The URL can be used to link to this page

2022/04/28 Planning Commission Agenda Packet City of Rohnert Park Planning Commission NOTICE IS HEREBY GIVEN THAT A MEETING will be held on Thursday, April 28, 2022 6:00 P.M. CITY HALL - COUNCIL CHAMBER 130 Avram Avenue, Rohnert Park, California 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 (Austin-Dillon_____ Blanquie____ Lam____ Orloff____ Striplen____) 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. Please see above for details on how to submit public comments. 5. CONSENT CALENDAR - ADOPTION OF MINUTES 5.1 Approval of the Draft Minutes of the Planning Commission Meeting of March 24, 2022 Commissioner Motion/Roll Call Vote: (Austin-Dillon_____ Blanquie ____ Orloff ____ Striplen _____ Lam _____) 6. AGENDA ITEMS 6.1 SITE PLAN AND ARCHITECTURAL REVIEW - File No. PLSR22-0002 - Panattoni Development Company – Consideration of Resolution 2022-06 approving the Site Plan and Architectural Review for the Dowdell Avenue Industrial Park Project (APN 143-040-134) CEQA: A Mitigated Negative Declaration was adopted for the industrial building project by the Planning Commission on June 25, 2020 by Resolution 2020-15 in conformance with the California Environmental Quality Act (CEQA). Commissioner Motion/Roll Call Vote: (Austin-Dillon_____ Blanquie ____ Orloff ____ Striplen _____ Lam _____) 6.2 SITE PLAN AND ARCHITECTURAL REVIEW - File No. PLSR21-0007 - NorCal Kenworth - Consideration of Resolution 2022-07 approving the Site Plan and Architectural Review for the Norcal Kenworth Project (APNS 143-040-143 AND 143- 040-144) CEQA: A Mitigated Negative Declaration was prepared for the larger Press Democrat site as part of a lot split and adopted by the Planning Commission on January 25, 2018 by resolution 2018-06 in conformance with the California Environmental Quality Act (CEQA). Commissioner Motion/Roll Call Vote: (Austin-Dillon_____ Blanquie ____ Orloff ____ Striplen _____ Lam _____) 6.3 PUBLIC HEARING – Sandalwood at University District Temporary Conditional Use Permit – File No. PLTU22-0001 – Richmond American Homes – Consideration of Resolution 2022-08 approving a Temporary Conditional Use Permit for a model home complex in the Vast Oak North Phase 3A – Sandalwood at University District subdivision. CEQA: On May 23, 2006, the City Council of the City of Rohnert Park certified the Final EIR for this Project, including adoption of associated CEQA Findings, Statement of Overriding Considerations, and the Mitigation Monitoring and Reporting Program, as described in City Council Resolution No. 2006-141. The City Council approved the Addendum to the Final EIR, as described in City Council Resolution No. 2014-032 approved on April 8, 2014. The proposed Development Area Plan is consistent with the analyses in the 2006 EIR and 2014 Addendum and will not result in additional environmental effects not previously evaluated in the EIR and Addendum. No additional environmental review is necessary. Commissioner Motion/Roll Call Vote: (Austin-Dillon_____ Blanquie ____ Orloff ____ Striplen _____ Lam _____) 7. ITEMS FROM THE PLANNING COMMISSION 8. ITEMS FROM THE DEVELOPMENT SERVICES 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). 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 May 9, 2022. AMERICAN DISABILITY ACT ACCOMMODATIONS: 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 Technician, for the City of Rohnert Park, declare that the foregoing notice and agenda for the April 28, 2022 Planning Commission Meeting of the City of Rohnert Park was posted and available for review on April 22, 2022 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 22nd day of April, 2022 at Rohnert Park, California. Jennifer Sedna Minutes of the Planning Commission Meeting of the City of Rohnert Park Thursday, March 24, 2022 6:00 P.M. 130 Avram Avenue, Rohnert Park 1. CALL TO ORDER Chairperson Lam called the regular meeting to order at 6:00 p.m. 2. PLEDGE OF ALLEGIANCE Led by Chairperson Lam. 3. ROLL CALL Present: Tramaine Austin-Dillon, Commissioner Daniel A. Blanquie, Commissioner Fanny Lam, Chairperson Marc Orloff, Commissioner Charles Striplen, Vice Chairperson Absent: None 4. PUBLIC COMMENT None. 5. CONSENT CALENDAR - ADOPTION OF MINUTES 5.1 Approval of the Draft Minutes of the Planning Commission Meeting of February 24, 2022. ACTION: Moved/seconded (Blanquie/Austin-Dillon) to adopt Minutes of the Planning Commission Meeting of February 24, 2022. Motion carried by the following unanimous (5-0-0) roll call vote: AYES: Austin-Dillon, Blanquie, Lam, Striplen and Orloff; NOES: None; ABSTAIN: None; ABSENT: None. 6. AGENDA ITEMS 6.1 Annual Status of the General Plan and Housing Element for Calendar Year 2021 Jeffrey Beiswenger, Planning Manager, presented the item. ACTION: The Commission participated in the presentation and offered comments and questions, including: how to remedy RHNA shortages and overages; clarification on RHNA requirements for allowing for land to build housing; entitlement requirements based on affordability vs. market-rate units; timing of the Keiser Road opening; tracking and ensuring equitable placement of affordable housing; and, the reason percentages of affordable units varies with each development. 6.2 Growth Management Annual Report Jeffrey Beiswenger, Planning Manager, presented the item. ACTION: The Commission participated in the presentation and offered comments and questions, including: clarification on the rate of growth in regards to the City’s conformance with its General Plan and RHNA requirements; and, if the projected includes the Northeast Specific Plan. 6.3 Information Item: Petroleum Fuel Ban Jeffrey Beiswenger, Planning Manager, presented the item. ACTION: The Commission participated in the presentation and offered comments and questions, including: if the SOMO developer was consulted for the fueling station ban and moratoriums; if future analysis will include projections of percentage of hydrogen fuel production; what engines currently use hydrogen fuel; and, clarification on the length of time in non-conforming use for fueling stations. 7. ITEMS FROM THE PLANNING COMMISSION Commissioner Blanquie inquired about the status of the Green Acres project on Redwood Drive. 8. ITEMS FROM THE DEVELOPMENT SERVICE STAFF None. 9. ADJOURNMENT Chairperson Lam adjourned the regular meeting at 6:45. ____________________________________ ___________________________________ Fanny Lam, Chairperson Jennifer Sedna, Secretary Page 1 City of Rohnert Park Planning Commission Report Meeting Date: April 28, 2022 Item No: 6.1 Prepared by: Anna Leanza, Senior Planner Agenda Title: PLSR22-0002, Site Plan and Architectural Review, Dowdell Avenue Industrial Park Location: SW Corner of Dowdell Avenue and Business Park Drive, APN 143-040-134 GP/Zoning: Industrial / I-L: Industrial Applicant/Owner: Steve Beauchamp, Panattoni Development Company, Inc. / C.B. Properties, Inc. RECOMMENDED ACTION: Staff recommends that the Planning Commission adopt: • Resolution No. 2022-06 approving Site Plan and Architectural Review (SPAR) of the proposed two tilt-up industrial buildings located at the Southwest Corner of Dowdell Avenue and Business Park Drive (APN 143-040-134) BACKGROUND: The project site is located on a 10.3-acre parcel in the northwest portion of the City in an area predominately characterized by existing developed and undeveloped high- density residential parcels, as well as commercial and industrial/business uses (Figure 1: Project Location). Adjacent to west is the Parker Hannifin Electromechanical industrial facility. To the north of the project site is existing regional commercial development including American Mini- Storage and the Scandia Family Fun Center. To the east, a city-designated well site parcel, the Press Democrat facility, Redwood Drive and Highway 101. The aerial photo in Figure 1 does not represent the most recent development on the Press Democrat site. A 70,000 square foot industrial building was recently built between the Press Democrat building and the Redwood Crossing site. The 6.5 property immediately east of the site is vacant and was re-designated to high-density residential to allow for the construction of up to 156 apartment units. The existing 244-unit Fiori Estates at Dowdell residential project is located directly south and west of the site. The proposed development was approved by the Planning Commission on June 25, 2020; however, because construction had not begun prior to expiration of those entitlements, the approvals expired. The applicant has resubmitted the application a second time for approval and has included a second possible option in addition to the option approved by the Commission in 2020. Page 2 Figure 1 : Project Location Project Details The applicant, Panattoni Development Company, Inc., proposes two options for the site. Option 1 is to construct two 89,896 square foot “cold shell” concrete tilt-up buildings centrally located on the 10.3-acre project site. The buildings will be speculative and marketed toward light industrial tenants for warehousing and manufacturing. Onsite proposed improvements include site drive isles and parking, water quality vegetated swales, onsite water, sewer, storm drain improvements and landscaping. The second option (Option 2), which will not include changes to the site plan, proposes the westerly building to be broken into two for-lease suites. The larger portion of the building will be approximately half of the overall building area and will potentially be the site of a large warehouse/retail business. The portion not slotted for the warehouse/retail space will be available for a smaller warehouse facility with an adjoining screened outdoor storage yard. (Figure 2 ) Page 3 Figure 2. Option 2 Phasing Plan The buildings are nominally “C-shaped” and are separated by an 88-foot access drive. Loading docks are staggered and located in the center of the two buildings. The building shape and layout blocks the line-of sight of dock activity to many residential vantage points to the south. Surrounding the buildings on the outer perimeter are vehicle parking lots containing 289 parking spaces. Bicycle parking, clean air vehicle parking, and potential EV charging stations are included in the overall parking site detail. In addition, two trash enclosures are located on the Page 4 east and south side of the property. The “C-shaped” configuration provides noise attenuation from the truck loading docks and reduces truck noise from traveling off-site. Access to the site is provided from both Dowdell Avenue and Business Park Drive. The primary site entrance will be from Dowdell Avenue; Business Park Drive will be a “right in, right out” only driveway. A ten -foot solid CMU sound wall is proposed along the southern boundary, which abuts the Fiori Estates residential development. In addition, non-combustible fencing will be installed on the west side of the property and all aerial fire apparatus roads will be conditioned to be a minimum of 26’ in width, as specified in the California Fire Code (CFC) and RP Information Bulletin. Site Plan The site area for the project is an approximately 10.3-acre parcel known as APN 143-040-134. As noted, the project applicant is proposing to construct two warehousing buildings, each 89,896 square feet for a total of 179,792, identified as Building A and Building B on the submitted site plan. Based on the project description for Option 1 provided, the project is assumed to be seven (7) percent office and ninety-three (93) percent warehousing. Figure 3 illustrates the proposed site plan for Option 1. Figure 3. Proposed Site Plan Page 5 Building Elevations The proposal would construct two (2) single story warehouse buildings. The walls will be constructed of a series of concrete tilt-up panels. The roof is primarily flat with a Thermoplastic Polyolefin (TPO) roofing system (single layer of synthetics and scrim that is specifically designed for flat roofs). The building would be designed with a number of architectural features including variations in the roof elevation, facade articulations, an enhanced cornice treatment, and horizontal pre-fab aluminum awnings with large blue tinted aluminum storefront glass facade windows. Building A – The east elevation of the building will include two (2) depressed truck docks. One (1) of the truck docks will be located at the northern end consisting of five (5) roll up doors and the centrally located second dock will allow for six (6) roll up doors. The office component for Building A shows the potential for 6 tenant offices, approximately 1050 sq. ft. each. Building B – The west and east elevations of Building B mimics that of Building A with the larger of the two loading docks situated to the south. The potential office component for Building B also shows six (6) tenant offices, approximately 1050 sq. ft. each Page 6 The north and south ends of each building would include office elements with horizontal grey metal canopies with blue tinted aluminum windows and store front entries. Each industrial building will be 40 feet in height at its highest point. Building colors are predominantly white with light grey and tan accent tones (Figure 4 ). The same treatments and color palette are included in the design for the west elevation of Building A and the east elevation of Building B. Figure 4. Building Colors Floor Plan There are no detailed floor plans, tenants for the project are yet to be determined. The project has two possible configurations. Option 1 assumes two large flexible industrial warehouse buildings that can be subdivided into small spaces for individual tenants. Option 2 assumes a large retail- warehouse facility in the building on the east side of the project site and a large enclosed yard area. Possible future office space has been outlined on the plan, six (6) tenant spaces each building, approximately 1,050 sq. ft. each; however this can change given the tenant improvement plan for any given prospective tenant. The estimated office designation is delineated at 7% of project buildout or approximately 12,585 square feet. Proposed future tenants will be light industrial users with a requirement for warehousing with truck dock facilities, consistent with the I-L: Limited Industrial District zoning designation. Circulation Access to the site is provided from both Dowdell Avenue and Business Park Drive. The primary site entrance will be from Dowdell Avenue; a raised median is proposed on Business Park Drive Page 7 to restrict left turning movements at this location resulting in a “right in, right out” only driveway. Parking The project is proposing 289 parking spaces, which is adequate as determined by a parking study prepared for the project (according to section 17.16.035 of the zoning ordinance). The City’s traffic consultant, W-Trans has provided preliminary results which indicate that parking is adequate for the proposed project layout and a Condition of Approval has been included to require that each tenant is evaluated to ensure that parking is adequate moving forward. The completion of the W-Trans parking study will be required prior to the issuance of the first building permit. Noise An acoustical analysis of the project site was prepared in February 2020 by Ostergaard Acoustical Associates (OAA).. OAA conducted a high-level study to evaluate the acoustical risk of the proposed project using assumptions derived from OAA's experience with facilities of this nature and applying the City's noise standards codified in the Rohnert Park Municipal Code. The Acoustical Analysis discusses noise impacts that would occur from the project, primarily from vehicles accessing the project site, with Dowdell Avenue as the primary entryway and trucks within the internal loading area. It also discusses the ten-foot tall SMU sound wall that is proposed along the southern boundary adjoining the residences, to assist with mitigating off site sound. In consideration of the analysis provided in the Initial Study and studies conducted by OAA, it was determined that project impacts would not conflict with any applicable noise standards within the Rohnert Park Municipal Code and impacts would be less than significant. Signage Tenants for the project are undetermined at this time. A condition of approval has been included that, prior to installation of any signage, the applicant shall submit and receive approval for a Master Sign Program. The buildings would be permitted to have wall signs, tenant suite identification signs on the front door to the tenant space, and a single monument sign on Business Park Drive and Dowdell Avenue frontages, as well as any directional signage permitted in accordance with 17.27.050 of the Rohnert Park Municipal Code. Landscaping A conceptual landscape plan has been submitted. The proposed landscape plan consists of a variety of trees, shrubs and groundcover accents that are native and adaptive, low water use varieties that are conducive to the environmental condition of the site. The landscape plan includes Crepe Myrtle, Chinese Pistache, Redwood and Frontier Elms trees, and Purple Rock and Purple flax Hopseed bushes. To fill in the space between the trees, the landscape plan proposes a variety of shrubs, groundcover and accent plants. The perimeter area landscaping irrigation will consist of low volume drip system. Bio retention swales will be planted with water tolerant species and the plant palette will utilize at least 75% drought tolerant plant materials appropriate to the climate region. Lighting Page 8 LED wall lights would be provided on the outer building elevations and within the loading area. In addition to providing accent lighting on the building, the project will include LED pole lights along the south side of the property and one at the Business Park Drive entryway. The new pole lights will illuminate the ingress and egress driving and loading aisles. ANALYSIS: This project implements the following General Plan Goals and Policies: • LU-C: Promote a balanced land use program and increase the ability of people to live and work in the city. Staff Analysis: The proposed project site is located in the northwest portion of the City in an area predominately characterized by existing developed and undeveloped high-density residential parcels and commercial and industrial/business uses. The proposed new industrial building would help improve the land use program balance in the area by adding a new industrial use to an area with a well-balanced mix of various land uses. With adjacent residential uses, the introduction of new industrial jobs would increase the ability of people to live and work in the immediate surrounding area. • LU-J: Continue to maintain efficient land use patterns and ensure that infill development maintains the scale and character of established neighborhoods. Staff Analysis: The proposed new industrial buildings would utilize an existing undeveloped 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. This proposed infill development is of a commensurate scale in terms of height and massing, with existing and planned projects in the immediate area. 