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HomeMy WebLinkAboutStaff Report 5.A 09/11/2017Agenda Item #5.A DATE: September 11, 2017 TO: Honorable Mayor and Members of the City Council through City Manager FROM: Heather Hines, Planning Manager SUBJECT: Resolution Amending the Park Central Planned Community District (Park Central PCD) to List "Maintenance /Repair Services - Client Site Services" as a Permitted Use RECOMMENDATION It is recommended that the City Council adopt a Resolution Amending the Park Central Planned Community District (Park Central PCD) to List "Maintenance /Repair Services -. Client Site Services as a Permitted Use at APN 005- 040 -055. BACKGROUND The project site consists of a 3.12 -acre vacant parcel at the southeast corner of Technology Lane and Telecom Lane and within the Park Central Planned Community District (Park Central PCD). Across the roadway in either direction are three -story multi - family residences. A food processing plant (Petaluma Poultry) abuts the property to the north. To the east are office buildings within the Lakeville Business Park. Further to the southeast there is a bike path along Casa Grande Creek and entry to Shollenberger Park. The applicant is requesting approval of a PCD amendment to allow relocation and construction of new headquarters for Cagwin & Dorward, a landscape maintenance company providing service to 18 counties extending from the Bay Area. The overall project includes construction of a new single -story commercial building placed near the intersection of Technology Lane and Telecom Lane. The approximate 22,724 square foot L- shaped building is split into a 12,000 square foot office area, 7,500 square foot shop area, and 3,224 square foot equipment storage area. The building and site is anticipated to accommodate approximately 100 employees. The proposed use is a commercial business ( Cagwin & Dorward) providing landscape maintenance services at client properties. None of the allowed or conditionally allowed uses as listed in the Park Central PCD encompass this type of use. The Implementing Zoning Ordinance (IZO) defines this type of use as "Maintenance /Repair - Client Site Services ", with the following definition: "Base facilities for various businesses that provide services on the premises of their clients. Includes gardening, janitorial, pest control, water and smoke damage recovery, and similar Page 1 services; and maintenance /repair services for appliances, computers, electronics, elevators, equipment, HVAC, instrument, where the service is provided on the client site." Pursuant to IZO § 19.040(E), if a proposed modification to a PCD that "involves an addition of a new use or group of uses not shown on the original Unit Development Plan or General Development Plan, or if the Community Development Director for any other reason deems it necessary, a public hearing shall be held on the proposed modification, and a recommendation made thereon to the City Council." Therefore, City Council approval is required to add the "Maintenance/Repair- Client Site Service" to the Park Central PCD list of approved uses. On July 25, 2017, the Planning Commission held a duly noticed public hearing on the current request and took the following actions, all by unanimous vote: • Mitigated Negative Declaration: Resolution No. 2017 -16 was approved and adopts a Mitigated Negative Declaration and Mitigation Monitoring and Reporting Program, in compliance with the California Environmental Quality Act (CEQA). • Park Central PCD Amendment: Resolution No. 2017 -17 was approved and recommends the City Council approve the requested amendment to the Park Central PCD to list "Maintenance/Repair — Client Site Service" as a permitted use. • Site Plan and Architectural Review (SPAR): Resolution No. 2017 -18 was approved and approves Site Plan and Architectural Review for the development of the project site consisting of an approximate 22,724 square foot single -story building and associated parking and site improvements. The SPAR approval is contingent upon City Council approval of the Park Central PCD Amendment. All referenced resolutions are at Attachment 2 and the Planning Commission staff report is at Attachment 3. DISCUSSION The proposed PCD Amendment and scope of the City Council's review is subject to the provisions of IZO Chapter 19.030 (Findings). When considering the request, the City Council must find that said PCD, or modification thereof, clearly results in a more desirable use of land and a better physical environment than would be possible under any single zoning district or combination of zoning districts. In addition to such general findings, the City Council shall make the following specific findings (staff analysis in italics): 1. That any modification of a P.C.D., is proposed on property which has a suitable relationship to one or more thoroughfares, and that thoroughfares are adequate to carry any additional traffic generated by the development. The PCD is accessed through Casa Grande Road, which is an arterial street. Technology Lane, which is a collector street, is accessed through Casa Grande Road. Per the Traffic Impact Study prepared for the project by W -trans and dated June 14, 2017, thoroughfares are adequate to serve additional traffic generated by the development, as Page 2 the proximate intersections are expected to operate at an acceptable Level of Service (LOS). Additionally, the project would result in the installation of new public sidewalks and a Class II bike lane (along Technology Lane); thus, improving the circulation environment for pedestrians and bicyclists. 2. That the plan, or modification thereof, for the proposed development presents a unified and organized arrangement of buildings and service facilities which are appropriate in relation to adjacent or nearby properties and that adequate landscaping and /or screening is included if necessary to insure compatibility. The introduction of the "Maintenance /repair — client site services" use will, as approved through Site Plan and Architectural Review, create for a unified and organized arrangement of buildings and service facilities compared to the surrounding buildings and uses. The subject parcel is situated in between multi family residential, industrial and commercial uses, which vary in intensity. Multi family residential units occur along project site frontages with Technology Lane and Telecom Lane. To the east of the project site (along Technology Lane) is various office buildings with commercial activities conducted entirely indoors. Abutting the project site to the north (up to Lakeville Highway) is Petaluma Poultry which is defined as "Light Manufacturing" (i.e. `food processing'). Compared to adjacent multi family residences, this abutting industrial use includes a higher intensity of land use including heavy -duty commercial truck traffic (i.e. average of 62 daily trips), unloading, truck washing and poultry handling area, and large number of employees (i.e., 318). Pursuant to Planning Commission Resolution 201 5 -01, the operations of Petaluma Poultry may extend to 24 hours per day, seven days per week. As proposed, the project splits use of the site into two distinct areas: (southern halfi administrative office; and (northern half maintenance /repair — client site services. The project's building placement and configuration creates a physical barrier between industrial operations at Petaluma Poultry and multi family residential uses to the south. This buffering effect improves land use compatibility when compared to existing conditions. Similarly, the project also places more intensive, on -site commercial operations within a working yard that is also separated f om adjacent residential uses by building mass, fencing and landscaping. 3. That the natural and scenic qualities of the site are protected, with adequate available public and private spaces designated on the Unit Development Plan or General Development Plan. The project site consists of vacant land with ruderal vegetation lacking natural or scenic qualities. As approved, the project includes adequate public spaces consisting of new public sidewalks and an off -site Class II bicycle path. The project also accommodates pedestrian circulation and resting at additional pathways and seating areas abutting public streets. Interior, on -site portions of the project are designed and tailored the Page 3 operational characteristics of a commercial landscape maintenance business. 4. That the development of the subject property, in the manner proposed by the applicant will not be detrimental to the public welfare, will be in the best interests of the City, and will be in keeping with the general intent and spirit of the zoning regulations of the City for Petaluma, with the Petaluma General Plan, and with any applicable plans adopted by the City. The proposed project, as conditioned, will not be detrimental to the public welfare, will be in the best interests of the City, and will be in keeping with the 2025 Petaluma General Plan. General Plan Policy I -P -2 states, "Use land efficiently by promoting infill development, at equal or higher density and intensity than surrounding uses. " The application proposes a new commercial building on a currently vacant parcel; thereby, promoting a higher density of uses than the current development pattern. The proposed intensity of use consists of a floor- area -ratio (FAR) of 0.16 which complies with the maximum FAR of 2.5 permitted in the Mixed -Use designation. Additionally, the development of a significant employee - generating use in this location compliments nearby properties also designated Mixed -Use and which include compatible land uses (e.g., residential, commercial service, commercial retail). General Plan Policy I -P -7 states, "Encourage the flexibility in building form and in the nature of activities to allow for innovation and the ability to change over time. " The approved project includes the construction of a single - story, L- shaped concrete tilt -up building which will contain administrative offices, and facilities for the field maintenance and operations. The application includes information demonstrating thatproject could be modified (at a future date) to accommodate additional office space including a second floor all the while complying with all applicable development standards (e.g., off - street parking, maximum building height, minimum building setbacks). This adaptability furthers the aforementioned policy. General Plan Policy 1 -P -9 states, "Support continued development and intensification of employment centers. " The proposed project facilitates the relocation of Cagwin & Dorward's corporate headquarters. This regional business provides landscape maintenance services to over two dozen counties. Relocating their headquarters to Petaluma is anticipated to result in approximately 100 new jobs in the administrative and service sectors. As the project site is presently vacant, the increase in jobs resulting from the project directly supports the aforementioned policy. General Plan Policy 2 -P -28 states, "Support infill and intensification of business park/light industrial uses at the eastern end of the [Lakeville Highway] subarea. " The proposed project is an infill development project that seeks to create a new 22,724 square foot building on a vacant parcel in the Park Central PCD. The project directly promotes business park and light industrial uses while creating for a more intense employment center than the current development pattern. Page 4 As part of the Planning Commission hearing, the applicant's representative questioned whether the current request for a PCD Amendment was necessary. The potential requirement for such an amendment was brought to the applicant's attention prior to submittal of a development application, and was subsequently confirmed in writing as part of the formal application review process. The list of permitted uses in the Park Central PCD is included at Attachment D of the Planning Commission staff report at Attachment 3. Prior to and at the Planning Commission's meeting, the applicant's representative has asserted the proposed use qualifies under either of the following current permitted uses (staff analysis in italics): • _Any research or light manufacturing use as determined by the planning director to be of the same general character as above. The permitted research and light manufacturing uses include "Manufacturing, assembly or packaging of products from previously prepared materials," "Manufacturer of electric and electronic instruments and devices related to media, telecommunications and other technological applications," and "Research, experimental and development laboratories." The proposed use does not consist of a commercial business conducting research or the manufacture of any products. The proposed use includes administrative offices and a fleet of vehicles (and associated equipment) with on -site support facilities (e.g., repair shop) to perform landscape maintenance off -site at customer's properties. • Uses such as carports garages maintenance facility, trash compactor and recycling enclosures and other accessories to those listed in a -e above as needed. The `a -e' uses include the aforementioned research and light manufacturing uses as well as "Retail, commercial, and office uses which serve the PCD and surrounding community. These uses include restaurants, cafes, delicatessens, day care facilities, coffee shops, bakeries, laundry and dry cleaners, gift and sundry shops, banks, insurance offices, real estate offices, stock brokerages, and other similar retail, commercial, and office uses," and "Wholesale business, storage or warehousing of goods." The proposed use's landscape maintenance component is not an accessory use. It is approximately 1.7 acres in size (55% of site). Moreover, the proposed use is not accessory to another use within the Park Central PCD or to the overall Park Central PCD. The applicant's business provides landscape maintenance services to 18 counties extending from the Bay Area. In staff's view, accessory uses intended under this category are very small scale and limited to those necessary to support primary uses within. the Park Central PCD. FINANCIAL IMPACTS The project is subject to cost recovery with all expenses paid by the applicant. As of the writing of this staff report, a total of $35,414.64 in cost recovery fees have been paid. Page 5 ATTACHMENTS Attachment 1: Resolution Approving Park Central PCD Amendment Attachment 2: Planning Commission Resolutions Attachment 3: Planning Commission Staff Report Page 6 ATTACHMENT 1 RESOLUTION OF THE PETALUMA CITY COUNCIL AMENDING THE PARK CENTRAL PLANNED COMMERCIAL DISTRICT TO LIST `MAINTENANCE/REPAIR SERVICES — CLIENT SITE SERVICE' AS A PERMITTED USE AT APN 005- 040 -055 FILE NO: PLMA -16 -0013 WHEREAS, Greg LeDoux of Greg LeDoux & Associates submitted an application to amend the Park Central Planned Commercial District ( "Park Central PCD "), on behalf of property owner Eagle Lakeville Partners, LP, to list `Maintenance /Repair — Client Site Services', as defined by Implementing Zoning Ordinance Chapter 28 (Glossary), as a permitted use at APN 005- 040 -055; and WHEREAS, the submitted application also includes a Site Plan and Architectural Review request, pursuant to the modified Park Central PCD, which has been acted upon separately by the Planning Commission; and WHEREAS, the Park Central PCD was approved by City Council through the adoption of Resolution No. 2001 -104 N.C.S. through 2001 -107 N.C.S. and Ordinance No. 2115 N.C.S.; and WHEREAS, the Park Central PCD was last amended by City Council Ordinance No. 2203 N.C.S.; and WHEREAS, on July 25, 2017, the City's Planning Commission held a duly noticed public hearing, pursuant to Implementing Zoning Ordinance §§ 19.040(E) and 19.070, to consider the application and at which time all interested parties had the opportunity to be heard; and WHEREAS, on July 25, 2017, the Planning Commission considered a staff report analyzing the application, including the California Environmental Quality Act ( "CEQA ") determination included therein; and WHEREAS, on July 25, 2017, the Planning Commission unanimously approved Resolution No. 2017 -16 (Mitigated Negative Declaration), Resolution No. 2017 -17 (Park Central PCD Amendment) and Resolution No. 2017 -18 (Site Plan and Architectural Review); and NOW, THEREFORE, BE IT RESOLVED by the City Council as follows: 1. The foregoing recitals are true and correct and incorporated herein by reference. 2. Based on its review of the entire record herein, the City Council finds as follows: A. The proposed Park Central PCD amendment is consistent with the Mixed Use General Plan land use designation because it would facilitate a commercial land use below the maximum permitted floor- area -ratio of 2.5. Moreover, the project, as a component of the Park Central PCD, also furthers the Mixed Use designation by providing new jobs in a mixed use setting and which are located within close walking distance of nearby residences. B. Pursuant to Implementing Zoning Ordinance §19.040, the City Council approves the proposed amendment to the Park Central PCD, attached hereto as Exhibit A, based on the following findings required by Implementing Zoning Ordinance § 19.040: i. The PCD is accessed through Casa Grande Road, which is an arterial street. Technology Lane, which is a collector street, is accessed through Casa Grande Road. Per the Traffic Impact Study prepared for the project W -trans and dated June 14, 2017, thoroughfares are adequate to serve additional traffic generated by the development, as the proximate intersections are expected to operate at an acceptable Level of Service (LOS). Additionally, the project would result in the installation of new public sidewalks and a Class II bike lane (along Technology Lane); thus, improving the circulation environment for pedestrians and bicyclists. ii. The introduction of the "Maintenance /repair — client site services" use will, as approved through Site Plan and Architectural Review, create for a unified and organized arrangement of buildings and service facilities compared to the surrounding buildings and uses. The subject parcel is situated in between multi - family residential, industrial and commercial uses, which vary in intensity. Multi - family residential units occur along project site frontages with Technology Lane and Telecom Lane. To the east of the project site (along Technology Lane) is various office buildings with commercial activities conducted entirely indoors. Abutting the project site to the north (up to Lakeville Highway) is Petaluma Poultry which is defined as "Light Manufacturing" (i.e. "food processing "). Compared to adjacent multi - family residences, this abutting industrial use includes a higher intensity of land use including heavy -duty commercial truck traffic (i.e. average of 62 daily trips), unloading, truck washing and poultry handling area, and large number of employees (i.e., 318). Pursuant to Planning Commission Resolution 2015 -01, the operations of Petaluma Poultry may extend to 24 hours per day, seven days per week. As proposed, the project splits use of the site into two distinct areas: (southern half) administrative office; and (northern half) maintenance /repair — client site services. The project's building placement and configuration creates a physical barrier between industrial operations at Petaluma Poultry and multi - family residential uses to the south. This buffering effect improves land use compatibility when compared to existing conditions. Similarly, the project also places more intensive, on -site commercial operations within a working yard that is also separated from adjacent residential uses by building mass, fencing and landscaping. iii. The project site consists of vacant land with ruderal vegetation lacking natural or scenic qualities. As approved, the project includes adequate public spaces consisting of new public sidewalks and an off -site Class II bicycle path. The project also accommodates pedestrian circulation and resting at additional pathways and seating areas abutting public streets. Interior, on -site portions of the project are designed and tailored the operational characteristics of a commercial landscape maintenance business. L -I iv. The proposed amendment to the Park Central PCD is, for the reasons discussed in the July 25, 2017 Planning Commission staff report, consistent with the Petaluma General Plan. C. For all the reasons above, the proposed amendment to the Park Central PCD is consistent with the public necessity, convenience and general welfare. 3. This approval action concerns only that portion of the Park Central PCD General Development Plan applicable to APN 005- 040 -055. 4. For purposes of clarity and ensuring accurate administration of the Park Central PCD, the specific text amendment resulting from this action also concerns the replacement in whole of Section 19 -302 (Planned Community Program) of Exhibit A to City Council Ordinance No. 2203 N.C.S. 5. Prior to acting on this application, the City Council considered the Mitigated Negative Declaration (MND) adopted by Planning Commission for the Project, and, based on its review of the entire record herein, including the MND, the Initial Study, all supporting, referenced and incorporated documents and all comments received, the City Council found that there is no substantial evidence that the Project as mitigated will have a significant effect on the environment, that the MND reflects the City's independent judgment and analysis, and that the MND, Initial Study and supporting documents provide an adequate description of the impacts of the Project and comply with CEQA, the State CEQA Guidelines and the City of Petaluma Environmental Guidelines. W EXHIBIT A Park Central Planned Community District (PCD) General Development Plan Amended In Part on 12017 [—q Page 1 1 This page intentionally left blank (- � Page 12 19- 302(a) Allowed Land Uses and Permit Requirements 1. Permitted Uses a. Retail, commercial, and office which serve the PCD and surrounding community. These uses include restaurants, cafes, delicatessens, day care facilities, coffee shops, bakeries, laundry and dry cleaners, gift and sundry shops, banks, insurance offices, real estate offices, stock brokerages, and other similar retail, commercial, and office uses. b. Manufacturing, assembly or packing of products from previously prepared materials. c. Manufacturer of electric and electronic instruments and devices related to media, telecommunications and other technological applications. d. Research, experimental and development laboratories. e. Wholesale business, storage or warehousing of goods. f. Catalog sales and mail order establishments. g. Blueprint, photo, engraving, printing and publishing. h. Any research or light industrial manufacturing use as determined by the planning director to be of the same general character as above. i. Light metal appliance, steel fabricating shops. j. Medical offices. k. Food processing or manufacturing, including processing of animals. I. Multi- family residences. m. Home occupations as provided in Implementing Zoning Ordinance §7.050 SeGtion 21 202 of the MuniGipal Cede; up to 14 hGMe--GGGUpatien units IeGated4iR fhe rociden+i I pertinn of the nrejeG n. Public and quasi - public spaces appropriate to the PCD such as courtyards, plazas, playgrounds, and open space areas. o. Recreation centers and open spaces for the exclusive use of residents in the PCD. p. Uses such as carports, garages, maintenance facility, trash compactor and W Page 13 recycling enclosures and other accessories to those listed in the a -e above as needed. q. Signs, in accordance with Implementing Zoning Ordinance Chapter 20 Seetien 91 904 of the MURi ipal Code, for the uses listed in subsections a -f above and project and monument signs located as shown on Sheets A -1.1 and L1.1 and at each entry to the project site, whether shown or not on Sheets A1.1 and 1-1.1 and at the corners of each public street intersection abutting the project site. r. Uses accessory to those listed above s Maintenance /Repair — Client Site Services 2. Conditional Uses a. Hotels b. Motels or motor hotels c. Gymnasiums 19- 302(b) Development Standards 1. Building Heights — The following maximum building height measured from finished grade to the top of the roof of the structure at its highest point shall not be exceeded for the corresponding uses without amendment to this PCD: a. Office — 55 feet; b. Retail — 50 feet; c. Commercial — 50 feet; d. Residential Buildings — 50 feet. 2. Building Sizes — The building sizes and unit yield shall not exceed the maximums established for the following uses: a. Max Commercial — 65,000 sf /bldg. (total aggregate not to exceed 100,000 sf); b. Max Residential — 445 units. 3. Parking — Each use shall meet the minimum parking ratios established below. a. Spaces Required By Use 1. Office use must provide for the following minimum number of spaces: (a) Commercial: 1 space for every 300 feet of gross floor area; W Page 14 (b) Retail: 1 space for every 300 square feet of gross floor area; 2. Residential. Multi- family residences shall provide a cumulative average of 1.5 spaces per dwelling within the residential complex. (a) Resident - operated businesses may share the on- street parking on the South side of Technology Lane. 3. Shared Parking. A maximum of five percent of the required spaces may be shared between the retail /commercial and residential uses providing for a reduction of up to 5% of the total spaces required by the retail /commercial portion of the project -when sharing of spaces is not implemented /elected. b. Parking Space Design 1. Standard Space. Standard parking spaces must measure of least 9 feet in width and 19 feet in depth, including a maximum 2 foot wheel stop or curb overhang. 2. Compact Space. Compact spaces may account for a maximum of 25 percent of required parking spaces. Compact spaces must measure at least 8 feet in width and 18 feet in depth, including a maximum 2 foot wheel stop or curb overhang. 3. Disabled Spaces. Disabled spaces shall comply with the requirements of the City of Petaluma and the State of California. 4. Signs a. The size, location, materials and lighting of signs shall be compatible with the architectural materials used the building which the use being advertised occupies. Location of project monument and identification signs shall be in accordance with the locations as shown on the approved Planned Community District General Development Plan as shown on the Landscape Site Plan and. at all entries to the project site and corners of public street intersections abutting the project site. b. Box -lit signs are prohibited. c. Design Consistency. The size, location, materials and lighting of signs shall be compatible with the architectural materials used for the buildings. d. Flags. Flags displaying business and project names and /or logos may be flown on either ground- or roof mounted poles. 1. Flag Size. No flag may exceed 4 feet in height or 6 feet in length. Pole length Page 15 shall not exceed 20 feet. e. Sign Program. Before issuance of a building permit, a sign program must be submitted to the City. The program must detail final sign locations, sizes, colors, materials and lighting for the entire project. f. Temporary Signs. Temporary signs may be used for marketing the "For Sale" residential units and for leasing the commercial / retail uses. The program must detail sign locations, sizes and colors. 5. Landscaping — Plantings shall conform to the approved PCD landscape plan. a. Before issuance of a building permit, a final landscape plan which details all plant types, locations, sizes, and means of irrigation shall be submitted to the City for review and approval. 6. Acknowledgement of Surrounding Uses a. Setting. Each owner of a lot within the subject property acknowledges the existence of various commercial uses within 300 feet. of the subject property, including but not limited to Petaluma Poultry Processors located at 2700 Lakeville Highway, Petaluma. b. Nuisance. Each owner of a lot within the subject property further acknowledges that noise, odors, and /or truck traffic associated with these commercial uses do not constitute a nuisance as long as these businesses substantially comply with all local, State, and Federal agency regulations and permit conditions which pertain to noise, odor, and /or truck traffic. c. Operations. Each owner of a lot within the subject property also acknowledges that these commercial uses may operate during hours which extend beyond regular business hours, that the scale and intensity of operations of these commercial uses may change, and that other commercial uses may replace existing commercial uses subject to all local, State, and Federal agency regulations and permit conditions. d. Each owner of a lot within the subject property agrees to reference in their leases and any purchase /sales agreements a Declaration of Acknowledgement, which recognizes the surrounding uses' right to operate. Such declaration of acknowledgement shall be recorded against the title of each lot. 0 Page 16 EXHIBIT A Park Central Planned Community District (PCD) General Development Plan Amended In Part on 12017 1°10 Page 11 This page intentionally left blank Page 12 19- 302(a) Allowed Land Uses and Permit Requirements 1. Permitted Uses a. Retail, commercial, and office which serve the PCD and surrounding community. These uses include restaurants, cafes, delicatessens, day care facilities, coffee shops, bakeries, laundry and dry cleaners, gift and sundry shops, banks, insurance offices, real estate offices, stock brokerages, and other similar retail, commercial, and office uses. b. Manufacturing, assembly or packing of products from previously prepared materials. c. Manufacturer of electric and electronic instruments and devices related to media, telecommunications and other technological applications. d. Research, experimental and development laboratories. e. Wholesale business, storage or warehousing of goods. f. Catalog sales and mail order establishments. g. Blueprint, photo, engraving, printing and publishing. h. Any research or light industrial manufacturing use as determined by the planning director to be of the same general character as above. i. Light metal appliance, steel fabricating shops. j. Medical offices. k. Food processing or manufacturing, including processing of animals. I. Multi- family residences. m. Home occupations as provided in Implementing Zoning Ordinance §7.050 21 202 ef the i, - the - the residential peFtion Gf n. Public and quasi - public spaces appropriate to the PCD such as courtyards, plazas, playgrounds, and open space areas. o. Recreation centers and open spaces for the exclusive use of residents in the PCD. p. Uses such as carports, garages, maintenance facility, trash compactor and Page 13 � _ recycling enclosures and other accessories to those listed in the a -e above as needed. q. Signs, in accordance with Implementing Zoning Ordinance Chapter 20 SeGtion 21 204 of the M uniniplal Code for the uses listed in subsections a -f above and project and monument signs located as shown on Sheets A -1.1 and L1.1 and at each entry to the project site, whether shown or not on Sheets A1.1 and L1.1 and at the corners of each public street intersection abutting the project site. r. Uses accessory to those listed above s Maintenance /Repair — Client Site Services 2. Conditional Uses a. Hotels b. Motels or motor hotels c. Gymnasiums 19- 302(b) Development Standards 1. Building Heights — The following maximum building height measured from finished grade to the top of the roof of the structure at its highest point shall not be exceeded for the corresponding uses without amendment to this PCD: a. Office — 55 feet; b. Retail — 50 feet; c. Commercial — 50 feet; d. Residential Buildings — 50 feet. 2. Building Sizes — The building sizes and unit yield shall not exceed the maximums established for the following uses: a. Max Commercial — 65,000 sf /bldg. (total aggregate not to exceed 100,000 sf); b. Max Residential — 445 units. 