GAL.WUCOLS (M)PODOCARPUS MACROPHYLLUS MAKI / SHRUBBY YEW15 GAL.WUCOLS (M)QUERCUS ROBUR `FASTIGIATA` / PYRAMIDAL ENGLISH OAK15 GAL.WUCOLS (M)QUERCUS VIRGINIANA `SKY CLIMBER` / SKY CLIMBER S, LIVE OAK15 GAL.WUCOLS (M)MID-GROUND SHRUBSMID-GROUND SHRUBS SELECTED FOR INTEREST AND COLOR.PREDOMINATELY LOW WATER USE.ILEX CRENATA `STOKES` / JAPANESE HOLLY5 GAL.WUCOLS (M)PRUNUS LAUROCERASUS `OTTO LUYKEN` / LUYKENS LAUREL5 GAL.WUCOLS (L)PUNICA GRANATUM `NANA` / DWARF POMEGRANATE5 GAL.WUCOLS (L)RHAPHIOLEPIS INDICA `PINK DANCER` / INDIAN HAWTHORNE5 GAL.WUCOLS (L)SPIRAEA X B. `ANTHONY WATERER` / ANTHONY WATERER SPIRAEA5 GAL.WUCOLS (M)VIBURNUM TINUS `SPRING BOUQUET` / SPRING BOUQUET LAURESTINUS5 GAL.WUCOLS (M)NATIVE AND ADAPTED PLANTINGLOW WATER USE GROUNDCOVER AND NATIVE BUNCHGRASSACACIA REDOLENS `LOWBOY` / BANK CATCLAW1 GAL.WUCOLS (L)ARCTOSTAPHYLOS X `EMERALD CARPET` / EMERALD CARPET MANZANITA1 GAL.WUCOLS (L)BACCHARIS PILULARIS / DWARF COYOTE BRUSH1 GAL.WUCOLS (L)COTONEASTER LACTEUS / RED CLUSTERBERRY COTONEASTER1 GAL.WUCOLS (L)FESTUCA MAIREI `GREENLEE`S FORM` / GREENLEE ATLAS FESCUE1 GAL.WUCOLS (L)MUHLENBERGIA DUBIA / PINE MUHLY1 GAL.WUCOLS (L)MUHLENBERGIA RIGENS / DEER GRASS1 GAL.WUCOLS (L)ENTRY PLANTINGENHANCED PLANTING AT ENTRY AREA. TIGHTER PLANT SPACING ANDFLOWER OR LEAF COLOR TO CAMPUS ENTRY OFF PARK COURT. FIVEGALLON PLANTING AT 30-36" O.C.-GROUNDCOVERSPREADING EVERGREENS, MEDIUM AND LOW WATER USE. SOMEFLOWERING SPECIMENTS, BUT PRIMARILY SELECTED FOR HARDINESS.ROSA X `FLOWER CARPET CORAL` / ROSE1 GAL.WUCOLS (M)ROSMARINUS OFF.`HUNTINGTON CARPET` / H. CARPET ROSEMARY1 GAL.WUCOLS (L)TRACHELOSPERMUM ASIATICUM / ASIAN JASMINE1 GAL.WUCOLS (M)TRACHELOSPERMUM JASMINOIDES / STAR JASMINE1 GAL.WUCOLS (M)BIO-RETENTION MIXSODDED BLEND OF NATIVE AND ADAPTED SPECIES FOR USE INBIOSWALES AND DETENTION BASINS. TOLERANT OF LIMITEDINUNDATION DURING STORM EVENTS.-PRELIMINARY PLANT LEGENDEXISTING LANDSCAPE, TYP.EXISTING SIGNAGEPROPOSED PATH OFTRAVEL TO RIGHT-OF-WAYBIORETENTION PLANTER
POLE BASE DETAILSPEED BUMPS
IIIIIIII
II
IWWI
IIIIIIIIIIIIIII
IIIII IIIIIIIII
IIII II IIIII
IIIIIIIWWI
IIIIII IIIIIIIIIIII
II
IWWI
IIIIIIIIIIIIIII
IIIII III
W
WMMMGGGGGGBUILDINGBUILDING
PG&ETELPG&EELEC (EX)(EX)(EX)(EX)(EX)(EX)(EX)(EX)(EX)(N)(N)(N)(N)(N)(N)SITE LIGHTING(EX)(EX)(EX)(EX)(N)(N)(N)(N)(N)(N)(N)W1W1W1W1W1W1W1S1S1S1S1S1Luminaire ScheduleSymbolQtyLabelArrangementLum. LumensLLFLLDLDDDescriptionLum. WattsFilename5S1-aSINGLE74770.8500.9440.900Visionaire CON-2-L-T3-32LC-5-4K- 20' Pole + 2' Base56CON-2-L_T3_32LC_5_4K.IES7W1-aSINGLE74770.8500.9440.900Visionaire CON-2-L-T3-32LC-5-4K- Wall Mount at 20'56CON-2-L_T3_32LC_5_4K.IES9ES1-aSINGLE74770.8500.9440.900Assumed Existing (Same as S1-A) - 20' Pole + 2' Base56CON-2-L_T3_32LC_5_4K.IES4EW1-aSINGLE74770.8500.9440.900Assumed Existing (Same as W1-a) - Wall Mount at 20'56CON-2-L_T3_32LC_5_4K.IESCalculation SummaryLabelDescriptionCalcTypeGrid ZUnitsMaxCalcPts_1All Points ShownIlluminance0Fc6.42S1-aS1-aS1-aS1-aS1-aW1-aW1-aW1-aW1-aW1-aW1-aW1-aES1-aES1-aES1-aES1-aES1-aES1-aES1-aES1-aEW1-aEW1-aEW1-aEW1-aES1-a0.010.010.010.010.010.010.020.020.030.030.030.030.030.040.040.040.040.050.060.060.060.060.060.070.070.070.070.070.070.060.070.070.090.120.170.330.370.390.240.140.130.140.170.320.430.470.380.240.170.090.040.020.020.010.010.010.010.010.010.010.010.020.020.030.030.040.060.060.060.060.060.080.090.100.110.120.130.130.130.140.150.160.160.160.160.150.150.150.170.210.260.370.540.660.600.440.310.280.270.340.510.680.730.640.490.340.190.080.040.030.020.010.010.010.000.010.010.020.020