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, parking, lighting and landscaping. I-L: Limited Industrial. This district allows for campus-like environments for corporate headquarters, research and development facilities, offices, light manufacturing and assembly, industrial processing, general service, warehousing, storage and distribution, and service commercial type use. Retail activities are generally limited to those that support the industrial type uses. This district is consistent with the "Industrial" general plan designation. The floor area ratio for this district is 0.5. Parking The project is proposing 289 parking spaces. Per Section 17.16.030, Parking/Specific requirements of the Rohnert Park Municipal Code, a total of 385 parking spaces would be required for the warehouse/office component use; however, as per Section 17.16.035, the Planning and Community Development Director has the ability to determine an alternative parking requirement based on the results of a parking study. In this instance, a preliminary parking study ratio was provided and determined that the proposed parking would meet parking demand. The City’s traffic consultant, W-Trans, is currently in the process of completing the Page 9 final parking study, which will be approved prior to issuance of building permits. Further, a condition has been included to require additional parking studies. Lighting Although the project would introduce new sources of light in the area, the proposed lighting for the new industrial building would comply with the City of Rohnert Park’s lighting and glare standards (Zoning Ordinance Section 17.12.050). Design Guidelines This project implements an important design criterion: neighborhood compatibility. The massing, colors, height, materials, siting, and landscaping of the industrial building will complement the existing uses in the area as well as other the planned projects in the adjacent mixed-use area. The proposed industrial building incorporates a ‘modern’ architecture style using geometric forms, large windows and flat roofs. The proposed architecture has utilized the following elements from the Design Guidelines: • The proposed building massing is inspired by traditional forms. Volumes are simple, asymmetrical yet balanced, and includes variations in height. Repetitive and alternating elements are present, with additional articulation provided by the use of colors, materials, screening, and recesses. • The Design Guidelines state that loading areas should be functionally separated from parking and walkways to provide convenient access for delivery trucks. The truck loading areas are dispersed throughout the center of the buildings and trucks can load and unload without impacting parking or pedestrian walkways. In addition, the building shape and layout blocks the line of sight of dock activity to many residential vantage points to the south. • The trash enclosures are sited so as to minimize visibility from the street by either location or landscaping. The design of the trash enclosure is complimentary to the overall design of the industrial building. ENVIRONMENTAL DETERMINATION: In accordance with the California Environmental Quality Act (CEQA), an Initial Study was prepared to determine whether the proposed project would have a significant adverse effect on the environment. On the basis of the study, it was determined that the project would not have a significant adverse effect on the environment with implementation of mitigation measures, and a Mitigated Negative Declaration (MND) was prepared. The MND was circulated for public review between May 15, 2020 and June 18, 2020. Written comments were received from the California Department of Fish and Wildlife (CDFW and from the Federated Indians of Graton Rancheria (FIGR). Comments received addressed the project site and conditions as they relate to the particular areas of concern of the respective commenting agency, organization or individual. The comments are acknowledged by the City and have been considered as part of the project planning and its implementation. Since release of the MND, the City completed consultation with the FIGR and the language of one mitigation measure (Mitigation Measure CUL-1) has been revised to address their concerns. In addition, two mitigation measures (Mitigation Measures BIO-2 and BIO-3) have been modified to address comments raised by CDFW. Lastly, one mitigation measure (Mitigation Measure BIO-1 was modified by the City. None of the comments identified any new, avoidable significant effects, Page 10 nor has the City indicated that the project’s proposed mitigation measures would not reduce impacts to less-than-significant level triggering recirculation. A summary of the main MND environmental analysis conclusions are as follows: • If at any time during earth disturbing activities a concentration of artifacts or a cultural deposit is encountered, work is required to cease in the immediate area and a qualified archeologist contacted. Due to the proximity to the creek, it is possible that cultural artifacts could be found. • The project complies with the 2017 (Bay Area) Clean Air Plan. The project would generate minimal new traffic trips and would comply with the Bay Area Air Quality Management District (BAAQMD) screening criteria. Accordingly, project-related traffic would not exceed CO thresholds and no mitigation is required. • GHG emissions associated with the project were studied as part of the CEQA analysis and were determined to be below the BAAQMD’s GHG threshold of 1,100 MT CO2E per year. Therefore, the project would not generate GHG emissions, either directly or indirectly, that may have a significant impact. No mitigation is required. PUBLIC NOTIFICATION: The agenda for this meeting was posted as required for the Planning Commission meeting. A Site Plan and Architectural Review does not require a public hearing notice. Planning Manager Approval Date: 4-22-2022 Attachments: 1. Planning Commission Resolution 2022-06 – Approving Site Plan and Architectural Review for the Two New Industrial Buildings (Dowdell Avenue Industrial Park) located at the southwest corner of Dowdell Avenue and Business Park Drive (APN 143-040-134) • Exhibit A to Resolution 2022-06 – Dowdell Avenue Industrial Park Site Plan and Architectural Review submittal package • Exhibit B to Resolution 2022-06 – Conditions of Approval PLANNING COMMMISSION RESOLUTION NO. 2022-06 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF ROHNERT PARK APPROVING SITE PLAN AND ARCHITECTURAL REVIEW FOR THE DOWDELL AVENUE INDUSTRIAL PARK PROJECT (APN 143-040-134) FILE NO. PLSR22-0002 WHEREAS, the applicant, Steve Beauchamp for Panattoni Development Company, filed Planning Application No. PLSR22-0002 for Site Plan and Architectural Review for construction of two new industrial buildings located at the southwest corner of Dowdell Avenue and Business Park Drive (APN 143-040-134), in accordance with the City of Rohnert Park Municipal Code; and WHEREAS, Planning Applications No. PLSR22-0002 was processed in the time and manner prescribed by State and local law; and WHEREAS, on April 28, 2022, the Planning Commission reviewed Planning Application No. PLSR22-0002 at which time interested persons had an opportunity to testify either in support of or opposition to the project; and WHEREAS, at the April 28, 2022, 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. PLSR22-0002. NOW, THEREFORE, THE PLANNING COMMISSION OF THE CITY OF ROHNERT PARK DOES RESOLVE, DETERMINE AND ORDER AS FOLLOWS: Section 1. That the above recitations are true and correct. Section 2. Factors Considered. The Planning Commission, in approving Planning Application No. PLSR22-0002, makes the following factors, to wit: A. That the developments general appearance is compatible with existing development and enhances the surrounding neighborhood. Criteria Satisfied. This development is the second new industrial building project approved near in the vicinity of Dowdell Avenue and Business Park Drive. An industrial building (approximately 70,000 square feet) was recently constructed behind the Press Democrat press facility. The site is located on the perimeter of the Labath Avenue and Martin Avenue industrial area, which has anchored the City of Rohnert Park commercial activities since early in the city’s history. The development is compatible with existing surrounding development and reflects extensive use of high-quality, contemporary design, incorporating unifying, community wide design elements such as variations in the roof elevation, decorative window treatments and a complementary color palette. The 2 Reso 2022-06 building’s exterior is architecturally pleasing while enhancing the character of the surrounding neighborhood. 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 new buildings have an attractive office space element to the north and south elevations with prominent aluminum storefront glass façade windows with dark grey metal awnings that enhances the appearance of the building from the main entrances off Dowdell Avenue and Business Park Drive. The proposed building massing is inspired by traditional forms. 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 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 entryway access to the new industrial buildings would be from Dowdell Avenue. Secondary access would be from a “right in, right out” driveway accessed from Business Park Drive. Pedestrian and bicycle access to the building would be from Business Park Drive and Dowdell Avenue. 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. A Mitigated Negative Declaration was adopted for the industrial building project by the Planning Commission on June 25, 2020 by Resolution 2020-15 in conformance with the California Environmental Quality Act (CEQA). NOW THEREFORE BE IT RESOLVED, that the Planning Commission does hereby approve Planning Application No. PLSR22-0002 subject to the Site Plan and Architectural Review submittal package attached as Exhibit A and Conditions of Approval attached as Exhibit B. 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. 3 Reso 2022-06 DULY AND REGULARLY ADOPTED on this 28th day of April, 2022 by the City of Rohnert Park Planning Commission by the following vote: AYES: _____ NOES:_____ ABSENT:_____ ABSTAIN:_____ AUSTIN-DILLON____ BLANQUIE____ORLOFF____ STRIPLEN____ LAM____ Fanny Lam, Chairperson, City of Rohnert Park Planning Commission Attest: ________________________________ Jennifer Sedna, Recording Secretary Attachments: Exhibit A – Dowdell Industrial Park Site Plan and Architectural Review Submittal Package Exhibit B – Conditions of Approval A1.1 SITE PLAN: FULL BUILD-OUTSEE SHEET A1.2 FOR INTERMEDIATE SITE PLAN SHOWING PROPOSEDPHASED CONSTRUCTION FOR BUILDING B.PHASING DESCRIPTION 2/17/2022Exhibit A PHASE 1A67,276 S.F.PHASE 289,896 S.F.PHASE 1B - YARD22,620 S.F.HAS 2 INTERMEDIATE PHASE BUILD-OUT2/17/2022PHASING SUMMARY:FOR INTERMEDIATE PHASE BUILD-OUT, BUILDING B FOOTPRINTFOOTPRINT WOULD BE REDUCED AND YARD SPACE ENCLOSED BY10-FOOT TALL SCREEN WALL.COMPLETE VERSION OF BUILDING B AS SHOWN ON SHEET A1.1WOULD BE CONSTRUCTED AT A LATER DATE.(SEE SHEET A1.1 FOR ADDITIONAL INFORMATION)PHASING DESCRIPTION 2/17/2022INTERMEDIATEPHASE67,276 S.F.INTERMEDIATE PHASE -YARD22,620 S.F. WAREHOUSE BUILDINGFOR SPECROHNERT PARK, CADOWDELL AVENUE,9806 Old Winery Place, Suite 1Sacramento, California 95827Tel 916.854.9901 Fax 916.854.9840A R C H I T E C T U R EE N G I N E E R I N GDateProject No.Sheet No.Drawn ByChecked BySheet TitleProjectClientNo.RevisionDate8775 FOLSOM BLVD, SUITE 201SACRAMENTO, CA 95826Ph 916 340 2400 Fx 916 418 2923FLOOR PLANBUILDING ADESIGN REVIEW COMMENTS #207/26/2019DESIGN REVIEW COMMENTS #309/13/2019DESIGN REVIEW COMMENTS #409/25/2019 WAREHOUSE BUILDINGFOR SPECROHNERT PARK, CADOWDELL AVENUE,9806 Old Winery Place, Suite 1Sacramento, California 95827Tel 916.854.9901 Fax 916.854.9840A R C H I T E C T U R EE N G I N E E R I N GDateProject No.Sheet No.Drawn ByChecked BySheet TitleProjectClientNo.RevisionDate8775 FOLSOM BLVD, SUITE 201SACRAMENTO, CA 95826Ph 916 340 2400 Fx 916 418 2923FLOOR PLANBUILDING BDESIGN REVIEW COMMENTS #207/26/2019DESIGN REVIEW COMMENTS #209/13/2019DESIGN REVIEW COMMENTS #410/25/2019 ABDECWAREHOUSE BUILDINGFOR SPECROHNERT PARK, CADOWDELL AVENUE,9806 Old Winery Place, Suite 1Sacramento, California 95827Tel 916.854.9901 Fax 916.854.9840A R C H I T E C T U R EE N G I N E E R I N GDateProject No.Sheet No.Drawn ByChecked BySheet TitleProjectClientNo.RevisionDate8775 FOLSOM BLVD, SUITE 201SACRAMENTO, CA 95826Ph 916 340 2400 Fx 916 418 2923BUILDING AEXTERIORELEVATIONSDESIGN REVIEW COMMENTS #207/26/2019DESIGN REVIEW COMMENTS #410/25/2019DESIGN REVIEW COMMENTS #502/26/2020SEE COLORED ELEVATIONS FORUPDATED PANEL JONTSSEE COLORED ELEVATIONS FORUPDATED PANEL JONTS 121110987654321ABDECABDEC1110987654321WAREHOUSE BUILDINGFOR SPECROHNERT PARK, CADOWDELL AVENUE,9806 Old Winery Place, Suite 1Sacramento, California 95827Tel 916.854.9901 Fax 916.854.9840A R C H I T E C T U R EE N G I N E E R I N GDateProject No.Sheet No.Drawn ByChecked BySheet TitleProjectClientNo.RevisionDate8775 FOLSOM BLVD, SUITE 201SACRAMENTO, CA 95826Ph 916 340 2400 Fx 916 418 2923BUILDING BEXTERIORELEVATIONSDESIGN REVIEW COMMENTS #207/26/2019DESIGN REVIEW COMMENTS #410/25/2019DESIGN REVIEW COMMENTS #402/26/2020SEE COLORED ELEVATIONS FORUPDATED PANEL JONTSSEE COLORED ELEVATIONS FORUPDATED PANEL JONTS Level 1 0' - 0" T.O.P. 40' 0" 40' - 0" T.O.P. 36' 6" 36' - 6" P-3 P-2 P-1 P-5 GL-1 SF-1 P-4 P-3 P-2 P-1 Level 1 0' - 0" T.O.P. 40' 0" 40' - 0" T.O.P. 36' 6" 36' - 6" P-3 P-2 P-1 P-5 GL-1 SF-1 P-4 P-3 P-2 P-1 Level 1 0' - 0" T.O.P. 40' 0" 40' - 0" T.O.P. 37' 6" 37' - 6" P-3 P-2 P-5 P-1 P-1 P-3 P-3 P-2 P-5 P-1 Level 1 0' - 0" T.O.P. 40' 0" 40' - 0" T.O.P. 36' 6" 36' - 6" P-3P-2P-5P-1P-5P-5GL-1SF-1P-4P-3P-2P-5P-1 144 North Orange Street, Orange, California 92866 714 / 639-9860 aoarchitects.com Scale Job No. Date 3/64" = 1'-0" COLORED ELEVATION - BLDG A Dowdell Avenue Rohnert Park, CA 94928 03.0A 01/31/22 Project Number Scale:3/64" = 1'-0"1 A - OVERALL ELEVATION NORTH Scale:3/64" = 1'-0"2 A - OVERALL ELEVATION SOUTH Scale:3/64" = 1'-0"3 A - OVERALL ELEVATION EAST Scale:3/64" = 1'-0"4 