3. Parking — Each use shall meet the minimum parking ratios established below. a. Spaces Required By Use 1. Office use must provide for the following minimum number of spaces: (a) Commercial: 1 space for every 300 feet of gross floor area; Page 14 1 �/ (b) Retail: 1 space for every 300 square feet of gross floor area; 2. Residential. Multi- family residences shall provide a cumulative average of 1.5 spaces per dwelling within the residential complex. (a) Resident - operated businesses may share the on- street parking on the South side of Technology Lane. 3. Shared Parking. A maximum of five percent of the required spaces may be shared between the retail /commercial and residential uses providing for a reduction of up to 5% of the total spaces required by the retail /commercial portion of the project -when sharing of spaces is not implemented /elected. b. Parking Space Design Standard Space. Standard parking spaces must measure of least 9 feet in width and 19 feet in depth, including a maximum 2 foot wheel stop or curb overhang. 2. Compact Space. Compact spaces may account for a maximum of 25 percent of required parking spaces. Compact spaces must measure at least 8 feet in width and 18 feet in depth, including a maximum 2 foot wheel stop or curb overhang. 3. Disabled Spaces. Disabled spaces shall comply with the requirements of the City of Petaluma and the State of California. 4. Signs a. The size, location, materials and lighting of signs shall be compatible with the architectural materials used the building which the use being advertised occupies. Location of project monument and identification signs shall be in accordance with the locations as shown on the approved Planned Community District General Development Plan as shown on the Landscape Site Plan and. at all entries to the project site and corners of public street intersections abutting the project site. b. Box -lit signs are prohibited. c. Design Consistency. The size, location, materials and lighting of signs shall be compatible with the architectural materials used for the buildings. d. Flags. Flags displaying business and project names and /or logos may be flown on either ground- or roof mounted poles. 1. Flag Size. No flag may exceed 4 feet in height or 6 feet in length. Pole length Page 15 1 — ( I shall not exceed 20 feet. e. Sign Program. Before issuance of a building permit, a sign program must be submitted to the City. The program must detail final sign locations, sizes, colors, materials and lighting for the entire project. f. Temporary Signs. Temporary signs may be used for marketing the "For Sale" residential units and for leasing the commercial / retail uses. The program must detail sign locations, sizes and colors. 5. Landscaping — Plantings shall conform to the approved PCD landscape plan. a. Before issuance of a building permit, a final landscape plan which details all plant types, locations, sizes, and means of irrigation shall be submitted to the City for review and approval. 6. Acknowledgement of Surrounding Uses a. Setting. Each owner of a lot within the subject property acknowledges the existence of various commercial uses within 300 feet. of the subject property, including but not limited to Petaluma Poultry Processors located at 2700 Lakeville Highway, Petaluma. b. Nuisance. Each owner of a lot within the subject property further acknowledges that noise, odors, and /or truck traffic associated with these commercial uses do not constitute a nuisance as long as these businesses substantially comply with all local, State, and Federal agency regulations and permit conditions which pertain to noise, odor, and /or truck traffic. c. Operations. Each owner of a lot within the subject property also acknowledges that these commercial uses may operate during hours which extend beyond regular business hours, that the scale and intensity of operations of these commercial uses may change, and that other commercial uses may replace existing commercial uses subject to all local, State, and Federal agency regulations and permit conditions. d. Each owner of a lot within the subject property agrees to reference in their leases and any purchase /sales agreements a Declaration of Acknowledgement, which recognizes the surrounding uses' right to operate. Such declaration of acknowledgement shall be recorded against the title of each lot. Page 16 1 —1 �r ATTACH M ENT 2 RESOLUTION COMMISSION CITY OF PETALUMA PLANNING ADOPTING A MITIGATED NEGATIVE DECLARATION FOR THE CAGWIN & DORWARD PROJECT LOCATED AT THE NORTHEAST CORNER OF TECHNOLOGY LANE AND TELECOM LANE APN: 005 - 040 -055 File No. PLMA -16 -0013 WHEREAS, Greg LeDoux of Greg LeDoux & Associates submitted an application on behalf of property owner Eagle Lakeville Partners, LP, for (a) an amendment to the Park Central Planned Commercial District ( "Park Central PCD ") that lists 'Maintenance /Repair - Client Site Services', as defined by Implementing Zoning Ordinance Chapter 28 (Glossary), as a permitted use at APN 005 -040- 055; and (b) Site Plan and Architectural Review approval for a proposed office /landscape maintenance operations facility including 22,724 square feet of building floor area for approximately 100 employees, as well as parking for maintenance, trucks and trailers, and shop and warehouse space for equipment and vehicle maintenance, and other associated site improvements ( "Project ") located at the northeast corner of the Technology Lane and Telecomm Lane at APN 050 - 040 -055; and WHEREAS, the Project is subject to the Petaluma General Plan 2025, adopted by the City on May 19, 2008; and WHEREAS, in evaluating certain potential environmental effects of the Project in the Initial Study, including but not limited to effects of climate change, water supply, and traffic, the City relied on the Program EIR for the City of Petaluma General Plan 2025, certified on April 7, 2008 (General Plan EIR) by with the adoption of Resolution No. 2008 -058 N.C.S., which is incorporated herein by reference; and WHEREAS, the General Plan EIR identified potentially significant environmental impacts and related mitigation measures and the City also adopted a Statement of Overriding Considerations for significant impacts that could not be avoided; and WHEREAS, the City prepared an Initial Study for the proposed Project consistent with CEQA Guidelines §§15162 and 15163 and determined that a Mitigated Negative Declaration (MND) was required in order to analyze the potential for new or additional significant environmental impacts of the Project beyond those identified in the General Plan EIR; and WHEREAS, on June 29, 2017, the City issued a Notice of Intent to Adopt a Mitigated Negative Declaration based on the Initial Study, providing for a 20 -day public comment period commencing on June 29, 2017 and ending July 19, 2017 and a Notice of Public Hearing to be held on July 25, 2017 before the City of Petaluma Planning Commission, was published and mailed to all residents and property owners within 500 feet of the Project, as well as all persons having requested special notice of said proceedings; and WHEREAS, the Planning Commission held duly noticed public hearing on July 25, 2017, at which time all interested parties had the opportunity to be heard; and WHEREAS, the Planning Commission considered the Project, the MND, the supporting Initial Study, the staff report dated July 25, 2017 analyzing the Project, and received and considered all written and oral public comments on environmental effects of the Project which were submitted up to and at the time of the public hearings; and WHEREAS, the Initial Study applies the BAAQMD's California Environmental Quality Act - Air Quality Guidelines, May 2017, including the BAAQMD thresholds of significance adopted in June 2010. As lead agency under CEQA, the City of Petaluma has the discretion to rely upon the BAAQMD CEQA Planning Commission Resolution No. 2017 -16 Page 1 �� I Guidelines and thresholds of significance since they include the best available scientific data and most conservative thresholds available for comparison of the Project's emissions. Comparison of the Project's emissions against these thresholds provides a conservative assessment as the basis for a determination of significance; and WHEREAS, pursuant to further analysis in the Initial Study, including evaluation using the BAAQMD CEQA Guidelines and thresholds of significance, the Project does not make a considerable contribution to a significant cumulative air quality or greenhouse gas emissions impact found to be significant and unavoidable in the General Plan 2025 EIR, because of the Project's emissions are below significance thresholds identified; and WHEREAS, the MND reflects the City's independent judgment and analysis of the potential for environmental impacts from the Project; and WHEREAS, the MND, Initial Study and related project and environmental documents, including the General Plan 2025 EIR and all documents incorporated herein by reference, are available for review in the City Community Development Department at Petaluma City Hall, during normal business hours. The custodian of the documents and other materials which constitute the record of proceedings for the proposed project is the City of Petaluma Community Development Department, 11 English St. Petaluma, CA 94952, Attention: Kevin Colin; and WHEREAS, while the Initial Study for the Project identified potentially significant impacts, all significant impacts are mitigated to a less than significant level and therefore the Project would not result in any significant impacts to the environment. NOW THEREFORE, BE IT RESOLVED BY THE PLANNING COMMISSION OF THE CITY OF PETALUMA AS FOLLOWS: A. The foregoing recitals are true and correct and incorporated herein by reference. B. Based on its review of the entire record herein, the Planning Commission makes the following findings: 1. The Project is consistent with the Mixed Use General Plan land use designation because it consists of a commercial land use below the maximum permitted floor- area -ratio of 2.5. Moreover, the project, as a component of the Park Central PCD, also furthers the Mixed Use designation by providing new jobs in a mixed use setting and which are located within close walking distance of nearby residences. 2. The Project is, for the reasons discussed in the July 25, 2017 Planning Commission staff report, consistent with the Petaluma General Plan. 3. Pursuant to the analysis in the Initial Study, the Project does not make a cumulatively considerable contribution to the significant and unavoidable cumulative traffic and /or noise impacts identified in the General Plan 2025 EIR because although the Project would contribute vehicle trips to intersections identified in the General Plan EIR as operating at an unacceptable LOS at build -out, the affected intersections have either already been determined to acceptably operate at an LOS E or LOS F due to overriding considerations and conflicts with other General Plan policies or the Project's contribution to those intersections are below the threshold established by the General Plan EIR (i.e., cause the LOS to deteriorate to the next lowest level). 4. With regard to noise, the Project is considered to result in an effect that is less than cumulatively considerable because the project excludes new stationary noise sources and its incremental contribution through vehicular trips is insufficient to result in a perceptible change in noise level. Planning commission Resolution No. 2017 -16 Page 2 `04-70L- C. Based on its review of the entire record herein, including the MND, the Initial Study, all supporting, referenced and incorporated documents and all comments received, the Planning Commission finds that there is no substantial evidence that the Project as mitigated will have a significant effect on the environment, that the MND reflects the City's independent judgment and analysis, and that the MND, Initial Study and supporting documents provide an adequate description of the impacts of the Project and comply with CEQA, the State CEQA Guidelines and the City of Petaluma Environmental Guidelines. D. The MND, Initial Study and related project and environmental documents, including the General Plan 2025 EIR and all documents incorporated herein by reference, are available for review in the City Community Development Department at Petaluma City Hall, during normal business hours. The custodian of the documents and other materials which constitute the record of proceedings for the proposed project is the City of Petaluma Community Development Department, 11 English St. Petaluma, CA 94952. E. The Mitigated Negative Declaration and accompanying Mitigation Monitoring and Reporting Program, included as Exhibit 1, are hereby adopted. Implementation of the mitigation measures included therein mitigates or avoids significant environmental effects. ADOPTED this 25th day of July, 2017, by the following vote: Commission Member Aye No Absent Abstain Councilmember Albertson X Chair Benedetti- Petnic X Alonso X Bauer X Gomez X Marzo X Vice Chair Wolpert X �i Gina Benedetti - Petnic, Chair TTEST: APPROVED AS TO FOR : He' t er Hines, Commi on Secretary Lisa Tennenbaum, ssistant City Attorney Planning commission Resolution No. 2017 -16 Page 3 C — Exhibit 1 Lj�r r City of Petaluma, California y -z- Community Development Department �85P' Planning Division 11 English Street, Petaluma, CA 94952 Project Name: CAGWIN &DORWARD File Number: File No. PLMA -16 -0013 Address /Location: Northeast corner of Technology Lane and Telecom Lane (APN: 005 - 040 -055) MITIGATION MONITORING AND REPORTING PROGRAM This Mitigation Monitoring and Reporting Program (MMRP) has been prepared in conformance with Section 21081.6 of the California Environmental Quality Act (CEQA) and Section 15097 of the CEQA Guidelines. This document has been developed to ensure implementation of mitigation measures and proper and adequate monitoring /reporting of such implementation. CEQA requires that this MMRP be adopted in conjunction with project approval, which relies upon a Mitigated Negative Declaration. The purpose of this MMRP is to: (1) document implementation of required mitigation; (2) identify monitoring /reporting responsibility, be it the lead agency (City of Petaluma), other agency (responsible or trustee agency), or a private entity (applicant, contractor, or project manager); (3) establish the frequency and duration of monitoring /reporting; (4) provide a record of the monitoring /reporting; and (5) ensure compliance. The following table lists each of the mitigation measures adopted by the City in conjunction with project approval, the implementation action, timeframe to which the measure applies, the monitoring /reporting responsibility, reporting requirements, and the status of compliance with the mitigation measure. Implementation The responsibilities of implementation include review and approval by City staff including the engineering, planning, and building divisions. Responsibilities include the following: 1. The applicant shall obtain all required surveys and studies and provide a copy to the City prior to issuance of grading permits or approvals of improvements plans. 2. The applicant shall incorporate all applicable code provisions and required mitigation measures and conditions into the design and improvements plans and specifications for the project. 3. The applicant shall notify all employees, contractors, subcontractor, and agents involved in the project implementation of mitigation measures and conditions applicable to the project and shall ensure compliance with such measures and conditions. q Planning Commission Resolution No. 2017 -16 Page 4 4. The applicant shall provide for the cost of monitoring of any condition or mitigation measure that involves on -going operations on the site or long -range improvements. 5. The applicant shall designate a project manager with authority to implement all mitigation measures and conditions of approval and provide name, address, and phone numbers to the City prior to issuance of any grading permits and signed by the contractor responsible for construction. 6. Mitigation measures required during construction shall be listed as conditions on the building or grading permits and signed by the contractor responsible for construction. 7. All mitigation measures shall be incorporated as conditions of project approval. 8. The applicant shall arrange a pre- construction conference with the construction contractor, City staff and responsible agencies to review the mitigation measures and conditions of approval prior to the issuance of grading and building permits. Monitoring and Reporting The responsibilities of monitoring and reporting include the engineering, planning, and building divisions, as well as the fire department. Responsibilities include the following: 1. The Building, Planning, and Engineering Divisions and Fire Department shall review the improvement and construction plans for conformance with the approved project description and all applicable codes, conditions, mitigation measures, and permit requirements prior to approval of a site design review, improvement plans, grading plans, or building permits. 2. The Planning Division shall ensure that the applicant has obtained applicable required permits from all responsible agencies and that the plans and specifications conform to the permit requirements prior to the issuance of grading or building permits. 3. Prior to acceptance of improvements or issuance of a Certificate of Occupancy, all improvements shall be subject to inspection by City staff for compliance with the project description, permit conditions, and approved development or improvement plans. 4. City inspectors shall ensure that construction activities occur in a manner that is consistent with the approved plans and conditions of approval. MMRP Checklist The following table lists each of the mitigation measures adopted by the City in connection with project approval, the timeframe to which the measure applies, the person /agency /permit responsible for implementing the measure, and the status of compliance with the mitigation measure. 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Z Ln ci C) N N N L aJ -C E a) U a) 0 0-/ / N O C O E E O U .0 CL RESOLUTION 2017 -17 CITY OF PETALUMA PLANNING COMMISSION RECOMMENDING THE CITY COUNCIL AMEND THE PARK CENTRAL PLANNED COMMERCIAL DISTRICT TO LIST `MAINTENANCE /REPAIR SERVICES - CLIENT SITE SERVICE' AS A PERMITTED USE AT APN 005 - 040 -055 File No. PLMA -16 -0013 WHEREAS, Greg LeDoux of Greg LeDoux & Associates submitted an application to amend the Park Central Planned Commercial District ("Park Central PCD"), on behalf of property owner Eagle Lakeville Partners, LP, to list 'Maintenance /Repair - Client Site Services', as defined by Implementing Zoning Ordinance Chapter 28 (Glossary), as a permitted use at APN 005- 040 -055; and WHEREAS, the submitted application also includes a Site Plan and Architectural Review (SPAR) request, pursuant to the modified Park Central PCD, which will be acted upon separately by the Planning Commission; and WHEREAS, the Park Central PCD was approved by City Council through the adoption of Resolution No. 2001 -104 N.C.S. through 2001 -107 N.C.S. and Ordinance No. 2115 N.C.S.; and WHEREAS, the Park Central PCD was last amended by City Council Ordinance No. 2203 N.C.S.; and WHEREAS, on July 25, 2017, the City's Planning Commission held a duly noticed public hearing, pursuant to Implementing Zoning Ordinance §§ 19.040(E) and 19.070, to consider the application and at which time all interested parties had the opportunity to be heard; and WHEREAS, on July 25, 2017, the Planning Commission considered a staff report analyzing the application and, prior to recommending approval of the proposed Park Central PCD amendment, also recommended approval of the California Environmental Quality Act ( "CEQA ") determination included therein; and NOW, THEREFORE, BE IT RESOLVED by the Planning Commission as follows: 1. The foregoing recitals are true and correct and incorporated herein by reference. 2. Based on its review of the entire record herein, the Planning Commission finds as follows: A. The proposed Park Central PCD amendment is consistent with the Mixed Use General Plan land use designation because it would facilitate a commercial land use below the maximum permitted floor- area -ratio of 2.5. Moreover, the project, as a component of the Park Central PCD, also furthers the Mixed Use designation by providing new jobs in a mixed use setting and which are located within close walking distance of nearby residences. B. Pursuant to Implementing Zoning Ordinance §19.040, the Planning Commission recommends that the City Council adopt proposed amendment to the Park Central PCD, attached hereto as Exhibit 1, based on the following findings required by Implementing Zoning Ordinance § 19.040: The PCD is accessed through Casa Grande Road, which is an arterial street. Technology Lane, which is a collector street, is accessed through Casa Grande Road. Per the Traffic Impact Study prepared for the project by W -trans and dated June 14, 2017, thoroughfares are adequate to serve additional traffic generated by the development, as the proximate intersections are expected to operate at an acceptable Level of Service (LOS). Additionally, the project would result in the installation of new public sidewalks and a Class II bike lane (along Technology Lane); thus, improving the circulation environment for pedestrians and Planning Commission Resolution No. 2017 -17 Pagge' 1 J lg bicyclists. The introduction of the "Maintenance /repair - client site services" use will, as proposed under the Site Plan and Architectural Review request, create for a unified and organized arrangement of buildings and service facilities compared to the surrounding buildings and uses. The subject parcel is situated in between multi - family residential, industrial and commercial uses, which vary in intensity. Multi- family residential units occur along project site frontages with Technology Lane and Telecom Lane. To the east of the project site (along Technology Lane) is various office buildings with commercial activities conducted entirely indoors. Abutting the project site to the north (up to Lakeville Highway) is Petaluma Poultry which is defined as "Light Manufacturing" (i.e. "food processing "). Compared to adjacent multi- family residences, this abutting industrial use includes a higher intensity of land use including heavy -duty commercial truck traffic (i.e. average of 62 daily trips), unloading, truck washing and poultry handling area, and large number of employees (i.e., 318). Pursuant to Planning Commission Resolution 2015 -01, the operations of Petaluma Poultry may extend to 24 hours per day, seven days per week. As proposed, the project splits uses of the site into two distinct areas: (southern half) administrative office; and (northern half) maintenance /repair - client site services. The project's building placement and configuration creates a physical barrier between industrial operations at Petaluma Poultry and multi - family residential uses to the south. This buffering effect improves land use compatibility when compared to existing conditions. Similarly, the project also places more intensive, on -site commercial operations within a working yard that is also separated from adjacent residential uses by building mass, fencing and landscaping. iii. The project site consists of vacant land with ruderal vegetation lacking natural or scenic qualities. As proposed, the project includes adequate public spaces consisting of new public sidewalks and an off -site Class II bicycle path. The project also accommodates pedestrian circulation and resting at additional pathways and seating areas abutting public streets. Interior, on -site portions of the project are designed and tailored to the operational characteristics of a commercial landscape maintenance business. iv. The proposed amendment to the Park Central PCD is, for the reasons discussed in the July 25, 2017 Planning Commission staff report, consistent with the Petaluma General Plan. C. For all the reasons above, the proposed amendment to the Park Central PCD is consistent with the public necessity, convenience and general welfare. This approval recommendation concerns only that portion of the Park Central PCD General Development Plan applicable to APN 005 - 040 -055. 4. For purposes of clarity and ensuring accurate administration of the Park Central PCD, the specific text amendment recommended by this action also concerns the replacement in whole of Section 19 -302 (Planned Community Program) of Exhibit 1 to City Council Ordinance No. 2203 N.C.S. 5. Prior to acting on this application, the Planning Commission considered a Mitigated Negative Declaration (MND) prepared for the Project, and, based on its review of the entire record herein, including the MND, the Initial Study, all supporting, referenced and incorporated documents and all comments received, the Planning Commission found that there is no substantial evidence that the Project as mitigated will have a significant effect on the environment, that the MND reflects the City's independent judgment and analysis, and that the MND, Initial Study and supporting documents provide an adequate description of the impacts of the Project and comply with CEQA, the State CEQA Guidelines and the City of Petaluma Environmental Guidelines. Planning commission Resolution No. 2017 -16 Page 2 9-9 ADOPTED this 25th day of July, 2017, by the following vote: Commission Member Aye No Absent Abstain Councilmember Albertson X Chair Benedetti- Petnic X Alonso X Bauer X Gomez X Marzo X Vice Chair Wolpert X TTCCT- Gina Benedetti - Petnic, Chair APPROVED AS TO FORM: Lisa Tennenbau , Assistant Ci y Attorney 940 Planning Commission Resolution No. 2017 -17 Page 3 Park Central Planned Community District (PCD) General Development Plan Amended In Part on 12017 Exhibit 1 —( Planning Commission Resolution No. 2017 -16 Page 4 19- 302(a) Allowed Land Uses and Permit Requirements 1. Permitted Uses a. Retail, commercial, and office which serve the PCD and surrounding community. These uses include restaurants, cafes, delicatessens, day care facilities, coffee shops, bakeries, laundry and dry cleaners, gift and sundry shops, banks, insurance offices, real estate offices, stock brokerages, and other similar retail, commercial, and office uses. b. Manufacturing, assembly or packing of products from previously prepared materials. c. Manufacturer of electric and electronic instruments and devices related to media, telecommunications and other technological applications. d. Research, experimental and development laboratories. e. Wholesale business, storage or warehousing of goods. f. Catalog sales and mail order establishments. g. Blueprint, photo, engraving, printing and publishing. h. Any research or light industrial manufacturing use as determined by the planning director to be of the same general character as above. i. Light metal appliance, steel fabricating shops. j. Medical offices. k. Food processing or manufacturing, including processing of animals. I. Multi- family residences. m. Home occupations as provided in Implementing Zoning Ordinance §7.050 S°Gtion 21- n. Public and quasi - public spaces appropriate to the PCD such as courtyards, plazas, playgrounds, and open space areas. o. Recreation centers and open spaces for the exclusive use of residents in the PCD. p. Uses such as carports, garages, maintenance facility, trash compactor and recycling enclosures and other accessories to those listed in the a -e above as needed. q. Signs, in accordance with Implementing Zoning Ordinance Chapter 20 SeGtien 21 of the MuniGipal Gede, for the uses listed in subsections a -f above and project and monument signs located as shown on Sheets A -1.1 and L1.1 and at each entry to the project site, whether shown or not on Sheets A1.1 and L1.1 and at the corners of each Planning Commission Resolution No. 2017 -17 Page 5 public street intersection abutting the project site. r. Uses accessory to those listed above s Maintenance /Repair — Client Site Services 2, Conditional Uses a. Hotels b. Motels or motor hotels c. Gymnasiums 19- 302(b) Development Standards 1, Building Heights — The following maximum building height measured from finished grade to the top of the roof of the structure at its highest point shall not be exceeded for the corresponding uses without amendment to this PCD: a. Office — 55 feet; b. Retail — 50 feet; c. Commercial — 50 feet; d. Residential Buildings — 50 feet. 2. Building Sizes — The building sizes and unit yield shall not exceed the maximums established for the following uses: a. Max Commercial — 65,000 sf /bldg. (total aggregate not to exceed 100,000 sf); b. Max Residential — 445 units. 3. Parking — Each use shall meet the minimum parking ratios established below. a. Spaces Required By Use 1. Office use must provide for the following minimum number of spaces: (a) Commercial: 1 space for every 300 feet of gross floor area; (b) Retail: 1 space for every 300 square feet of gross floor area; 2. Residential. Multi- family residences shall provide a cumulative average of 1.5 spaces per dwelling within the residential complex. (a) Resident - operated businesses may share the on- street parking on the South side of Technology Lane. 3. Shared Parking. A maximum of five percent of the required spaces may be shared (3 Planning commission Resolution No. 2017 -16 Page 6 between the retail /commercial and residential uses providing for a reduction of up to 5% of the total spaces required by the retail /commercial portion of the project -when sharing of spaces is not implemented /elected. b. Parking Space Design Standard Space. Standard parking spaces must measure of least 9 feet in width and 19 feet in depth, including a maximum 2 foot wheel stop or curb overhang. 2. Compact Space. Compact spaces may account for a maximum of 25 percent of required parking spaces. Compact spaces must measure at least 8 feet in width and 18 feet in depth, including a maximum 2 foot wheel stop or curb overhang. 3. Disabled Spaces. Disabled spaces shall comply with the requirements of the City of Petaluma and the State of California. 