.030.040.060.080.110.140.160.160.140.170.210.280.310.290.290.310.340.350.370.390.390.410.430.410.400.450.490.620.811.312.372.162.561.750.940.790.791.122.132.242.572.111.210.820.460.200.100.050.030.020.020.010.010.010.010.020.040.060.090.140.200.280.370.410.400.460.560.710.760.700.720.770.860.890.900.931.001.071.101.111.101.211.251.391.582.293.313.233.252.671.531.221.221.752.863.073.253.021.851.290.790.340.180.100.060.030.020.010.010.010.010.020.040.070.120.200.320.460.620.760.850.991.111.271.361.351.381.441.571.631.651.731.881.992.062.122.182.292.272.272.282.512.301.981.811.891.501.251.231.501.521.521.712.102.081.741.070.460.240.150.080.050.030.020.010.010.020.030.070.130.230.400.580.831.161.221.411.571.841.941.891.911.972.282.332.242.362.702.852.823.083.123.253.143.042.762.562.291.841.551.381.221.091.041.061.031.141.401.682.302.811.730.560.360.200.110.060.040.020.000.010.010.030.050.110.210.380.610.991.972.332.282.732.752.663.172.803.023.693.773.243.314.294.533.974.795.584.785.434.773.633.582.411.541.190.990.860.770.720.690.660.761.081.401.833.552.260.650.430.220.120.070.040.030.010.010.020.030.070.130.270.480.801.763.033.073.322.392.223.233.503.883.213.364.044.043.894.044.645.395.965.115.845.424.113.251.741.010.710.540.480.440.400.370.310.450.811.171.643.401.850.600.370.190.110.060.040.030.100.100.370.270.220.210.210.190.170.190.350.731.111.702.951.900.440.300.170.090.060.040.030.080.110.140.150.140.130.110.100.120.190.420.781.181.721.871.030.290.160.120.070.050.040.030.110.180.220.230.190.140.100.090.110.210.450.801.131.341.310.750.230.120.080.060.040.030.020.200.330.390.360.260.170.110.080.100.200.450.811.141.371.340.760.230.110.080.060.040.030.020.370.580.610.540.380.220.120.080.090.180.400.781.171.782.031.120.290.170.110.070.040.030.020.630.910.900.760.520.280.140.080.080.140.330.711.091.613.011.950.420.290.150.080.050.030.021.171.681.421.030.660.320.140.080.080.130.310.701.061.483.171.650.510.300.140.070.040.030.022.403.081.721.220.740.320.130.080.080.140.320.701.051.503.162.020.450.310.150.070.040.030.023.103.361.911.410.820.350.140.080.090.160.370.741.121.802.271.280.300.190.110.070.040.030.023.854.342.311.550.900.370.150.100.110.210.440.771.111.371.350.740.220.110.080.050.040.030.024.585.122.331.620.990.440.180.130.150.250.470.791.081.231.170.680.190.100.060.050.040.030.023.153.782.291.781.170.620.340.290.300.360.550.851.161.401.360.740.230.110.080.050.040.030.023.133.351.941.711.461.271.300.850.650.560.630.901.211.842.291.290.310.190.110.070.040.030.020.040.071.922.662.242.842.923.322.561.490.910.710.710.921.161.543.172.030.460.310.150.070.040.030.020.040.070.131.131.792.273.263.252.221.861.531.040.830.760.931.141.473.151.650.510.300.140.070.040.030.020.040.080.150.280.981.471.872.401.761.491.411.311.100.870.760.871.061.512.911.910.410.290.140.070.040.030.020.040.070.150.260.480.891.281.531.651.551.461.381.271.050.860.750.800.981.501.780.990.250.150.100.060.040.020.020.040.070.130.260.400.590.911.221.421.531.481.381.341.491.070.790.660.660.760.870.870.500.150.070.050.040.030.020.010.090.140.290.450.600.781.001.231.401.511.431.522.082.321.120.650.460.450.540.590.540.310.090.050.030.030.020.010.013.054.625.646.425.916.185.924.633.772.271.271.000.880.800.700.420.180.130.140.270.550.720.850.991.141.261.401.832.523.083.182.140.750.340.260.310.380.390.320.170.060.030.020.020.010.010.012.552.813.644.093.893.933.712.772.362.101.381.201.171.231.170.680.300.250.250.550.930.991.051.171.261.321.371.552.132.491.230.640.300.180.170.210.250.240.180.090.040.020.020.010.010.010