A - OVERALL ELEVATION WEST ROHNERT PARK SPEC BUILDING MATERIAL SCHEDULE EXTERIOR GLAZING GL-1 INSULATED GLASS PANEL: 1-INCH INSULATED, GRAY TINTED, LOW–E COATED GLASS PANELS MASONRY CMU-1 INTEGRAL COLOR PRECISION CMU PAINTED TO MATCH P-3 METAL SF-1 CLEAR ANODIZED ALUMINUM PAINT P-1 EXTERIOR PRIME & PAINT COLOR TO MATCH SW7004 SNOWBOUND P-2 EXTERIOR PRIME & PAINT COLOR TO MATCH SW7007 CEILING BRIGHT WHITE P-3 EXTERIOR PRIME & PAINT COLOR TO MATCH SW7016 MINDFUL GREY P-4 EXTERIOR PRIME & PAINT COLOR TO MATCH SW6087 TRUSTY TAN P-5 EXTERIOR PRIME & PAINT COLOR TO MATCH SW7052 GRAY AREA 2 SW7004 SNOWBOUND SW7016 MINDFULGREY SW6087 TRUSTYTAN SW7007 CEILINGBRIGHTWHITE BLUETINTED GLAZING CLEARANODIZE ALUMINUM WINDOWSANDSTOREFRONT OVERHEADDOORS DRIVEINDOORS-PREFINISHEDWHITE DOCKDOORS-PREFINISHEDWHITE SW7052 GRAYAREA Level 1 0' - 0" T.O.P. 40' 0" 40' - 0" T.O.P. 36' 6" 36' - 6" P-3 P-2 P-1 P-5 GL-1 SF-1 P-4 P-3 P-2 P-1 Level 1 0' - 0" T.O.P. 40' 0" 40' - 0" T.O.P. 36' 6" 36' - 6" P-3 P-2 P-1 P-5 GL-1 SF-1 P-4 P-3 P-2 P-1 Level 1 0' - 0" T.O.P. 40' 0" 40' - 0" T.O.P. 36' 6" 36' - 6" P-4 GL-1SF-1 P-3P-2P-5P-1P-5 P-5P-1 P-5 P-2 P-3 Level 1 0' - 0" T.O.P. 40' 0" 40' - 0" T.O.P. 37' 6" 37' - 6" P-3 P-2 P-1P-5 P-3 P-1 P-1P-5P-2P-3 144 North Orange Street, Orange, California 92866 714 / 639-9860 aoarchitects.com Scale Job No. Date 3/64" = 1'-0" COLOR ELEVATION - FULL BUILDOUT Dowdell Avenue Rohnert Park, CA 94928 03.0B 01/31/22 Project Number Scale:3/64" = 1'-0"1 B - COLOR ELEVATION NORTH Scale:3/64" = 1'-0"2 B - COLOR ELEVATION SOUTH Scale:3/64" = 1'-0"3 B - COLOR ELEVATION EAST Scale:3/64" = 1'-0"4 B - COLOR ELEVATION WEST ROHNERT PARK SPEC BUILDING MATERIAL SCHEDULE EXTERIOR GLAZING GL-1 INSULATED GLASS PANEL: 1-INCH INSULATED, GRAY TINTED, LOW–E COATED GLASS PANELS MASONRY CMU-1 INTEGRAL COLOR PRECISION CMU PAINTED TO MATCH P-3 METAL SF-1 CLEAR ANODIZED ALUMINUM PAINT P-1 EXTERIOR PRIME & PAINT COLOR TO MATCH SW7004 SNOWBOUND P-2 EXTERIOR PRIME & PAINT COLOR TO MATCH SW7007 CEILING BRIGHT WHITE P-3 EXTERIOR PRIME & PAINT COLOR TO MATCH SW7016 MINDFUL GREY P-4 EXTERIOR PRIME & PAINT COLOR TO MATCH SW6087 TRUSTY TAN P-5 EXTERIOR PRIME & PAINT COLOR TO MATCH SW7052 GRAY AREA 2 SW7004 SNOWBOUND SW7016 MINDFULGREY SW6087 TRUSTYTAN SW7007 CEILINGBRIGHTWHITE BLUETINTED GLAZING CLEARANODIZE ALUMINUM WINDOWSANDSTOREFRONT OVERHEADDOORS DRIVEINDOORS-PREFINISHEDWHITE DOCKDOORS-PREFINISHEDWHITE SW7052 GRAYAREA Level 1 0' - 0" T.O.P. 40' 0" 40' - 0" T.O.P. 36' 6" 36' - 6"10'-0"P-1 P-2 P-4 P-5CMU-1 P-5 Level 1 0' - 0" T.O.P. 40' 0" 40' - 0" T.O.P. 37' 6" 37' - 6"10'-0"P-3 P-2 P-1P-5 P-3 P-1 CMU-1 Level 1 0' - 0" T.O.P. 40' 0" 40' - 0" T.O.P. 36' 6" 36' - 6"10'-0"P-3 P-2P-1 P-4 GL-1SF-1 P-3P-2P-5P-1P-5 P-5CMU-1 Level 1 0' - 0" T.O.P. 40' 0" 40' - 0" T.O.P. 36' 6" 36' - 6" P-3 P-2 P-1 P-5 GL-1 SF-1 P-4 P-3 P-2 P-1 144 North Orange Street, Orange, California 92866 714 / 639-9860 aoarchitects.com Scale Job No. Date 3/64" = 1'-0" COLOR ELEVATIONS - INTERMEDIATE PHASE Dowdell Avenue Rohnert Park, CA 94928 03.1B 01/31/22 Project Number ROHNERT PARK SPEC BUILDING MATERIAL SCHEDULE EXTERIOR GLAZING GL-1 INSULATED GLASS PANEL: 1-INCH INSULATED, GRAY TINTED, LOW–E COATED GLASS PANELS MASONRY CMU-1 INTEGRAL COLOR PRECISION CMU PAINTED TO MATCH P-3 METAL SF-1 CLEAR ANODIZED ALUMINUM PAINT P-1 EXTERIOR PRIME & PAINT COLOR TO MATCH SW7004 SNOWBOUND P-2 EXTERIOR PRIME & PAINT COLOR TO MATCH SW7007 CEILING BRIGHT WHITE P-3 EXTERIOR PRIME & PAINT COLOR TO MATCH SW7016 MINDFUL GREY P-4 EXTERIOR PRIME & PAINT COLOR TO MATCH SW6087 TRUSTY TAN P-5 EXTERIOR PRIME & PAINT COLOR TO MATCH SW7052 GRAY AREA Scale:3/64" = 1'-0"1 B - COLOR ELEVATION SOUTH Scale:3/64" = 1'-0"2 B - COLOR ELEVATION WEST Scale:3/64" = 1'-0"3 B - COLOR ELEVATION EAST Scale:3/64" = 1'-0"4 B - COLOR ELEVATION NORTH SW7004 SNOWBOUND SW7016 MINDFULGREY SW6087 TRUSTYTAN SW7007 CEILINGBRIGHTWHITE BLUETINTED GLAZING CLEARANODIZE ALUMINUM WINDOWSANDSTOREFRONT OVERHEADDOORS DRIVEINDOORS-PREFINISHEDWHITE DOCKDOORS-PREFINISHEDWHITE SW7052 GRAYAREA 3 NOTES:1. INSTALLATION TO BE COMPLETED IN ACCORDANCE WITH MANUFACTURER'S SPECIFICATIONS.2. ALL DIMENSIONS ARE CONSIDERED TRUE AND REFLECT MANUFACTURER'S SPECIFICATIONS.FRONT VIEWBOTTOM VIEWISOMETRIC VIEWBUILDINGS A & BBUILDING SECTIONSDESIGN REVIEW COMMENTS #207/26/2019DESIGN REVIEW COMMENTS #4 10/25/2019WAREHOUSE BUILDINGFOR SPECROHNERT PARK, CADOWDELL AVENUE,9806 Old Winery Place, Suite 1Sacramento, California 95827Tel 916.854.9901 Fax 916.854.9840A R C H I T E C T U R EE N G I N E E R I N GDateProject No.Sheet No.Drawn ByChecked BySheet TitleProjectClientNo. RevisionDate8775 FOLSOM BLVD, SUITE 201SACRAMENTO, CA 95826Ph 916 340 2400 Fx 916 418 2923 5 Reso 2022-06 EXHIBIT B ADOPTED PER PLANNING COMMISSION RESOLUTION NO. 2022-06 CONDITIONS OF APPROVAL: DOWDELL AVENUE INDUSTRIAL PARK SITE PLAN AND ARCHITECTURAL REVIEW The conditions below shall apply to the Dowdell Avenue Industrial Park project located at the southwest corner of Business Park Drive and Dowdell Avenue (PLSR22-0002). General Conditions 1. The facility shall comply with any and all applicable provisions of the Rohnert Park Municipal Code (RPMC) and any state or federal agency. The violation of any condition listed herein shall constitute a nuisance and a violation of the Rohnert Park Municipal Code. In conformity with Chapter 1.16 of the RPMC, a violation of the RPMC 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. 2. 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, attorney 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. 3. 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 the use is initiated, or an extension is requested and approved. Planning Conditions 4. The project shall be completed consistent with the Architectural plans labeled “Warehouse Building for Spec”, drawn by GBDH Design Group, Inc. and received by the City on March 9, 2022. Substantial revisions require a Site Plan and Architectural Review, while small revisions may require an Administrative Permit. 5. Due to the limited parking on the site, a detailed parking study shall be required for subsequent phases of development prior to issuance of a building permit. 6. Customer parking is prohibited in the internal loading dock area. The applicant shall place signs stating “Employee Parking Only” at the north and south entrances of the loading dock area. 6 Reso 2022-06 7. If Option 2 is utilized, updated building elevations, floorplans, and landscaping plans shall be submitted and approved prior to issuance of a building permit. 8. If Option 2 is utilized on the site, the outdoor storage yard proposed on the southern end of the Phase 1 building shall be contained by a solid 10-foot-tall solid wall matching the design of the building. 9. As per Section 17.16.140, a bicycle parking facility shall be provided at a ratio of one bicycle parking space per 15 off-street parking spaces, for a total of 19 bicycle spaces. Bicycle parking shall be inverted “U” racks. 10. Obtain an Administrative Permit (per Zoning Ordinance 17.25.050) from Planning for the establishment of a Master Sign Program. Master Sign Program submittal requirements: a. Provide a site plan showing existing improvements and proposed sign locations, including directional signs. b. Provide detailed elevations showing the proposed signage, including the dimensions, locations, proposed illumination and method of attachment or mounting. Public Safety Conditions 11. Prior to issuance of a grading permit, the Applicant for each development phase shall submit a satisfactory Environmental Site Assessment covering any areas of known concern of possible contamination. 12. Jobsite security shall be the responsibility of the Applicant. The project shall be maintained in a safe condition as specified in California Fire Code Chapter 33 and NFPA 241. A Fire Protection Program shall be submitted to the Fire Department for review prior to ANY construction activities. This program shall be updated on a monthly basis, as conditions change. A Program Manager shall be responsible for all components of the Program. 13. Prior to the issuance of a building permit, the Applicant shall prepare and submit Improvement Plans to the Community Development Department and Fire Marshal for review and approval. All fire services shall be indicated and approved. All improvements shall be approved and comply with current City Standards. Additional Fire Department permits will be required. 7 Reso 2022-06 14. Fire hydrants must be in place and fully operational within 150’ before the delivery of any combustible materials to the site. An approved weather-proof access road, capable of supporting fully-loaded fire apparatus must be in place. Contact the Fire Prevention Bureau for a clearance memo. 15. Fire Apparatus Access Roads and Fire Lanes must be fully identified with signage and/or curb markings as approved by the Fire Marshal. Aerial Fire Apparatus Access Roads will be as required by Fire Code with a minimum of first lift of AC paving. 16. 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. 17. Prior to the issuance of any Certificate of Occupancy, all fire hydrants and systems shall be fully functional, with blue reflective pavement markers indicating the hydrant locations on the street and red curbs per City Standards and as approved by the Fire Marshal. Fire hydrants shall be spaced per City standard and their locations shall be as shown on the approved Improvement Plans. All hydrants shall conform to City Standard 857. 18. Fire sprinklers and alarm systems are required for all structures. They shall be designed, sized and installed in compliance with the current California Fire Code, national standards and local ordinances. Separate Fire Department permits shall be obtained. All properties shall be clearly marked with lighted address numbering on the front of each unit and on both front and rear of the units having rear alley access; rear addressing shall include the street name utilizing street signage in conformance with Design Standards. A complex directory shall be erected at each entry to the development. Details of the directory shall be submitted for review and approval by the Fire Marshal. 19. Due to the exposure to running wildfire, non-combustible fencing is highly recommended for all perimeter fences, and as practical within the development. Each development phase or portion of a phase shall indicate building type, size, and construction features. Plans shall be reviewed by the Public Safety Department for fire and life safety requirements such as: fire flow, fire hydrants, fire sprinklers, fire department connections, alarm systems, smoke control systems, public-safety, radio amplification systems, gates, egress, and exiting. Such plans will be reviewed and commented on for individual blocks and buildings. 20. Prior to issuance of a Certificate of Occupancy, the Applicant shall obtain Operational Permits as required by the California Fire Code and local ordinances. Throughout the construction period, all standard measures for mitigating fire and life 8 Reso 2022-06 safety risks shall be maintained at all times. The Applicant shall obtain all required Construction Permits as per California Fire Code and the City Fire Marshal. A hydrant flow test is necessary to establish the existing water supply limits. Please contact the Fire Prevention Division at (707)584-2641 to initial the flow test. For a facility this large, a fire pump is envisioned. 21. Weed abatement shall be carried out on an on-going basis. Engineering Conditions 22. Sheet UT-1: All potable water backflow devices and meters shall be installed in sidewalk or back of sidewalk prior to the installation of the bioretention system per City Standards. 23. Provide a raised median across the Business Park Drive driveway to physically restrict left turns in and out of the site, as recommended by the Traffic Impact Study. 24. Trucks exiting onto Business Park Drive are forced into the eastbound left turn pocket onto Dowdell Avenue, and would need to merge back into the thru lane, potentially cutting off a following vehicle. The east driveway return should be widened to allow turns into the thru lane. 25. The acoustic study recommends, in addition to the 10’ CMU sound wall along the south property line that certain operational restrictions (delivery truck types, hours of trash pick-up, and truck routing) be put in place. 26. The existing sanitary sewer and recycled water easements on the south side of the property need to be extended to include through the driveway, a minimum of a 14 foot easement for access per City Standards Volume 1 Sewer Design Standards Section XVII. This will allow City vehicles to access the utility lines via the driveway and not over the curb. 27. All applicable provisions of the City of Rohnert Park Municipal Code (RPMC) are made a part of these conditions of approval in their entirety, as if fully contained herein. 28. All potable water backflow devices and meters shall be installed in sidewalk or back of sidewalk within the PUE, on the City side of the biorentention system. Suggest moving the water line on Dowdell Avenue further south to the proposed driveway and coming through there and install the backflow and meter in order to avoid the bioretention system and additional crossings. 29. A new sewer easement and recycled water easement shall be dedicated over southerly 30’ of the property. This will accommodate the two existing lines and allow for future repairs/ replacement of the lines, including installation of parallel lines in the widened easement. 9 Reso 2022-06 30. The sound wall along the south side of the property shall designed to be freestanding in the event of trenching the existing utilities on either side of the wall. The wall shall be built on extended footings that extend below the zone of influence for the trenches. 31. Improvements plans shall include an erosion control (winterization) plan and designed in accordance with the City or Rohnert Park’s Grading Ordinance. All documentation required in the Ordinance shall be submitted at the time of the grading permit application. 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 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. 32. Sheet A1.1: The Applicant shall coordinate the sound wall design with the property owner to the south to replace the existing tubular steel fence, or to integrate it with the new sound wall. The design shall eliminate or minimize dead space between the walls. 33. Sheet A1.1: The portion of the sound wall along the west property line crossing the trunk sewer and the recycled water line shall be designed to “bridge” the easement with no support from or load on the surface area within the easement. The wall shall be designed to be removable across the easement. 34. The Biological Assessment notes the presence of jurisdictional wetlands and habitat on the site, requiring the need for resource agency permits and mitigation lands for both. 35. The geotechnical report shows the presence of groundwater as shallow as 5’ below the existing grade. This must be considered in the design of the stormwater treatment measures. 36. The geotechnical report provides preliminary pavement sections. The sections do not include lime treatment of subgrade and it is not clear if expansion soil was considered in the pavement design. The need for lime treatment and/ or a thicker structural section to offset soil expansion shall be included. 37. Trash-capture measures consistent with the State’s trash-capture requirements (5-mm. screen for 1-year, 1-hour storm) shall be provided in the final design. 38. Provide joint trench plans for dry utilities. 39. The Fire Marshal shall review the final fire line design and fire flow/ pressure calculations. 40. The Well Installation and Sampling Report indicates the need for the following design measures to address possible methane and other gases in the soil: • Installation of a sub-slab venting/depressurization system beneath the buildings. 10 Reso 2022-06 • Installation of a vapor barrier beneath the buildings. • Installation of utility trench dams • Ongoing O & M plans, including inspections and maintenance 41. Include all City Standards for the project, sidewalk, backflow devices, curb and gutter replacement, driveway, streetlights, etc. City Standards shall be included or referenced for each item of work within the plans. 42. Show the extents of road rehabilitation following City Standard 215. 