4. Signs a. The size, location, materials and lighting of signs shall be compatible with the architectural materials used the building which the use being advertised occupies. Location of project monument and identification signs shall be in accordance with the locations as shown on the approved Planned Community District General Development Plan as shown on the Landscape Site Plan and. at all entries to the project site and corners of public street intersections abutting the project site. b. Box -lit signs are prohibited. c. Design Consistency. The size, location, materials and lighting of signs shall be compatible with the architectural materials used for the buildings. d. Flags. Flags displaying business and project names and /or logos may be flown on either ground- or roof mounted poles. Flag Size. No flag may exceed 4 feet in height or 6 feet in length. Pole length shall not exceed 20 feet. e. Sign Program. Before issuance of a building permit, a sign program must be submitted to the City. The program must detail final sign locations, sizes, colors, materials and lighting for the entire project. Temporary Signs. Temporary signs may be used for marketing the "For Sale" residential units and for leasing the commercial / retail uses. The program must detail sign locations, sizes and colors. 5. Landscaping - Plantings shall conform to the approved PCD landscape plan. a. Before issuance of a building permit, a final landscape plan which details all plant types, locations, sizes, and means of irrigation shall be submitted to the City for review and . -N Planning Commission Resolution No. 2017 -17 Page 7 6. Acknowledgement of Surrounding Uses a. Setting. Each owner of a lot within the subject property acknowledges the existence of various commercial uses within 300 feet. of the subject property, including but not limited to Petaluma Poultry Processors located at 2700 Lakeville Highway, Petaluma. b. Nuisance. Each owner of a lot within the subject property further acknowledges that noise, odors, and /or truck traffic associated with these commercial uses do not constitute a nuisance as long as these businesses substantially comply with all local, State, and Federal agency regulations and permit conditions which pertain to noise, odor, and /or truck traffic. c. Operations. Each owner of a lot within the subject property also acknowledges that these commercial uses may operate during hours which extend beyond regular business hours, that the scale and intensity of operations of these commercial uses may change, and that other commercial uses may replace existing commercial uses subject to all local, State, and Federal agency regulations and permit conditions. d. Each owner of a lot within the subject property agrees to reference in their leases and any purchase /sales agreements a Declaration of Acknowledgement, which recognizes the surrounding uses' right to operate. Such declaration of acknowledgement shall be recorded against the title of each lot. Planning Commission Resolution No. 2017 -16 Page 8 RESOLUTION 2017 -18 CITY OF PETALUMA PLANNING COMMISSION APPROVING SITE PLAN AND ARCHITECTURAL REVIEW FOR THE CAGWIN & DORWARD PROJECT LOCATED AT THE NORTHEAST CORNER OF TECHNOLOGY LANE AND TELECOM LANE APN: 005 - 040 -055 File No. PLMA -16 -0013 WHEREAS, Greg LeDoux of Greg LeDoux & Associates submitted an application for Site Plan and Architectural Review approval, on behalf of property owner Eagle Lakeville Partners, LP, for a proposed office /landscape maintenance operations facility including 22,724 square feet of building floor area for approximately 100 employees, as well as parking for maintenance, trucks and trailers, and shop and warehouse space for equipment and vehicle maintenance, and other associated site improvements ( "Project ") located at the northeast corner of the Technology Lane and Telecom Lane at APN 050 -040- 055; and WHEREAS, on July 25, 2017, the Planning Commission considered a staff report analyzing the application, including the California Environmental Quality Act ( "CEQA ") determination included therein; and WHEREAS, prior to acting on this Site Plan and Architectural Review application, the Planning Commission recommended approval of a Mitigated Negative Declaration (MND) on July 25, 2017 via Resolution No. 2017 -16; and WHEREAS, prior to acting on this Site Plan and Architectural Review application, the Planning Commission recommended approval of an amendment to the Park Central Planned Community District (Park Central PCD) on July 25, 2017 via Resolution No. 2017 -17 and which accommodates the proposed use; and WHEREAS, on July 25, 2017, the Planning Commission held a duly noticed public hearing to consider the application for Site Plan and Architectural Review approval; and WHEREAS, public notice was published in the Argus Courier and mailed to residents and occupants within 500 feet of the project site, all in compliance with state and local law; and NOW, THEREFORE, BE IT RESOLVED by the Planning Commission as follows: A. The foregoing recitals are true and correct and incorporated herein by reference. B. Based on the staff report, staff presentation, comments received and the public hearing, the Planning Commission makes the following findings based on substantial evidence in the record: General Plan 1. The Project is consistent with the Mixed Use General Plan land use designation because it consists of a commercial land use below the maximum permitted floor- area -ratio of 2.5. Moreover, the project, as a component of the Park Central PCD, also furthers the Mixed Use designation by providing new jobs in a mixed use setting and which are located within close walking distance of nearby residences. 2. The Project is, for the reasons discussed in the July 25, 2017 Planning Commission staff report, consistent with the Petaluma General Plan. a —, / Planning Commission Resolution No. 2017 -18 Page 1 Park Central Planned Community District (Park Central PCD1 3. The Project is, for the reasons discussed in the July 25, 2017 Planning Commission staff report, consistent with Park Central PCD General Development Plan including, but not limited to, standards for building heights, building sizes, parking, signs and landscaping. Site Plan and Architectural Review 4. All the required findings for Site Plan and Architectural Review found at Implementing Zoning Ordinance §24.010 (G) (1) can be made, as follows: a. The Project consists of a concrete tilt -up building, a durable material which is characteristic of other buildings in the adjacent Lakeville Business Park. The Project also includes the use of design features which repeat around the building such as metal awnings, clerestory windows, and continuous cornices. Proposed facades include large, regularly- spaced windows which add further definition to the building. The proposed building is further enhanced by landscaping planters which frame public sidewalks and visually attenuate paved parking areas visible to the public. For all these reasons, the Project includes the appropriate use of quality materials and is in harmony and proportion in its overall design. b. The Project's architectural style consists of a contemporary vernacular commercial building both simple and highly utilitarian in design. Proposed materials and the general design scheme are evident at nearby existing office and industrial buildings. c. The siting of the Project's structure is appropriate when compared to the siting of existing adjacent buildings. The site design locates office uses adjacent to multi - family residences across Technology Lane and Telecom Lane. Proposed maintenance operations would be located away from residences along the north property line which abuts an existing food processing facility. Locating the offices closest to the existing residential uses will result in a more harmonious development in that the office uses have similar levels of intensity to the apartments, and will have inverse peak hours of activity (weekdays from 8:00 a.m. to 5:00 p.m. as opposed to peak evening hours and weekends). Likewise, the proposed maintenance use, which is more industrial in nature, would abut an existing industrial use of the food processing plant that may operate as much as 24 hours, seven days per week. The proposed maintenance yard would, along Telecomm Lane, have an approximate setback of 90 feet to residences. Further, the maintenance yard is screened from view by proposed fencing and landscaping. For all these reasons, the Project includes an appropriate siting of structures compared to those in the immediate neighborhood. d. The project proposes a monument sign on the western corner of the parcel ten (10) feet away from the property line along Technology Lane in front of the employee and visitor parking area. The sign adheres to the Park Central PCD standards as well as IZO Chapter 20 (Signs). The face of the sign is approximately five feet and eight inches (5'8 ") wide and eleven (11) inches high. The proposed sign would be compatible with the architectural materials used for the building (which is also concrete). e. The proposed building elevations are of simple horizontal massing with articulation from design features including score lines, foam cornices along the roof, and windows with metal awnings above. The proposed single -story building has varying roof heights ranging from 20 to 26 feet. Existing adjacent buildings vary from one story (i.e., Petaluma Poultry) to three stories (i.e., Azure Apartments). The proposed bulk and height are also comparable to the adjacent office building in the Lakeville Business Park further along Technology Lane, which also has steel awnings and molding around the roof's perimeter. The proposed height adheres to the Park Central PCD which allows for a maximum height of 55 feet for office ,)- Planning commission Resolution No. 2017 -18 Page 2 buildings and 50 feet for commercial buildings. Therefore, the bulk and height of the Project is appropriate in relation to the immediate neighborhood. The proposed color scheme consists of earth tones of brown, grey and green. The surrounding neighborhood consists of a series of contrasting earth tones. The adjacent apartment buildings feature colors of blue, green, bare metal awnings, yellow and red. The neighboring Lakeville Office Park buildings are painted orange and white. Therefore, considering the surrounding existing buildings, the proposed color scheme of the application is appropriate. The project proposes landscaping around the perimeter of the site and within the paved parking areas site. The landscaping plan uses a diverse selection of over forty (40) species with the majority of plants being native and requiring low water usage. The landscaped area along Technology Lane and Telecom Lane features passive pedestrian amenities such as benches and a table for employees and the public. Within the employee parking area, landscaping strips are proposed in between every other six (6) parking spaces, as required by the City's Landscape Design Standards. Additionally, the perimeter landscaping screens the maintenance area from adjacent properties. g. The project proposes two new entryways for automotive ingress and egress, one on the southern corner of the parcel along Technology Lane, and one along the northern corner of the parcel along Telecom Lane. Curb -cuts at both locations are proposed. The entryway along Technology Lane provides automobile access to the employee and visitor parking area. The entryway along Telecom Lane provides access to the company's maintenance facilities. These paved areas are separated by a gate, on the eastern side of the parcel. The project proposes adequate parking to meet the parking need of the proposed operations. Based on the Park Central PCD standards, a total of 66 spaces are required for the project. The project proposes a total of 112 spaces. The project also proposes bicycle parking for a total of twelve (12) bicycles which exceeds the requirement of IZO§ 11.090.A. There is an existing Class II on- street bike path the across the project frontage on Technology Lane. The project would result in striping for a Class II bike path on the opposite site of the street; thus, closing a gap in the planned network. The project proposes five (5) foot sidewalks along both frontages along Technology Lane and Telecom Lane as well as an approximate five (5) foot meandering path and accessory amenities within a landscaped area between the office building and the public right -of- way. A curb -cut is proposed at the corner between the two lanes, which will connect to an existing crosswalk across Telecom Lane and towards the Azure Apartment buildings north of the project. Therefore, the project provides pedestrian circulation which promote safety and convenience. C. Based on its review of the entire record herein, including the July 25, 2017 Planning Commission staff report, all supporting, referenced, and incorporated documents and all comments received and foregoing findings, the Planning Commission hereby approves Site Plan and Architectural Review for the Project, subject to the conditions of approval attached hereto as Exhibit 1. Planning Commission Resolution No. 2017 -18 Page 3 ADOPTED this 251h day of July, 2017, by the following vote: Commission Member Aye No Absent Abstain Councilmember Albertson X Chair Benedetti- Petnic X Alonso X Bauer x Gomez X Marzo X Vice Chair Wolpert X T EST: He her Hines, Co ission Secretary Gina Benedetti - Petnic, Chair APPROVED AS TO FORM: Lisa Tennenba Assistant City Attorney �)--�9 Planning Commission Resolution No. 2017 -18 Page 4 Exhibit 1 SPAR CONDITIONS OF APPROVAL Cagwin & Dorward Project APN 005- 040 -055 File PLMA -16 -0013 Planning Division Standard Conditions of Approval 1. The plans submitted for building permit review shall be in substantial conformance with plans on file with the Planning Division and date stamped May 17, 2016, except as may be modified by the following conditions. 2. The colors and materials, including the lighting fixtures, shall be in substantial conformance with those noted on the plan set and the color board in the project file and date stamped May 17, 2016. 3. This approval is granted for and contingent upon construction of the project as a whole, in a single phase, with the construction and /or installation of all features approved and required herein. Modifications to the project, including but not limited to a change in construction phasing, shall require an amendment to this Site Plan and Architectural Review approval in accordance with Implementing Zoning Ordinance (IZO) §24.010. 4. All mitigation measures of City Council Resolution No. 2017 -xx N.C.S. approving the Mitigated Negative Declaration and Mitigation Monitoring and Reporting Program for the project are incorporated by reference and made conditions of approval. 5. Prior to the issuance of any construction permits, these conditions of approval and the Mitigation Monitoring and Reporting Program shall be included with the plan set. A copy of the approved plans shall be maintained on -site when construction activities are occurring. 6. The site shall be kept cleared at all times of garbage and debris. No outdoor storage shall be permitted other than typical bulk materials, i.e., lumber, appliances, window systems, etc., temporarily stored through the normal course of construction. 7. The applicant shall be subject to all applicable development impact fees. Said fees are due prior to building permit issuance. Other pertinent fees that may be applicable to the proposed project may be required. 8. All exterior lighting shall provide a "soft wash" of light against the wall and shall be hooded and directed downward with no direct glare into bicyclists' or pedestrians' eyes, and shall conform to City Performance Standards. 9. Bicycle racks shall comply with size dimensions and location requirements of the Bicycle and Pedestrian Master Plan. Applicant shall ensure adequate access to each bicycle rack from all sides and shall avoid placing racks too close to any wall or structure. 10. All planting shall be maintained in good growing condition. Such maintenance shall include, where appropriate, pruning, mowing, weeding, cleaning of debris and trash, fertilizing and regular watering. Whenever necessary, planting shall be replaced with other plant materials to insure Planning Commission Resolution No. 2017 -18 Page 5 d`w continued compliance with applicable landscaping requirements. Required irrigation systems shall be fully maintained in sound operating condition with heads periodically cleaned and replaced when missing to insure continued regular watering of landscape areas, and health and vitality of landscape materials. 11. Construction activities shall comply with performance standards specified in IZO Chapter 21 (Performance Standards), except as modified by the conditions herein and mitigation measures applicable to the project. 12. Upon the approval of this resolution, the applicant shall provide the Planning Division with the Notice of Determination fee required by Fish and Wildlife Code Section 71 L4(d). The fee payment shall be made by check payable to the Sonoma County Clerk, in the amount required and published by the Sonoma County Clerk for such fee. 13. The applicant shall defend, indemnify, and hold harmless the City or any of its boards, commissions, agents, officers, and employees from any claim, action, or proceeding against the City, its boards, commissions, agents, officers, or employees to attack, set aside, void, or annul any of the approvals of the project, when such claim or action is brought within the time period provided for in applicable State and/or local statutes. The City shall promptly notify the applicants /developers of any such claim, action, or proceeding. The City shall coordinate in the defense. Nothing contained in this condition shall prohibit the City from participating in a defense of any claim, action, or proceeding and if the City chooses to do so appellant shall reimburse City for attorneys' fees by the City. 14. The contractor(s) shall implement basic and additional air quality construction measures set forth by Bay Area Air Quality Management District (BAAQMD), including the following: a. Water all active construction areas (staging, parking, soil piles, graded areas, unpaved driveways, etc.) at least twice daily. b. Cover all haul trucks transporting soil, sand, or other loose materials offsite. c. Sweep daily (with water sweepers) all paved access roads, parking areas, and staging areas. Sweep streets daily (with water sweepers) if visible soil material is deposited . onto adjacent roads. d. Limit traffic speeds on any unpaved roads to 15 mph. Suspend construction activities that cause visible dust plumes that extend beyond the construction site. f. A certified mechanic shall verify that equipment used for construction purposes is properly tuned and maintained in accordance with manufacturer specifications. g. Idling times shall be limited to 5 minutes or less pursuant to the "no idling" rule for in -use off - road diesel - fueled vehicles. During construction, signage shall be posted at the construction site indicating the idle time limitation. h. All diesel - powered off -road equipment larger than 50 horsepower and operating at the site for more than two days continuously shall meet U.S. EPA particulate matter emissions standards for Tier 2 engineer or the equivalent. Planning Commission Resolution No. 2017 -18 Page 6 Diesel - powered generators or air compressors shall not be used on -site for more than two days continuously, unless under emergency conditions. Post a publicly visible sign with the telephone number of designated person and person to contact at the City of Petaluma regarding dust complaints. This person shall respond and take corrective action within 48 hours. BAAQMD's phone number shall also be visible to ensure compliance with applicable regulations. 15. If, during the course of ground disturbing activities, including, but not limited to excavation, grading and construction, a potentially significant prehistoric or historic archeological resource is encountered, all work within a 100 foot radius of the find shall be suspended for a time deemed sufficient for a qualified and city- approved cultural resource specialist to adequately evaluate and determine significance of the discovered resource and provide treatment recommendations. Should a significant archeological resource be identified, a qualified archaeologist shall prepare a resource mitigation plan and monitoring program to be carried out during all construction activities. 16. In the event that paleontological resources, including individual fossils or assemblages of fossils, are encountered during construction activities, all ground disturbing activities shall halt and a qualified paleontologist shall be procured to evaluate the discovery and make treatment recommendations. 17. In the event that human remains are uncovered during earthmoving activities, all construction excavation activities shall be suspended and the following measures shall be undertaken: a. The Sonoma County Coroner shall be contacted to determine that no investigation of the cause of death is required. b. If the coroner determines the remains to be Native American the coroner shall contact the Native American Heritage Commission within 24 hours. The project sponsor shall retain a City- approved qualified archaeologist to provide adequate inspection, recommendations and retrieval, if appropriate. d. The Native American Heritage Commission shall identify the person or persons it believes to be the most likely descended from the deceased Native American, and shall contact such descendant in accordance with state law. The project sponsor shall be responsible for ensuring that human remains and associated grave goods are reburied with appropriate dignity at a place and process suitable to the most likely descendent. Special Conditions of Approval 18. This approval shall become effective until and unless the City Council authorizes an amendment to the Park Central PCD listing `Maintenance/Repair — Client Site Services' as a permitted by -right use. In the event the City Council requires approval of a Conditional Use Permit for said use, this Site Plan and Architectural Review approval shall be concurrently revaluated with said permit. 19. Prior to building permit issuance, the permittee shall provide a photometric light plan confirming compliance with Implementing Zoning Ordinance §21.040(D)(Glare). If the light specifications accompanying this approval do not result in photometric light plan demonstrating conformance with a.,q.), Planning Commission Resolution No. 2017 -18 Page 7 Implementing Zoning Ordinance §21.040(D) (Glare), the permittee shall submit and obtain Planning Manager approval of revised lighting specifications. 20. Prior to building permit issuance, the applicant shall submit for Planning Manager review an alternate fencing material consisting of masonry and/or wrought iron, including decorative detail(s), as appropriate and for those portions facing Technology Lane and Telecomm Lane. 21. All external downspouts shall be painted to match background building color(s). Scuppers without drainage pipes may not be installed because of probable staining of walls (overflow scuppers are exempt). Building Division 22. Prior to building permit issuance, demonstrate to the Chief Building Official or his delegate how the project conforms to the Cal Green Tier 1 requirements with Modified Tier 1 for construction and demolition. Public Works & Utilities Department 23. Frontage improvements, including but not limited to: a 6 -foot wide Class II signed and striped bike lane with no parking signs on Technology Lane, a LED streetlight on Telecom Lane near the intersection of Technology Lane, as well as improvements shown on the proposed site plan submitted with the Site Plan and Architectural Review application. The existing curb line may remain where it currently is. On- street parking shall be required along the Telecom Lane frontage. The existing crosswalk at the intersection of Telecom and Technology Lane shall be modified to a "Continental" style crosswalk with an advance stop bar. 24. Water system fire pressure /flow calculations shall be provided with the building permit application for the new on -site water line. A minimum of 2,500 GPM at 20 PSI shall be available at the furthest most on -site hydrant. 25. In the event there is any proposed industrial sewer discharge, additional review and approval will be required. 26. All old /unused water services shall be abandoned at main per City requirements. 27. Drainage and storm water improvements shall be installed per recommendations in the Preliminary Storm Drain Report dated October 21, 2016 by Baechtel Hudis Inc. The proposed storm water design and calculations shall be approved by the Sonoma County Water Agency prior to issuance of any building permits. Prior to building permit approval, the applicant is responsible for obtaining any storm water related permits from all necessary agencies. 28. The proposed landscaping and water use shall meet the City's landscape efficiency requirements. Final, construction level calculations shall be submitted with the building permit application. 29. The project shall be responsible for paying all water, sewer and storm drain capacity /impact fees. 30. An operations and maintenance manual shall be submitted in accordance with E.12 post construction storm water best management practice requirements. The applicant shall enter into the City's standard storm water maintenance agreement prior to final inspection. � ,73 Planning Commission Resolution No. 2017 -18 Page 8 31. The applicant shall file a NOI and SWPPP with the State Water Resources Control Board prior to any construction. 32. All public improvements shall be constructed to City and Caltrans standards and meet accessibility requirements. 33. A public improvement plan application package is required for all work within the public right of way or within public easements. All work within the public right of way or public easements shall be completed by the developer and accepted by the City prior to final inspection. 0 —arc Planning Commission Resolution No. 2017 -18 Page 9 ATTACHMENT 3 DATE: July 25, 2017 AGENDA ITEM NO. 8.13 TO: Planning Commission FROM: Kevin Colin, Deputy Planning Manager REVIEWED BY: Heather Hines, Planning Manager SUBJECT: CAGWIN & DORWARD CORPORATE OFFICE Planned Community District Amendment Site Plan and Architectural Review NE Corner of Technology Lane /Telecom Lane (APN 005- 040 -055) File No. PLMA -16 -0013 RECOMMENDATION It is recommended that the Planning Commission adopt: A. A resolution adopting a Mitigated Negative Declaration and Mitigation Monitoring and Reporting Program (Attachment A); B. A resolution recommending the City Council approve a resolution Amending the Park Central Planned Community District (Park Central PCD) (Attachment B); and C. A resolution approving Site Plan and Architectural Review, subject to conditions (Attachment C). BACKGROUND Location The project site consists of a single 3.12 -acre parcel at the southeast corner of Technology Lane and Telecom Lane and within the Park Central Planned Community District (Park Central PCD). Across the roadway in either direction are three -story multi - family residences. A food processing plant (Petaluma Poultry) abuts the property to the north. To the east are office buildings within the Lakeville Business Park. Further to the southeast there is a bike path along Casa Grande Creek and entry to Shollenberger Park. See Figure 1 below for an aerial of the project vicinity. The project site is undeveloped and, according to historic aerial images, appears to have been used for cultivation prior to the area being urbanized. As nearby parcels became developed, the site was used as a construction yard and parking lot for workers for the Azure Apartments in 2002 and later in 2007. Since the completion of these apartments, the project site has consisted of vacant land with no discernable land use activity other than regular weed abatement. See Sheet A2 of Attachment D for photos of project site. Page 1 Figure 1: Project Site Aerial General Plan Planning Subarea The project site is located in the Lakeville Highway Subarea of the 2025 General Plan (see Figure 2 below). The Lakeville Highway Subarea is bounded by Lakeville Highway, the Petaluma River and estuary, Frates Road, Petaluma's Urban Growth Boundary (UGB), and US 101. The subarea's main thoroughfare, Lakeville Highway, is a gateway to Petaluma both from its US 101 interchange, its approach from the county areas on the southeast edge of town, and from communities to the east and south via Highways 116 and 37. A large portion of the Lakeville Highway Subarea consists of marshlands, public trails, open space along the river, and business and light industrial parks at the southern terminus of McDowell Boulevard South. The Ellis Creek Water Recycling Facility, located on the former Mascorini Ranch, includes the old farm house, trails, and open space. Unincorporated rural lands lie east of Lakeville Highway, which effectively frame the southeast corner of the City. This subarea also contains the Petaluma Marina and the City's largest hotel. The Lakeville Subarea also contains a residential neighborhood, which enjoys proximity to Shollenberger Park, a large dredge disposal site and wetlands area with trails. With more Page 2 residential development anticipated in this area, the General Plan envisions creating a cohesive neighborhood with close access to stores and services, as well as connections to the residential areas north of Lakeville Highway. Additionally, the General Plan anticipates infill and redevelopment opportunities to increase employment densities in the Lakeville and Oakmead Northbay Business Parks. Petaluma General Plan 2025 LAND USE CLASSIFICATIONS' Rural ResWendal (0.1 -0.6h.1u) Vary Lav Density Residential (0.8.2.6 h./ac) Loa Density Residen0al (2.8 -8.0 h./tic) i Diverse Lary Density Residential (8.142.0 hWac) SM Medium Density Residential (8.1.18.0 hWac) BE High Density Residential (18.1.30.0 hulac) hkb0e Homes (8.018.0 hWac) Neighborhood Commercial Community Commercial Mixed Use Business Park PubhclSemi-Pub;lc Ed-6on Industrial Agriculture Support Industrial (CPSP) River Dependent Industrial (CPSP) Agriculture r? City Park Proposed City Park -. Open Space Reglonai Park Urban Separator Urban Separator Path River Plan Corridor Community Separator South East Subarea Lakeville Highway Subarea Figure 2: General Plan Subareas Figure 3: General Plan Designations Page 3 Land Use Map The project site has a General Plan land use designation of Mixed Use, as shown in Figure 3 above. The Mixed Use land use designation also applies to other properties within the Park Central PCD as well as other properties further to the west along the south side of Lakeville Highway. The Mixed Use designation requires a robust combination of uses, including retail, residential, service commercial, and /or offices. The maximum floor area ratio (FAR) including both residential and non - residential uses is 2.5, and maximum residential density is 30 dwelling units /acre. Park Central PCD The property is zoned under the Park Central PCD, which was adopted on May 21, 2001. The purpose of the Park Central PCD is to "allow a mix of