.011.852.362.722.802.832.602.322.011.651.431.211.191.281.822.291.360.480.510.521.551.931.461.241.311.431.521.290.920.740.580.510.450.270.150.130.140.150.140.100.050.030.020.010.010.010.010.011.542.082.192.081.971.711.451.281.070.940.891.021.201.563.232.130.680.700.862.832.621.401.301.331.562.281.400.490.270.290.350.240.190.130.110.100.090.080.060.030.020.010.010.010.010.010.011.682.451.951.351.130.820.630.560.490.500.570.831.091.473.221.770.780.751.313.091.841.271.321.271.583.041.780.390.220.220.200.140.110.090.080.070.060.050.040.030.020.010.010.010.010.010.012.323.031.410.980.660.350.230.210.200.230.360.660.971.512.901.970.560.651.972.961.541.321.311.252.012.730.900.470.290.170.130.100.080.070.060.050.050.040.040.030.020.010.010.010.010.010.010.010.010.010.020.030.040.070.150.310.591.812.921.280.910.550.230.120.110.120.160.320.590.901.471.751.020.360.491.282.031.521.301.281.602.772.470.620.380.220.130.090.070.060.050.050.050.050.040.040.030.020.010.010.010.010.010.010.010.010.020.020.030.050.080.170.330.502.192.891.290.860.520.220.120.110.120.170.310.520.720.870.900.560.280.420.831.131.201.181.161.391.641.030.330.300.170.100.070.060.050.040.050.050.050.050.050.030.020.010.010.010.010.010.010.010.020.030.040.060.090.140.220.361.281.981.450.870.560.300.200.190.210.230.300.440.570.640.630.420.250.390.630.790.900.940.890.850.720.330.150.160.110.070.050.040.040.040.060.070.080.080.060.040.020.020.010.010.010.010.010.010.020.030.040.070.100.140.190.330.771.151.050.860.650.470.420.410.420.420.410.480.560.580.560.400.290.350.490.620.690.690.640.550.360.140.080.080.070.050.040.040.030.050.080.120.130.120.090.050.030.020.010.010.010.010.010.010.020.030.040.070.110.170.250.390.731.031.071.010.900.790.750.730.730.740.720.740.760.730.660.500.380.370.410.470.480.450.390.300.150.080.050.050.040.040.040.030.040.060.140.200.230.190.130.070.040.020.010.010.010.010.010.010.020.040.060.110.190.310.480.751.091.211.221.171.111.111.041.041.091.061.041.010.960.860.630.480.400.360.330.310.270.210.140.070.050.040.030.030.030.030.030.040.090.230.330.360.300.190.100.050.020.010.010.010.010.010.020.030.060.100.180.310.510.761.271.621.471.461.571.521.211.211.491.601.381.341.461.180.720.530.380.280.240.200.160.110.070.040.030.030.030.030.030.030.040.060.140.390.520.520.430.280.140.050.020.010.010.010.010.010.020.040.070.140.250.450.731.352.633.113.102.811.671.191.181.612.743.123.072.591.330.720.480.300.200.150.120.090.060.040.030.020.020.020.030.030.040.050.070.210.570.790.740.590.370.170.050.020.010.010.010.010.020.040.070.140.260.450.811.762.212.101.941.000.740.730.951.832.072.081.730.790.450.280.160.100.080.070.050.030.020.020.020.020.020.030.030.050.070.100.260.991.531.170.740.430.160.040.010.010.010.010.010.020.030.050.090.130.230.390.550.570.440.290.230.230.270.400.530.520.370.220.140.100.060.050.040.040.030.020.020.020.020.020.020.030.040.060.120.200.391.902.661.240.790.450.150.040.010.010.010.010.010.010.020.030.040.060.100.240.350.350.270.140.110.110.130.250.330.330.240.100.070.050.040.030.030.030.020.020.010.010.010.020.020.030.040.070.150.310.481.893.071.270.860.520.180.040.020.010.010.010.010.020.030.040.080.130.160.160.150.110.080.070.100.140.160.150.130.080.040.030.030.020.020.020.020.010.010.010.010.010.020.020.030.060.120.270.461.643.251.430.870.550.210.060.020.010.010.010.010.010.020.030.050.070.080.080.080.070.060.050.060.070.080.070.070.050.030.020.020.020.010.010.010.010.010.010.010.010.020.020.030.060.110.220.291.072.151.830.920.580.300.100.030.010.01SITE LIGHTING PLANNEIE1.0