43. The Civil Drawings shall include general notes regarding dust control, City Standards, BMPs, etc., in addition to these four: a) "The Contractor is responsible for the removal of all USA markings created within the project limits, and in relation to the project. Replacement and restoration must meet the approval of the City Engineer." b) "The contractor shall maintain one clean set of marked plans showing all changes and “as built” information. This set of plans will be submitted to the City engineer upon completion of work.” c) "All utility covers shall meet final paving elevations. More than 0.25 inch of deviation between the top of the utility cover and the surrounding pavement in a six foot radius at any location shall be cause for rejection." d) “Any non-compliant existing or new curb, gutter, or sidewalk shall be replaced by the developer to City Standard at the discretion of the City Engineer.” 44. The applicant shall record the 30-foot sewer easement as shown on the Sewer Easement Exhibit” completed by KPFF and dated February 11, 2022. 45. The recycled water line needs a backflow. Please include the City Standard. 46. All utilities within the public right of way need to be shown in a profile view. 47. Submit exemptions to the Water Board for any water lines located under other wet utility lines. Page 1 City of Rohnert Park Planning Commission Report Meeting Date: April 28, 2022 Item No: 6.2 Prepared by: Anna Leanza, Senior Planner Agenda Title: PLSR21-0007, Site Plan and Architectural Review, NorCal Kenworth Sales and Service Location: 5555 and 5535 Redwood Drive (Redwood Drive at Business Park Drive) APNs 143-040-143 and 143-040-144 GP/Zoning: Limited Industrial / I-L, Commercial Overlay Applicant/Owner: Tom Bert olino/NorCal Kenworth RECOMMENDED ACTION: Staff recommends that the Planning Commission adopt: • Resolution No. 2022-07 approving Site Plan and Architectural Review (SPAR) of the proposed medium- and heavy-duty truck dealership and service facility located at 5535 and 5555 Redwood Drive (APNs 143-040-143 and 143-040-144). BACKGROUND: The project site is located on two vacant parcels totaling approximately 8.12 acres. The site is located in the Central Rohnert Park Priority Development Area of the City, in an area predominately characterized by existing commercial and industrial uses (Figure 1 ). The project site is bounded on the west by Press Democrat, to the north and south by various commercial uses, and to the east by Interstate 101. Page 2 Figure 1. Project Location Project Details Project Characteristics The applicant, NorCal Kenworth, proposes to construct a 24,680 square-foot medium- and heavy-duty machinery dealership and service facility on the 3.16-acre project site. The proposed building will contain an 11,520 square-foot service station and 13,160 square-foot parts department. Onsite proposed improvements include site drive isles and parking, water quality vegetated swales, onsite water, sewer, storm drain improvements, and landscaping. The building is situated in a north/south direction on the parcel, fronting Redwood Drive, with access provided in the southerly portion. All but five of the 36 parking spaces provided will be located in the southerly portion of the site. The parts department will be accessed from the east entrance and the ten service bays will be accessed from both the front and rear of the proposed building. The building shape and layout blocks the line-of sight of dock activity to many residential vantage points to the south. Bicycle parking, clean air vehicle parking, and potential EV charging stations are included in the overall parking site detail. In addition, a trash enclosure is located on the north side of the property. Site Plan The proposed project site is approximately 3.16-acres, assessor parcel numbers 143-040-143 and -144. As noted, the project applicant is proposing to construct a dealership and service facility on the parcel. Figure 2 illustrates the proposed site plan for the project. Page 3 Figure 2. Proposed Site Plan Building Elevations The proposed project includes a modern one-story, 30-foot-tall, medium- to large-machinery parts and service facility. The walls will be constructed of split face concrete masonry (up to 14 feet in height) and grey metal siding (above concrete masonry for 16 feet) (Figure 3). The building would be designed with a number of architectural features including variations in siding material, accentuated entries for both the parts and service portions of the building, and large blue-tinted aluminum storefront glass facade windows. The building will feature six glass- paneled roll-up doors on the northerly portion of the building facing Redwood Drive and two separate entrances for both the parts and service departments. Metal canopies above the two entrances and bollards at each service bay will be painted “Kenworth Red.” Page 4 Figure 3. Building Elevations Floor Plan The floor plan illustrates the service department, including a wash rack, technician lounge and locker room, with ten service bays in the northerly portion of the building, and the parts department, including counter, storage area, and offices, in the southerly portion. Circulation Access to the site is provided from a shared driveway off Redwood Drive. The shared driveway provides access to the Press Democrat site to the west of the project site and circulation between the two parcels. Trash trucks and emergency vehicles will access the site from the shared entrance on Redwood Drive and the drive aisle between the two parcels. Parking The project is proposing to provide 37 standard parking spaces, as well as five trailer and twelve tractor parking spaces. Per Section 17.16.030, Parking/Specific requirements of the Rohnert Park Municipal Code, a total of 80 parking spaces would be required for the parts storage, office uses, and service bays. This project does not fall easily into any of the proposed land use categories for the calculation of parking ratios, so a parking study was completed by W-Trans, a qualified traffic/parking consultant (attached). The study determined that the proposed number of parking spaces could adequately accommodate the parking demand for the proposed project. The following outlines the conclusion of the parking analysis: “Based on information provided to the City by the applicant, the service component of the facil- ity is oriented to heavy equipment that may be undergoing work for up to a month. This is differ- ent than conventional auto repair service centers which typically serve multiple vehicles per day. In reviewing the available ITE parking generation rates, it was determined that the service component of the project would function similarly to a “light industrial” land use (ITE #110) and that the parts sales component of the project would be best characterized by the “auto parts and service center” land use (ITE #943). For the purposes of the parking assessment, it was assumed that approximately 1,000 square feet of the building’s sales and parts area would be related to tractor and trailer sales, functioning similarly to an “auto sales – new” land use (ITE #840). It should be noted that based on information from the applicant, a substantial amount of the sales activity is anticipated to be served online rather than in person; accordingly, the parking demand associated with sales-related spaces should be considered conservative. Based on application of ITE peak parking demand rates and the assumed composition of uses, the overall project is anticipated to have a parking demand of approximately 29 standard vehicle spaces. This parking demand would be met by the proposed 37-space supply.” Page 5 Signage A condition of approval has been included that prior to installation of any signage, the applicant shall submit applications and receive approval for any proposed signs. The buildings would be permitted to have walls signs and a single monument sign on each Business Park Drive frontage, as well as any directional signage permitted in accordance with 17.27.050 of the Rohnert Park Municipal Code. Landscaping A conceptual landscape plan has been submitted. The proposed landscape plan consists of a variety of trees, shrubs and groundcover accents that are native and adaptive, low water use varieties that are conducive to the environmental condition of the site. The landscape plan includes Willow, Oak, and Elm trees, as well as Bearberry, Toyon, and Manzanita shrubs. Between the trees and shrubs, the landscape plan proposes a variety of groundcover and accent plants. Additional landscaping, including trees and shrubs, will be included to screen the service bays from the view of Redwood Drive. The perimeter area landscaping irrigation will consist of low volume drip system. Bioretention swales will be planted with water tolerant species and the plant palette will utilize at least 75% drought tolerant plant materials appropriate to the climate region. Lighting In addition to providing LED wall lighting on the building, the project will include LED pole lights throughout the site. The new pole lights will illuminate the ingress and egress driving and loading aisles. ANALYSIS: This project implements the following General Plan Goals and Policies: • LU-C: Promote a balanced land use program and increase the ability of people to live and work in the city. Staff Analysis: The proposed project site is located in the northwest portion of the City in an area characterized by existing commercial and industrial uses. Due to the characteristics of this use, “large truck sales and service,” the use is a blend of an industrial and commercial use. The proposed building has an industrial character and would help improve the land use program balance in the area by adding a new building to an area with a well-balanced mix of various land uses. The introduction of a large new facilities for the purposes of truck sales and service, the new jobs would increase the ability of people to live and work in the immediate surrounding area. • LU-J: Continue to maintain efficient land use patterns and ensure that infill development maintains the scale and character of established neighborhoods. Staff Analysis: The proposed new building would utilize an existing undeveloped parcel adjacent to the Press Democrat printing facility in a designated I-L: Limited Industrial district of the City. The infill development’s proximity to existing infrastructure promotes the continued use of land in an efficient and orderly manner. This proposed infill development is of a commensurate scale in terms of height and massing, with existing and planned projects in the immediate area. Page 6 Zoning Regulations The development standards for the project are those that are applicable in the I-L: Limited Industrial District. As proposed and planned, the new building is consistent with the intent of the I-L Zoning District and complies with all development standards including height, setbacks, parking, lighting and landscaping. I-L: Limited Industrial. This district allows for campus-like environments for corporate headquarters, research and development facilities, offices, light manufacturing and assembly, industrial processing, general service, warehousing, storage and distribution, and service commercial uses. Retail activities are generally limited to those that support the industrial type uses. This district is consistent with the "Industrial" general plan designation. This use has a strong retail component (truck sales), but fits in with the industrial character of the area. The floor area ratio for this district is 0.5. Parking The project is proposing 37 parking spaces. Per Section 17.16.030, Parking/Specific requirements of the Rohnert Park Municipal Code, if parking ratios were applied to each of the various proposed “land uses” a total of 80 parking spaces would be required. This high number of parking spaces has been determined to be unnecessary for this type of facility, which does not have a large number of customers visiting on a daily basis. A parking study has been completed to determine the appropriate parking ratio, as allowed by Section 17.16.035 of the zoning ordinance. The City’s traffic consultant, W-Trans, completed the parking study for the NorCal Kenworth project and determined that the 37 spaces proposed by the project will meet the project’s parking supply demand. Lighting Although the project would introduce new sources of light in the area, the proposed lighting for the new building would comply with the City of Rohnert Park’s lighting and glare standards (Zoning Ordinance Section 17.12.050). Design Guidelines This project implements an important design criterion: neighborhood compatibility. The massing, colors, height, materials, siting, and landscaping of the building will complement the existing uses in the area. The proposed building incorporates a ‘modern’ architecture style using geometric forms, large windows and flat roofs. The proposed architecture has utilized the following elements from the Design Guidelines: • The proposed building massing is inspired by traditional forms. Volumes are simple, asymmetrical yet balanced, and includes variations in height. Repetitive and alternating elements are present, with additional articulation provided by the use of colors, materials, screening, and recesses. • The Design Guidelines state that loading areas should be functionally separated from parking and walkways to provide convenient access for delivery trucks. The truck loading areas are dispersed along the easterly facade of the buildings and trucks can load and unload without impacting parking or pedestrian walkways. Page 7 • The trash enclosures are sited so as to minimize visibility from the street by either location or landscaping. The design of the trash enclosure is complimentary to the overall design of the industrial building. ENVIRONMENTAL DETERMINATION: The proposed project site was evaluated in the Mitigated Negative Declaration and Initial Study completed for the Press Democrat site to the west of the project. In accordance with the California Environmental Quality Act (CEQA), an Initial Study was prepared to determine whether the proposed project would have a significant adverse effect on the environment. On the basis of the study, it was determined that the project would not have a significant adverse effect on the environment with implementation of mitigation measures, and a Mitigated Negative Declaration (MND) was prepared, which is attached for reference. A summary of the main MND environmental analysis conclusions are as follows: • If at any time during earth disturbing activities a concentration of artifacts or a cultural deposit is encountered, work is required to cease in the immediate area and a qualified archeologist contacted. Due to the proximity to the creek, it is possible that cultural artifacts could be found. • The project complies with the 2017 (Bay Area) Clean Air Plan. The project would generate minimal new traffic trips and would comply with the Bay Area Air Quality Management District (BAAQMD) screening criteria. Accordingly, project-related traffic would not exceed CO thresholds and no mitigation is required. • GHG emissions associated with the project were studied as part of the CEQA analysis and were determined to be below the BAAQMD’s GHG threshold of 1,100 MT CO2E per year. Therefore, the project would not generate GHG emissions, either directly or indirectly, that may have a significant impact. No mitigation is required. PUBLIC NOTIFICATION: Public notification is not required for Site Plan and Architectural Review. Planning Manager Approval Date: 4/22/22 Attachments: • W-Trans Focused Parking Study • Planning Commission Resolution 2022-07 – Approving Site Plan and Architectural Review for the NorCal Kenworth building o Exhibit A to Resolution 2022-07– NorCal Kenworth SPAR submittal package o Exhibit B to Resolution 2022-07 – Conditions of Approval • W-Trans Parking Evaluation Letter dated April 12, 2022 PLANNING COMMMISSION RESOLUTION NO. 2022-07 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF ROHNERT PARK APPROVING SITE PLAN AND ARCHITECTURAL REVIEW FOR THE NORCAL KENWORTH PROJECT (APNS 143-040-143 AND 143-040-144) FILE NO. PROJ21-0005 WHEREAS, the applicant, Tom Bertolino for NorCal Kenworth, filed Planning Application No. PROJ21-0005, PLSR21-0007 & PLEN21-0004 for Site Plan and Architectural Review for construction of new industrial building located at 5535 & 5555 Redwood Drive (APNs 143-040-143 & 143-040-144), in accordance with the City of Rohnert Park Municipal Code; and WHEREAS, Planning Applications No. PLSR21-0007 was processed in the time and manner prescribed by State and local law; WHEREAS, on April 28, 2022, the Planning Commission reviewed Planning Application No. PLSR21-0007 at which time interested persons had an opportunity to testify either in support of or opposition to the project; and, WHEREAS, at the April 28, 2022, 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. PLSR21-0007. 