uses commercial, office and residential that is compatible with the existing surrounding uses." Table 1 below identifies currently permitted and conditionally permitted uses within the Park Central PCD. TABLE 1: USES WITHIN PARK CENTRAL PCD* Retail, Commercial and Office P Multi - family Residences P Manufacturing (Prepared Materials) P Home Occupations P Manufacturing (Technology) P Public and Quasi - Public Spaces P Laboratories P Recreation Centers and Open Space P Wholesale Business P Accessory Uses (Carports, Trash, Etc) P Catalog Sales P Signs P Printing and Publishing P Accessory Uses (to those permitted) P Light Manufacturing P Hotels CUP Steel Fabricating P Motels or Motor Hotels CU' Medical Office P Gymnasiums CUP Food Processing P *See City Council Ordinance 2203 N.C.S. for complete description of uses. P = Permitted Use; CUP = Conditional Use Permit required. At the time of Park Central PCD adoption, the following actions were taken by City Council: Resolution 2001 -104 N. C.S. Approval of a Mitigated Negative Declaration for the Park Central Project to be Located at the Corner of Casa Grande Road and Lakeville Highway Resolution 2001-105 N. C.S. General Plan Amendment to change the Land Use Map designation a 20.63 Acre Park Central PCD site from Industrial to Mixed -Use. Page 4 — q Resolution 2001 -106 N. C.S. Approval of the Planned Community District Plan for the Park Central Project. Resolution 2001 -107 N. C.S. Approving a Tentative Map to subdivide the Park Central PCD site into eight (8) lots with common areas. On June 4, 2001, the City Council adopted Ordinance No. 2115, which changed the Zoning Map by designating the Park Central PCD site as Planned Community District (PCD). This is reflected at the current Zoning Map at Figure 4 below. Subsequent to these initial actions, a series of approvals were issued by the City of Petaluma which led to the development of the Park Central Mixed Use Project which generally consists of all the existing residential and commercial uses within the Park Central PCD. The Azure Apartments occupy much of the Park Central PCD and occur on both sides of Technology Lane. Commercial uses line the PCD's Casa Grande Road and Lakeville Highway frontage and include wide range of restaurants, services, and office uses. Two previously approved commercial building remain to be built along the Lakeville frontage. The current Park Central PCD is reflected in City Council Ordinance No. 2203 N.C.S. (see Attachment E) which approved a revised mixture of uses, including commercial /office and residential. AG (Agriaiture) -,i BP (Business Park) C1 (Commercial 1) C2 (Commercial 2) CF (Civic Facility) FW (Flood -y) - I (industrial) MH (klob0e Home) '! MU1A(Mixed Use 1A) MUIB (Nixed Use IB) MU1C (lined Use 1C) - MU2 (Mixed Use 2) OSP (Open Space -Park) PCD (Planned Community PUD (Planned Unit District) RI (Residential 1) _`. R2 (Residential 2) - R3 (Residential 3) R4 (Residential 4) R5 (Residential 5) CS (Civic Space) T4 ( Urban General) S T -5 (Urban Center) T -6 (Urban Core) 0.1 (HAS, Distrid) D -2 (Railroad District) - D -3 (R.0.1. District) D4 (Throughfare District) Figure 4: Zoning Map PROJECT DESCRIPTION The proposed project includes the following requested entitlements: Page 5 -3 °S Amendment to the Park Central PCD to list the land use category of "Maintenance/Repair Service — Client Site Services" as permitted, by- right; and 2. Site Plan and Architectural Review approval for a development of a new commercial use on a vacant site. The proceeding text describes each requested action with an analysis following later in the report. Park Central PCD Amendment The Implementing Zoning Ordinance (IZO) defines "Maintenance/Repair - Client Site Services ", as follows: "Base facilities for various businesses that provide services on the premises of their clients. Includes gardening, janitorial, pest control, water and smoke damage recovery, and similar services; and maintenance /repair services for appliances, computers, electronics, elevators, equipment, HVAC, instrument, where the service is provided on the client site." The project involves a commercial business (Cagwin & Dorward) providing landscape maintenance services at client properties. The Park Central PCD, including a list of presently permitted and conditionally permitted uses, is at Attachment D. Pursuant to IZO §19.040(E), if a proposed modification to a PCD "involves an addition of a new use or group of uses not shown on the original Unit Development Plan or General Development Plan, or if the Community Development Director for any other reason deems it necessary, a public hearing shall be held on the proposed modification, and a recommendation made thereon to the City Council." Therefore, City Council approval is required to add the "Maintenance /Repair- Client Site Service" to the Park Central PCD list of approved uses. Site Plan and Architectural Review Site Plan The project's site plan includes a new single -story commercial building placed near the intersection of Technology Lane and Telecom Lane. The approximate 22,724 square foot L- shaped building is split into an approximate 12,000 square foot office area, 7,500 square foot shop area, and 3,224 square foot equipment storage area. The building and site is anticipated to accommodate approximately 100 employees. The project includes a six (6) foot public sidewalk along its entire frontage to abutting roadways. Meandering pathways and seating areas adjoin the building facades at each street frontage. The approximate southern half of the site (immediately east of the office area) consists of an off - street parking lot intended for employees and customers. A driveway at the southeast boundary of the site provides access to this lot from Technology Lane. The approximate northern half of the site consists of a paved working yard accommodating company vehicle parking (e.g., truck/trailer combos), loading zones, a fuel island, green waste storage, equipment wash rack, and nursery area. A driveway at the northwestern site boundary provides access to the working Page 6 -6 yard from Telecom Lane. Figure 5: Site Plan Access and Parking The project proposes two curb -cuts for vehicular access into the site, one at each frontage and leading to separate parking facilities. The parking areas are separated by the shop /storage wing of the building with a six foot dual manual sliding gate providing access between. Another six - foot chain -link dual manual sliding gate is proposed at the maintenance yard entry at Telecom Lane. Pedestrian access to the project would occur from the Technology Lane with the main entrance fronting the parking lot. The project proposes a total of 147 vehicular parking spaces, including both passenger and commercial vehicles. Seventy five spaces are provided for passenger vehicles, exceeding the minimum parking requirement of 66 spaces. Remaining parking spaces are for commercial vehicles consisting of full -size trucks and associated trailers. A total of seven bicycle parking spaces are provided in a combination of interior wall- mounted racks and exterior horseshoe racks near the main building entrance. Page 7 M New sidewalks are proposed along Technology Lane and Telecom Lane. Additionally, the 25 foot landscaped area along Technology Lane and Telecom Lane features a meandering pedestrian path with amenities such as benches and tables for employees and the public. The paths within this landscaped area would also connect the new sidewalks to the building entrance facing the employee parking area. Floor Plan The project's floor plan locates administrative offices at the street intersection and along Telecom Lane. The internal office configuration features a large open center room with approximately forty -four (44) cubicles encircled by twelve (12) personal offices, two (2) conference rooms, reception area, mail center and bathrooms. Bathrooms include a shower area and changing rooms for employees biking to work. A hallway connects the offices to the shop component of the building which separates the two parking areas. The shop relates to the project's `Maintenance /Repair Service — Client Site Services' use component and includes five (5) bays with roll -up doors for engine and vehicle repair, lockers and the parts and tools library. Extending to the south is the storage component of the building, which includes nine (9) separate bays for the storage of various materials, including but not limited to, hand tools, fertilizer, chemicals and pesticides, and mowers, see Sheet A4 of Attachment A. Building Elevations The proposed building elevations are of simple horizontal massing with articulation from design features including score lines, foam cornices along the roof, and windows with metal awnings above. The building also features clerestory windows above the shop portion of the building on the northeast side. The proposed single -story building has varying roof heights. The shop portion of the building is tallest at 26 feet with the office portion stepping down to 20 feet. A four (4) foot tall screening wall screens roof - mounted HVAC. The storage portion of the building is 14 feet at the tallest point. Figure 6: Project Rendering (North and West Elevations) Page 8 Figure 7: Project Rendering (South and West Elevations) The building consists of a concrete tilt -up construction with exterior walls painted beige with white and light forest green accents. Metal entry roof and awnings will be a dark bronze. The windows will be aluminum- framed. The entry framing will be stained cedar. Reference Sheet A7 of Attachment D and Figures 6 and 7 above for project renderings. Landscaping /Fencing Landscaping is proposed along the perimeter of the project site as well as within island planters at the employee parking area. Landscaping along each public street includes a diverse plant palette including over 40 tree, shrub, perennial, and groundcover species. The applicant describes the proposed landscape plan, as follows: "Cagwin & Dorward is a landscaping company that embraces a sustainable approach to landscape design, installation, and maintenance. The landscape of the company's corporate headquarters embodies this ethos through a diverse plant palette that exemplifies the California aesthetic using climate - appropriate Mediterranean plants that are dependably low maintenance and drought tolerant as well as colorfully and texturally striking, bringing year - round impact. A curvilinear pathway in a golden earthen tone entices the users of the space to stroll and experience the landscape, offering several areas for seating and informal gatherings, providing contrast to the cubicles and computer screens within. Areas for employees to park their bikes and give their pets a run are incorporated. Dry creek beds permeate the landscape, mirroring the local riparian corridors and providing seasonal bio- filtration of roof and parking area drainage, maximizing storm water infiltration on site and promoting habitat. Diverse seasonal blooms offer pollinators a diverse menu of Page 9 nectar and pollen while promoting beneficial insect populations." See Sheets L -1 through L -4 at Attachment D for all landscape plan details. Proposed fencing in the project is limited to a six (6) foot tall chain -link fence with black -vinyl slates at Telecom Lane, along the northern property boundary, and at the southern entrance to the working yard (see Sheets Al.1 and A3.1 (Detail 1) of Attachment D). A dual manually operated sliding gate would control access to the working yard. Lighting Approximately 13 wall- mounted exterior LED lights are proposed above garage and storage bays on the north and south elevations (see Sheet A7 at Attachment D for location; Sheet A3.1 (Detail 8) for light standard). Approximately 14 pole- mounted lights with a height of 20 feet are proposed along the south and east property lines, and around the employee and visitor parking area and Technology Lane entrance. Proposed pole- mounted lighting locations are shown on Sheet Al of Attachment D with standard specifications at Sheet A3.1 (Detail 11). Reference Sheet A3.1 of Attachment D for all lighting details. Signage A five foot and five inch (5'5") tall monument sign is proposed at the southern corner of the parcel near the employee entrance. The proposed material of the sign is concrete which will sit atop a two (2) foot base. The proposed sign face is eleven inches (11 ") tall and five feet and eight inches (5'8 ") wide. See Sheet A3 (Detail 1) of Attachment D for sign details. STAFF ANLAYSIS The project is subject to the following standards of review: PCD Amendment • Implementing Zoning Ordinance, Chapter 19 (PUD and PCD) Site Plan and Architectural Review (SPAR) • Park Central PCD • Implementing Zoning Ordinance §24.010 (SPAR Standards) • General Plan The proceeding analysis outlines each requested approval in sequence. A General Plan consistency analysis for both requested approvals is provided in the PCD Amendment section below. Planning Commission approval of SPAR request would be contingent on the City Council's approval of the proposed Park Central PCD Amendment since the proposed `Maintenance /Repair Service — Client Site Service' is presently not permitted. Condition No. 18 at Attachment C specifies that SPAR approval is effective until and unless the associated PCD Amendment is approved by the City Council. Additionally, CEQA requires the Planning Page 10 3—[ 0 Commission to act on the environmental document prepared for the project since it would make the first discretionary approval (i.e., SPAR). PCD Amendment The proposed PCD Amendment and scope of the Planning Commission's review is subject to the provisions of IZO Chapter 19.030 (Findings). The proposed PCD Amendment may be approved by the City Council upon recommendation by the Planning Commission. In recommending the approval, or modification, of said PCD Amendment, the Commission must find that said PCD, as modified, clearly results in a more desirable use of land and a better physical environment than would be possible under any single zoning district or combination of zoning districts. As described below, the proposed new use and layout results in compatible land use pattern by providing a smooth transition between more intense industrial uses (e.g., Petaluma Poultry) and adjoining multi - family residential land uses. In addition to this general finding, the Planning Commission and City Council shall make the following specific findings (staff analysis in italics): a. That any modification of a PCD, is proposed on property which has a suitable relationship to one or more thoroughfares, and that thoroughfares are adequate to carry any additional traffic generated by the development. The PCD is accessed through Casa Grande Road, which is an arterial street. Technology Lane, which is a collector street, is accessed through Casa Grande Road. Per the Traffic Impact Study prepared for the project by W -trans and dated June 14, 2017, thoroughfares are adequate to serve additional traffic generated by the development, as the proximate intersections are expected to operate at an acceptable Level of Service (LOS). Additionally, the project would result in the installation of new public sidewalks and a Class II bike lane (along Technology Lane); thus, improving the circulation environment for pedestrians and bicyclists. b. That the plan, or modification thereof, for the proposed development presents a unified and organized arrangement of buildings and service facilities which are appropriate in relation to adjacent or nearby properties and that adequate landscaping and/or screening is included if necessary to insure compatibility. The introduction of the "Maintenancelrepair — client site services" use will, as proposed under the Site Plan and Architectural Review request, create for a unified and organized arrangement of buildings and service facilities compared to the surrounding buildings and uses. The subject parcel is situated in between multi family residential and industrial and commercial uses, which vary in intensity. Multi family residential units occur along project site frontages with Technology Lane and Telecom Lane. To the east of the project site (along Technology Lane) are various office buildings with commercial activities conducted entirely indoors. Abutting the project site to the north (up to Lakeville Highway) is Petaluma Poultry which is defined as "Light Manufacturing" (i.e. `food processing'). Compared to adjacent multi family residences, this abutting industrial use includes a higher intensity Page 11 3-1 � of land use including heavy -duty commercial truck traffic (i.e. average of 62 daily trips), unloading, truck washing and poultry handling area, and has a large number of employees (i.e., 318). Pursuant to Planning Commission Resolution 2015 -01, the operations of Petaluma Poultry may extend to 24 hours per day, seven days per week. As proposed, the project splits uses of the site into two distinct areas: (southern hao administrative office; and (northern hao maintenance /repair — client site services. The project's building placement and configuration creates a physical barrier between industrial operations at Petaluma Poultry and multi family residential uses to the south. This buffering effect improves land use compatibility when compared to existing conditions. Similarly, the project also places more intensive, on -site commercial operations within a working yard that is also separated from adjacent residential uses by building mass, fencing and landscaping. c. That the natural and scenic qualities of the site are protected, with adequate available public and private spaces designated on the Unit Development Plan or General Development Plan. The project site consists of vacant land with ruderal vegetation lacking natural or scenic qualities. As proposed, the project includes adequate public spaces consisting of new public sidewalks and an off -site Class II bicycle path. The project also accommodates pedestrian circulation at additional pathways and resting at seating areas abutting public streets. Interior, on -site portions of the project are designed and tailored to the operational characteristics of a commercial landscape maintenance business. d. That the development of the subject property, in the manner proposed by the applicant will not be detrimental to the public welfare, will be in the best interests of the City, and will be in keeping with the general intent and spirit of the zoning regulations of the City for Petaluma, with the Petaluma General Plan, and with any applicable plans adopted by the City. The proposed project, as conditioned, will not be detrimental to the public welfare, will be in the best interests of the City, and will be in keeping with the 2025 Petaluma General Plan. The Park Central PCD is subject to a Land Use Map designation of Mixed Use which requires a robust combination of uses. The Park Central PCD presently includes buildings occupied by a variety of uses including multi family residential, retail, restaurant, cafe, gymnasium, and quasi public open space. The proposed project would result in a greater variety of uses by permitting office and a service -type use of Maintenance /Repair Service — Client Site Services,' and, in doing so, increase local employment for residents within the Park Central PCD and city as a whole. General Plan Policy 1 -P -2 states, "Use land efficiently by promoting infill development, at equal or higher density and intensity than surrounding uses. " The application proposes a new commercial building on a currently vacant parcel; thereby, promoting a higher density of uses than the current development pattern. The proposed intensity of Page 12 3 -12- use consists of a floor - area - -ratio (FAR) of 0.16 which complies with the maximum FAR of 2.5 permitted in the Mixed -Use designation. General Plan Policy I -P -7 states, "Encourage the flexibility in building form and in the nature of activities to allow for innovation and the ability to change over time. " The proposed project includes the construction of a single - story, L- shaped concrete tilt -up building which will contain administrative offices, and facilities for the field maintenance and operations. The application includes information demonstrating that proposed buliding could be modified (at a future date) to accommodate additional office space including a second floor all the while complying with all applicable development standards (e.g., off - street parking, maximum building height, minimum building setbacks). This adaptability furthers the aforementioned policy. General Plan Policy I -P -9 states, "Support continued development and intensification of employment centers. " The proposed project facilitates the relocation of Cagwin & Dorward's corporate headquarters. This regional business provides landscape maintenance services to over two dozen counties. Relocating their headquarters to Petaluma is anticipated to result in approximately 100 new jobs in the administrative and service sectors. As the project site is presently vacant, the increase in jobs resulting from the project directly supports the aforementioned policy. General Plan Policy 2 -P -28 states, "Support infrll and intensification of business park/light industrial uses at the eastern end of the [Lakeville Highway] subarea. " The proposed project is an infrll development project that seeks to create a new 22,724 square foot building on a vacant parcel in the Park Central PCD. The project directly promotes business park and light industrial uses while creating for a more intense employment center than the current developmentpattern. Park Central PCD The Park Central PCD (Attachment E) includes a concise set of development standards applicable to the Project. Table 2 below compares the project to applicable standards and demonstrates conformance is achieved, except for the PCD Amendment aspect discussed above. ` TABLE Z COMPLIANCJC T PAS CEIVT> L PCD STarmAx�s STANDARD REQUIRED PROPOSED Principal Uses Retail, Commercial and Office' Office -- Maintenance /Repair Service — Client Site Services2 Building 55 ft. (Office) 26 ft. (max) Height g 50 ft. (Commercial) Building Size 65,000 sq.ft. /building (max) 22,724 sq.ft. Building Size 100,000 sq.ft. /aggregate 48,624 sq.ft. Parking Vehicle 66 spaces 147 spaces Page 13 .3 -13 TABLE 2 COMPLIANCE WITH.PaRx CEl�1TItAL PCD;,STANDAR ➢S Bicycle 7 stalls 7 stalls i These uses include restaurants, cafes, delicatessens, day care facilities, cottee shops, naxeries, iaunury, anu dry cleaners, gift and sundry shops, banks, insurance offices, real estate offices, stock brokerages, and other similar retail, commercial, and office uses. 2 Requires PCD Amendment per IZO § 19.040. Site Plan and Architectural Review (SPAR) In order to approve the SPAR request, the Planning Commission must make the specific findings at IZO §24.010(G) (Standards of Review Applications). Staff analysis is provided below in italics. a. The appropriate use of quality materials and harmony and proportion of the overall design. The project consists of a concrete tilt -up building, a durable material which is characteristic of other buildings in the adjacent Lakeville Business Park. The project includes design features which repeat around the building such as metal awnings, clerestory windows, and continuous cornices. Proposed facades include large, regularly - spaced windows which add further definition to the building. The proposed building is further enhanced by landscaping planters which frame public sidewalks and visually attenuate paved parking areas visible to the public. For all these reasons, the project includes the appropriate use of quality materials and is in harmony and proportion in its overall design. b. The architectural style which should be appropriate for the project in question, and compatible with the overall character of the neighborhood. The Project's architectural style consists of a contemporary vernacular commercial building both simple and highly utilitarian in design. Proposed materials and the general design scheme are evident at nearby existing office and industrial buildings. c. The siting of the structure on the property, as compared to the siting of other structures in the immediate neighborhood. The siting of the Project's structure is appropriate when compared to the siting of existing adjacent buildings. The site design locates office uses adjacent to multi family residences across Technology Lane and Telecom Lane. Proposed maintenance operations would be located away from residences along the north property line which abuts the existing Petaluma Poultry use. Locating the offices closest to the existing residential uses will result in a more harmonious development in that the office uses have similar levels of intensity to the apartments, and will have inverse peak hours of activity (weekdays from 8:00 a.m. to 5:00 p.m. as opposed to peak evening hours and weekends). Likewise, the proposed maintenance use, which is more industrial in nature, would abut Page 14 3 _(-11� an existing industrial use of the food processing plant that may operate as much as 24 hours, seven days per week. The proposed maintenance yard would, along Telecom Lane, have an approximate setback of 90 feet to residences. Further, the maintenance yard is screened from view by proposed fencing and landscaping. d. The size, location, design, color, number, lighting, and materials of all signs and outdoor advertising structures. The project proposes a monument sign on the western corner of the parcel ten (10) feet away from the property line along Technology Lane in front of the employee and visitor parking area. The sign adheres to the Park Central PCD standards as well as IZO Chapter 20 (Signs). The face of the sign is approximately five feet and eight inches (5'8') feet wide and eleven (11) inches high. The proposed sign would be compatible with the architectural materials used for the building (which is also concrete). e. The bulk, height, and color of the proposed structure as compared to the bulk, height, and color of other structures in the immediate neighborhood. The proposed building elevations are of simple horizontal massing with articulation from design features including score lines, foam cornices along the roof, and windows with metal awnings above. The proposed single -story building has varying roof heights ranging from 20 to 26 feet. Existing adjacent buildings vary from one story (i.e., Petaluma Poultry) to three stories (i.e., Azure Apartments). The proposed bulk and height is also comparable to the adjacent office building in the Lakeville Business Park further along Technology Lane, which also has steel awnings and molding around the roof's perimeter. The proposed height adheres to the Park Central PCD which allows for a maximum height of 55 feet for office buildings and 50 feet for commercial buildings. Therefore, the bulk and height of the Project is appropriate in relation to the immediate neighborhood. The proposed color scheme consists of earth tones of brown, grey and green. The surrounding neighborhood consists of a series of contrasting earth tones. The adjacent apartment buildings feature colors of grey, blue, green, bare metal awnings, yellow and red. The neighboring Lakeville Office Park buildings are painted orange and white. Therefore, considering the surrounding existing buildings, the proposed color scheme of the application is appropriate since it contributes subtle, compatible earth tones to an existing eclectic mix. f. Landscaping to approved City standards shall be required on the site and shall be in keeping with the character or design of the site. Existing trees shall be preserved wherever possible, and shall not be removed unless approved by the Planning Commission. The project proposes landscaping around the perimeter of the site and within the paved parking areas site. There are no existing trees on -site. The landscaping plan uses a diverse selection of over forty (40) species with the majority of plants being native and requiring low water usage. The landscaped area along Technology Lane and Telecom Page 15 �r_f Y Lane features passive pedestrian amenities such as benches and a table for employees and the public. Within the employee parking area, landscaping strips are proposed in between every six (6) parking spaces, as required by the City's Landscape Design Standards. Additionally, the perimeter landscaping screens the maintenance area fi°om adjacent properties. g. Ingress, egress, internal circulation for bicycles and automobiles, off - street automobiles and bicycle parking facilities and pedestrian ways shall be designed as to promote safety and convenience, and shall conform to approved City standards. The project proposes two new entryways for automotive ingress and egress, one on the southern corner of the parcel along Technology Lane, and one along the northern corner of the parcel along Telecom Lane. Curb -cuts at both locations are proposed. The entryway along Technology Lane provides automobile access to the employee and visitor parking area. The entryway along Telecom Lane provides access to the company's maintenance facilities. These paved areas are separated by a gate, on the eastern side of the parcel. The project proposes adequate parking to meet the parking need of the proposed operations. Based on the Park Central PCD standards, a total of 66 spaces are required for the project. The project proposes a total of 147 spaces. The project also proposes bicycle parking for a total of seven (7) bicycles which exceeds the requirement of IZ0§11.090.A by one space. There is an existing Class II on- street bike path the across the project frontage on Technology Lane. The project would result in striping for a Class II bike path on the opposite site of the street; thus, closing a gap in the planned network. The project proposes five (S) foot sidewalks along both frontages along Technology Lane and Telecom Lane as well as an approximate five (5) foot meandering path and accessory amenities within a landscaped area between the office building and the public right -of -way. A curb -cut is proposed at the corner between the two lanes, which will connect to an existing crosswalk across Telecom Lane and towards the Azure Apartment buildings north of the project. Therefore, the project provides pedestrian access, which promotes safety and convenience. Public Art Pursuant to IZO §18.050.3, the project is subject to the requirement of providing for public art either on -site or through the payment of an in -lieu fee. The original application submittal proposed a public art piece within the landscaped area along Technology Lane. On December 15, 2016, the Petaluma Public Art Committee (PPAC) reviewed the proposed art piece and location. After considering the PPAC's feedback, the applicant has decided to pay an in -lieu fee to fulfill the public at requirement. PUBLIC COMMENT A Notice of Public Hearing for Site Plan and Architectural Review and an Amendment for the Page 16 3—/(, Park Central PCD was published in the Argus Courier on June 29, 2017 and mailed to all property owners and occupants within 500 feet of the subject property. No comments have been received to date. ENVIRONMENTAL REVIEW An Initial study/Mitigated Negative Declaration (Attachment F) was prepared for the project and circulated for a 20 -day public comment period beginning on June 29, 2017 and ending July 19, 2017. The Initial Study does not identify any significant environmental effects. One potentially significant effect related to construction noise was identified. Mitigation measures reducing the severity of that impact to a less than significant level have been agreed to by the applicant. Therefore, a Mitigated Negative Declaration (MND) was prepared rather than an Environmental Impact Report (EIR). ATTACHMENTS A. Draft Resolution Adopting a Mitigated Negative Declaration B. Draft Resolution Recommendation PCD Amendment Approval C. Draft Resolution Approving Site Plan and Architectural Review D. Project Plans E. City Council Ordinance No. 2203 N.C.S. F. Initial Study/Mitigated Negative Declaration Page 17 ATTACHMENT E ORDINANCE NO. 2203 N.C.S. EFFECTIVE DATE OF ORDINANCE May 18, 2005 t 2 3 Introduced by Seconded by 4 5 6 Mike Healy Mike O'Brien 7 8 9 to APPROVAL OF A PLANNED COMMUNITY DISTRICT AMENDMENT, 11 INCLUDING THE UNIT DEVELOPMENT PLAN AND DEVELOPMENT STANDARDS 12 FOR THE PARK SQUARE (A.K:A PARK CENTRAL) PROJECT 13 WHICH WOULD ALLOW FOR A MIX OF USES, 14 RESIDENTIAL, AND COMMERCIAL /OFFICE 15 TO BE LOCATED AT THE CORNER OF 16 CASA GRANDE ROAD AND LAKEVILLE HIGHWAY, 17 APN 005 - 040 -054 AND 055 18 19 , 20 WHEREAS, by Ordinance No. 2115 N,C,S., Assessor's Parcel Number 005 -040 -049 21 comprising of 20.63- acres, was rezoned from Light Industrial to Planned Community District (PCD - 22 Park Square); and, 23 24 WHEREAS, by Resolution No, 2001 -106 N.C.S., Assessor's Parcel Number 005- 040 -049 25 comprising of 20.63 acres, was approved as the Park Central Planned Community District (PCD); 26 and, 27 S., a Tentative Parcel Map was approved to 28 WHEREAS, By Resolution 2001 -107 N.C. 29 subdivide Parcel 005 - 040 -049, into 8 lots with common area; and, 30 31 WHEREAS, by action taken on September 14, 2004 and January 25, 2005, the Planning 32 Commission considered and forwarded a recommendation with conditions to the City Council 33 on the amended unit development plan for Park Square (a.k.a., Park Central), to allow a revised 34 mixture of uses, commercial/office and residential; and, 35 36 WHEREAS, the City Council finds that the requirements of the California Environmental 37 Quality Act (CEQA) have been satisfied through the preparation of an Initial Study and adoption 38 of Resolution No. 2005 =042 N.C.S., approving a Mitigated Negative Declaration to address the 39 specific impacts of the Park Square development; and, 40 41 WHEREAS, the City Council has reviewed the proposed PCD Development Plan and PCD 42 Development Standards as set forth in the attached Exhibit A, as revised or modified, and in 43 accordance with the recommendation of the Planning Commission, finds that: 44 Ordinance No. 2203 N.C.S. Page 1 I 1. That the PCD Development Standards allow for the continued operation of the 2 existing uses, and will result in more appropriate and compatible uses in the 3 district. 