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. PLSR22-0002, makes the following factors, to wit: A. That the developments general appearance is compatible with existing development and enhances the surrounding neighborhood. Criteria Satisfied. This development is the third new building project near the Press Democrat property and is a building with an industrial design which will also have a strong commercial component (truck sales). The development is compatible with existing surrounding development and reflects extensive use of high-quality, contemporary design, incorporating unifying, community wide design elements such as variations in the roof elevation, decorative window treatments and a complementary color palette. The building’s exterior is architecturally pleasing while enhancing the character of the surrounding neighborhood. 2 Reso 2022-07 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 new building is of modern design with gray metal siding along the top and grey CMU wall along the bottom. “Kenworth Red” is used as the accent color for the bollards and metal canopies above the aluminum storefront glass façade windows and entries. Volumes are simple and asymmetrical, yet balanced. Repetitive and alternating elements are present, with additional articulation provided using colors, materials, screening, and recesses. 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. Access to the new industrial building is from one driveway on Redwood Drive, which is shared with the existing Press Democrat building. Pedestrian and bicycle access to the building would be from 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. A Mitigated Negative Declaration was prepared for the larger Press Democrat site as part of a lot split and adopted by the Planning Commission on January 25, 2018 by resolution 2018-06 in conformance with the California Environmental Quality Act (CEQA). NOW THEREFORE BE IT RESOLVED, that the Planning Commission does hereby approve Planning Application No. PLSR21-0007subject to the Site Plan and Architectural Review submittal package attached as Exhibit A and Conditions of Approval attached as Exhibit B. 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. 3 Reso 2022-07 DULY AND REGULARLY ADOPTED on this 28th day of April, 2022 by the City of Rohnert Park Planning Commission by the following vote: AYES: _____ NOES:_____ ABSENT:_____ ABSTAIN:_____ AUSTIN-DILLON____ BLANQUIE____ORLOFF____ STRIPLEN____ LAM____ Fanny Lam, Chairperson, City of Rohnert Park Planning Commission Attest: ________________________________ Jennifer Sedna, Recording Secretary Attachments: Exhibit A – NorCal Kenworth Site Plan and Architectural Review submittal package Exhibit B – Conditions of Approval Exhibit A to Resolution .CIVILENGINEERINGCIVILENGINEERINGLANDPLANNINGMELLESNU CIVILENGINEERINGCIVILENGINEERINGLANDPLANNINGMELLESNUPROPOSED IMPERVIOUS AREA 5 Reso 2022-07 EXHIBIT B ADOPTED PER PLANNING COMMISSION RESOLUTION NO. 2022-07 CONDITIONS OF APPROVAL: NORCAL KENWORTH SITE PLAN AND ARCHITECTURAL REVIEW The conditions below shall apply to the NorCal Kenworth Avenue Industrial Park project located at 5535 & 5555 Redwood Drive (PLSR21 -0007). General Conditions 1. The facility shall comply with any and all applicable provisions of the Rohnert Park Municipal Code (RPMC) and any state or federal agency. The violation of any condition listed herein shall constitute a nuisance and a violation of the Rohnert Park Municipal Code. In conformity with Chapter 1.16 of the RPMC, a violation of the RPMC 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. 2. 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, attorney 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. 3. The Site Plan and Architectural Review approval shall expire one year from the Planning Commission approval date unless a building permit is issued and construction is commenced and diligently pursued toward completion and the use is initiated, or an extension is requested and approved prior to the expiration of the approval. Planning Conditions 4. Any trees removed from the site shall follow the requirements of Chapter 17.15 of the RPMC. Prior to removing existing trees on the parcel, the following information shall be submitted to the Planning Department for approval: • A site plan drawn to scale showing the location of the tree to be altered, removed or relocated, adjacent structures and utilities, and any other pertinent information; 6 Reso 2022-07 • A brief description of the tree(s), including number, type, diameter, and height, and reason for alteration, removal, or relocation; • A letter or report describing the health and condition of the tree prepared and signed by a licensed and certified arborist; and • Photographs of the tree(s) to be altered, removed, or relocated. 5. As per Section 17.16.140, a bicycle parking facility shall be provided at a ratio of one bicycle parking space per 15 off-street parking spaces, for a total of two bicycle spaces. Bicycle parking shall be inverted “U” racks. 6. All lighting shall be situated and/or shielded to prevent glare and light spillover onto adjacent parcels. A photometric analysis shall be submitted to illustrate this requirement. 7. All mechanical equipment shall be screened from the view of a public right-of-way: ground-mounted equipment shall be screened by a solid wall or adequate landscaping, and roof-mounted equipment shall be located behind a parapet wall. 8. The area labeled “Pallets” to the south of the proposed building shall be screened from view by a solid six-foot wall matching the design of the building. 9. A final landscape plan shall be submitted with the building permit application. Additional landscaping, including small trees and shrubs, shall be provided to adequately screen the roll-up doors visible from Redwood Drive, as approved by Planning staff. 10. Obtain an Administrative Permit (per Zoning Ordinance 17.25.050) from Planning for the proposed use, as well as the establishment of a Master Sign Program. Master Sign Program submittal requirements: a. Provide a site plan showing existing improvements and proposed sign locations, including directional signs. b. Provide detailed elevations showing the proposed signage, including the dimensions, locations, proposed illumination and method of attachment or mounting. Environmental Compliance Conditions 11. The proposed wash rack shall connect to an oil/water separator, without plumbing by- passes, to City sanitary sewer or storm drain system. 12. A sampling manhole shall be installed with frame and cover downstream from the oil/water separator. Floor drains or sumps are prohibited in the repair shop or service area. Please contact Patrick Pulis at (707) 543-3451 for more information. Public Safety Conditions 7 Reso 2022-07 13. The new structure will require a fully automatic fire sprinkler system that meets the NFPA 13 standard. (FS-10) 14. The project will require a fire alarm system that meets U.L. certification for central station maintenance and runner servi ce per local ordinance. An additional external horn/strobe is required and shall be visible from the street. 15. A separate Fire Civil permit will be required. (FS-3) All plans and permit applications shall be submitted directly to the Fire Prevention Division. The Fire Prevention Division may be reached at (707) 584-2641. 16. Sheet C-1: Keynote 8 shall be modified to read: “with a fire hydrant within 50’ and a divorced FDC with a 4” STORZ connection.” Please address the existing monitored PIVs on the drive aisle (This will be verified with the Fire Civil permit). 17. Fire extinguishers shall be provided as per CFC. 18. Address numbers shall be a minimum of 12” and illuminated, visible from the street, and shall comply with Ordinance 938. 19. All Aerial Fire Apparatus Roads must be a minimum of 26’ in width, and as specified in the CFC and RP Information Bulletin. 20. A key box and set of permanently labelled keys for each building shall be provided for emergency responders’ use. Boxes may be purchased by contacting the Fire Prevention Bureau at (707) 584-2641. 21. Underground storage tanks and hazardous materials are managed by Sonoma County Fire District. Please contact their division for their requirements. (707) 565-2024. 22. The existing fire hydrants on the site shall be replaced with the current style. This includes one hydrant on the Redwood Drive frontage and one in the island to the west. Red curbs and signage shall be provided. 23. All driveways shall be considered fire lanes. 24. Any gate systems will require a FS-27 permit. 25. Additional conditions may apply as the project develops. Engineering Conditions 26. In addition to the comments contained in the attached Engineering memo, the following conditions apply to the construction documents: a. Provide a separate utility plan sheet. 8 Reso 2022-07 b. The General Notes of the plans shall include the following: • “The contractor shall maintain one clean set of marked plans showing all changes and “as built” information. This set of plans will be submitted to the City engineer upon completion of work.” • “The Contractor is responsible for the removal of all USA markings created within the project limits, and in relation to the project. Replacement and restoration must meet the approval of the City Engineer.” • “All utility covers shall meet final paving elevations. More than 0.25 inch of deviation between the top of the utility cover and the surrounding paving at any location shall be cause for rejection.” 27. Provide an exhibit showing the stormwater measures layout and DMA boundaries (this is shown as Appendix G in the Table of Contents but is not included in the document. Delineation of the three DMAs is needed to corroborate the sixing calculations with the plans. 28. Provide a floor sump in the trash enclosure, tied to the sanitary sewer, as shown on the civil plans. 29. The existing Press-Democrat domestic water meter shall be relocated to the Redwood Drive public right-of-way, near the connection point of the rerouted water line to the Redwood Drive water main. 30. The geotechnical report indicates groundwater at a depth of 6’-7” in Boring 15. Provide a map showing the location of Boring 15; shallow groundwater could conflict with the stormwater basins. 31. The applicant shall demonstrate how utility service, including water, sewer and electricity and gas services, will be maintained to the site of the current Press Democrat Building. The Applicant’s proposal cannot result in discontinuation of utility service to the adjacent, independently-owned property. If easements are required to maintain this service, the easements need to be shown on the site plan. If the intent is to abandon the existing gas line connection to the Press-Democrat building, provide confirmation from the owner. 32. The existing Press Democrat potable water meter shall be relocated to the public right-of- way in either Redwood Drive or Business Park Drive. 33. The applicant shall perform the sewer assessment prior to Public Works approval. The City has sent a proposal from GHD (City’s consultant) to the applicant for acceptance prior to having GHD proceed with the work. GHD will need to complete the study and any recommendations incorporated as Conditions of Approval prior to entitlement. 34. Provide all utility conflicts with the necessary information of inverts, pipe size, cover, etc., both on the private and public property. 9 Reso 2022-07 35. A photometric study of the public ROW is required as part of the entitlement package. 36. Post-construction storm water BMPs shall be installed in general conformance with the City of Santa Rosa LID manual: https://www.srcity.org/1255/Low-Impact-Development as modified under the January 6, 2016 Municipal MS4 Storm Water Permit (effective May 3, 2017). 37. Post-construction storm water treatment measures shall include trash capture requirements adopted by the State Water Resources Control Board in April 2015, and in conformance with the January 6, 2016 Municipal MS4 Storm Water Permit (effective May 6, 2017). Treatment measures shall include full trash control measures confirming to the State’s MS4 Trash Reduction requirements (5-mm. screen for 1-year, 1 -hour storm). 38. All applicable provisions of the City of Rohnert Park Municipal Code (RPMC) are made a part of these conditions of approval in their entirety, as if fully contained herein. 39. 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 to and reviewed and approved by the Development Services Department prior to construction. 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. 40. 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. 41. The Project benchmark shall be based on a City approved USGS benchmark. 42. Improvements plans shall include an erosion control (winterization) plan and designed in accordance with the City or Rohnert Park’s Grading Ordinance. All documentation required in the Ordinance shall be submitted at the time of the grading permit application. 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 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. 43. Improvement plans for all onsite and offsite improvements shall be prepared by a Professional Civil Engineer licensed to practice in the State of California and submitted for review and approval by the City Engineer prior to issuance of permits or start of 10 Reso 2022-07 construction. At the completion of construction, prirot to release of bonds, a set of as-built plans shall be provided to the City (mylar, CAD files, and pdf file). 44. A grading permit is required for all onsite improvements. 45. An encroachment permit is require for all work in the public right-of-way. CITY OF ROHNERT PARK PLANNING COMMISSION STAFF REPORT Meeting Date: April 28, 2022 Item No: 6.3 Prepared By: Anna Leanza, Senior Planner Agenda Title: PLTU22-0001, Temporary Conditional Use Permit for Model Homes for the Vast Oak North Phase 3A – Sandalwood at University District CEQA: Consistent with the University District Specific Plan Environmental Impact Report Location: Lot Nos. 15 and 16 near the northwest corner of the Sandalwood neighborhood south of Keiser Rd, east of Griffin’s Grove Park, and north of Hinebaugh Creek GP/Zoning: SP – Specific Plan Applicant/Owner: Christina Livingston for Richmond American Homes RECOMMENDED ACTION: Staff recommends that the Planning Commission adopt Resolution No. 2022-08 approving a Temporary Conditional Use Permit (TCUP) for the Model Home complex at the Vast Oak North Phase 3A – Sandalwood at University District development (Attachment 1). BACKGROUND: Consistent with the 2006, the University District Specific Plan (UDSP) and development agreement (DA) between the City, University District LLC, and Vast Oak Properties L.P., as amended, in 2019 the City Council approved the Vast Oak North (VON) subdivision and Development Area Plan I (DAP I). Phase 3A – Sandalwood of the VON subdivision consists of 26-lots and on December 9, 2021, the architecture and landscaping for the 26-lots was approved through DAP II. Figure 1 identifies the location of VON Phase 3A in the UDSP. 2 Figure 1: Land Use Designation Map and Location of VON Phase 3A – Sandalwood PROJECT SUMMARY: The proposed model home complex will be constructed on two lots near the northwest corner of the Sandalwood subdivision in the area outlined in red in Figure 2 and will consist of one model home (on Lots 16) with a sales office in the garage of the model home, and sales trailer and parking lot with three spaces on Lot 15, a handicap accessible restroom, and associated landscaping, fencing, signs and hardscape. The parking lot, sales office, restroom, signs, and some of the landscaping, fencing and hardscape will be temporary. Figure 2: Location of Model Home Complex 3 One house approved through DAP II will be constructed on Lot 16, and the temporary sales trailer and parking lot will be on Lot 15. Temporary fencing, landscaping, signs and pathways will be constructed as well as shown in Figure 3. Figure 3: Proposed Model Home Complex A temporary project sign is proposed near the street corner on Lot 15, as well as several informational signs throughout the complex. The hours of operation will be daily from 10 a.m. to 6 p.m. (5 p.m. in the winter). ANALYSIS: Model home complexes are subject to approval of a Temporary Conditional Use Permit and per RPMC section 17.19.020(C) up to six model homes may be constructed for any phase of a residential development. 4 The model home (consistent with the approved DAP) and sales trailer are proposed at the edge of the Sandalwood subdivision. The model home, along with the sales trailer and associated features of the model home complex, will occupy a total of two lots. The lots in the Sandalwood subdivision are accessed from the existing Keiser Avenue and then Ocean Place, an internal street in the subdivision. Access to the parking lot is from Ocean Place. Visitors will park in the temporary parking lot on Lot 15 and make their way to the model home via pedestrian walkways. Access to the model homes will be controlled with temporary and permanent fencing and walkways. To ensure any on-going city staff and expenses related to the model home complex are borne by the applicant, a reimbursement agreement will be kept on file with a sufficient deposit until all temporary features of the model home complex are removed, including the parking lot, restroom, temporary fencing, temporary walkways, temporary landscaping, and sales office. The TCUP shall expire no later than four years after the building permit is issued for the first home in the Sandalwood subdivision. RPMC Section 17.27.050 allows the following subdivision identification signs: 1. One sign not exceeding thirty-two square feet per site. For each site larger than ten acres, one additional thirty-two square foot sign per ten-acre increment is allowed; 2. One sign not exceeding six square feet for each model home and located on the site of each model home in the subdivision; and 3. One off-site directional sign not exceeding ten square feet. Any off-site directional sign may be required to be large enough to accommodate more than one construction or subdivision project. The location and number of direction signs will be determined by the director. In addition to the signs permitted in Section 17.27.050, the applicant is requesting approval for nine flag/banner signs. As a condition of approval of the TCUP, the applicant will be required to provide detailed sign plans consistent with these requirements of the municipal code. The signs included in the submittal are consistent with the number and size standards of the code, and include the location and design of the proposed flag/banner signs. As conditioned, the proposed plans are consistent with the Specific Plan, and the model homes streetscape and landscaping proposed are consistent with the DAP for the VON Phase 3A – Sandalwood development, as approved by the City Council. Temporary facilities such as parking, ADA compliance, fencing, and restrooms comply with TCUP requirements. Exterior lighting would be limited to the exterior lights on the model homes as approved with the DAP. ENVIRONMENTAL DETERMINATION: The City prepared an Environmental Impact Report (EIR) to address the potentially significant adverse environmental impacts associated with the planning, construction, or operation of the UDSP and to identify appropriate and feasible mitigation measures and alternatives that may be adopted to significantly reduce or avoid the impacts identified in the EIR. The City certified the Final EIR for the University District Specific Plan project on April 26, 2006. An Addendum to the EIR was prepared to analyze the revised 2014 UDSP Project relative to the UDSP analyzed in the 2006 EIR. Updated traffic, noise and air quality analyses were prepared, and the water supply assessment was reviewed to support the Addendum. The Addendum concluded that the proposed changes in the Project would not result in a new or 5 substantially more severe impact than disclosed in the 2006 EIR. The proposed TCUP is consistent with the analysis in the EIR and EIR Addendum and would not result in additional environmental effects. Therefore, no additional environmental review is necessary. Further, CEQA Guidelines section 15162 provides that “no subsequent EIR shall be prepared” for a project unless the lead agency determines that (1) “substantial changes are proposed in the project which will require major revisions of the previous EIR”; or (2) “substantial changes occur with respect to the circumstances under which the project is undertaken”; or (3) “new information of substantial importance … shows” one or more significant effects not discussed in the original EIR, greater severity to previously-identified substantial effects, or newly-found feasible mitigation measures that would substantially reduce significant effects. As noted above, the TCUP is consistent with the previous analysis in the 2006 EIR and 2014 Addendum. MITIGATION MONITORING AND REPORTING PROGRAM: The mitigation measures required to reduce the impacts to a less than significant level have been included as part of the Mitigation Monitoring and Reporting Program in the Final EIR. The program identifies the required mitigation measures, responsibility for ensuring compliance and the timing of the measure implementation. City staff is actively monitoring compliance with the adopted mitigation measures as construction proceeds in the UDSP. PUBLIC NOTIFICATION: A public hearing notice denoting the time, date, and location of this hearing was published in the Community Voice on March 30, 2022. Property owners within 300 feet of the project site and interested parties requesting notification were also mailed notices, and the notice was posted pursuant to State law. Planning Manager Approval Date: April 20, 2022 Attachments: 1. Planning Commission Resolution 2022-08recommending approval of Vast Oak North Phase 3A (Sandalwood at the University District) Model Home Complex Temporary Conditional Use Permit • Exhibit 1 – Vast Oak North Phase 3A (Sandalwood at University District) Model Home Complex Plans, dated April 16, 2021 • Exhibit 2 _Vast Oak North Phase 3A (Sandalwood at University District) Model Home Complex Conditions of Approval PLANNING COMMMISSION RESOLUTION NO. 2022-08 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF ROHNERT PARK APPROVING A TEMPORARY CONDITIONAL USE PERMIT FOR A MODEL HOME COMPLEX IN THE VAST OAK NORTH PHASE 3A- SANDALWOOD AT UNIVERSITY DISTRICT SUBDIVISION WHEREAS, the applicant, Richmond American Homes, filed Planning Application No. PLTU22-0001 for a Temporary Conditional Use Permit for the construction of a model home and sales trailer in the Vast Oak North Phase 3A – Sandalwood at University District subdivision (the “Project”), in accordance with the City of Rohnert Park Municipal Code (“RPMC”); and WHEREAS, pursuant to California State Law and the RPMC, public hearing notice was published for a minimum of 10 days prior to the first public hearing in the Community Voice and mailed to property owners within 300 feet of the project site; and WHEREAS, the City Council of the City of Rohnert Park has certified the Final Environmental Impact Report (EIR) and Addendum prepared for the UDSP project and the City has otherwise carried out all requirements for the project pursuant to CEQA; and WHEREAS, on October 14, 2021, the Planning Commission recommended that he City Council approve the Sandalwood Development Area Plan II (DAP II) for the for building architecture, landscaping, and fencing for 26 single-family lots in Vast Oak North Phase 3A – Sandalwood at University District (the “Project”), in accordance with the City of Rohnert Park Municipal Code (“RPMC”); and WHEREAS, on January 11, 2022, City Council approved the Sandalwood DAP II; and WHEREAS, the applicant, Richmond America Homes, submitted an application for a temporary use permit to construct a sales trailer and model home consistent with the home design approved in the DAP II; and WHEREAS, on April 28, 2022, the Planning Commission conducted a public hearing at which time interested persons had an opportunity to testify either in support of or opportunity to the proposed Model Home Complex; and WHEREAS, the Planning Commission has reviewed and considered the information contained in the proposed temporary model home and sales office complex. NOW, THEREFORE, BE IT RESOLVED that the Planning Commission of the City of Rohnert Park make the following findings, determinations, and recommendations with respect to the proposed Temporary Conditional Use Permit: Section 1. The above recitations are true and correct. Section 2. Environmental Review: A. On May 23, 2006, the City Council of the City of Rohnert Park certified the Final EIR for this Project, including adoption of associated CEQA Findings, Statement of Overriding Considerations, and the Mitigation Monitoring and Reporting Program, as described in City Council Resolution No. 2006-141. The City Council approved the Addendum to the Final EIR, as described in City Council Resolution No. 2014-032 approved on April 8, 2014. The proposed 2 Reso 2022-08 Development Area Plan is consistent with the analyses in the 2006 EIR and 2014 Addendum and will not result in additional environmental effects not previously evaluated in the EIR and Addendum. No additional environmental review is necessary. B. Further, CEQA Guidelines section 15162 provides that “no subsequent EIR shall be prepared” for a project unless the lead agency determines that (1) “substantial changes are proposed in the project which will require major revisions of the previous EIR”; or (2) “substantial changes occur with respect to the circumstances under which the project is undertaken”; or (3) “new information of substantial importance … shows” one or more significant effects not discussed in the original EIR, greater severity to previously-identified substantial effects, or newly- found feasible mitigation measures that would substantially reduce significant effects. The proposed Temporary Conditional Use Permit will not result in any changes to the proposed project not previously analyzed in the 2006 EIR and 2014 Addendum and no new information of substantial importance shows any significant effects or newly found feasible mitigation measures that would substantially reduce significant effects. Section 3. Findings for Approval of Temporary Conditional Use Permit. The Planning Commission in approving Planning Application No. PLTU22-0001, Temporary Conditional Use Permit for the model home complex and sales office for Vast Oak North Phase 3A – Sandalwood at University District hereby makes the following findings: A. That the proposed location of the Temporary Conditional Use is consistent with the objectives of the Zoning Ordinance and the purposes of the district in which the site is located. The proposed use will comply with the Development Standards in the University District Specific Plan, Tentative Map and Development Area Plan for VON Phase 3A- Sandalwood at University District. A model home complex is an appropriate use within the University District Specific Plan, residential districts. B. That the proposed location of the Temporary Conditional Use and the conditions under which it would be operated or maintained will not be detrimental to the public health, safety or welfare, or materially injurious to properties or improvements in the vicinity, and that the operation and maintenance of the Conditional Use will be compatible with the surrounding uses. The model home and sales trailer, and associated parking, fencing and landscaping, will be located on two (2) lots within the VON Phase 3A - Sandalwood at University District neighborhood. The model home will be appropriately located within the lot to meet all development standards for eventual sale. The model home complex, accessible ramps and stairs will be constructed according to California Building Code standards. Public access on the site will be limited to the model home complex. Construction operations will be separated from the sales facilities. C. The proposed Temporary Conditional Use will comply with each of the applicable provisions of this title. 3 Reso 2022-08 The model home, streetscape and landscaping proposed are consistent with the Development Area Plan for the VON Phase 3A-Sandalwood at University District approved by the City Council. Temporary facilities such as the model homes, parking, ADA compliance, and fencing comply with all applicable requirements. Vehicular and pedestrian access is adequate. Fencing will prohibit visitors from entering construction areas. Section 4. Based on the findings set forth in this Resolution and the evidence in the staff report, and the above-referenced Findings, the Planning Commission hereby approves the Temporary Conditional Use Permit for the model home and sales office complex at the Vast Oak North Phase 3A – Sandalwood at University District subdivision within the University District Specific Plan, as set forth at Exhibit 1, in its entirety, and subject to the recommended conditions of approval as provided in Exhibit 2. DULY AND REGULARLY ADOPTED on this 28th day of April 2022 by the City of Rohnert Park Planning Commission by the following vote: AYES: _____ NOES:____ ABSENT:_____ ABSTAIN:_____ AUSTIN-DILLON____ BLANQUIE____ORLOFF____ STRIPLEN____ LAM____ Fanny Lam, Chairperson, City of Rohnert Park Planning Commission Attest: ________________________________ Jennifer Sedna, Recording Secretary Attachments: Exhibit 1 – Plan Set Exhibit 2 – COAs CHECKEDDRAWNDESIGNEDDATEJOB NO.SHEET NO.DEC. 15, 20218120029.0PRELIMINARY - NOT FOR CONSTRUCTION1426 FOURTH STREET NAPA, CA 94559 (707) 252.6115 ROHNERT PARK, CALIFORNIA APPDREVISIONSBYDATENO.VAST OAKNORTHSANDALWOOD(ESTATES) ATUNIVERSITY DISTRICT-MODEL HOMESVAST OAK NORTH SANDALWOOD (ESTATES) AT UNIVERSITY DISTRICT MODEL HOMES LANDSCAPE PLANSCopyright ©2021 Studio 1515 Landscape ArchitectureSITELOCATIONROHNERT PARK, CALIFORNIA LANDSCAPE CONSTRUCTION DOCUMENTS FORSHEET INDEXSITE MAPVICINITY MAPCONSULTANTS:TUP-0.0COVER SHEET VAST OAK NORTH PHASE 3ASANDALWOOD (ESTATES)AT UNIVERSITY DISTRICTTEMPORARY USE PERMITCLIENT:ARCHITECT: SDK ATELIER9100 IRVINE CENTER DRIVEIRVINE, CALIFORNIA 92618CIVIL ENGINEER: MACKAY & SOMPS CIVIL ENGINEERS, INC5142 FRANKLIN DRIVE, SUITE BPLEASANTON, CALIFORNIA 94588ONE HARBOR CENTER, SUITE 100SUISUN CITY, CA 94585707.389.7128REVIEWED FOR CONFORMANCE WITH THE CITY OF ROHNERT PARK STANDARDSAND REQUIREMENTS. APPROVAL FOR CONSTRUCTION IS SUBJECT TO THEINFORMATION SHOWN HEREIN.MARY GRACE PAWSON, CITY ENGINEEER, CITY OF ROHNERT PARK,P.E., R.C.E. 44573DATELIMIT OF WORKL-0.0L-1.0 L- 2.0 TO L-2.1SHEETS 1-22 A0.0A1.1a A1.1b A1.1c CG-1NR CG-2NR T24.1 T24.1A MS0.1COVER SHEETGRADING & CALLOUT PLANLANDSCAPE DETAILSSIGN PLACEMENT PLANSGENERAL NOTES & DETAILSSALES OFFICE PLANS & ELEVATIONSSALES OFFICE PLANS & INTERIOR ELEVATIONSSALES OFFICE DETAILSCALIFORNIA GREEN BUILDING CODECALIFORNIA GREEN BUILDING CODE -CONT'DTITLE 24TITLE 24 - CONT'DSALES OFFICE MECHANICAL LAYOUTExhibit 1 to Resolution VANACCESSIBLENOPARKINGLOT 16PLAN DARIUS BSALES OFFICE(PAD 152.9)(FFE 153.9)LOT 15PARKING LOT(PAD 153.3)OCEAN PLACE321756121414141420131989888101514'-1"(PER CIVILENGINEER'SPLANS)10'-0"(PER CIVILENGINEER'SPLANS)GL 153.4FLUSHTH 153.57FS 153.491.0% 1.0%2.6%2.0%FLUSHFS 152.94FS 153.10FS 151.68FLUSH4.4% 1.4%FS 153.122.0% 2.0%FS 153.250.7%(TC 152.27)(TC 151.33)(TC 151.89)(TC 151.48)FLUSHFS 153.05FS 152.94FS 153.11FS 153.18FS 152.95FS 152.67FS 152.41FS 153.30FS 153.12FS 152.76FS 153.0FS 152.93GB1.0%FS 152.95FS 153.131.0%GBTH 153.082.0%44112117181212151622234.5% MAX.CONTRACTOR TODETERMINE GRADES ONSITE BASED ON FINAL FFEOF TRAILER. RAMP RUNSNOT TO EXCEED 8.33%.CONCRETE GRADES NOT TOEXCEED 4.5%.FLUSH4.5%MAX.1"=10'0204010CHECKEDDRAWNDESIGNEDDATEJOB NO.SHEET NO.DEC. 15, 20218120029.0PRELIMINARY - NOT FOR CONSTRUCTION1426 FOURTH STREET NAPA, CA 94559 (707) 252.6115ROHNERT PARK, CALIFORNIA APPDREVISIONSBYDATENO.VAST OAKNORTHSANDALWOOD(ESTATES) ATUNIVERSITY DISTRICT-MODEL HOMESVAST OAK NORTH SANDALWOOD (ESTATES) AT UNIVERSITY DISTRICT MODEL HOMES LANDSCAPE PLANSCopyright ©2021 Studio 1515 Landscape Architecture·REFER TO SHEET L-2.0 TO L-2.1 FOR ADA DETAILS.TUP-1.0GRADING & CALLOUT PLANREVIEWED FOR CONFORMANCE WITH THE CITY OF ROHNERT PARK STANDARDSAND REQUIREMENTS. APPROVAL FOR CONSTRUCTION IS SUBJECT TO THEINFORMATION SHOWN HEREIN.MARY GRACE PAWSON, CITY ENGINEEER, CITY OF ROHNERT PARK,P.E., R.C.E. 44573DATEGRADING LEGENDFINISH SURFACEGRADE BREAKTOP OF CURBTHRESHOLDELEVATIONS BY CIVILDIRECTION OF SURFACE FLOWLEVEL PAD WITH 2% MINUM SLOPE IN ANY DIRECTION, TYPICALFSGBTCTH(123.45)CONSTRUCTION CALLOUT LEGENDAC PAVING. SEE DETAIL: A/TUP-2.0A.D.A. VAN ACCESSIBLE PARKING STALL AND ACCESS AISLE. SEE DETAIL: E & F/TUP-2.0.ACCESSIBLE ROUTE TO MODELS AND RESTROOM.ACCESSIBLE ROUTE & DIRECTIONAL SIGN. SEE DETAIL: H/TUP-2.0.TRUNCATED DOMES PER CITY STANDARDS. SEE DETAIL:G/TUP-2.0.A.D.A. PARKING SIGN PER A.D.A./CITY STANDARDS & UNAUTHORIZED VEHICLE WARNING SIGN.SEE DETAIL: D/TUP-2.0.WHEEL STOPS PER CITY STANDARDS.6'-0" HIGH GOOD NEIGHBOR FENCE, TYPICAL. SEE MODELS CD SET PREPARED BY STUDIO 1515.6'-0" HIGH WOOD GATE, TYPICAL. SEE MODELS CD SET PREPARED BY STUDIO 1515.AMERISTAR 42" TALL TUBE STEEL TRAP FENCE. COLOR TO BE BLACK. SEE DETAIL: A/TUP-2.1.MAINTENANCE GATE. COLOR TO BE BLACK. SEE DETAIL: B/TUP-2.1.CONCRETE WALK, TYPICAL. COLOR SHALL BE NATURAL GRAY WITH MEDIUM BROOM FINISH.SEE DETAIL: B/TUP-2.0.PUBLIC SIDEWALK PER CIVIL ENGINEER'S PLANS.PLANTING AREA, TYPICAL.LEVEL PAD WITH 2% MAXIMUM SLOPE IN ANY DIRECTION, TYPICAL.DRIVEWAY APRON PER CIVIL ENGINEER'S PLANS.ACCESSIBLE PORTA-POTTY PROVIDED BY CLIENT.LATTICE SCREEN FENCE. SEE DETAIL: I/TUP-2.0.SOUNDWALL PER OFF-SITE PLANS PREPARED BY OTHERS.PARKWAY PLANTING PER STREETSCAPE PLANS PREPARED BY OTHERS.CONCRETE PATIO FOR SUITE.PREFABRICATED RAMP AND RAILING PER RICHMOND AMERICAN HOMES.SALES TRAILER PER RICHMOND AMERICAN HOMES.1234678910111213145151617181920212223 CHECKEDDRAWNDESIGNEDDATEJOB NO.SHEET NO.DEC. 15, 20218120029.0PRELIMINARY - NOT FOR CONSTRUCTION1426 FOURTH STREET NAPA, CA 94559 (707) 252.6115ROHNERT PARK, CALIFORNIA APPDREVISIONSBYDATENO.VAST OAKNORTHSANDALWOOD(ESTATES) ATUNIVERSITY DISTRICT-MODEL HOMESVAST OAK NORTH SANDALWOOD (ESTATES) AT UNIVERSITY DISTRICT MODEL HOMES LANDSCAPE PLANSCopyright ©2021 Studio 1515 Landscape ArchitectureTUP-2.0ADA DETAILS ABCDEFGFINISH GRADE - 1/2" BELOW TOP OF HEADER ATTURF AREAS AND 1-1/2" BELOW TOP OF HEADER ATSHRUB AREAS.2x6 FIR, PT #2 OR BETTER WOOD HEADER. SCREWTO STAKES WITH PLATED DECK SCREWS.2x3x18" REDWOOD STAKE @ 6' O.C. MIN.2" THICK ASPHALT PAVING4" CLASS II AGGREGATE BASE MOISTURECONDITIONED AND COMPACTED TO 95% RELATIVECOMPACTION. SHALL BE FIRM AND UNYIELDINGWHEN PROOF ROLLED.SUBGRADE MOISTURE CONDITIONED ANDCOMPACTED TO 95% RELATIVE COMPACTION. SHALLBE FIRM AND UNYIELDING WHEN PROOF ROLLED.AC PAVINGSCALE: 1-1/2 = 1'-0"1234545°6123465FINISH GRADE - 1" BELOW TOP OF PAVING ATTURF AREAS AND 2" BELOW TOP OF PAVING ATSHRUB AREAS.CONCRETE SLAB: MEDIUM BROOM FINISH.