4 5 The proposed PCD will allow for a mix of uses commercial /office and residential 6 that is compatible with the existing surroundings uses. Design 7 guidelines /development standards have been prepared to ensure that the 8 proposed uses and structures are compatible with the surrounding uses. The 9 proposal results in a more desirable use of the land than would be possible under 10 any single zoning district or combination of zoning districts. The PCD would 11 provide a group of commercial, office and residential uses to supply the day -to- 12 day needs of the surrounding area. 13 14 2. That the plan for the proposed development presents a unified and organized 15 arrangement of buildings and service facilities which are appropriate in relation 16 to adjacent or nearby properties, and that adequate landscaping and /or 17 screening is included to ensure compatibility. Conditions have been 18 incorporated requiring design and development standards that are compatible 19 with neighboring developments. 20 21 3. That the proposed project has complied with the requirements of CEQA.through 22 the preparation and adoption of a Mitigated Negative Declaration prepared for 23 this project, which addresses the potential environmental impacts associated 24 with its development, and a determination was made that no significant 25 environmental effects would result; therefore, no further environmental review is 26 required. 27 28 4. Adequate available public and private spaces are designated on the Planned 29 Community District Development Plan. Through mitigation measures and project 30 conditions, adequate building setbacks and other project amenities are 31 provided. 32 33 The Planned Community District provides for specific design criteria and 34 development standards, which regulate the proposed development of the site. 35 36 5. The development of the subject property project in the manner proposed by the 37 applicant, and as conditioned, will not be detrimental to the public welfare, will 38 be in the best interests of the City, and will be in keeping with the general intent 39 and spirit of the zoning regulations of the City of Petaluma, and with the 40 Petaluma General Plan. 41 42 The project, as conditioned, complies with the applicable provisions of the 43 Municipal Code and the General Plan. Both the Fire Marshal and the Engineering 44 Section have prepared conditions of approval to address fire safety issues, and 45 design criteria for the construction of the buildings. 46 47 6. The Park Square (a.k.a., Park Central) proposal will help the City further the 48 objectives, policies and programs of the Petaluma General Plan. 49 50 The project as proposed supports a number of Policies of the Petaluma General 51 Plan such as: 52 M Ordinance No. 2203 N.C.S. Page 2 I Community Character Element. 2 3 Policy 27. The City shall require the provisions of privately owned open space in 4 residential developments of more than 15 units were made necessary by project 5 density or design, or lack or proximity to public parks and open space. The 6 proposed Park Square project will benefit from public and private open space 7 within the project site and within proximity to public parks. The subject property is in 8 close proximity to Rocky Dog Park, Adobe creek and Shollenberger Park. The 9 project will provide bike lanes along both sides of Casa Grande Road from 10 Lakeville Highway to the old tallow plant and along both sides of Technology Lane. 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 29 30 31 32 33 34 35 36 37 38 39 40 41 42 43 44 45 46 47 48 49 50 51 52 Land Use and Growth Management Element. Policy 23. Convenience shopping in proximity to residential shall be encouraged. The project will provide neighborhood- oriented shopping in approximately 26,000 square feet of commercial /retail space adjacent to the Lakeville Highway and along Casa Grande Road. The PCD amendment would allow for 74,000 square feet of commercial, R &D, office and other retail uses. as defined in the Park Square PCD Development Standards /Guidelines, excluding residential and home occupation uses on the parcel east of Telecom Lane, Policy 28. The City shall support residential development only in those areas where adequate City facilities are available or will be provided with development. Park Square will rely on new site infrastructure just constructed to serve a previously approved business park. All roads and utilities have adequate capacity to serve the proposed development. Open Space, Conservation, and Energy Element. Policy 25. Developers shall provide adequate drainage and erosion control during construction. The developer will be required to conform to City and State regulations by providing an erosion control and storm water pollution prevention plan, which shall be adhered throughout the project construction. Park and Recreation Element, Policy 5. The city should provide park sites to respond to the needs of a diverse population. The needs include creek side systems; trail ways for pedestrians, joggers, and bicyclists, and non - traditional types of recreation such as habitat restoration projects, community gardens, and skateboarding. The proposed project will provide private and public open spaces within the project. The proposed project includes the installation of bikeways and is in close proximity to Rocky Dog Park, Adobe Creek and Shollenberger Park. Ordinance No. 2203 N.C.S. Page 3 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 29 30 31 32 33 34 35 36 37 38 39 40 41 42 43 44 45 46 47 48 49 50 51 CONDITIONS OF APPROVAL Park Square (a.k.a. Park Central) Corner of Casa Grande Road and Lakeville Highway APN 005 -040 -054 and 005 - 040 -055 From Planning: Approval is granted for a Tentative Parcel Map, PCD- Planned Community District Amendment for Park Square (a.k.a Park Central) plans shall be in substantial conformance as those received in the Petaluma Community Development Department on February 25, 2005, except as modified by these conditions and /or conditions placed on the project by Planning Commission and /or City Council. The City Council approved a PCD amendment for 147 residential units, with the potential for up to 12 live /work units, and 26,500 square feet of single story retail/ commercial uses along Lakeville Highway and potentially up to 74,000 square feet of retail /office on the parcel east of Telecom Lane (behind Petaluma Poultry Processors). The project will provide an administrative office and a community recreation center for the residential portion of the project. The plan also provides space for future commercial /retail users such as a bank or restaurant. 2. Resolution No. 2001 -104 N.C.S., Resolution No. 2001 -106 N.C.S., Resolution No. 2001 -107 N.C.S., and Ordinance No. 2115 N.C.S. are herein incorporated by reference and shall be adhered to. 3. Within five days of the City Council approval, the applicant shall submit the $35.00 filing fee for the Notice of Determination to the Community Development Department. The check shall be made out to the Sonoma County Clerks office. 4. Prior to issuance of development permits, Site Plan and Architectural Review approval shall be required to review site design, building and accessory structure design, colors, materials, landscaping, and lighting. All lighting shall be hooded and project downward, providing a "soft wash" of light. No lighting on the site shall create a direct glare into cyclist /pedestrians eyes. 5. The building elevations, site plans, landscape ' plan, signage, Design Guidelines and Development Standards are subject to the review and approval of the Site Plan and Architectural Review Committee prior to issuance of any grading or building permits. 6. All work within a public right -of -way requires an encroachment permit from the Community Development Department. 7. Any work or traffic control within the Caltrans right -of -way requires an encroachment permit. The applicant shall be required prior to issuance of development permits to obtain any necessary permit from Caltrans. 8. A reproducible copy of the Tentative Parcel Map, reflecting all adopted conditions of approval, shall be submitted to the Community Development Department prior to Final Map recordation. 9. Plans submitted for development permit review shall be in substantial compliance with the pldns date stamped February 25, 2005. Ordinance No. 2203 N.C.S. Page 4 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 29 30 31 32 33 34 10. All mitigation measures adopted in conjunction with the Mitigated Negative Declaration for the Park Square project are herein incorporated by reference as conditions of project approval. 11. Plans submitted for development permit shall include a plan sheet to list all conditions of approval and mitigation measures for review by planning. 12. The applicant shall be required to utilize Best Management Practices regarding pesticide /herbicide use and fully commit to Integrated Pest Management techniques for the protection of pedestrian /cyclists. The applicant shall be required to post signs when pesticide /herbicide use occurs to warn pedestrians and cyclists. 13. In the event that archaeological remains are encountered during grading, work shall be halted temporarily and a qualified archaeologist shall be consulted for evaluation of the artifacts and to recommend future action. The local Native American community shall also be notified and consulted in the event any archaeological remains are uncovered. 14. All construction activities shall be limited to 7:00 a.m. to 6:00 p.m. Monday through Friday and (9:00 a.m. to 5:00 p.m. on Saturdays. Construction shall be prohibited on Sundays and all holidays recognized by the City of Petaluma, unless a permit is first secured from the City Manager (or his /her designee) for additional hours. There will be no start up of machines or equipment prior to 8:00 a.m., Monday through Friday; no delivery of materials or equipment prior to 7:30 a.m. or past 5:00 p.m., Monday through Friday; no servicing of equipment past 6:45 p.m., Monday through Friday. Plan submitted for City permit shall include the language above. 15. Prior to issuance of development permits, the applicant shall post at the job site the allowable hours of construction in a conspicuous location. In addition, a Project Manager shall be designated and his /her name and phone number shall be posted on- site. The project manager shall be responsible for responding to any complaints from the neighborhood about excessive noise or other related construction activities. on 35 36 37 38 17 39 40 41 42 43 44 45 46 47 48 49 50 51 Ul All construction equipment powered by internal combustion equipment shall be properly muffled and maintained to minimize noise. Equipment shall be turned off when not in use. Construction maintenance, storage, and staging areas for construction equipment shall avoid when possible proximity to residential areas to the maximum extent practicable. Stationary construction equipment, such as compressors, mixers, etc., shall be placed away from residential areas and /or provided with acoustical shielding. Quiet construction equipment shall be used when possible. Construction and demolition debris shall be recycled to the maximum extent feasible in order to minimize impacts on the landfills. 19. The applicant shall provide a Traffic Control Plan for review and approval by the City's Engineering Division prior to issuance of a building or grading permit. At least one lane of traffic in each direction shall be maintained at all times through the construction period, unless a temporary detour plan is submitted and approved by the City's Engineering Division. During non - working hours, open trenches an construction hazards shall be .3 ZL Ordinance No. 2203 N.C.S. Page 5 I provided with signage, flashers and barricades approved by the Street Superintendent 2 to warn oncoming motorists, bicyclists and pedestrians of potential safety hazards. 3 4 20. All road surfaces shall be restored to pre - project conditions after completion of any 5 project- related utility installation activity. All trench pavement restoration within existing 6 asphalt streets shall receive a slurry seal either over the trench area or the: half street 7 section where the work has taken place, as directed by the City Engineer. 8 9 21. The applicant shall be responsible for the payment of City Traffic Mitigation fees, 10 Community Facilities fees, Park and Recreation fees, Sewer /Water fees, In -Lieu Housing I 1 fee, and School Facilities fees which are calculated at the time of issuance of building 12 permits and shall be due and payable before final inspection or issuance of a certificate 13 of occupancy. 14 15 22. The applicant shall be subject to the .payment of the City's Storm Drainage Impact fee. 16 Drainage Impact fees shall be calculated at the time of Final Map approval and a fair 17 share portion shall be paid for each residential unit prior to final inspection or issuance of 18 a certificate of occupancy. 1.9 20 23. Prior to issuance of a Certificate of Occupancy, the applicant shall be required to submit 21 Covenants, Conditions and Restrictions (CC &R's) to the Community Development 22 Department, Said CC &R's shall contain language regarding the right of existing uses in 23 the project vicinity to continue to operate. The language shall include such information 24 as the acknowledgement of existing uses, the characteristics of their operations, the 25 potential impacts of these operations on the project site, hours of operation, anticipated 26 noise levels as well as types of noise and the possibility that these uses may continue 27 indefinitely into the future or be replaced by similar uses. Said language shall be added 28 to disclose that existing businesses can /do operate on a 24 hour basis. This language 29 shall be reviewed and approved b the City Attorney prior to Certificate of Occupancy. 30 3.1 24. Prior to issuance of a final /Certificate of Occupancy for each individual commercial 32 tenant, the applicant shall provide documentation, which shall be given to the 33 commercial tenants, which encourages "Incentives for Employees /Customers to 34 Walk /Bike to Work" for review by planning. 35 36 25. A reproducible copy of the finalized PCD Development Plan and written PCD Standards 37 including all project conditions of approval shall be submitted to planning prior to Final 38 map recordatiori. The PCD Standards /Guidelines shall be revised to clearly indicate that 39 residential and /or home occupation permits (items I and m in the PCD Standards) are 40 not allowed on the parcel east of Telecom Lane (behind Petaluma Poultry Processing 41 Plant). Acceptable uses would be those uses defined in Section 19 -302 1(A).a.a.1 of the 42 PCD Development Standards /Guidelines 43 44 26. Plans submitted for development permits /tenant improvements shall include the 45 appropriate number of bike racks, benches, showers /lockers as required per the bike 46 plan. 47 48 27. Plans submitted for development permit shall include a Class III signed bike route on 49 Telecom Lane, Said bike route shall be installed prior to final /certificate of occupancy. 50 51 28. The applicant shall provide signs directing pedestrians and cyclists to trailheads, and 52 "Share the Road" signs shall be placed on Lakeville Road and Casa Grande Road. Said 2._Z3 Ordinance No. 2203 N.C.S. Page 6 I signs shall be installed prior to final /certificate of occupancy. Said sign package shall be 2 provided to the Pedestrian and Bicycle Advisory Committee (PBAC). 3 4 29. Prior to issuance of a certificate of occupancy, the project proposal shall provide 5 sidewalks on Casa Grande and Lakeville. 30 9 10 I1 31 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 29 30 3:1 32 33 34 35 36 37 38 39 40 41 42 43 44 45 46 47 48 49 50 51 52 32. Plans submitted for development permit shall provide a Class II bike lane on north and south sides of Technology Lane instead of on the project site for review by the planning department. There shall be no barriers to restrict the connectivity to Adobe Creek and no obstructions or fences on the south east portion of the parcel east of Telecom Lane. Plans submitted for building permits for building #3 shall include one elevator for review by Planning. An alternative design may be submitted providing elevator service to no less than a total of 30 residential units located on the second and third floors of those building(s). 33. Plans submitted for Site Plan and Architectural Review approval shall include a sign program for the project. Said sign program shall include but not be limited to the details /location of the sign to be placed at the corner of Casa Grande Road and Technology Lane for the purpose of indicating Lakeville Business Park at the end of Technology Lane. 34. Plans submitted for Site Plan and Architectural Review approval, shall include maximum useable open space. Said plan shall be reviewed by the Site Plan and Architectural Review Committee to ensure that the maximum useable open space for the project has been adequately addressed. 35. Prior to issuance of development permits, the applicant shall submit a water conservation plan for review and approval by the City of Petaluma Department of Water Resources. Said plan shall identify Best management Practices for water conservation that would result in a reduction of water consumption. by at least 40 %. 36. The landscape plan, irrigation plan and grading plan shall comply with the City's Landscape Water Efficiency Standards. Prior to issuance of a building permit for the project, each of these plans and all supporting documents shall be submitted to the City for review and approval. The Landscape Water Efficiency Standards shall apply to all common area, open space, park, and subdivision perimeter landscaping. 37. If prior to issuance of development permits, the City has enacted a water conservation fee for new development, the applicant shall be required to pay the fees necessary in order for the project to result in "water neutral" project, i.e., zero net increase in water consumption. From Engineering: Engineering has reviewed the subject tentative parcel map application (date stamped 5/17/2004) and has the following conditions of approval. 38. Frontage improvements shall include but not be limited to curb, gutter, sidewalk, street pavement, striping, traffic signs, street lights, landscaping and repair of cracks and gaps Ordinance No. 2203 N.C.S. Page 7 i in the existing pavement. Improvement plans shall be submitted with the final parcel 2 map and shall include frontage improvements, public water main connections and 3 rough grading for the entire subdivision. Use utility stubs whenever feasible to avoid unnecessary street excavation. 4 39. existing 5 6 40. Casa Grande Road striping shall be reconfigured to accommodate left turn lanes at 7 Lakeville Highway, Technology Lane and the new entrance. 8 9 41. Bike lanes on Casa Grande Road and Technology Lane shall be at least five (5) feet 10 wide. 11 12 42. Record the necessary offsite access easements and maintenance documents and 13 onsite maintenance documents concurrently with the final parcel map. 14 15 43. Landscaping shall be limited over and adjacent to onsite public utilities (water, sewer 16 and storm drains). 17 18 From the Fire Marshal; 19 20 44. The building /s shall be protected by an approved automatic fire sprinkler system as 21 required by the California fire code and shall be provided with central station alarm 22 monitoring, which will notify the fire department in the event of water flow. In addition, a 23 local alarm shall be provided on the exterior and in a normally occupied location in the 24 interior of the building. 25 26 45. Fire sprinkler systems installed in all building shall meet the requirements of NFPA -13 27 orNFPA -I3 -R as approved by the Fire Marshal. 28 29 46. The minimum fire flow for the commercial portion of this project is 2,500 GPM at 20 30 pounds residual per sq. in. Proof that the required flow is available shall be supplied to 31 the Fire Marshal's Office prior to construction. 32 33 47. Minimum design curve density of residential systems shall be not less than a light hazard 34 of .15/1,500, 35 36 48. The minimum fire flow for the residential project is 1,500 GPM at 20 pounds residual per sq. 37 in. Proof that the required flow is available shall be supplied to the Fire Marshal's Office 38 prior to construction. 39 40 49. On page 7 of 8 in the civil drawings, relocate and add additional fire hydrants as shown 41 in on civil drawings. The hydrants are outlined in green and yellow on page seven (7). 42 43 50. The turn radius on page A -1 in Portions of the complex the section behind Petaluma 44 Poultry, will not accommodate the turn radius of Truck 9351. 45 46 47 51. On- street parking will not be permitted. Parking in designated parking spaces only. Where parking is not allowed, curbs shall be painted red and "NO PARKING" signs posted 48 as per City of Petaluma Standards. 49 50 52. Turn radius from street to street within this project is marginal at best. Architect shall 51 contact the Fire Marshal's Office to work out a more effective turn radius to allow for fire S2 apparatus access from street to street. Ordinance No. 2203 N.C.S. Page 8 1 2 53. This plan has been reviewed with the information supplied; subsequent plan submittal for be subject to additional requirements as plans revised. 3 review may 4 5 From Water Resources and Conservation: 6 7 54. The water system must be looped with the 12 -inch water main on Lakeville Highway, 8 9 55. All on -site storm drains and sanitary sewers shall be private. All water lines shall be 10 provided with an easement. 11 12 From the Transit Coordinator: 13 14 56. Prior to final /certificate of occupancy, the applicant shall provide a bus shelter and pole 15 at the bus pullout on Lakeville Highway. 16 17 Standard Conditions of Approval: 18 19 57. The applicants /developers shall defend, indemnify, and hold harmless the City or any of 20 its boards, commissions, agents, officers, and employees from any claim, action, or against the City, its boards, commissions, agents, officers, or employees to 21 22 proceeding attack, set aside, void, or annul the approval of the project when such claim, or action is 23 brought within the time period provided for in applicable State and /or local statutes. The 24 City shall promptly notify the applicants /developers of any such claim, action or The City shall coordinate in the defense. Nothing contained in this 25 proceeding. condition shall prohibit the City from participating in a defense of any claim, action, or 26 27 if the City bears its own attorney's fees and costs, and the City defends the proceeding 28 action in good faith. 29 30 58. Public utility access and easement locations and widths shall be subject to approval by 31 Pacific Gas and Electric (PG &E), Pacific Bell, Sonoma County Water Agency (SCWA), all 32 other applicable utility and service companies and the City Engineer and shall be shown 33 on the plans. 34 35 59. The site shall be kept cleared at all times of all garbage and debris. No outdoor storage 36 shall be permitted. 37 38 60. All improvements and grading shall comply with the Sonoma County Water Agency's 39 Design Criteria. 40 41 61. All work within the public right -of -way requires on excavation permit from the Engineering 42 Division. 43 44 62. All planting shall be maintained in good growing condition. Such maintenance shall 45 include, where appropriate, pruning, mowing, weeding, cleaning of debris and trash, 46 fertilizing and regular watering. Whenever necessary, planting shall be replaced with 47 other plant materials to insure continued compliance with applicable landscaping 48 requirements. Required irrigation systems shall be fully maintained in sound operating 49 condition with heads periodically cleaned and replaced when missing to insure 50 continued regular watering of landscape areas, and health and vitality of landscape 51 materials. 52 Ordinance No. 2203 N.C.S. Page 9 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 29 30 31 32 33 34 35 36 37 38 39 40 41 42 43 44 45 46 47 48 49 50 51 52 63. All conditions of the Building Division, Engineering Department and Fire Marshal's office shall be adhered to. 64. Construction activities shall comply with applicable Zoning Ordinance and Municipal Code Performance Standards (noise, dust, odor, etc.). 65. At no time shall future business activities exceed Performance Standards specified in the Uniform Building Code, Section 22 -301 of the Petaluma Zoning Ordinance, and the 1987 City of Petaluma General Plan. 66. External downspouts shall be painted to match background- building colors. Scuppers without drainage pipes may not be installed because of probable staining of walls (overflow scuppers are excepted) INTRODUCED and ordered posted this 21St day of March 2005. ADOPTED this 18th day of April 2005 by the following vote: AYES: Canevaro, Mayor Glass, Healy, Nau, O'Brien, Torliatt NOES: None ABSENT: Vice Mayor Harris Da cl Glass, • • ATTEST: APPROVED AS TO FORM: Claire Cooper, Interim City erk t Rich rd R. Rudnan�Yttorney Ordinance No. 2203 N.C.S. -3- -31 Page 10 EXHIBIT A c. 19 -203. Development of a P -C District shall proceed in increments through the application of a subdivision map or Planned Unit Development. Park Square is intended to be developed in multiple phases. The Commercial /Retail center will be phased separately from the residential section with incremental occupancy expected for both uses. A phasing plan will be submitted to the City of Petaluma prior to building permits. Construction is, expected to begin sometime in the Summer of 2005 and last approximately 24-28 months on the parcels west of Telecom Lane, contingent upon City approvals and market conditions. The parcel east of Telecom Lane will be developed at a later date. d. 19 -204. The P -C District shall contain sufficient information to enable the Planning Commission and City Council to make findings set forth in Section 19 -500 herein. Please refer to the General Development Plan below, this report, and the plan set accompanying it. 2. '19 -300. Application and Accompanying Material, a. 19 -301. Application for the establishment of a PCD District. Please .refer to Appendix A/Tab 1. b. 19 -302. Planned Community Program 1. 19302(A). General Development Plan. The revised Park Square General Development Plan consists of the plan set accompanying this report, and the provisions listed below. a. Uses. Permitted Principal Uses. a. Retail, commercial, and office uses which serve the PCD and surrounding community. These uses include restaurants, cafes, delicatessens, day care facilities,` coffee shops, bakeries, laundry Ordinance No. 2203 N.C.S. page 11 and dry cleaners, gift and sundry shops, banks, insurance offices, real estate offices, stock brokerages, and other similar retail, commercial, and office uses. b. Manufacturing, assembly or packaging of products from previously prepared materials. C. Manufacturer of.electric and electronic instruments and devices related to media, telecommunications and other technological applications. d. Research, experimental and development laboratories. e. Wholesale business, storage or warehousing of goods. f. Catalog sales and mail order establishments.. g. Blueprint, photo, engraving, printing and publishing. h. Any research or light manufacturing use as determined by the planning director to be of same general character as above. i. Light metal appliance, steel fabricating shops. j. Medical offices. k. Food processing or manufacturing, including the processing of animals. - I. Multi- family residences. Ordinance No. 2203 N.C.S. Page 12 M. Home occupations as provided in Section 21 -202 of the Municipal Code; up to 14 home - occupation units located in the residential portion of the project. n. Public and quasi - public spaces appropriate to the PCD such as courtyards, plazas, playgrounds, and open space areas. o. Recreation centers and open spaces for the exclusive use of residents in the PCD. p. Uses such as carports, garages, maintenance facility, trash compactor=and recycling enclosures and other accessories to those listed in a -e above as needed. q. Signs, in accordance with Section 21 -204 of the Municipal Code, for the uses listed in subsections a-f above and project and monument signs located as shown on Sheets A -1.1 and L.1.1 and at each entry to the project site, whether shown or not on Sheets A1.1 and L1.1 and at the corners of each public street intersection abutting the project site. r. Uses accessory to those listed above. 2. Conditional Uses. a. Hotels. b. Motels or motor hotels. C. Gymnasiums. -3"440 ordinance No. 2203 N.C.S. Page 13 b. Development Standards. 1. Building Heights. The following maximum building height measured from finished grade to the top of the roof of the structure at its highest point shall not be exceeded for the corresponding uses without amendment to this RCD: a. Office — 55 feet; b. Retail — 50 feet; C. Commercial — 50 feet; d. Residential Buildings — 50 feet. 2. Building Sizes. The building sizes and unit yield shall not exceed the maximums established for the following uses: a. Max Commercial - 65,000 sf /bldg (total aggregate not to exceed 100,000 sf); b. Max Residential - 445 units. 3. Parking. Each use shall meet the minimum parking ratios established below. a. Spaces Required By Use. 1. Office use must provide for the following minimum number of spaces: a. Commercial: 1 - space for every 300 feet of gross floor area; Ordinance No. 2203 N.C.S. Page 14 b. Retail: 1 space for every 300 square feet of gross floor area; 2. Residential. Multi- family residences shall provide a cumulative average of 1.5 spaces per dwelling within the residential complex. a. Resident- operated businesses may share the on- street parking on the South side of Technology Lane. 3. Shared Parking. A maximum of five percent of the required spaces may be shared between the retail /commercial and residential uses providing for a reduction of up to 5% of the total spaces required by the retail /commercial portion of the project when sharing of spaces is not implemented /elected. b. Parking Space Design. Standard Space. Standard parking spaces must measure at least 9 feet in width and 19 feet in depth, including a maximum 2 foot wheel stop or curb overhang. 2. Compact Space. Compact spaces may account for a maximum of 25 percent of required parking spaces. .Compact spaces must 3--�2_ measure at least 8 feet in Ordinance No. 2203 N.C.S. Page 15 width and 18 feet in depth, including a maximum 2 foot wheel stop or curb overhang. 3. Disabled Spaces. Disabled spaces shall comply with the requirements of the. City of Petaluma and the State of California. 4. Signs. a. The size, location, materials and lighting of signs shall be compatible with the architectural materials used the building which the use being advertised occupies. Location of project monument and identification signs shall be in accordance with the locations as shown on the approved Planned Community District General Development Plan as shown on the Landscape Site Plan and. at all entries to the project site and corners of public street intersections abutting the project site. a. Box -lit signs are prohibited. b. Design Consistency. The size, location, materials and lighting of signs.shall be compatible with the architectural materials used for the buildings C. Flags. Flags displaying business and project names and /or logos may be flown on either ground- or roof mounted poles 1. Flag Size. No flag may exceed 4 feet in height or 6 feet in length. Pole length �f shall not exceed 20 feet. Ordinance No. 2203 N.C.S. Page 16 d. Sign Program. Before issuance of a building permit, a sign program must be submitted to the City. The program must detail final sign locations, sizes, colors, materials and lighting for the entire project. e. Temporary Signs. Temporary signs may be used for marketing the "For Sale" residential units and for leasing the commercial / retail uses. The program must detail sign locations, sizes and colors. 5. Landscaping. Plantings shall conform to the approved PCD Landscape Plan. a. Before issuance of a building permit, a final landscape plan which details all plant types, locations, sizes, and means of irrigation shall be submitted to the City for review and approval. 6. Acknowledgment of Surrounding Uses a. Setting. Each owner of a lot within the subject property acknowledges the existence of various commercial uses within 300 feet of the subject property, including but not limited to Petaluma Poultry Processors located at 2700 Lakeville Highway, Petaluma. b. Nuisance. Each owner of a lot within the subject property further acknowledges that noise, odors, and /or truck traffic associated with these commercial uses do not constitute a nuisance as long as — these businesses substantially 3—L41-t comply with all local, State, and ordinance No. 2203 N.C.S. Page 17 Federal agency regulations and permit conditions which pertain. to noise, odor, and /or truck traffic. c. Operations. Each owner of a lot within the subject property also acknowledges that these commercial uses may operate during hours which extend beyond regular business hours, that the scale and intensity of operations of these commercial uses may change, and that.other commercial uses may replace existing commercial uses subject to all local, State, and Federal agency regulations and permit conditions, d. Each owner of a lot within the subject property agrees to reference in their leases and any purchase /sales agreements a Declaration of Acknowledgement,. which recognizes the surrounding uses' right to operate. Such declaration of acknowledgement shall be recorded against the title of each lot. Ordinance No. 2203 N.C.S. Page 18 ATTACHMENT F 858 CAGWIN & DORWARD PROJECT INITIAL STUDY MITIGATED NEGATIVE DECLARATION PREPARED BY: CITY OF PETALUMA 11 ENGLISH STREET PETALUMA, CA 94952 June 29, 2017 This page intentionally left blank 3-- 'f I CITY OF PETALUMA - CEQA ENVIRONMENTAL CHECKLIST AND INITIAL STUDY Project Title: Cagwin & Dorward Corporate Offices Lead Agency Name and Address: City of Petaluma 11 English Street Petaluma, CA 94952 Contact Person: Kevin Colin, Deputy Planning Manager (707) 778 -4314 or kcolin @ci.petaluma.ca.us Project Location: NW corner of Technology Lane and Telecom Lane Petaluma, Sonoma County, CA APN: 005 - 040 -055 Project Sponsor's Name and Address: Greg LeDoux & Associates, Inc. 48 West Sierra Ave. Cotati, CA 94931 (707) 795 -8855 Property Owners: Cagwin & Dorward, Steve Glennon P.O. Box 1600 Novato, CA 94948 General Plan Designation: Mixed Use Zoning: Park Central Planned Community District (PCD) Project Description: The applicant has applied to the City of Petaluma for Site Plan and Architectural Review for a new office /landscape maintenance operations facility including a 22,724 square foot building for approximately 100 employees, as well as parking for maintenance, trucks and trailers, and shop and warehouse space for vehicle maintenance. The project includes a 19,440 square foot office building, and 2,340 square foot warehouse. The application also includes a request to amend the Park Central Planned Community District to list "Maintenance /Repair Service — Client Site Service" as permitted, by- right. Surrounding Land Uses and Setting: The approximate 3.12 acre project site, located southeast of the intersection of Lakeville Highway /Casa Grande Road, is vacant and surrounded by existing urban uses on all sides. Multi- family residences are located south across Technology Lane; office buildings are located to the east and south; Petaluma Poultry is located north; multi - family residences are west across Telecom Lane. Adobe Creek is located approximately 150 feet to the east. Rocky Memorial Dog Park is located nearby at the southern terminus of Casa Grande Road. A public path leading to Shollenberger Park is located approximately 175 feet to the south at the terminus of Technology Lane. Other public agencies whose approval is None identified. required (e.g. permits, financial approval, or participation agreements): 3 _L(s TABLE OF CONTENTS 1.0 OVERVIEW AND BACKGROUND .................................................... ............................... 1.1 PROJECTLOCATION ................................................................... ............................... 1.2 ENVIRONMENTAL SETTING ....................................................... ............................... 1.3 PROJECT DESCRIPTION ............................................................. ............................... 2.0 ENVIRONMENTAL FACTORS POTENTIALLY AFFECTED .............. ............................... 4.0 EVALUATION OF ENVIRONMENTAL IMPACTS ............................... ............................... 4.1 AESTHETICS ................................................................................. ............................... 4.2 AGRICULTURAL AND FORESTRY RESOURCES ....................... ............................... 4.3 AIR QUALITY ................................................................................. ............................... 4.4 BIOLOGICAL RESOURCES .......................................................... ............................... 4.5 CULTURAL RESOURCES ............................................................. ............................... 4.6 GEOLOGYAND SOILS .................................................................. ............................... 4.7 GREENHOUSE GAS EMISSIONS ................................................ ............................... 4.8 HAZARDS /HAZARDOUS MATERIALS ......................................... ............................... 4.9 HYDROLOGY AND WATER QUALITY .......................................... ............................... 4.10 LAND USE AND PLANNING .......................................................... ............................... 4.11 MINERAL RESOURCES ................................................................ ............................... 4.12 NOISE ............................................................................................. ............................... 4.13 POPULATION AND HOUSING ...................................................... ............................... 4.14 PUBLIC SERVICES ........................................................................ ............................... 4.15 RECREATION ................................................................................. ............................... 4.16 TRANSPORTATION AND CIRCULATION ..................................... ............................... 4.17 TRIBAL CULTURAL RESOURCES ................................................ ............................... 4.18 UTILITIES AND SERVICE SYSTEMs ............................................. ............................... 4.19 MANDATORY FINDINGS OF SIGNIFICANCE (Cal. Pub. Res. Code §15065) ........... 5.0 REFERENCE DOCUMENTS: .................................................... TABLE OF FIGURES FIGURE 1: PROJECT LOCATION IN PETALUMA .................. FIGURE 2: PROJECT SITE AERIAL..... .................................. FIGURE 3: PROPOSED SITE PLAN ........ ............................... FIGURE 4: ISOMETRIC BUILDING ILLUSTRATION .............. FIGURE 5: LOCATION OF NOISE MONITORING SURVEYS FIGURE 6: LOS STUDY INTERSECTIONS FOR PROJECT., LIST OF TABLES PAGE # ........................1 ........................1 ........................1 ........................ 2 ........................ 6 ........................ 7 ........................ 8 ......................10 ......................11 ......................17 ...................... 20 ...................... 22 ...................... 25 ...................... 28 ..................... 32 ..................... 35 ..................... 37 ..................... 38 ..................... 46 ..................... 47 ..................... 49 ..................... 50 ..................... 61 ..................... 62 ..................... 67 ..................... 69 .....................1 ................... 2 .................. 3 ..................... 4 ................... 39 ................... 52 TABLE 1: BAAQMD CONSTRUCTION POLLUTANT SCREENING RESULTS ................. .............................12 TABLE 2: BAAQMD OPERATIONAL POLLUTANT SCREENING RESULTS .................... .............................14 TABLE 3: BAAQMD GREENHOUSE GAS SCREENING RESULTS .................................. .............................26 TABLE 5: MEASURED NOISE LEVELS AT LT- 1 ................................................................ .............................40 TABLE 6: CONSTRUCTION PHASE NOISE LEVELS ........................................................ .............................43 TABLE 7: ESTIMATED CONSTRUCTION NOISE LEVELS AT ADJACENT USES ........... .............................44 TABLE 8: EXISTING PEAK HOUR INTERSECTION LOS .................................................. .............................53 TABLE 9: EXISTING HIGHWAY SEGMENT PEAK PERIOD VOLUMES ........................... .............................53 TABLE 10: BASELINE PEAK HOUR INTERSECTION LOS ............................................... .............................55 TABLE 11: FUTURE PEAK HOUR INTERSECTION LOS .................................................. .............................55 TABLE 12: EXISTING AND EXISTING PLUS PROJECT PEAK HOUR INTERSECTION LOS ......................56 TABLE 13: EXISTING AND EXISTING PLUS PROJECT HIGHWAY SEGMENT PEAK PERIOD VOLUMES57 TABLE 14: BASELINE AND BASELINE PLUS PROJECT PEAK HOUR INTERSECTION LOS ....................57 TABLE 15: FUTURE AND FUTURE PLUS PROJECT PEAK HOUR INTERSECTION LOS ........................... 58 1.0 OVERVIEW AND BACKGROUND 1.1 PROJECTLOCATION The City of Petaluma is located approximately 35 miles northwest of San Francisco, in southwestern Sonoma County, along the Highway 101 corridor. The project analyzed herein is located in the southeast portion of Petaluma at the intersection of Technology Lane/Telecom Lane. The approximate 3.12 -acre (APN 005 -040- 055) project site is depicted at Figure 1. Figure 1: Project Location in Petaluma. 1.2 ENVIRONMENTAL SETTING Citv of Petaluma Petaluma is located in southwestern Sonoma County along the US101 corridor approximately 15 miles south of Santa Rosa and 20 miles north of San Rafael. It is situated at the northernmost navigable end of the Petaluma River, a tidal estuary that snakes southward to San Pablo Bay. The City originated along the banks of the Petaluma River, spreading outward over the floor of the Petaluma River Valley as the City developed. The valley itself is defined by Sonoma Mountain on the northeast and by the hills extending northward from Burdell Mountain on the west. To the south are the Petaluma Marshlands and the San Francisco Bay beyond. The City of Petaluma is characterized as a predominantly urban environment with vacant /undeveloped pockets of land within its Urban Growth Boundary. The city is comprised of a variety of zoning districts including commercial, residential, industrial, parks /open space, civic facilities, agricultural, mixed use, business park, and planned unit /community districts. The city exhibits an assortment of historic resources consisting of properties, buildings, and /or monuments. Page 1 of 73 .'� _S o Project Site & Vicinity The approximate 3.12 acre project site consists of a single parcel with frontage on Technology Lane and Telecom Lane. The project site is undeveloped and, according to historic aerial images, appears to have been used for agricultural cultivation prior to the area being urbanized. As nearby parcels developed, the site was used as a construction yard and parking lot for workers for the Azure Apartments in 2002 and later in 2007. Since the completion of these apartments, the project site has consisted of vacant land with no discernable land use activity other than regular weed abatement. No buildings appear to have occupied the site. See Figure 2 (Project Site Aerial) below. Figure 2: Project Site Aerial. The vacant 3.12 acre project site is situated south of Lakeville Highway. The site abuts Telecom Lane and Technology Lane to the west and south respectively, both with one lane of traffic in each direction. Across the roadway in either direction are multi - family residential units as part of the Azure Apartments. A poultry processing plant abuts the property to the north. To the east are office buildings within the Lakeville Business Park. To the southeast are a bike path and entry to Shollenberger Park. 1.3 PROJECT DESCRIPTION The proposed project includes two requested land use actions of the City of Petaluma, as follows: Amendment to the Park Central Planned Community District ( "Park Central PCD ") to list the land use category of `Maintenance /Repair Service — Client Site Service' as permitted, by- right; and Site Plan and Architectural Review approval for a development of a new commercial use on a vacant site. The proceeding text describes the project's physical features and operational parameters, relating to both the construction and post- construction aspects of the project. Site Plan The project's site plan includes a new single -story commercial building placed near the intersection of Technology Lane and Telecom Lane. The approximate 22,724 square foot L- shaped building is split into an approximate 12,000 square foot office area, 7,500 square foot shop area, and 3,224 square foot equipment storage area. The building and site is anticipated to accommodate approximately 100 employees. The project includes a six (6) foot public sidewalk along its entire frontage to abutting roadways. Meandering pathways and seating areas adjoin the building facades at each street frontage. The approximate southern half of the site (immediately east of the office area) consists of an off - street parking lot intended for employees and customers. A driveway at the southeast boundary of the site provides access to this lot from Technology Lane. The approximate northern half of the site consists of a paved working yard accommodating company vehicle parking (e.g., truck /trailer combos), loading zones, a fuel island, green waste storage, equipment wash rack, and nursery area. A driveway at the northwestern site boundary provides access to the working yard from Telecom Lane. The working yard is enclosed by a six (6) foot tall chain -link fence with sliding gates controlling access at two points. See Figure 3 (Proposed Site Plan) below. Figure 3: Proposed Site Plan. Page 3 of 73 :3-G2- Building Elevations The project's building elevations are a single -story in height twenty -four (24) feet to the highest portion. The building consists of two simple building masses in an L- shape. Each elevation includes a regular pattern of fenestration and detailing (e.g., score lines). Heating ventilation and air conditioning (HVAC) units are placed on the rooftop of each building. See Figure 4 (Isometric Building Illustration) below graphic of building mass and elevations. y t` `1 i 1 � 1 1 Figure 4: Isometric Building Illustration Off -Site Improvements Off -site improvements associated with the project are limited to: (1) wet/dry utility connections at Technology Lane and Telecom Lane; and (2) striping in Technology Lane to provide for a Class II bike path. Construction Activities The project would be constructed in a single phase approximately nine (9) to twelve (12) months in duration beginning in approximately Summer 2017. All construction materials and equipment would be staged on -site or, if an encroachment permit is issued, in the abutting public right -of -way. Construction is proposed to occur between 7:00 a.m. and 10:00 p.m. daily (except Saturday, Sunday and State, Federal or Local Holidays, when the prohibited time shall be before 9:00 a.m. and after 10:00 p.m. The project will be of concrete tilt -up construction and be supported by shallow conventional foundations and concrete slab on grade floors. Site preparation involves the removal of approximately 20 cubic yards of vegetation and other cleared materials. Grading activities associated with the project consist of shallow 3 ^S age 4 or i 3 excavations and compacting existing soils, last approximately four (4) weeks, and include approximately 11,070 cubic yards of import. 1.4 TIERING — GENERAL PLAN ENVIRONMENTAL IMPACT REPORT Because CEQA discourages "repetitive discussions of the same issues" (CEQA Guidelines §15152(b)) and allows limiting discussion of a later project that is consistent with a prior plan to impacts which were not examined as significant effects in a prior EIR or to significant effects which could be reduced by revisions in the later project (CEQA Guidelines §15152(d)), no additional benefit to the environment or public purpose would be served by preparing an EIR merely to restate the analysis and the significant and unavoidable effects found to remain after adoption of all General Plan policies /mitigation measures. All General Plan policies adopted as mitigation apply to the project analyzed herein. The General Plan EIR reviewed potentially significant environmental effects resulting from plan implementation and developed measures and policies to mitigate impacts. Nonetheless, significant and unavoidable impacts were determined to occur under the General Plan. Therefore, the City adopted a statement of overriding considerations, which balance the merits of approving the plan despite the significant environmental effects. The effects identified as significant and unavoidable in the General Plan EIR are: • Increased motor vehicle traffic which would result in unacceptable level of service (LOS) at six intersections covered in the Master Plan: McDowell Boulevard North /Corona Road, Lakeville Street /Caulfield Lane, Lakeville Street/East D Street, Petaluma Boulevard South /D Street, Sonoma Mt. Parkway /Ely Boulevard South /East Washington Street, and McDowell Boulevard North /Rainier Avenue. • Traffic related noise at General Plan build -out, which would result in a substantial increase in existing exterior noise levels that are currently above City standards. • Cumulative noise from proposed resumption of freight and passenger rail operations and possible resumption of intra -city trolley service, which would increase noise impacts. • Air quality impacts resulting from General Plan build -out to population levels that could conflict with the Bay Area 2005 Ozone Strategy. (This regional air quality plan has since been replaced by the 2010 Clean Air Plan, which is further discussed in Sections 3.3 Air Quality and 3.7 Greenhouse Gases.) • A possible cumulatively considerable incremental contribution greenhouse gas emissions from development under the General Plan. Because CEQA discourages "repetitive discussions of the same issues," this environmental document tiers off of the General Plan EIR (SCH NO.: 2004082065), which was certified on April 7, 2008, to examine site - specific impacts of the proposed project, as described below. A copy of the City of Petaluma's General Plan and EIR are available at the Community Development Department, 11 English Street, Petaluma, California 94952, during normal business hours and online at http: / /cityofpetaluma.net/cdd /plan - general - plan.html. 1.5 APPROVALS FROM OTHE REGULATORY AGENCIES None identified. Page 5 of 73 2.0 ENVIRONMENTAL FACTORS POTENTIALLY AFFECTED The project would affect the environmental factors checked below, meaning that an impact would result that is considered "Potentially Significant Impact Unless Mitigation is Incorporated," Aesthetics ❑ Land Use /Planning ❑ Agricultural & Forestry Resources ❑ Mineral Resources ❑ Air Quality ❑. Noise Biological Resources ❑ Population /Housing ❑ Cultural Resources ❑ Public Services ❑ Geology / Soils ❑ Recreation ❑ Greenhouse Gas Emissions ❑ Transportation ❑ Hazards & Hazardous Materials ❑ Tribal Cultural Resources ❑ Hydrology / Water'Quality ❑ Utilities /Service Systems ❑ Mandatory Findings ❑ 3.0 DETERMINATION (To be completed by the Lead Agency) On the basis of this initial evaluation: I find that the proposed project COULD NOT have a significant effect on the environment. A NEGATIVE DECLARATION will be prepared. I find that although the proposed project could have a significant effect on the environment, there will not be a significant effect in this case because revisions in the project have been made by or agreed to by the project proponent. A MITIGATED NEGATIVE DECLARATION will be prepared. X 1. find that the proposed project MAY have a significant effect on the environment, and an ENVIRONMENTAL IMPACT REPORT is required. I find that the proposed project MAY have a "potentially significant impact" or "potentially, significant unless mitigated" impact on the environment, but at least one effect 1) has been adequately analyzed in an earlier document pursuant to applicable legal standards, and 2) has been addressed by mitigation measures based on the earlier analysis as described on attached sheets. An ENVIRONMENTAL IMPACT REPORT is required, but it must analyze only the effects that remain to be addressed. I find that although the proposed project.could have a significant effect on the environment, because all potentially significant effects (a) have been analyzed adequately in an earlier EIR or NEGATIVE DECLARATION pursuant to applicable standards, and (b) have been avoided or mitigated pursuant to that rlier EIR -or NEGATIVE DECLARATION, including revisions or mitigation measures that are im os d upon the proposed project, nothing further is required. I�lti� l L� Sig e: Kevin Colin, Deputy Planning Manager Date Page 6 of 73 4.0 EVALUATION OF ENVIRONMENTAL IMPACTS 1) A brief explanation is required for all answers except "No Impact" answers that are adequately supported by the information sources a lead agency cites in the parentheses following each question. A "No Impact" answer is adequately supported if the referenced information sources show that the impact simply does not apply to projects like the one involved (e.g., the project falls outside a fault rupture zone). A "No Impact answer should be explained where it is based on project- specific factors as well as general standards (e.g., the project will not expose sensitive receptors to pollutants, based on a project- specific screening analysis). 2) All answers must take account of the whole action involved, including off -site as well as on -site, cumulative as well as project - level, indirect as well as direct, and construction as well as operational impacts. 3) Once the lead agency has determined that a particular physical impact may occur, then the checklist answers must indicate whether the impact is potentially significant, less than significant with mitigation, or less than significant. "Potentially Significant Impact" is appropriate if there is substantial evidence that an effect may be significant. If there are one or more "Potentially Significant Impact" entries when the determination is made, an EIR is required. 4) Negative Declaration: Less Than Significant With Mitigation Incorporated" applies where the incorporation of mitigation measures has reduced an effect from "Potentially Significant Impact" to a "Less Than Significant Impact. The lead agency must describe the mitigation measures, and briefly explain how they reduce the effect to a less than significant level (mitigation measures from "Earlier Analyses," as described in (5) below, may be cross - referenced). 5) Earlier analyses may be used where, pursuant to the tiering, program EIR, or other CEQA process, an effect has been adequately analyzed in an earlier EIR or negative declaration. Section 15063(c)(3)(D). In this case, a brief discussion should identify the following: a) Earlier Analysis Used. Identify and state where they are available for review. b) Impacts Adequately Addressed. Identify which effects from the above checklist were within the scope of and adequately analyzed in an earlier document pursuant to applicable legal standards, and state whether such effects were addressed by mitigation measures based on the earlier analysis. c) Mitigation Measures. For effects that are Less than Significant with Mitigation Measures Incorporated," describe the mitigation measures which were incorporated or refined from the earlier document and the extent to which they address site - specific conditions for the project. 6) Lead agencies are encouraged to incorporate into the checklist references to information sources for potential impacts (e.g., general plans, zoning ordinances). Reference to a previously prepared or outside document should, where appropriate, include a reference to the page or pages where the statement is substantiated. 7) The explanation of each issue should identify: a) the significance criteria or threshold, if any, used to evaluate each question; and b) the mitigation measure identified, if any, to reduce the impact to less than significance Page 7 of 73 4.1 AESTHETICS Setting: The project is situated at a vacant site in an urbanized setting. It is highly disturbed, is routinely mowed for weed abatement purposes, and is void of trees or other woody vegetation. See Figure 4 (Project Site Aerial). Existing buildings in the project's vicinity consist of one and three story residential and commercial structures. Existing mature trees are also common in the surrounding vicinity, and are often of an equal or greater height than adjacent buildings. From Telecom Lane looking east, intermittent views of Sonoma Mountain are possible. The project site is not visible from a public gathering space (e.g., park, open space). Impact Discussion: 2.1 (a) (Scenic Vista) No Impact: At Figure 3.11 -1, the General Plan 2025 EIR identifies the following scenic vistas: (a) hills to the west and south of the City; (b) vistas of Sonoma Mountain; and (c) and land along the Petaluma River. The General Plan 2025 EIR utilizes the following three public viewpoints to determine potential adverse effects upon the aforementioned vistas: (a) Washington Street overpass; (b) McNear Peninsula; and (c) Rocky Memorial Dog Park. The project is not located near the first two vista points and, due to intervening buildings and vegetation, would not be visible from Rocky Memorial Dog Park. Therefore, the project would have no impact due to the obstruction of the General Plan's designated scenic vistas. Mitigation Measures: None required. 2.1(b) (Scenic Resources) No Impact: The project site is flat and excludes any feature (e.g., trees, rock outcropping, historic buildings) that may be considered a scenic resource. The nearby US 101 and State Route 116 (Lakeville Highway) are not designated scenic highways within the City of Petaluma. Therefore, the project would have no impact on scenic resources, including those within a designated State Scenic Highway. Mitigation Measures: None required. 