#3 REBAR @ 18" O.C. BOTH WAYS.#3 REBAR SLIP DOWELS, EXTEND 12" INTOCONCRETE, 18" O.C., @ ALL EXPANSION JOINTSAND WEHRE NEW CONCRETE IS INSTALLEDADJACENT TO EXISTING CONCRETE.1/4" WIDE CONTROL JOINT, 1/3 DEPTH OF SLAB.SEE PLANS FOR LOCATION.SUBGRADE MOISTURE CONDITIONED ANDCOMPACTED TO 95% RELATIVE COMPACTION.SHALL BE FIRM AND UNYIELDING WHEN PROOFROLLED.1/2" IMPREGNATED ASPHALTIC FIBEREXPANSION JOINT (20' O.C. MAX) AND WHEREPAVING MEETS EXISTING PAVING, BLDG SLABS,STRUCTURES, TYP.1/2" TOOLED RADIUS.CLASS II AGGREGATE BASE MOISTURECONDITIONED AND COMPACTED TO 95%RELATIVE COMPACTION. SHALL BE FIRM ANDUNYIELDING WHEN PROOF ROLLED.CONCRETE PAVINGSCALE: 1-1/2 = 1'-0"4"932576123467811-1/2" MIN. CLR59 494"ADA PARKING STALL SYMBOLSCALE: 1/2" = 1'-0 "9 0 °SOLID PAINTEDINTERIOR COLOR:INTERNATIONAL BLUE3'-0" SQUARE EDGE OFPARKING STALLWHITE PAINTED SYMBOLPER CBC 11B.703.74" WIDE WHITE PAINTED BORDERVANACCESSIBLEADA VAN ACCESSIBLE PARKING STALLSCALE: 1/8" = 1'-0"1NOPARKINGACCESS AISLE ON PASSENGER SIDE OFVEHICLE STALL. 4" WHITE LINES DIAGONAL AT3'-0" MAX CENTERS.12" HIGH WHITE LETTERINGPRINTED INTERNATIONAL SYMBOL OFACCESSIBILITY STALL EMBLEM. DETAIL G, THISSHEET.VAN ACCESSIBLE PARKING STALL.48" WHEEL STOP. WHERE NECESSARY TOPROTECT PATH OF TRAVEL AND/OR SIGN POST.PARKING SIGN. CENTER ON STALL, TYPICAL.DETAIL H, THIS SHEET.TRUNCATED DOME PANELS. DETAIL G, IN THISSHEET.NOTES:1. SURFACE OF PARKING STALL AND ACCESS/LOADING AISLE MUST NOTEXCEED 2% IN ANY DIRECTION. RAMPS MAY NOT ENCROACH INTO REQUIREDSTALL OR AISLE DIMENSIONS.2. STATIC COEFFICIENT OF FRICTION (COF) = 0.60 FOR ACCESSIBLE ROUTES.234567653'-0"3'-0"12'-0"5'-0"18'-0"1223473'-0"TRUNCATED DOMESSCALE: 1-1/2 = 1'-0"ADA PARKING SIGNSCALE: 1/2" = 1'-0 "PARKINGONLYVANACCESSIBLEMINIMUMFINE $250.00UNAUTHORIZED VEHICLES PARKED INDESIGNATED ACCESSIBLE SPACESNOT DISPLAYING DISTINGUISHINGPLACARDS OR SPECIAL LICENSEPLATES ISSUED FOR PERSONS WITHDISABILITIES WILL BE TOWED AWAYAT THE OWNER'S EXPENSE.TOWED VEHICLES MAY BERECLAIMED AT:OR BY TELEPHONING:SIGN ENLARGEMENTSCALE: N.T.S.9"1'-6"1'-3"1-1/2"22" MIN.17" MIN.4'-8"2'-0"3"10"NOTE:CHARACTER HEIGHT, WIDTH AND STROKE SHALLCOMPLY WITH CBC 11B-703.5.GALVANIZED SHEET METAL SIGN, 14 GA. MIN.W/2" DIAMETER CORNERS ALL EDGESSMOOTH. BLUE BACKGROUND EQUAL TOCOLOR NR 15090 IN FEDERAL STANDARD595C WITH WHITE REFLECTIVE BORDER ANDSYMBOLS OR LETTERING.SEPARATE SIGN2" DIAMETER GALVANIZED STEEL SIGN POST.FINISH GRADECONCRETE FOOTINGCOMPACTED SUBGRADEPROVIDE SIGN: "MINIMUM FINE $250.00"1/8" ALUMINUM 'UNAUTHORIZED VEHICLEWARNING' SIGN PANEL PER CBC 11B-502.812345UNAUTHORIZED VEHICLES PARKED INDESIGNATED ACCESSIBLE SPACESNOT DISPLAYING DISTINGUISHINGPLACARDS OR SPECIAL LICENSEPLATES ISSUED FOR PERSONS WITHDISABILITIES WILL BE TOWED AWAYAT THE OWNER'S EXPENSE.TOWED VEHICLES MAY BERECLAIMED AT:OR BY TELEPHONING:678127345688ACCESSIBLE ROUTE SIGNSCALE: 1/2" = 1'-0 "ACCESSIBLEPATHWAYADA PATHWAY SIGNAGE2x4 SIGNAGE FRAMEFINISH GRADECONCRETE FOOTINGCOMPACTED SUBGRADE12345NOTE:ALL MATERIALS AND COLORS TO MATCHSIGNAGE PROGRAM PER CLIENT123452"2'-0"1'-0"2'-0"1'-0" 1'-3"8"2'-0'8"7'-0" 4"NOTE:1. ALL WOOD TO MATCH GOOD NEIGHBORHOODFENCE.2. ALL NAILS TO BE HOT-DIPPED GALVANIZED.2x4 TOP RAIL DADO1x6 FENCING (BOARD ON BOARD)w/1" OVERLAP4x4 PTCT POST @ 8' O.C.2x4 BOTTOM RAIL DADO WITH 1x1CLEAT2x8 KICKBOARD (PTCT)TOP OF FOOTING AT TOP OFGRADECONCRETE FOOTINGCOMPACTED SUBGRADE ORENGINEERED FILL2" SQUARE LATTICE1x1 CLEATS2x4 DADO MIDDLE RAIL4" GAP DUE TO GRADEELEVATION SECTIONSCREEN FENCE w/LATTICESCALE: 1/2" = 1'-0 "123456781234567891011111096'-0"HICONCRETE CURBSCALE: 1-1/2 = 1'-0"6"6"1342251/4" RADIUS.ADJACENT PAVING/SURFACE PER PLAN.#3 HORIZONTAL BAR CONTINUOUS. MIN12" OVERLAP @SPLICES.POURED-IN-PLACE CONCRETE CURB.CURB TO BE PAINTED RED.COMPACTED SUBRADE OR ENGINEEREDFILL.12345NOTES:1. PROVIDE DEEP SCORELINES @ 10' O.C.AND FULL DEPTH EXPANSION JOINT @20' O.C. CHECKEDDRAWNDESIGNEDDATEJOB NO.SHEET NO.DEC. 15, 20218120029.0PRELIMINARY - NOT FOR CONSTRUCTION1426 FOURTH STREET NAPA, CA 94559 (707) 252.6115ROHNERT PARK, CALIFORNIA APPDREVISIONSBYDATENO.VAST OAKNORTHSANDALWOOD(ESTATES) ATUNIVERSITY DISTRICT-MODEL HOMESVAST OAK NORTH SANDALWOOD (ESTATES) AT UNIVERSITY DISTRICT MODEL HOMES LANDSCAPE PLANSCopyright ©2021 Studio 1515 Landscape ArchitectureTUP-2.1ADA DETAILS BMAINTENANCE GATESCALE: 1-1/2 = 1'-0"ATRAP FENCESCALE: 1-1/2 = 1'-0" 1 S M S 2 S S 360"WHITE VINYL COPY QTY. 1 4 544.5" 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 234234SHEETDRAWING SHEET INDEXDESCRIPTIONPROJECT:MUNICIPALITY:PROJECT DATASUBDIVISION SPECIFIC DATABUILDING OCCUPANCY GROUP:BTYPE OF CONSTRUCTION:TYPE VBFIRE HAZARD SEVERITY ZONE:YESOCCUPANT LOAD5EXTERIOR WALLS/NOT REQUIRED - GREATER THAN OR EQUAL TO 3'-0" FROM PROPERTY LINEOPENING PROTECTION:TO FINISH SURFACE (FIRE SEPARATION DISTANCE C.R.C. TABLE R302.1(2)PROJECTIONS:COMBUSTIBLE PROJECTIONS ALLOWED - GREATER THAN OR EQUAL TO 2'-0" FROM PROPERTY LINE,1-HOUR RATED, GREATER THAN 3'-0" FROM PROPERTY LINE, NON-RATED C.R.C. TABLE R302.1(2)FIRE SPRINKLERS:NFPA-13D: REQUIRED (2019 C.R.C. R3.1.3)THIS BUILDING MUST BE EQUIPPED WITH AN AUTOMATIC FIRE EXTINGUISHING SYSTEM COMPLYING WITHNFPA-13D. THE SPRINKLER SYSTEM SHALL BE APPROVED BY THE FIRE DEPARTMENT PRIOR TOINSTALLATION. PLANS FOR PROPOSED FIRE PROTECTION SYSTEMS SHALL BE SUBMITTED TO THE FIREPROTECTION DISTRICT FOR REVIEW AND APPROVAL PRIOR TO INSTALLATION OR WORK BEING STARTEDSCOPE OF WORK:GARAGE CONVERSION INTO A TEMPORARY SALES OFFICE WITH TEMPORARY NON-STRUCTURAL PARTITION WALLS AND TEMPORARY ELECTRICAL AS SHOWN ON PLAN SHEET A1.1ADA COMPLIANCE:FULL ADHERENCE WITH ALL LOCAL AND NATIONAL APPLICABLE BUILDING CODESROHNERT PARK, CALIFORNIASANDALWOOD AT UNIVERSITY DISTRICT©©SQUARE FOOTAGE CALC.SALES OFFICEFIN. SQFT.SQ.FT.601GREEN BUILDING:1.INSTALLED AUTOMATIC IRRIGATION SYSTEM CONTROLLERS SHALL BE WEATHER OR SOILMOISTURE BASED CONTROLLERS. (CAL GREEN 5.304.1)2.HVAC SYSTEM SHALL BE BALANCED IN ACCORDANCE WITH APPROVED NATIONALSTANDARDS. (CAL GREEN 5.410.4.3.1)3.ALL DUCT AND OTHER RELATED AIR DISTRIBUTION COMPONENT OPENINGS SHALL BECOVERED WITH TAPE, PLASTIC OR SHEET METAL UNTIL FINAL STARTUP OF THE HEATINGAND COOLING EQUIPMENT (CAL GREEN 5.504.3)4.ADHESIVES, SEALANTS AND CAULKS SHALL COMPLY WITH LOCAL OR REGIONAL AIRQUALITY MANAGEMENT DISTRICT RULES WHERE APPLICABLE OR SCAQMD RULE 1168 VOCLIMITS AS SHOWN IN TABLE 5.504.4.1 OR 5.504.4.2 (CAL GREEN 5.504.4.1)5.ARCHITECTURAL PAINTS AND COATINGS SHALL COMPLY WITH VOC LIMITS TABLE 1 OF THEARB SUGGESTED CONTROL MEASURE, AS SHOWN IN TABLE 5.504.4.3 (CAL GREEN5.504.4.3)6.AEROSOL PAINTS AND COATINGS SHALL MEET THE PRODUCT WEIGHTED MIR LIMITS FORROC IN SECTION 94522(a)(3) AND OTHER REQUIREMENTS, INCLUDING PROHIBITIONS ONUSE OF CERTAIN TOXIC COMPOUNDS AND OZONE DEPLETING SUBSTANCES, IN SECTIONS94522(c)(2) AND (d)(2) OF CALIFORNIA CODE OF REGULATIONS, TITLE 17, COMMENCINGWITH SECTION 94520. (CAL GREEN 5.504.4.3.1)7.ALL CARPET INSTALLED IN THE BUILDING INTERIOR SHALL MEET THE TESTING AND PRODUCTREQUIREMENTS OF ONE OF THE FOLLOWING: (CAL GREEN 5.504.4.4)7.1.CARPET AND RUG INSTITUTE'S GREEN LABEL PLUS PROGRAM7.2.CALIFORNIA DEPARTMENT OF PUBLIC HEALTH STANDARD PRACTICE FOR THE TESTINGOF VOCs (SPECIFICATION 01350)7.3.NSF/ANSI 140 AT THE GOLD LEVEL; OR7.4.SCIENTIFIC CERTIFICATIONS SYSTEMS INDOOR ADVANTAGE GOLD8.ALL CARPET CUSHING INSTALLED IN THE BUILDING INTERIOR SHALL MEET THEREQUIREMENTS OF THE CARPET AND RUG INSTITUTE GREEN LABEL (CAL GREEN5.504.4.4.1)9.80% OF THE TOTAL AREA RECEIVING NEW RESILIENT FLOORING SHALL COMPLY WITH THEVOC LIMITS OR BE CERTIFIED UNDER THE RESILIENT FLOOR CONVERING INSTITUTE (RFCI)FLOORSCORE PROGRAM (CAL GREEN 5.504.4.6)10.POLLUTANT CONTROL DOCUMENTATION SHALL BE PROVIDED TO INDICATE COMPLIANCEWITH CBC SECTION 5.504 AND SHALL INCLUDE AT LEAST ONE OF THE FOLLOWING:10.1.PRODUCT CERTIFICATIONS AND SPECIFICATIONS10.2.CHAIN OF CUSTODY CERTIFICATIONS10.3.OTHER METHODS ACCEPTABLE TO THE ENFORCING AGENCY11.PROVIDE FILTERS WITH MINIMUM EFFICIENCY REPORTING VALUE (MERV) OF AT LEAST 13FOR OUTSIDE AND RETURN AIR IN REGULARLY OCCUPIED AREAS OF MECHANICALLYVENTILATED BUILDINGS (CAL GREEN 5.504.5.3)12.HVAC, REFRIGERATION AND FIRE SUPPRESSION EQUIPMENT SHALL NOT CONTAIN CFCs ORHALON (CAL GREEN 5.508)13.EACH APPLIANCE PROVIDED BY THE BUILDER SHALL MEET ENERGY STAR IF AN ENERGYSTAR DESIGNATION IS APPLICABLE FOR THE APPLIANCE. (CAL GREEN A5.201)ENERGY CONSERVATION:1.MANUFACTURED FENESTRATION PRODUCTS AND EXTERIOR DOORS SHALL HAVE AIR INFILTRATION RATES NOT EXCEEDING 0.3 CFM/FT2OF WINDOW AREA, O.3 CFM/FT2 OF DOOR AREA FOR NONRESIDENTIAL SINGLE DOORS (SWINGING AND SLIDING) AND 1.0 CFM/FT2FOR NONRESIDENTIAL DOUBLE DOORS (SWINGING). (T24 110.6 (a)1)2.FENESTRATION U-FACTOR SHALL BE RATED IN ACCORDANCE WITH NFRC 100, OR THE APPLICABLE DEFAULT U-FACTOR SET FORTH INTABLE 110.6-A (T24 110.6(a)2)3.FENESTRATION SHGC SHALL BE RATED IN ACCORDANCE WITH NFRC 200, OR NFRC 100 FOR SITE BUILT FENESTRATION, OR THEAPPLICABLE DEFAULT SHGC SET FORTH IN TABLE 110.6-B (T24 116(a)3)4.JOINTS AND OTHER OPENINGS IN THE BUILDING ENVELOPE THAT ARE POTENTIAL SOURCES OF AIR LEAKAGE SHALL BE CAULKED,GASKETED, WEATHERSTRIPPED OR OTHERWISE SEALED TO LIMIT INFILTRATION AND EXFILTRATION. (T24 110.7)5.INSTALLED INSULATION MATERIAL SHALL HAVE BEEN CERTIFIED BY THE DEPARTMENT OF CONSUMER AFFAIRS, BUREAU OF ELECTRONICAND APPLIANCE REPAIR, HOME FURNISHINGS AND THERMAL INSULATION THAT THE ISULATION CONDUCTIVE THERMAL PERFORMANCE ISAPPROVED PURSUANT TO THE CALIFORNIA CODE OF REGULATIONS, TITLE 24, PART 12, CHAPTERS 12-13, ARTICLE 3, "STANDARDS OFINSULATING MATERIAL." (CALIFORNIA ENERGY CODE SEC. 110.8)6.ALL INSULATING MATERIAL SHALL BE INSTALLED IN COMPLIANCE WITH THE FLAME SPREAD RATING AND SMOKE DENSITY REQUIREMENTSOF SECTIONS 2602 AND 720 OF THE CBC. (T24 110.8(c))DOORS:1.MINIMUM 3' IN WIDTH, 6'-8" IN HEIGHT.2.OPENS A MINIMUM OF 90 DEGREES.3.CLEAR WIDTH OF THE DOORWAY IS 32" MINIMUM.4.DOUBLE DOORS/ AUTOMATIC DOORS - AT LEAST ONE DOOR MUST COMPLY WITH 404.2.3 AND404.2.45.BOTTOM 10" OF DOOR HAS A SMOOTH, UNINTERRUPTED SURFACE (KICK PLATE).6.EFFORT TO OPERATE DOORS IS WITHIN PRESSURES ALLOWED6.1.INTERIOR DOORS - 5 POUNDS MAXIMUM PRESSURE TO OPERATE.6.2.EXTERIOR DOORS - 5 POUNDS MAXIMUM PRESSURE TO OPERATE.6.3.FIRE DOORS - 15 POUNDS MAXIMUM PRESSURE TO OPERATE.7.AUTOMATIC DOORS MUST PROVIDE A MINIMUM 32" CLEARANCE WHEN FULLY OPEN.DOORS HARDWARE:1.EXIT DOORS ARE OPERABLE FROM THE INSIDE WITHOUT THE USE OF A KEY OR ANY SPECIALKNOWLEDGE OR EFFORT.2.HAND ACTIVATED DOOR OPENING HARDWARE, HANDLES, PULLS, LATCHES, LOCKS AND OTHEROPERATING DEVISCES ON ACCESSIBLE DOORS SHALL HAVE A SHAPE THAT IS EASY TO GRASP WITHONE HAND AND DOES NOT REQUIRE TIGHT GRASPING , TIGHT PINCHING OR TWISTING OF THE WRISTTO OPERATE.3.OPENING HARDWARE AND OTHER OPENING DEVICES ARE TO BE BETWEEN 34"MIN. AND 44"MAXABOVE FINISH FLOOR.4.DOOR CLOSER, IF PRESENT, MUST BE ADJUSTED SO THAT FROM AN OPEN POSITION OF 90DEGREES, THE TIME REQUIRED TO MOVE THE DOOR DO A POSITION OF 12 DEGREES FROM THELATCH IS 5 SECONDS MINIMUM.CALIFORNIA CODE OF REGULATIONS - TITLE 242019 CALIFORNIA RESIDENTIAL CODE, PART 2.5 (2018 I.R.C.)2019 CALIFORNIA ELECTRICAL CODE, PART 3 (2017 N.E.C.)2019 CALIFORNIA MECHANICAL CODE, PART 4 (2018 U.M.C.)2019 CALIFORNIA PLUMBING CODE, PART 5 (2018 I.P.C.)2019 CALIFORNIA ENERGY CODE, PART 6 2019 CALIFORNIA FIRE CODE, PART 9 (2018 I.F.C.)2019 CALIFORNIA GREEN BUILDING STANDARDS CODE2019 CALIFORNIA BUILDING CODE, PART 2, 8 & 10 (2018 I.B.C.)ADOPTED CODES:MEANS OF EGRESS NOTES1. EGRESS DOORS SHALL BE READILY OPENABLE FROM THE EGRESS SIDE WITHOUT THE USE OF A KEY OR SPECIAL KNOWLEDGE OR EFFORT. (CBC SECTION 1010.1.9)2. LOCKS OR LATCHES ONLY ALLOWED FOR THE FOLLOWING (CBC SECTION 1010.1.9.4): a. MAIN EXTERIOR DOOR(S) OF THE FOLLOWING OCCUPANCIES/ USES WHERE SIGN POSTED ON EGRESS SIDE ADJACENT TO OR ON DOOR(S) STATING "THIS DOOR TO REMAIN UNLOCKED WHEN BUILDING IS OCCUPIED": B, F, M, AND S OCCUPANCIES.A0.0aGENERAL NOTES & DETAILSSALES OFFICE PLANS & ELEVATIONSA1.1aSALES OFFICE PLANS & INT. ELEVATIONSA1.1bCALIFORNIA GREEN BUILDING CODECG-1NRTITLE 24T24-1TITLE 24 - CONT'DSTRUCTURAL - FOUNDATION/FRAMING PLANSOMECHANICAL - GENERAL NOTES/SCHEDULESMO.0CALIFORNIA GREEN BUILDING CODE - CONT'DCG-2NRT24-2MECHANICAL - MANUAL J,D, AND SMO.1MECHANICAL PLANM1.0CIVIL - TITLE SHEETCIVIL - SECTIONS, DETAILS, & ACCESSIBILITYCIVIL - PRECISE GRADING PLAN - LOTS 57-611/52/53/5SALES OFFICE DETAILSA1.1cCIVIL - EROSION CONTROL PLAN4/5CIVIL - CURB AND RAMP DETAILS5/5GENERAL NOTES:1.ALL ACCESSIBLE ENTRYS SHALL HAVE A MIN. 5"x5" INTERNATIONAL SYMBOL OF ACCESSIBILITY DISPLAYED ON THE LATCH SIDE OF THEDOOR.2.INTERNATIONAL SYMBOL OF ACCESSIBILITY IS MOUNTED 60" IN HEIGHT ABOVE THE LANDING.3.THE INTERNATIONAL SYMBOL OF ACCESSIBILITY SHALL CONSIST OF A WHITE FIGURE ON A BLUE BACKGROUND. THE BLUE SHALL BEEQUAL TO COLOR NO. 15090 IN FEDERAL STANDARD 599B.4.WHEN RAISED CHARACTERS OR SYMBOLS ARE USED, THEY SHALL CONFORM TO THE FOLLOWING:4.1.PICTORIAL SYMBOL SIGNS (PICTOGRAMS) SHALL BE ACCOMPANIED BY THE EQUIVALENT VERBAL DESCRIPTION PLACED DIRECTLYBELOW THE PICTOGRAM. THE BORDER DIMENSION OF THE PICTOGRAM SHALL BE A MINIMUM OF 6" IN HEIGHT.4.2.LETTERS AND NUMBERS ON SIGNS SHALL HAVE A WIDTH-TO-HEIGHT RATIO OF BETWEEN 3:5 AND 1:1 AND A STROKEWIDTH-TO-HEIGHT RATIO BETWEEN 1:5 AND 1:10.4.3.CHARACTERS AND SYMBOLS SHALL CONTRAST WITH THEIR BACKGROUND, EITHER LIGHT CHARACTERS ON A DARK BACKGROUNDOR DARK CHARACTERS ON A LIGHT BACKGROUND.4.4.CHARACTERS AND NUMBERS ON SIGNS SHALL BE SIZED ACCORDING TO THE VIEWING DISTANCE FROM WHICH THEY ARE TO BEREAD. THE MINIMUM HEIGHT IS MEASURED USING AN UPPER CASE X. LOWER CASE CHARACTERS ARE PERMITTED. FOR SIGNSSUSPENDED OR PROJECTED ABOVE THE FINISH FLOOR, THE MINIMUM CHARACTER HEIGHT SHALL BE 3".4.5.CONTRACTED GRADE 2 BRAILLE SHALL BE USED WHEREVER BRAILLE SYMBOLS ARE SPECIFICALLY REQUIRED IN OTHER PORTIONSOF THESE REGULATIONS. DOTS SHALL HAVE DOMED OR ROUNDED SHAPE AND SHALL COMPLY WITH TABLE 11B-703.3.1.5.GROUND AND FLOOR SURFACES ALONG ACCESSIBLE ROUTES AND IN ACCESSIBLE ROOMS AND SPACES INCLUDING FLOORS, WALKS,RAMPS, STAIRS AND CURB RAMPS ARE STABLE, FIRM AND SLIP RESISTANT.6.CARPETS OR CARPET TILES ARE SECURELY ATTACHED AND HAVE A LEVEL LOOP, TEXTURED LOOP, LEVEL-CUT PILE OR LEVEL-CUT/UNCUTPILE WITH PILE NOT EXCEEDING 1/2" IN HEIGHT.7.EXPOSED EDGES OF CARPET ARE FASTENED TO FLOOR SURFACES AND HAVE TRIM ALONG THE ENTIRE LENGTH OF THE EXPOSED EDGE.8.CHANGES IN LEVEL DO NOT EXCEED 1/2" BEVELED AT A 1:2 GRADIENT (1/4" VERTICAL IS ALLOWABLE).9.GRATINGS LOCATED IN WALKING SURFACES HAVE GRID OPENINGS A MAXIMUM OF 1/2" WIDE IN ONE DIRECTION.10.WHEN GRATINGS HAVE ELONGATED OPENINGS, THEY SHALL BE PLACED SO THAT THE LONG DIMENSION IS PERPENDICULAR TO THEDOMINANT DIRECTION OF TRAVEL.11.SEPARATE APPLICATION AND PERMITS ARE REQUIRED SIGNS, STORAGE RACKS AND FIRE SPRINKLER SYSTEMS.12.THE MEANS OF EGRESS, INCLUDING THE EXIT DISCHARGE, SHALL BE ILLUMINATED AT ALL TIMES THE BUILDING SPACE SERVED BY THEMEANS OF EGRESS IS OCCUPIED. THE MEANS OF EGRESS ILLUMINATION LEVEL SHALL NOT BE LESS THAN 1 FOOT-CANDLE AT THEWALKING SURFACE LEVEL.13.THE MEANS OF EGRESS ILLUMINATION SHALL BE CONNECTED TO AN EMERGENCY ELECTRICAL SYSTEM THAT WILL PROVIDE ANILLUMINATION OF NOT LESS THAN 90 MINUTES IN CASE OF PRIMARY POWER LOSS. THE INSTALLATION OF THE EMERGENCY POWERSYSTEM SHALL BE IN ACCORDANCE WITH CHAPTER 27.14.INTERIOR FINISH MATERIALS APPLIED TO WALL AND CEILINGS SHALL BE TESTED AS SPECIFIED IN CBC SECTION 803. SPECIFY THECLASSIFICATIONS PER TABLE 803.13 AND SECTION 803.1.15.INTERIOR FLOOR FINISH AND FLOOR COVERING MATERIALS SHALL NOT BE LESS THAN CLASS II CLASSIFICATION AND SHALL COMPLYWITH ASTM E648 AND HAVING A SPECIFIC OPTICAL DENSITY SMOKE RATING OF LESS THAN 450 PER ASTM E 662. (CBC 804.4)16.WORK SHALL BE INSTALLED IN ACCORDANCE WITH THE APPROVED CONSTRUCTION DOCUMENTS, AND ANY CHANGES MADE DURINGCONSTRUCTION THAT ARE NOT IN COMPLIANCE WITH THE APPROVED CONSTRUCTION DOCUMENTS SHALL BE RESUBMITTED FORAPPROVAL AS AN AMENDED SET OF CONSTRUCTION DOCUMENTS. CRC R106.4 DISPLAY AREAOFFICE 2OFFICE 1STORAGESECURITYKEYPADDOORCONTACTMOTIONDOORCONTACTTDISPLAY AREAOFFICE 2OFFICE 1STORAGEFLOOR SHEATHING - PROVIDE BOUNDARY NAILING ATEDGE OF DIAPHRAGM AND MEMBERS OVER SHEAR ORBEARING WALLS AND BEAMS. SEE PLANS FORADDITIONAL BN REQUIREMENTS AT DRAG LOCATIONS2-12d FROM JOIST ORBLOCKING (2X4 FLAT AT4'-0" O.C.) TO NONBEARINGWALL.FLOOR JOISTS - SEEFRAMING PLANFOR ADDITIONALINFORMATION2-2X TOP PLATES2X4 STUDS AT 16" O.C.