2.1 (c) (Visual Character and Quality) Less Than Significant: Impact 3.11 -3 of the General Plan EIR concludes that infill development (such as the project) may potentially degrade the existing visual quality of the city through incompatibilities with existing development in scale and /or character. The General Plan EIR elaborates on this potential environmental effect, as follows: "The aesthetic resources of the city - the creeks, river, hillsides, and ridgelines - could potentially be impacted by new development unless it is thoughtfully designed. Preservation of significant natural features during construction of new development would help retain the character of existing areas. New development proposed on vacant sites within the city's UGB could also alter the surrounding rural visual 3 Sl rage u or 10 Less Than Potentially Significant Less than No Significant with Significant Impact Would the project: Impact Mitigation Impact Incorporated a) Have a substantial adverse effect on a scenic vista? ❑ ❑ ❑ b) Substantially damage scenic resources, including, but not limited to, trees, rock outcroppings, and El 1-1 El historic buildings within a state scenic highway? c) Substantially degrade the existing visual character ❑ ❑ ® ❑ or quality of the site and its surroundings? d) Create a new source of substantial light or glare which would adversely affect day or nighttime views ❑ ❑ ® ❑ in the area? Sources: City of Petaluma General Plan Land Use and UGB; Petaluma Implementing Zoning Ordinance. Setting: The project is situated at a vacant site in an urbanized setting. It is highly disturbed, is routinely mowed for weed abatement purposes, and is void of trees or other woody vegetation. See Figure 4 (Project Site Aerial). Existing buildings in the project's vicinity consist of one and three story residential and commercial structures. Existing mature trees are also common in the surrounding vicinity, and are often of an equal or greater height than adjacent buildings. From Telecom Lane looking east, intermittent views of Sonoma Mountain are possible. The project site is not visible from a public gathering space (e.g., park, open space). Impact Discussion: 2.1 (a) (Scenic Vista) No Impact: At Figure 3.11 -1, the General Plan 2025 EIR identifies the following scenic vistas: (a) hills to the west and south of the City; (b) vistas of Sonoma Mountain; and (c) and land along the Petaluma River. The General Plan 2025 EIR utilizes the following three public viewpoints to determine potential adverse effects upon the aforementioned vistas: (a) Washington Street overpass; (b) McNear Peninsula; and (c) Rocky Memorial Dog Park. The project is not located near the first two vista points and, due to intervening buildings and vegetation, would not be visible from Rocky Memorial Dog Park. Therefore, the project would have no impact due to the obstruction of the General Plan's designated scenic vistas. Mitigation Measures: None required. 2.1(b) (Scenic Resources) No Impact: The project site is flat and excludes any feature (e.g., trees, rock outcropping, historic buildings) that may be considered a scenic resource. The nearby US 101 and State Route 116 (Lakeville Highway) are not designated scenic highways within the City of Petaluma. Therefore, the project would have no impact on scenic resources, including those within a designated State Scenic Highway. Mitigation Measures: None required. 2.1 (c) (Visual Character and Quality) Less Than Significant: Impact 3.11 -3 of the General Plan EIR concludes that infill development (such as the project) may potentially degrade the existing visual quality of the city through incompatibilities with existing development in scale and /or character. The General Plan EIR elaborates on this potential environmental effect, as follows: "The aesthetic resources of the city - the creeks, river, hillsides, and ridgelines - could potentially be impacted by new development unless it is thoughtfully designed. Preservation of significant natural features during construction of new development would help retain the character of existing areas. New development proposed on vacant sites within the city's UGB could also alter the surrounding rural visual 3 Sl rage u or 10 character through increased densities and intensities." In response to this potential impact, the General Plan EIR cites a range of policies (see Page 3.11 -9 to 3.11- 10 of General Plan EIR) that address potential impacts before concluding that (aside from the policies) no additional mitigation measure are required. None of the cited polices is applicable to the project except for General Plan Policy 2 -P -3 which directs implementation through zoning standards (i.e., Park Central PCD). The project is located within the city's UGB at a site designated by the General Plan as Mixed Use. The Zoning Map designates the project site as Park Central PCD, a district intended to accommodate a mix of land uses (e.g., adjacent Azure Apartments, Lakeville Square Shopping Center). As proposed, the project is consistent with the General Plan's density and intensity range, and is also compliant with all development standards of the Park Central PCD. The project's scale is less than existing, adjacent apartment complexes (across Technology and Telecom Lanes) which are three (3) stories in height and provided the same General Plan and Zoning Map designations. Commercial properties to the north and west are also at a comparable scale of one (1) and two (2) stories in height. As infill, the proposed commercial development would not be inconsistent with the general existing character of the neighborhood. In addition, the project would have no effect on the city's rural visual character since it is not located on, near, nor is it visible from the rural and open spaces properties at the City's periphery. With regard to specific design features related to the project's neighborhood compatibility, mandatory compliance with the Implementing Zoning Ordinance's requirement to obtain Site Plan & Architectural Review from the Planning Commission would further ensure potential adverse effects are less than significant. As proposed, the project would result in a less than significant impact under this criterion. Mitigation Measures: None required. 2.1(d) (Light and Glare) Less Than Significant: The project site is surrounded by existing residential and commercial development including lighting and street lighting. The project will include building mounted lighting for entrances. It would also include low -lying lighting at pedestrian pathways and pole- mounted light standards at parking spaces along the site's northern /eastern boundaries and within the parking lot fronting Technology Lane. The mandatory requirements of Implementing Zoning Ordinance §21.040(D) apply to the project: Direct Glare. No such direct glare shall be permitted with the exception that parking areas and walkways may be illuminated by luminaries so hooded or shielded that the maximum angle of the cone of direct illumination shall be sixty (60) degrees if the luminary is not less than six (6) feet above the ground. Such luminary shall be placed no higher than the principal structure on the site if attached to said structure and, if not attached to the principal structure, no higher than twenty (20) feet unless the Zoning Administrator determines that special operational circumstances of the subject property require higher light standards. The maximum illumination at ground level shall not be in excess of three (3) foot candles. Indirect Glare. Indirect glare is defined for the purpose of this ordinance as illumination visible at the points of measurement specified in Section 21.120(B) caused by diffuse reflection from a surface such as a wall or roof of a structure. Indirect glare shall not exceed that value which is produced by an illumination of the reflecting surface not to exceed: 0.3 foot candles (maximum) and 0.1 foot candle (average). Deliberately induced sky - reflected glare, as by casting a beam upward for advertising purposes, is specifically prohibited without the issuance of a temporary sign permit. The requirements of Implementing Zoning Ordinance (IZO) §21.040(D) are imposed through standard conditions of approval to prevent indirect and direct glare impacts including, for example by specifying the maximum illumination, and light location, height, and relationship to structures. The project has the potential to result in new lighting associated with street lamps and exterior residential lighting that could affect nighttime view in the project area. Mandatory compliance with the city's conditions of approval and adherence to IZO §21.040(D) would ensure the project's potential light and glare impacts would be less than significant. 3 r S�� Page 9 of 73 Mitigation Measures: None required. 4.2 AGRICULTURAL AND FORESTRY RESOURCES Would the project: Potentially Significant Impact Less Than Significant with Mitigation Incorporated Less than Significant Impact No Impact a) Convert Prime Farmland, Unique Farmland, or Public Resources Code section 4526), or timberland zoned Timberland Production (as Farmland of Statewide Importance (Farmland), as d) Result in the loss of forest land or conversion of ❑ ❑ ❑ forest land to non - forest use? shown on the maps prepared pursuant to the ❑ ❑ ❑ ❑ ❑ ❑ Farmland Mapping and Monitoring Program of the or conversion of forest land to non - forest use? Sources: City of Petaluma General Plan; County of Sonoma Land Use and Zoning; 2008 California Department California Resources Agency, to non - agricultural use? b) Conflict with existing zoning for agricultural use, or ❑ ❑ ❑ a Williamson Act contract? c) Conflict with existing zoning for, or cause rezoning of, forest land (as defined in Public Resources Code section 12220(g)), timberland (as defined by ❑ ❑ ❑ Public Resources Code section 4526), or timberland zoned Timberland Production (as defined by Government Code section 51104(g))? d) Result in the loss of forest land or conversion of ❑ ❑ ❑ forest land to non - forest use? e) Involve other changes in the existing environment which, due to their location or nature, could result ❑ ❑ ❑ in conversion of Farmland, to non - agricultural use or conversion of forest land to non - forest use? Sources: City of Petaluma General Plan; County of Sonoma Land Use and Zoning; 2008 California Department of Conservation Important Farmland Map. Setting: Agricultural lands within the UGB are limited to "Farmland of Local Importance ", "grazing land ", and "other land." There are no identified forestlands within the UGB. Agricultural resources are prevalent outside of City limits, within the County of Sonoma. An impetus to the establishment of the UGB was to preserve natural resources, agricultural lands, and other open spaces. None of the agricultural or forestland designations are present on or near the project site and the project site's existing General Plan and Zoning designations anticipate urban development of the type proposed. Impact Analysis: 2.2 (a -e) (Farmland Conversion, Williamson Act, Forestland /Timberland Conflict) No Impact: There are no forest lands, important farmlands, agricultural resources or agricultural preserves located within the project site and surrounding properties. The project site is not classified as Prime Farmland, Unique Farmland, or Farmland of Statewide Importance. The 2008 Sonoma County Important Farmland map shows the project site as "Urban and Built -Up Land." The project site is not under Williamson Act contract. There are no forestlands, timberlands or such zoning on the subject site or vicinity. The proposed project would have no impacts to agricultural resources or forest use, and would not result in the conversion of such lands since none exist on -site or in the vicinity. Therefore, the project would have no impact agricultural and forestry resources. Mitigation Measures: None required. .2 —S9 Page 10 of 73 4.3 AIR QUALITY Less Than Potentially Significant Less than No Significant with Significant Impact Impact Mitigation Impact Would the project: Incorporated a) Conflict with or obstruct implementation of the ❑ ❑ ❑ applicable air quality plan? b) Violate any air quality standard or contribute substantially to an existing or projected air ❑ ❑ ® ❑ quality violation? c) Result in a cumulatively considerable net increase of any criteria pollutant for which the project region is in non - attainment under an ❑ ❑ ® ❑ applicable federal or state ambient air quality standard (including releasing emissions which exceed quantitative thresholds for ozone precursors)? d) Exposure of sensitive receptors to substantial ❑ ❑ ® ❑ pollutant concentrations? e) Create objectionable odors affecting a ❑ ❑ ❑ substantial number of people? Sources: 2025 Petaluma GP and EIR; 2017 BAAQMD Clean Air Plan; BAAQMD CEQA Guidelines — May 2017; BAAQMD CEQA Thresholds of Significance - May 2017; Cagwin & Dorward Office Project: Air Quality Technical Report, prepared by City of Petaluma, dated December 2016. Setting: The City of Petaluma is located within the San Francisco Bay Area Air Basin, which is regulated by the Bay Area Air Quality Management District ( BAAQMD). The Federal Clean Air Act and the California Clean Air Act establish national and state ambient air quality standards respectively. The BAAQMD is responsible for planning, implementing, and enforcing air quality standards within the Bay Area Air Basin, including the City of Petaluma. The Bay Area Air Basin, including the project site, is designated as non - attainment for both the one -hour and eight -hour state ozone standards; 0.09 parts per million (ppm) and 0.070 ppm, respectively. The Bay Area is also in non - attainment for the PM10 and PM2.5 state standards, which require an annual arithmetic mean (AAM) of less than 20 pg /m3 for PM10 and less than 12 Ng /m3 for PM2.5. In addition, the Bay Area Basin is designated as non - attainment for the national 24 -hour fine particulate matter (PM2.5) standard and will be required to prepare a State Implementation Plan (SIP) for PM2.5. All other national ambient air quality standards within the Bay Area Air Basin are in attainment. 1,2 Air quality within the Bay Area Air Basin is a combination of natural geographical and meteorological conditions as well as human activities such as construction and development, operation of vehicles, industry and manufacturing, and other anthropogenic emission sources. This Initial Study applies the BAAQMD's California Environmental Quality Act — Air Quality Guidelines, May 2017, including the BAAQMD thresholds of significance adopted in June 2010. The BAAQMD CEQA Guidelines include the best available scientific data and most conservative thresholds available for 1 "2010 Clean Air Plan," prepared by the Bay Area Air Quality Management District, September 2010. 2 http: / /hank.baagmd.gov /pin/ air_ quality /ambient_air_quality.htm (Accessed March 9, 2015). Page 11 of 73 comparison of the project's emissions against these thresholds provides a conservative assessment as the basis for a determination of significance. In the absence of other applicable thresholds, the City of Petaluma, as lead agency, has chosen to utilize the June 2010 BAAQMD thresholds and May 2017 Guidelines as a means to conservatively assess the project's potential environmental effects. Impact Analysis: 2.3 (a) (Air Quality Plan) No Impact: The BAAQMD adopted the Bay Area 2017 Clean Air Plan (CAP) on April 19, 2017 to comply with state air quality planning requirements set forth in the California Health & Safety Code. The 2017 CAP serves to update the 2010 Clean Air Plan and provides a wide range of control strategies to address air quality pollutants including ozone (03), Particulate Matter (PM), toxic air contaminants (TACs), and greenhouse gases (GHGs). Control strategies apply to the topics such as land use, energy and climate, and stationary, transportation, mobile sources. Examples of programmatic measures that implement the control strategies include the use of clean and efficient vehicles, Green Fleets, enhanced bicycle and pedestrian access, energy efficiency, and others. The Bay Area 2017 CAP was based on land use and growth projections consistent with those used in the Petaluma General Plan. The project's land use and development intensity is consistent with that assumed by the General Plan for the project site. There are no other control measures of the 2017 CAP that apply to the project. Therefore, the project will not conflict with or obstruct implementation of the Bay Area 2017 Clean Air Plan and no impact will result. Mitiqation Measures: None required. 2.3 (b -c) (Air Quality Standard, Criteria Pollutant) Less Than Significant Impact: Construction Emissions Generally, emissions during construction periods at urbanized properties like those in the project area are minimal since their relatively small size limits the use of heavy construction equipment. Nonetheless, the BAAQMD CEQA Guidelines contain screening criteria at Table 3 -1 which provide a conservative indication of whether a proposed project could result in potentially significant air quality impacts related to emissions during construction. If all of the screening criteria are met by a proposed project, quantification of the project's air pollutant emissions is not necessary to make a determination that the impact will be below the threshold of significance. The project includes a total of 22,724 square feet of floor area. Table 1 below compares the project to the BAAQMD CEQA Guidelines screening levels for air pollutants from construction activities. Land Use Type Project BAAQMD Screen Level Above Screening Level? General Office Building 12,000 sq.ft. 277,000 sq.ft. No General Light Industry 3,228 sq. ft. 259,000 sq. ft. No Warehouse 7,500 sq. ft. 259,000 sq. ft. No Source: Table 3 -1, pg 3 -2 Bay Area Air Quality Management District 2017 CEQA Guidelines. Given the results of Table 1 above, it can be conservatively determined the project would result in a less than significant impact since it includes a floor area well below the screening level. This determination is verified by project- specific quantification of construction emissions in the technical report prepared for the project. However, it should be noted the City of Petaluma will impose the following BAAQMD best management practices as a condition of approval: Page 12 of 73 The applicant shall incorporate the Best Management Practices for construction into the construction and improvement plans and clearly indicate these provisions in the specifications. In addition an erosion control program shall be prepared and submitted to the City of Petaluma prior to any construction activity. BMPs shall include but not be limited to the BAAQMD Basic Construction Mitigation Measures as modified below: 1. All exposed surfaces (e.g., parking areas, staging areas, soil piles, graded areas, and unpaved access roads) shall be watered three times per day. 2. All haul trucks transporting soil, sand, or other loose material shall be covered. 3. All visible mud or dirt track -out onto adjacent public roads shall be removed using wet power vacuum street sweepers at least once per day. The use of dry power sweeping is prohibited. 4. All vehicle speeds on unpaved roads shall be limited to 15 mph. 5. All roadways, driveways, and sidewalks to be paved shall be completed as soon as possible. Building pads shall be laid as soon as possible after grading unless seeding or soil binders are used. 6. Idling times shall be minimized either by shutting equipment off when not in use or reducing the maximum idling time to 5 minutes (as required by the California airborne toxics control measure Title 13, Section 2485 of California Code of Regulations [CCR]). Clear signage shall be provided for construction workers at all access points. 7. All construction equipment shall be maintained and properly tuned in accordance with manufacturer's specifications. All equipment shall be checked by a certified mechanic and determined to be running in proper condition prior to operation. 8. Construction equipment staging shall occur as far as possible from existing sensitive receptors. 9. The Developer shall designate a person with authority to require increased watering to monitor the dust and erosion control program and provide name and phone number to the City prior to issuance of grading permits. Post a publicly visible sign with the telephone number of designated person and person to contact at the Lead Agency regarding dust complaints. This person shall respond and take corrective action within 48 hours. The Air District's phone number shall also be visible to ensure compliance with applicable regulations. The City's Public Works Inspector will perform visual inspections during grading to assure these BMPs are executed. Operational Emissions The BAAQMD CEQA Guidelines also contain screening criteria at Table 3 -1 for whether a proposed project could result in potentially significant air quality impacts during operation (i.e., post- construction). The operational screening levels are generally representative of new development on greenfield sites without any form of mitigation measures taken into consideration. In addition, the screening criteria do not account for project design features, attributes, or local development requirements that could also result in lower emissions. For projects that are infill and /or proximate to transit service and local services (i.e., the proposed project), emissions would be less than the greenfield type project that the screening criteria are based on. As with the construction screening results discussed above, if all of the screening criteria are met by a proposed project, quantification of the project's air pollutant emissions is not necessary to make a determination that the impact will be below the thresholds of significance. Table 2 below includes the screening level results for the project's long -term operational emissions. Page 13 of 73 Land Use Type Project BAAQMD Screen Level Above Screening Level? General Office Building 12,000 sq.ft. 346,000 sq.ft. No General Light Industry 3,228 sq. ft. 541,000 sq. ft. No Warehouse 7,500 sq. ft. 864,000 sq. ft. No Source: Table 3 -1, pg 3 -2 Bay Area Air Quality Management District 2017 CEQA Guidelines. Given the screening results of Table 2 above, it can be conservatively determined the project would result in a less than significant impact relative to operational emissions. This determination is verified by project - specific quantification of operational emissions in the technical report prepared for the project. 2.3 (d) (Sensitive Receptors) Less Than Significant Impact: The project has the potential to expose sensitive receptors (e.g., children, elderly persons) at adjacent residential properties to sources of toxic air contaminants consisting, generally, of fine particulate matter from mobile sources (i.e., vehicles) and stationary source emissions (i.e., private motor vehicle fuel facility). Examples of sensitive receptors include places where people live, play or convalesce and include schools, hospitals, residential areas and recreation facilities. Information used in this analysis is derived from a technical report titled Cagwin & Dorward Technology Lane Offices & Service Center TAC Assessment, prepared by Illingworth & Rodkin and dated May 18, 2017. Health Risk Screening - Construction Project - related construction activities will result in short term air quality emissions that have the potential to affect nearby sensitive receptors. Heavy equipment used during construction activities would emit diesel particulate matter (DPM) which is recognized by the State of California as containing carcinogenic compounds. Additionally, construction activities associated with site preparation and grading would generate fugitive dust. This includes disturbed soils at the construction site as well as trucks carrying uncovered loads of soils that, unless properly controlled, can be deposited on local streets. For fugitive dust, the BAAQMD considers impacts to be less- than - significant when best management practices, such as those mentioned above and required through standard conditions of approval, are followed. Therefore, potential effects resulting from fugitive dust are not discussed further. Construction equipment and associated heavy -duty truck traffic generates diesel exhaust, which is a known TAC. These exhaust air pollutant emissions would not be considered to contribute substantially to existing or projected air quality violations. However, construction exhaust emissions may still pose health risks for sensitive receptors such as surrounding residents. The primary community risk impact issues associated with construction emissions are cancer risk and exposure to PM2.5. Diesel exhaust poses both a potential health and nuisance impact to nearby receptors. A health risk assessment of the project construction activities was conducted that evaluated potential health effects of sensitive receptors at these nearby residences from construction emissions of DPM and PM2.5. The closest sensitive receptors to the project site are residences to the west and south, across Technology Lane and Telecom Lane. Emissions and dispersion modeling was conducted to predict the off -site concentrations resulting from project construction, so that lifetime cancer risks and non - cancer health effects could be evaluated. Increased cancer risks were calculated using the maximum modeled concentrations for the 2017 through 2018 construction period and BAAQMD- recommended risk assessment methods. The cancer risk calculations were based on applying the BAAQMD- recommended age sensitivity factors to the TAC concentrations. Age- sensitivity factors reflect the greater sensitivity of infants and small children to cancer causing TACs. Page 14 of 73 Results of the assessment for project construction indicate the maximum residential incremental infant/child cancer risk at the maximally exposed individual (MEI) receptor would be 0.7 in one million and the residential adult incremental cancer risk would be <0.1 in one million. The maximum residential infant cancer risk would be below the BAAQMD significance threshold for cancer risk of >10 per one million and, therefore, would be considered a less- than - significant impact. The maximum - modeled annual PM2.5 concentration at a residential receptor, which is based on combined exhaust and fugitive dust emissions, was <0.1 lag /m3. This maximum PM2.5 concentration would not exceed the BAAQMD significance threshold for annual PM2.5 concentration of <0.3 lag /m3 and, therefore, would be considered a less -than significant impact. The maximum modeled annual DPM concentration (i.e., from construction exhaust) was 0.0025 pg /m3. The maximum computed HI based on this DPM concentration is less than 0.1, which is lower than the BAAQMD significance criterion of a HI greater than 1.0 and, therefore, the project would result in a less- than - significant impact under this risk category. Given the above results, the project would result in a less- than - significant impact related to health risks from construction - related activity. Health Risk Screening - Operational The proposed project would include a private fueling station for company service trucks. The transfer and storage of gasoline results in TAC emissions. It is projected that the fueling station would have an annual throughput of 27,000 gallons of gasoline. Emissions of benzene, which is a TAC, were computed using CARB emission factors for gasoline dispensing facilities and assuming that benzene makes up 0.3% of gasoline vapor. Total benzene emissions were calculated at 0.04 pounds per year. The transfer and storage of diesel fuel would not be considered a TAC. Community risk was then calculated based on BAAQMD's Risk and Hazards Emissions Screening Calculator (Beta Version). Results indicate that the total future fueling operations would result in maximum excess cancer risk of 0.02 in one million, no PM2.5 concentration, and HI of less than 0.01, all of which would be below BAAQMD thresholds of significance of 10 in one million cancer risk, 0.3 lag /m3 annual PM2.5 concentration, and HI of 1.0. One propane - powered forklift is proposed for project operational equipment. This would not have an adverse effect on community risk levels. Therefore, health risks from operational activities would have less than significant impacts due to exposure concentrations. Health Risk Screeninq — Carbon Monoxide Hot Spots The Bay Area Air Basin is designated as attainment for carbon monoxide (CO). The BAAQMD CEQA Air Quality Guidelines also note ambient concentrations of CO have decreased dramatically in the Bay Are Air Basin with the introduction of the catalytic converter in 1975. No exceedances for CO have been recorded at nearby monitoring stations since 1991. As a result, the screening criteria in the BAAQMD's CEQA Air Quality Guidelines notes that CO impacts may be determined to be less than significant if a project is consistent with the applicable congestion management plan or would not increase traffic volumes at intersections to more than 44,000 vehicles per hour for regular intersections, or would not increase traffic volumes at intersections to more than 24,000 vehicles per hour for intersections with limited mixing zones (e.g., tunnels, garages, overpasses, etc.). The project would generate a relatively small amount of new traffic. Based on the Traffic Impact Study, the project would add approximately 27 peak hour trips and would not adversely affect high - volume intersections that have the potential to result in exceedances of an ambient air quality standard for carbon monoxide. BAAQMD screening guidance indicates that the project would have a less than significant impact with respect to carbon monoxide levels if project traffic projections indicate traffic levels would not increase at any affected intersection to more than 44,000 vehicles per hour. Because cumulative traffic volumes at all intersections affected by the project would have less than 44,000 vehicles per hour, the project will have a less -than significant effect with respect to carbon monoxide. Page 15 of 73 2.3 (e) (Odors) No Impact: The project has no sources of objectionable odors with the potential to affect a substantial number of people. Although there may be occasional odors during construction associated with street paving and architectural coating, these are short term in duration and will cease once construction is complete. At operation, the project, as an office and landscaping maintenance business, will not result in the generation of odors. Therefore, the project would have no impact to air quality due to objectionable odors. Mitigation Measures: None required. -J --(o S- Page 16 of 73 4.4 BIOLOGICAL RESOURCES Would the project: Potentially Less Than Less than No Significant Significant Significant Impact Impact with Impact Mitigation a) Have a substantial adverse effect, either directly or through habitat modifications, on any species identified as a candidate, sensitive, or special ❑ ❑ ® ❑ status species in local or regional plans, policies, or regulations, or by the California Department of Fish and Wildlife (Formerly Fish and Game) or U.S. Fish and Wildlife Service? b) Have a substantial adverse effect on any riparian habitat or other sensitive natural community identified in local or regional plans, policies, ❑ ❑ ❑ regulations or by the California Department of Fish and Wildlife (formerly Fish and Game) or U.S. Fish and Wildlife Service? c) Have a substantial adverse effect on federally protected wetlands as defined by Section 404 of the Clean Water Act (including, but not limited to, ❑ ❑ ❑ marsh, vernal