(MIN.)2X4 STUDS AT 16" O.C.(MIN.)2X P.T.D.F. DBL. TOP PLATEDRIVEWAY1/2" DIA. AB @ 4' O.C. MAX.W/ MIN. 2-AB PER SILL PLATEGARAGESLABGARAGE HEADER PERSTRUCTURAL PLANS2X4 (MIN.)W/ 2-16d @ 16" O.C.FLOOR OR ROOFSILL PLATEFLOOR SHEATHING - PROVIDE BOUNDARY NAILING ATEDGE OF DIAPHRAGM AND MEMBERS OVER SHEAR ORBEARING WALLS AND BEAMS. SEE PLANS FORADDITIONAL BN REQUIREMENTS AT DRAG LOCATIONS2-12d FROM JOIST ORBLOCKING (2X4 FLAT AT4'-0" O.C.) TO NONBEARINGWALL.FLOOR JOISTS - SEEFRAMING PLANFOR ADDITIONALINFORMATION2-2X TOP PLATES2X4 STUDS AT 16" O.C.(MIN.)ELECTRICAL NOTES:1.CONVENIENCE OUTLETS MUST NOT BE LESS THAN 12"ABOVE THE FLOOR FINISH.2.LIGHT SWITCHES TO BE A MAXIMUM OF 48" ABOVEFINISHED FLOOR.3.ELECTRICAL OUTLETS SHALL BE INSTALLED INACCORDANCE WITH C.E.C, ARTICLE 210-52, VALUE ANDDESIGN.4.CONVENIENCE OUTLETS IN BATHROOMS, KITCHENCOUNTER TOPS WITHIN 6" OF THE KITCHEN SINK,OUTDOORS AND IN GARAGES AND BASEMENTS (OTHERTHAN FOR LAUNDRY AND SIMILAR EQUIPMENT) SHALL BEGFI PROTECTED PER C.E.. ARTICLE 210-8(A).5.LIGHTING OUTLETS CONTROLLED BY A WALL SWITCHSHALL BE PROVIDED IN ACCORDANCE WITH C.E.C,ARTICLE 210-70.6.ELECTRICAL SYSTEM GROUND TO BE PROVIDED PERC.E.C, ARTICLE 250.50 AND 250.52.7.THE CENTER OF 15, 20 AND 30 AMP ELECTRICALOUTLETS AND COMMUNICATION SYSTEM RECEPTACLEOUTLETS SHALL BE INSTALLED NOT LESS THAN 15" ABOVETHE FLOOR OR WORKING PLATFORMS.8.THE CENTER OF THE GRIP OF THE OPERATING HANDLE OFCONTROLS OR SWITCHES INTENDED TO BE USED BY THEOCCUPANT OF THE ROOM OR AREA TO CONTROLLIGHTING AND RECEPTACLE OUTLETS, APPLIANCES, ORCOOLING, HEATING, AND VENTILATING EQUIPMENT SHALLNOT BE MORE THAN 44" ABOVE THE FLOOR OR WORKINGPLATFORM. BUT NOT LESS THAN 36"9.THE CENTER OF FIRE ALARM INITIATING DEVICES (BOXES)SHALL BE LOCATED 44" ABOVE THE LEVEL OF THE FLOOR,WORKING PLATFORM, GROUND SURFACE, OR SIDEWALK.SINGLE-POLE SWITCHTHERMOSTATSMOKE DETECTOR100v QUAD OUTLET100v DUPLEX OUTLETRECESSED LIGHTCARBON MONOXIDE DETECTORCAT5e DATA PORTFLOOR PLAN NOTES:1.SALES OFFICE TO BE INSULATED WITH SAME INSULATIONAS THE HOME - IN WALLS, CEILING AND UNDERFLOOR.2.ACCESSIBLE BATHROOM FACILITIES TO BE PROVIDED ONSITE BY OTHERS AND LOCATED ON AN ACCESSIBLE PATHOF TRAVEL.3.ALL MANEUVERING CLEARANCES AT ACCESSIBLE DOORSSHALL HAVE A MAX. SLOPE OF 1/4":1'-0"4.ALL DOOR THRESHOLDS SHALL BE 1/2" MAX.5.DOOR CLOSING SPEED SHALL COMPLY WITH CBCSECTION 11B-404.2.86."HOUSE" ENTRY DOOR IS NOT PART OF ACCESSIBLE PATHOF TRAVEL.7.SEE CIVIL/ LANDSCAPE PLANS FOR ACCESSIBLE PATH OFTRAVEL TO SALES OFFICE THRU PUBLIC ENTRY.8.ALL DOORS IN ACCESSIBLE SALES OFFICE AREA SHALLHAVE LEVER HARDWARE AS REQUIRED. MAXIMUMOPERATING FORCE SHALL BE 5 POUNDS PER CBC SEC.11B-404.2.9.9.DISPLAYS AND FURNISHINGS BY DECORATOR.10.REFER TO PRODUCTION HOME GENERAL NOTES SHEETSA0.0b AND A0.0c FOR ALL GENERAL CONSTRUCTIONINFORMATION NOT NOTED IN THIS SET.THE HATCHED AREA IS PART OF THE MODELHOME DISPLAY AND IS NOT SUBJECT TOACCESSIBILITY REQUIREMENTS AND IS NOT TOBE USED AS A PLACE OF PUBLICACCOMMODATIONS OR EMPLOYMENTREFER TO THE PRODUCTION FLOOR PLAN FOR INFORMATIONNOT SHOWN HEREPENDANT - KICHLER LIGHTINGLAKUM 1 LIGHT PENDANT 43090BK*TO BE ORDERED AND PAID FOR BYCONSTRUCTIONDOORCONTACTSECURITYKEYPADMOTIONDOOR CONTACTMOTION DETECTORSECURITY KEYPAD©©BASE FLOOR PLAN WALL FURRED TO BE FLUSHWITH CURB WALLBASE FLOOR PLAN WALLSNEW 2X4 NON-BEARING STUD WALL (TYP.U.N.O.)ALL OUTLETS, SWITCHES, RECEPTACLES ANDTHERMOSTATS SHOULD BE PLACED AT MAXHEIGHT OF 48"A.F.F AND MIN OF 15" A.F.F.ELECTRICAL SUB-PANELPROVIDE AUTOMATIC SHUT-OFF CONTROLSFOR LIGHTING AS PER TITLE 24, PART 6,SECTION 131(DPROVIDE OCCUPANT SENSOR AT OFFICES 250SQ.FT. AND SMALLER AND MULTI-PURPOSEROOMS LESS THAN 1000 SQ.FT.RECESSED DUPLEX OUTLET FORTOUCH-SCREEN/CHROME CAST: 60" A.F.F.WIRELESS ACCESS POINT TO BEMOUNTED TO WALL @42" A.F.F.DO NOT INSTALL STANDARD GARAGEOUTLETS UNTIL REMOVAL OF SALES OFFICEAND CONVERSION BACK TO GARAGEALL DATA WIRING MUST CONNECT TO MDCPROVIDED ROUTER/SWITCH. ISP MODEM ANDMDC PROVIDED ROUTER/SWITCH MUST BECONNECTED VIA CAT5e OR CAT6 DATA CABLEMUST TERMINATE ALL DATA WIRING TO PATCHPANEL. PLACE @ ISP/BROADBAND MODEMLOCATION AND LABEL ALL DATA PORTS TOCORRESPOND WITH PATCH PANEL.FURR OUT WALL TO 5 1/2'' TO ALIGN WITH SOFFITPROVIDE BACKING IN WALL FOR WALL MOUNTEDTOUCH SCREEN DISPLAYHEADER/WALL REQUIRED IN SOFFIT FOR GLASS WALLINSTALLATION(VERIFY HEADER/WALL REQUIREMENTS WITHMANUFACTURER)FURR OUT WALL AND REMOVE TRACKING AT EXISTINGGARAGE DOORS.EXTERIOR FIXED AND ACTIVE DOORSMANUFACTURER:THERMA TRU OR EQ.DESCRIPTION:S100 22X64 1 LITE TEMPERED INSERTWITH WHITE MINI BLINDS IN GLASS SYSTEM. 3'' SETBACK FROM WALL MULLION: CORRUGATED BUTTED3/4'' INTERIOR AND 1 1/2'' EXTERIORFINISH:TO BE PAINTED TRIM COLOR OF HOUSE.REFER TO EXTERIOR COLOR MATRIXTWO KAWNEER 350 SERIES MEDIUM STILE DOORS WITHOFFSET PIVOTS, DORMA: 8916 SPAT FMC SN1 613 - SURFACEMOUNT, HOLD OPEN CLOSURES, MS DEADBOLT LOCKS WITHCYLINDERS, BACK TO BACKKAWNEER CO9 PULLS AND 10" BOTTOM RAILS REFER TODOOR DETAIL SHEET 1.1cSOFFIT TO BE AT 8'-0'' A.F.F.TRAP FENCE TO BE CENTERED ON PANEL.FURR OUT ALL WALLS AND CEILINGS TO BE FLUSHWITH ADJACENTDO NOT INSTALL WATER HEATER, WATER SOFTENERUNTIL AFTER REMOVAL OF SALES OFFICE, FUEL GASDISCONNECTED AND TERMINATED.INTERIOR STORE FRONT FRAMING:MANUFACTURER: KAHNEERDARK BRONZE ANODIZED ALUMINUM KAWNEER 450VGCENTER GLAZED 1-3/4" X 4-1/2" STOREFRONT FRAMINGGLAZED WITH 1/4" CLEAR FLOAT GLASS, TEMPERED PERCODE.REFER TO MANUFACTURERS INSTALLATION MANUAL FORINSTALLATION DETAILSMANEUVERING CLEARANCE (TYP.) SEE DETAIL 3 ONSHEET A0.0SIGNAGE ABOVE ENTRY/EXIT DOORS STATING "THISDOOR TO REMAIN UNLOCKED WHEN BUILDING ISOCCUPIED".ACCESSIBLE ENTRANCE SIGNAGEFRAME ACCESS DOOR PER PLAN: FURR AND DRYWALLOVER DOOR.FIRE EXTINGUISHER LOCATIONFIRE SPRINKLER ACCESS PANEL TO BE LOCATED ATEXTERIOR. PANEL ACCESS WILL BE REVISED TO INTERIORAFTER REMOVAL OF SALES OFFICEACCESSBILE THRESHOLD: REFER TO DETAIL 5 ON SHEETA0.0DO NOT PLACE ELECTRICAL PANEL IN LOBBYDUPLEX OUTLET FOR E-REGISTRATION TABLET@ 24" A.F.F. - INSTALL INSIDE CABINETC1P1CHANDELIER - KICHLER CROSBY 5 LIGHT LINEARCHANDELIER 43995BK MATTE BLACK*TO BE ORDERED AND PAID FOR BYCONSTRUCTION RICHMONDAMERICAN HOMESOFFICE 1 ENTRY ELEVATIONDISPLAY AREACABOFFICE 2OFFICE 1STORAGEEDFGHJKIDISPLAY AREAOFFICE 2OFFICE 1STORAGERICHMONDAMERICAN HOMESTOUCH SCREEN ELEVATIONOFFICE 2 ENTRY ELEV.RICHMONDAMERICAN HOMESOFFICE 1 BACK WALL ELEVATIONCREDENZA ELEV.OFFICE 1 WALL ELEV.BUILT IN ELEV.STORAGE ELEV.ITEM: BUILT-IN CABINETLOCATION: REFER TO PLANSMANUFACTURER: TIMBERLAKESPECIES: MAPLESTYLE: SONOMAFINISH: SLATEHARDWARE: PULL 4712-SNITEM: SOLID SURFACE COUNTERLOCATION: DISPLAY AREAMANUFACTURER: SILESTONECOLOR: MIAMI WHITEEDGE STYLE: SQUAREDNO BACKSPLASH TO BE INSTALLEDSTORAGE ELEV.OFFICE 2 BACK WALL ELEV.OFFICE 2 DESK ELEV.©©EXTERIOR MULLION AND DOORCOLORS: TO BE PAINTED TRIM COLOROF EXTERIOR OF HOUSEREFER TO EXTERIOR PAINTSCHEME MATRIXREFER TO TOUCH SCREEN BUILT-IN DETAIL #3 ON SHEET A1.1aREFER TO ELEV. E FOR CABINET LAYOUT AND DETAILS ON PAGE A1.1b.ITEM: CARPETINSTALLATION:OVER 3/8'' #8 PADLOCATION: OFFICES & STORAGEMANUFACTURER: PATCRAFTSTYLE: CENTERLINE 10523COLOR: CROSSROAD 00100TYPE: BROADLOOMPAINTLOCATION: WALLSMANUFACTURER: SHERWIN WILLIAMSCOLOR: SW7029 AGREEABLE GRAYPAINTLOCATION: TRIM/BASEBOARD/CEILINGSMANUFACTURER: SHERWIN WILLIAMSCOLOR: SW7006 EXTRA WHITEWALL TILELOCATION: REFER TO PLANSMANUFACTURER: DALTILETILE: COLOR WHEEL LINEAR GRP 1 - 4" X 16"COLOR: ARCTIC WHITE GLOSSGROUT: #543 DRIFTWOODFINISH FLOOR TRANSITION: CARPETROLLED AND TUCKED - TILE THROUGHTRANSITIONITEM: CERAMIC WOOD TILELOCATION: DISPLAY AREAMANUFACTURER: DALTILESTYLE: ARTICULOCOLOR: COLUMN GRAYSIZE: 18'' X 36''INSTALLATION: STAGGERED 70/30GROUTMANUFACTURER: CUSTOMCOLOR: #543 DRIFTWOODHANGING RAH LOGO TO BE MOUNTED ON WALLREFER TO ELEV. G FOR CABINET LAYOUT AND DETAILS ON PAGE A1.1b.PROVIDE GROMMET HOLE ANDGROMMET TO ACCESS E-REGISTRATIONOUTLET. ©©10''VIFVIF INTERIOR DOORSTWO KAWNEER 350 SERIES MEDIUM STILE DOORS WITH OFFSETPIVOTS, DORMA: 8916 SPAT FMC SN1 613 - SURFACE MOUNT,HOLD OPEN CLOSURES, MS DEADBOLT LOCKS WITH CYLINDERS, BACKTO BACK KAWNEER CO9 PULLS AND 10" BOTTOM RAILS:DOORS TO BE CONSTRUCTED PER FIELD VERIFIED DIMENSIONSEXTERIOR ACTIVE DOORSMANUFACTURER:THERMA TRU OR EQ.DESCRIPTION:S100 22X64 1 LITE TEMPERED INSERT WITH WHITEMINI BLINDS IN GLASS SYSTEM.HARDWARE: TO MATCH HOUSEFINISH:TO BE PAINTED TRIM COLOR OF HOUSE. REFER TOEXTERIOR COLOR MATRIXDOOR CLOSERMANUFACTURER: CAL ROYALSERIES: 900PDFLFINISH: ALUMINUM 5 Reso 2022-08 EXHIBIT 2 VAST OAK NORTH PHASE 3A –SANDALWOOD AT UNIVERSITY DISTRICT TEMPORARY MODEL HOME AND SALES OFFICE COMPLEX General Requirements 1) The applicant shall comply with all documents approved by the City Council and adhere to all verbal representations and exhibits presented by the applicant at the Planning Commission and\or City Council meeting for approval of the University District Specific Plan project unless subsequently revised by the City. 2) In case of conflict between the various documents, the following order shall prevail: General Plan, UDSP, Mitigation Measures for the FEIR, RPMC, DA, Tentative Map and its Conditions of Approval, UDLLC DAP I and conditions of approval, and Design and Construction Standards. 3) The applicant shall comply with the FEIR. In addition, the applicant shall pay the cost to monitor the mitigation measures identified in the FEIR for the UDSP Project (SCH # 2003122014) kept on file in the Development Services Department. The requirements contained in the Mitigation Monitoring Program (MMP) shall be incorporated into these conditions and constructed in accordance with the MMP. 4) The applicant agrees to indemnify, hold harmless and defend the City, its officers, agents, elected and appointed officials, and employees, from any and all liability or claims that may be brought against the City arising out of its approval of the Project. 5) By accepting the benefits conferred under this approval, the applicant acknowledges all the conditions imposed and accepts the TCUP subject to those conditions with full awareness of the provisions of the Specific Plan, as may be amended from time to time, and the RPMC, as applicable. 6) The use of the property by the applicant/grantee for any activity authorized by this approval shall constitute acceptance of all of the conditions and obligations imposed by the City on the TCUP. The applicant/grantee by said acceptance waives any challenge as to the validity of these conditions. 7) All improvements shall comply with all applicable sections of the City of Rohnert Park Municipal Code and any other applicable relevant plans of affected agencies, unless superseded by the Specific Plan for this property. 8) The development of the model homes shall be consistent with all other approvals associated with this project (e.g. UDSP/Design Guidelines, Tentative Map, DA, DAP). 9) The applicant shall obtain all necessary permits and clearances from the Rohnert Park Building and Public Safety Departments prior to occupancy of the project. 6 Reso 2022-08 10) Any covenants, conditions, and restrictions (CC&R’s) applicable to the project property shall be consistent with the terms of these conditions and the City Code. If there is conflict between the CC&R’s and the City Code or these conditions, the City Code or these conditions shall prevail. Temporary Conditional Use Permit 11) The Temporary Conditional Use Permit (TCUP) for the model home and sales office complex shall expire no later than the earlier of four years after the building permit is issued for the first home in the Sandalwood subdivision or issuance of certificates of occupancy for the 26th home in the Sandalwood subdivision. Prior to the date of expiration of the TCUP the model home complex shall cease operation and the temporary features associated with the model home complex, including the temporary parking lot, walkways, landscaping, fencing, and sales office shall be removed. Any changes to the model home complex require staff review and approval. 12) The applicant is responsible for any on-going City expenses, including staff costs, related to the model home complex until the complex and related improvements are removed. A reimbursement agreement shall be kept on file and a sufficient deposit retained by the City. 13) Hours of operation for the Model Home Sales Office Complex are limited to 10:00 a.m. to 5:00 p.m. during the winter, and 10:00 a.m. to 6:00 p.m. during the summer, seven days a week. 14) Prior to installation of any signs, the applicant shall provide detailed sign plans consistent with the requirements of the municipal code. 15) Prior to occupancy and opening of the model home and sales trailer, a phased occupancy plan shall be approved by the City’s Planning Division. The plan shall delineate those areas that will be open to the public (vehicle traffic and pedestrian traffic) and the means of separating construction activity from the public (fences, etc.). The phasing plan shall delineate the neighborhood streets that will be open to the model home sales traffic, future resident traffic and construction traffic. The phasing plan will show the fencing and other means of separation between construction access, active and storage, from sales and future resident activity. All streets and other areas open to the public shall be free of construction activity, including storage of material, staging/ unloading, and operation of equipment. 16) Each ADA bathroom shall have audible/visual notification devices. 17) Address numbers shall be illuminated and visible from the street. 18) Prior to occupancy and opening of the model home and sales trailer to the public, sidewalks and other street improvements serving the VON Phase 3A - Sandalwood neighborhood model home complex shall be completed. 7 Reso 2022-08 19) Prior to the delivery of any combustible materials, the builder must obtain a "Combustible Materials Clearance Memo" from the Fire Prevention Division. This can be requested by calling (707) 584-2641 to schedule an inspection. This requires adequate water supply and access. Access will be, as a minimum, first lift of asphalt paving, capable of supporting a fully loaded fire engine. 20) Provide a minimum of one functional hydrant, nearest the structures. 21) The structures shall have a completed and accepted fire sprinkler system and fire alarm with external horn strobe. 22) If the garages are converted to temporary offices, additional fire sprinkler and alarm permits will be required. 23) A fire extinguisher shall be provided in the business spaces (i.e. offices). 24) All fire suppression features (h ydrants, access, sprinklers) must be in service prior to consideration of an occupancy clearance. 25) Modifications to the previously approved floor plan may require additional fire permits for alarms and sprinkler modification. 26) Any changes to the model home complex, including the closing, or partial closing of the model homes and/or parking area shall require review and approval by the Planning Manager.