pool, coastal, etc.) through direct removal, filling, hydrological interruption, or other means? d) Interfere substantially with the movement of any native resident or migratory fish or wildlife species or with established native resident or migratory ❑ ❑ ® ❑ wildlife corridors, or impede the use of native wildlife nursery sites? e) Conflict with any local policies or ordinances ❑ ❑ ❑ protecting biological resources, such as a tree preservation policy or ordinance? f) Conflict with the provisions of an adopted Habitat Conservation Plan, Natural Community ❑ ❑ ❑ Conservation Plan, or other approved local, regional, or state habitat conservation plan? Sources: 2025 General Plan and EIR Figure 3.8 -1: Habitat Areas and Special Status Species; Open Space Lands Map of the Petaluma General Plan: Figure 6 -1; and Biological Assessment for Special- Status Species at Technology Lane, Petaluma, by Fawcett Environmental Consulting, dated September 9, 2016. Setting: Biological resources are protected by various statutes including, but not limited to, the Federal Endangered Species Act (FESA), the California Endangered Species Act (CESA), and the Clean Water Act (CWA). The Migratory Bird Treaty Act (MBTA) affords protection to migratory bird species including birds of prey. These regulations provide the legal protection for plant and animal species of concern and their habitat. The 2025 General Plan EIR identifies several plant and animal species with special- status that have been recorded or are suspected to occur within the Urban Growth Boundary (UGB) of Petaluma. The city's Planning Area also contains species that are identified in the California Natural Diversity Database (CNDDB) due to rarity and threats, and are also considered sensitive resources. Within the UGB, biological resources tend to be located along the Petaluma River and its tributaries, which Page 17 of 73 contain aquatic and riparian resources as well as wetlands. The National Wetland inventory identifies fresh emergent wetlands in the southern portion of the Petaluma River and Northern coastal salt marsh wetland and brackish marsh wetland in the lower reaches of the Petaluma River. The Petaluma River Access and Enhancement Plan, prepared in 1996, contain policies and guidelines to protect these important biological resources. This Initial Study includes information from a biological assessment prepared for the project by Fawcett Environmental Consulting, dated September 2016. That document identifies existing conditions at the project site, as follows: "The project site presents as a vacant lot covered with ruderal vegetation. Although the east corner of the property is less than 200 feet from the riparian strip along Adobe Creek (Figure 2), a small gap at that corner is the only ground -based connection of the property to another undeveloped bit of land (the green strip separating the poultry processing plant from Adobe Creek). The project site has been used as a disposal area for soils removed at various times from other locations. Most, but not all, of the mounds of fill have been flattened by grading, so that approximately three - fourths of the site is now elevated about three feet above the natural grade, which appears to be approximately 13 feet MLLW. Some of the mounds are 4 -5 feet high, so the terrain appears to have small hills and depressions. Portions of the site appear to have been cleared and altered for recreational use, e.g., an informal track with jumps and turns for racing remotely operated model cars. The disturbed areas are visible as brown rectangles in Figure 2. There are no wetlands on the property. Vegetation at the site is ruderal, consisting primarily of introduced annual grassland, including a variety of introduced annual grasses and other weeds such as Vetch (Vicia sp.), Queen Anne's lace (Daucus carota), bristly oxtongue (Picris echioides), bindweed /morning glory (Convovulvus arvensis), curly dock (Rumex crispis), yellow star - thistle (Centaurea solstitialis), mustard (Brassica or Hirschfeldia sp.), and fennel (Foeniculum vulgare). One native shrub, coyote brush (Baccharis pilularis) is present in the southeast corner of the lot. Burrows observed at the project site included those made by Botta's pocket gopher (Thomomys bottae), broad - handed mole (Scapanus latimanus), and California vole (Microtus californicus). Tracks and scat indicated the frequent presence of black - tailed deer /mule deer (Odocoelius hemionus) and especially, domestic dogs, likely associated with occupants of the nearby buildings." Impact Analysis: 2.4 (a) (Special Status Species) Less Than Significant Impact: Non - native grassland is the predominant land cover at the project site. The grassland habitat is vegetated primarily with annual grasses and forbs. The grassland area is characterized by ruderal urban habitat which does not provide habitat for sensitive species. Adobe Creek, located approximately 200 feet to the northeast, is known to include special status species including Central California Coast steelhead (Oncorhynchus mykiss), occasionally by threatened California Coastal Chinook salmon (O. tshawytscha), Southern Distinct Population Segment green sturgeon (Acipenser medirostris) (although there are no records of green sturgeon in the waterway), Foothill yellow - legged frog (Rana boylii), California red - legged frog (Rana draytonii), and western pond turtle (Emys marmorata). Of these special- status species, only the last two could migrate away from Adobe Creek onto the project site. Each species can leave aquatic habitat to forage or to migrate to other areas during the non - breeding season (red - legged frogs), or to deposit eggs in holes dug in friable soil (western pond turtles). Since the project site is almost completely surrounded by urban and industrial buildings and infrastructure and has no wetlands, stream channels, or riparian vegetation, and has only small, tenuous connections to Adobe Creek (which is not known to be occupied by California red - legged frogs), construction of the new facilities at the project site is not expected to have any impact on red - legged frogs. There are numerous records of western pond turtles in streams and ponds throughout Sonoma County, including in Ellis Creek, in ponds at the City of Petaluma's Water Recycling Facility, and in the tidally - influenced drainage channel that runs along the northern edge of Schollenberger Park before joining Adobe Creek (CNDDB 2016). However, female turtles in Adobe Creek would be most likely to seek suitable egg- deposition sites on the tops or sun - exposed sides of channel banks or other raised areas (e.g., trails or access roads) a few hundred feet downstrea m, ,;41 Page 18 of 73 where riparian vegetation is sparse, or on the open lands several miles upstream. It would be very unlikely that a pond turtle would end up on the project site. Construction of the proposed building, parking lots, and infrastructure at the project site is not expected to have any impact on western pond turtle For the reasons stated above, the project will not have a substantial adverse effect, either directly or through habitat modifications, on any species identified as a candidate, sensitive, or special status species. Therefore, the project will have less than significant impacts for this topic. Mitigation Measures: None required. 2.4 (b -c) (Riparian Habitat, Wetlands) No Impact: As mentioned, the project site consists predominately of non - native grassland. Existing ruderal vegetation, consists primarily of introduced annual grassland, including a variety of introduced annual grasses and other weeds such as Vetch (Vicia sp.), Queen Anne's lace (Daucus carota), bristly oxtongue (Picris echioides), bindweed /morning glory (Convovulvus arvensis), curly dock (Rumex crispis), yellow star - thistle (Centaurea solstitialis), mustard (Brassica or Hirschfeldia sp.), and fennel (Foeniculum vulgare). One native shrub, coyote brush (Baccharis pilularis) is present in the southeast corner of the lot. No riparian or wetland areas are present at the project site. Therefore, the project would have no impact under these criteria. Mitigation Measures: None required. 2.4 (d) (Wildlife /Fish Movement & Nursery) Less Than Significant Impact: There is no evidence of migratory wildlife corridors or nursery sites at the proposed project location. The project site is surrounded by urban development, which serves as a substantial barrier to through movement or species migration. The project will not substantially interfere with the movement of fish or other wildlife species including migrating species. Therefore, the project will have less than significant impacts to wildlife corridors and species movements. Mitigation Measures: None required. 2.4 (e) (Tree Preservation) No Impact: Chapter 17 of Petaluma's Implementing Zoning Ordinance (IZO) addresses tree preservation requirements with development projects. Section 17.040 defines which tree species and sizes are subject to review. When "protected trees" are potentially affected by the development project, an arborist report is required. Prior to the removal of any protected tree, a Tree Removal Permit must first be obtained under Section 17.060 and mitigated in accordance with Section 17.065. Notwithstanding these local requirements, the project excludes tree and, therefore, would not conflict with regulations addressing their preservation. Mitigation Measures: None required. 2.4 (f) (Habitat Conservation Plan) No Impact: There is no Habitat Conservation Plan, Natural Community Conservation Plan, or other regional, or state habitat conservation plan that exists for Petaluma, which would regulate the proposed development on this parcel. Development of the Project will not conflict with any adopted biological resource plan. Therefore, the Project will have no impacts to biological resource management plans, conservation plan, or their implementation. Mitigation Measures: None required. M Page 19 of 73 4.5 CULTURAL RESOURCES Setting: Historic resources are central to Petaluma culture and contribute greatly to the aesthetic quality and character of the City. During prehistoric times, drawn by the fertile soils and abundant wildlife, the Coast Miwok Indians settled in the Petaluma River Valley. European settlement began in the 1800s and increased after the discovery of gold. The California Historical Resources Information System identifies a number of Native American archaeological resource sites and historic era cultural resources within the city's UGB. Petaluma has three Historic Districts (Oakhill- Brewster, Downtown, and A- Street Historic Districts) which are located in and around the downtown area. The project site is not located within a City- designated historic district and does not include a designated historic landmark (federal, state or local). The project site has never been developed and includes no buildings or structures. As such, no aboveground historic or cultural resources are present on -site. However, the geotechnical study prepared for the project site identifies site as disturbed by about four (4) feet of heterogeneous fill at the northern and eastern portions of the property. Based on information from the California Historical Resources Information System (CHRIS), the project's area has a moderate potential of containing unrecorded archaeological site(s). Additionally, CHRIS recommends the local Native American tribe be contacted with regard to traditional, cultural, and religious heritage values. Impact Analysis: 2.5 (a) (Historical Resource) No Impact: As mentioned, the project site is not located within any of Petaluma's designated historic districts and does not include any building or feature that is a designated or eligible local, state or federal historic resource, nor does it serve as a buffer or setting for a designated /potential resource such that the project could incite an indirect impact to a historic resource. The project site is vacant and has never been developed. Therefore, the project will have no impact upon the significance or integrity of historical resources. Mitigation Measures: None required. 2.5 (b) (Archaeological Resource) Less than Significant Impact: The City of Petaluma has a rich Page 20 of 73 Potentially Significant Less than Would the Significant with Significant No Impact project: Impact Mitigation Impact Incorporated a) Cause a substantial adverse change in the significance of a historical resource as defined in § ❑ ❑ ❑ 15064.5? b) Cause a substantial adverse change in the significance of an archaeological resource pursuant ❑ ❑ ® ❑ to § 15064.5? c) Directly or indirectly destroy a unique paleontological ❑ ❑ ❑ resource or site or unique geologic feature? d) Disturb any human remains, including those interred ❑ ❑ ® ❑ outside of formal cemeteries? Sources: Petaluma General Plan 2025 Chapter 3: Historic Preservation; 2025 GP EIR: CEQA Guidelines 15064.5; November 14, 2016 letter from California Historical Resources Information System. Geotechnical Study Report — Proposed Building at Technology Way & Telecom Lane, Petaluma, California, prepared by RGH Consultants, dated December 13, 2016. Setting: Historic resources are central to Petaluma culture and contribute greatly to the aesthetic quality and character of the City. During prehistoric times, drawn by the fertile soils and abundant wildlife, the Coast Miwok Indians settled in the Petaluma River Valley. European settlement began in the 1800s and increased after the discovery of gold. The California Historical Resources Information System identifies a number of Native American archaeological resource sites and historic era cultural resources within the city's UGB. Petaluma has three Historic Districts (Oakhill- Brewster, Downtown, and A- Street Historic Districts) which are located in and around the downtown area. The project site is not located within a City- designated historic district and does not include a designated historic landmark (federal, state or local). The project site has never been developed and includes no buildings or structures. As such, no aboveground historic or cultural resources are present on -site. However, the geotechnical study prepared for the project site identifies site as disturbed by about four (4) feet of heterogeneous fill at the northern and eastern portions of the property. Based on information from the California Historical Resources Information System (CHRIS), the project's area has a moderate potential of containing unrecorded archaeological site(s). Additionally, CHRIS recommends the local Native American tribe be contacted with regard to traditional, cultural, and religious heritage values. Impact Analysis: 2.5 (a) (Historical Resource) No Impact: As mentioned, the project site is not located within any of Petaluma's designated historic districts and does not include any building or feature that is a designated or eligible local, state or federal historic resource, nor does it serve as a buffer or setting for a designated /potential resource such that the project could incite an indirect impact to a historic resource. The project site is vacant and has never been developed. Therefore, the project will have no impact upon the significance or integrity of historical resources. Mitigation Measures: None required. 2.5 (b) (Archaeological Resource) Less than Significant Impact: The City of Petaluma has a rich Page 20 of 73 archeological history due to the presence of the Coast Miwok Indians during prehistoric times. As such, undisturbed lands within the Urban Growth Boundary, particularly lands in the vicinity of ridgetops, mid -slope terraces, alluvial flats, ecotones, and sources of water have a greater possibility of encountering a prehistoric archaeological resource. The project site has been previously disturbed through fill placement and, though located approximately 200 feet from Adobe Creek, has only a moderate potential for the occurrence of archeological resources. Also, as a part of preparing this Initial Study and consistent with the requirements of Public Resources Code §21083.3.1(d), the City of Petaluma provided notice to the Federated Indians of Graton Rancheria on November 14, 2016 in accordance with AB 52. By the time of releasing this Initial Study, the Graton Rancheria had not requested consultation with the City of Petaluma to discuss potential environmental effects to Tribal Cultural Resources. Consistent with the requirements Public Resources Code §21080.3.2(b), no consultation is required and no evidence has been presented indicating the project would have an adverse effect on Tribal Cultural Resources. Furthermore, a condition of approval will be imposed on the project which requires construction activity to halt in the event of accidental discovery during grading activities. Should any features be identified during construction, the condition requires compliance with CEQA §21083.2 and CEQA Guidelines §15064.5. Given the project's location and application of a condition addressing accidental discovery, the project is not expected to result in a substantial adverse change to an archaeological resource. Thus, the project would have less than significant impacts to archaeological resources. Mitigation Measures: None required. 2.5 (c) (Unique Paleontological Resource) No Impact: The City's UGB, including the project site, is not known to contain any significant paleontological resources. The project site is relatively flat, devoid of rock outcropping, and is not expected to contain other unique geological features. Furthermore, a condition of approval will be imposed on the project that requires construction activity to halt in the event of accidental discovery during grading activities. Should any features be identified during construction, the condition requires compliance with CEQA §21083.2 and CEQA Guidelines §15064.5. Given the project's location and application of a condition addressing accidental discovery, the project is not expected to result in a substantial adverse change to an archaeological resource. Therefore, the project will have no impact to unique paleontological or geologic resources. Mitigation Measures: None required. 2.5 (d) (Human Remains) Less Than Significant: The project site is not known to contain any human remains, including those interred outside of a cemetery. In the event that human remains are discovered during excavation of the site or during any stage of construction, mandatory requirements of Public Resources Code §5097.98 and California Health and Safety Code §7050.5 apply. If the remains are determined to be Native American, the coroner will notify the Native American Heritage Commission, and the procedures outlined in CEQA Section 15064.5(d) and (e) shall be followed. Adherence to these mandatory requirements, which will be imposed through conditions of approval, assure that the project will result in a less than significant impacts with regard to human remains. Page 21 of 73 4.6 GEOLOGY AND SOILS Setting: The City of Petaluma lies within a seismically active region classified by the California Building Code (CBC) as Seismic Zone 4 where the most stringent CBC standards apply. Geologic hazards within the City of Petaluma are largely related to seismic ground shaking and associated effects such as liquefaction, ground failure, and seismically induced landslides. Principal faults in the vicinity of Petaluma are capable of generating large earthquakes that could produce strong to violent ground shaking. The Rodgers Creek Fault is located less than 5 miles to the northeast of the City. Although branches of the Rodgers Creek closest to the City are not historically active (within the last 200 years), they do show evidence of activity during the last 11,000 years, which is a relatively short time in terms of geologic activity. Expansive soils and soil erosion are also of general concern within the City of Petaluma. Expansive soil materials occur in the substrate of the clays and clayey loams in the City and represent a potential geologic hazard. Without proper geotechnical considerations, buildings, utilities and roads can be damaged by 3° '�_( Page 22 of 73 Potentially Significant Less than No Would the project: p Significant Impact with Mitigation Significant Impact Impact Incorporated a) Expose people or structures to potential substantial adverse effects, including the risk of loss, injury, or death involving: i. Rupture of a known earthquake fault, as delineated on the most recent Alquist - Priolo Earthquake Fault Zoning Map issued by the State Geologist for the ❑ ❑ ❑ area or based on other substantial evidence of a known fault? Refer to Division of Mines and Geology Publication 42. ii. Strong Seismic ground shaking? ❑ ❑ ® ❑ iii. Seismic - related ground failure, including ❑ ❑ ® ❑ liquefaction? iv. Landslides? ❑ ❑ ® ❑ b) Result in substantial soil erosion or the loss of topsoil? ❑ ❑ ® ❑ c) Be located on a geologic unit or soil that is unstable, or that would become unstable as a result of the project, ❑ ❑ ❑ and potentially result in on or off -site landslide, lateral spreading, subsidence, liquefaction or collapse? d) Be located on expansive soil, as defined in Table 18 -1 -B of the Uniform Building Code (1994), creating substantial ❑ ❑ ® ❑ risks to life or property? e) Have soils incapable of adequately supporting the use of septic tanks or alternative waste water disposal systems ❑ ❑ ❑ where sewers are not available for the disposal of waste water? Sources: Petaluma General Plan 2025: Chapter 10.1 Natural Hazards; Geotechnical Engineering Review: Foundation Plans /Foundation Details, Proposed Commercial Development, Buildings B and D, Lakeville Square, Lakeville Highway at Casa Grande Road, Petaluma, CA Michelucci & Associates, Inc., Job No. 05- SR590, dated August 14, 2006; Geotechnical Study Report, Proposed Building at Technology Way & Telecom Lane, Petaluma, California, RGH Consultants, December 13, 2016. Setting: The City of Petaluma lies within a seismically active region classified by the California Building Code (CBC) as Seismic Zone 4 where the most stringent CBC standards apply. Geologic hazards within the City of Petaluma are largely related to seismic ground shaking and associated effects such as liquefaction, ground failure, and seismically induced landslides. Principal faults in the vicinity of Petaluma are capable of generating large earthquakes that could produce strong to violent ground shaking. The Rodgers Creek Fault is located less than 5 miles to the northeast of the City. Although branches of the Rodgers Creek closest to the City are not historically active (within the last 200 years), they do show evidence of activity during the last 11,000 years, which is a relatively short time in terms of geologic activity. Expansive soils and soil erosion are also of general concern within the City of Petaluma. Expansive soil materials occur in the substrate of the clays and clayey loams in the City and represent a potential geologic hazard. Without proper geotechnical considerations, buildings, utilities and roads can be damaged by 3° '�_( Page 22 of 73 expansive soils due to the gradual cracking, settling, and weakening of older buildings. These effects create safety concerns and risk of financial loss. To reduce the risks associated with expansive soils, the City's Building Code, Chapter 18, requires that each construction site, intended for human occupancy, that is suspected of containing expansive soils be investigated and the soils be treated to eliminate the hazard. In light of the conditions found in Petaluma, a site - specific preliminary geotechnical report was prepared for the project in December 2016. Findings from the site - specific study are discussed, as relevant, in the analysis below. Impact Analysis: 2.6 (a.i.) (Faults) No impact: The project site is not located within an Alquist - Priolo Earthquake Fault Zone and no known active faults traverse the site. Rodgers Creek fault is approximately 4 miles to the east, the San Andreas Fault is approximately 16 miles to the southwest, and the West Napa Fault is approximately 17 miles east of the project site. Therefore, there is no risk of fault - related ground rupture during earthquakes within the limits of the site due to a known fault. The project would have no impact under this criterion. Mitigation Measures: None required. 2.6 (a.ii) (Ground- Shaking) Less Than Significant Impact: As is the case throughout the City's UGB, development has the potential to expose people or structures to substantial adverse effects from strong seismic ground shaking. The project site is located within zone IX- Violent of the Mercalli Intensity Shaking Severity Level. In the event of a magnitude 7.1 earthquake, the project area and the City of Petaluma could experience severe ground shaking that could damage buildings, structures, infrastructure and result in the risk of loss of life or property. Conformance with Title 24 (California Building Code Standards)3 and the Seismic Hazards Mapping Act4 as required by the 2013 California Building Code of regulations will assure that potential impacts from seismic shaking are less than significant. Compliance with mandatory CBC standards includes compliance with specifications for foundation types, appropriate structural systems, and ground stabilization strategies. The geotechnical report advances preliminary recommendations for compliance with these requirements. Should the project receive approval and seek construction permits, a design -level geotechnical report would be prepared and based upon final design features (e.g., foundation type, utility location, etc.). Given mandatory compliance with CBC standards as well as conformance with the recommendations set forth in a subsequent, mandatory design- specific geotechnical report for construction purposes, the project would not expose a substantial number of people or structures to adverse effects, including the risk of loss, injury, or death resulting from strong seismic ground shaking. Therefore, the project will have a less than significant impact resulting from strong seismic ground shaking. Mitigation Measures: None required. 2.6 (a.iii -iv) (Ground Failure and Landslide) Less Than Significant Impact: As a relatively flat site, the potential for seismic - related landslides is very low. The project site is outside of the areas identified as high and very high for the potential of liquefaction pursuant to the General Plan EIR, Figure 3.7 -5, Geologic Hazards. Project- specific field and laboratory data supports the General Plan EIR finding (see Page 6 of RGH Consultants Geotechnical Study Report). The proposed project would not expose a substantial number of people or structures to adverse effects, including the risk of loss, injury, or death resulting from liquefaction and /or landslides. Therefore, the project would have a less than significant impact due to risks associated with liquefaction and /or landslides. Building Code of Regulations, Title 24, Part 2 (the California Building Code 3.7 -20 Chapter 3: Setting, Impacts, and Mitigation Measures [CBC]. California Public Resources Code, Division 2, Chapter 7.8. Page 23 of 73 Mitigation Measures: None required. 2.6 (b) (Erosion) Less Than Significant: Site preparation and grading activities associated the project will expose bare soils which, without proper control measures, may be susceptible to erosion. Soils within the UGB, including the project site, are comprised of Holocene alluvium and fluvial deposits. The project's geotechnical report presents site preparation and foundation recommendations that would result clearing, excavation and fill for grading purposes. An estimated 11,070 cubic yards of soil would be imported to create a level site (generally level with abutting public streets). Though the project would result in the removal of topsoil across the site, this would be consistent with its intended use for urban development (i.e., not agricultural use) under the Petaluma General Plan. All earthwork, grading, trenching, backfilling and compaction activities associated with the project are subject to the mandatory requirements of the City of Petaluma Grading and Erosion Control Ordinance. Similarly, these activities are also covered by the mandatory requirements of the National Pollution Discharge Elimination System (NPDES) General Permit which is implemented through a Storm Water Pollution Prevention Plan (SWPPP). Compliance with these mandatory requirements would prevent substantial soil erosion. Therefore, the project will result in a less than significant impact under this topic. Mitigation Measures: None required. 2.6 (c) (Unstable Geologic Unit) No Impact: Lateral cracking and spreading is normally induced in weaker soils on slopes and adjacent to open channels by strong ground shaking during earthquakes. The project is not located on slopes or adjacent to an open channel, therefore there is no risk of lateral cracking and spreading. The project- specific geotechnical report also does not identify potential adverse effects resulting from an unstable geologic unit. Thus, the project will have no impact under this criterion. Mitigation Measures: None required. 2.6 (d) (Expansive Soils) Less Than Significant Impact: The project- specific geotechnical report explains that laboratory testing shows that the on -site soils exhibit a potential for expansion. Expansive soils can undergo substantial volume changes (shrink and swell) with changes in moisture content. Changes in moisture content can result from seasonal variations in precipitation, perched groundwater, landscape practices, broken or leaking irrigation or utility lines or poor site drainage. The resulting soil volume change can cause unacceptable differential movements (settlement or heave) of building foundations,`- slabs -on- grade, or flatwork supported on these soils. The project- specific geotechnical report provides recommendation to be considered in the design and construction of the project, including, but not limited to, the construction of specialized foundation systems and moisture cutoff barriers for the foundation systems, focused attention to drainage and long -term moisture stability of the soils near the proposed improvements, and lime- treatment of the foundation soils. Adherence to those feasible recommendations, including any others derived through mandatory compliance with the Conformance with Title 24 (California Building Code Standards) through documentation including, but not limited to, construction drawings and companion geotechnical report for construction purposes, would ensure the project results in a less than significant impact from expansive soils. Mitigation Measures: None required. 2.6 (e) (Septic Tanks) No Impact: The project will be connected to the existing sewer system that treats all wastewater effluent generated within the City's UGB. There are no septic tanks or alternative wastewater disposal systems proposed as part of the project. Therefore, there will be no impact resulting from the adequacy of soils to support septic tanks or other wastewater disposal system. Mitigation Measures: None required. 3 `13 Page 24 of 73 4.7 GREENHOUSE GAS EMISSIONS Potentially Significant Would the project: Impact Less Than Significant Less than No with Significant Impact Mitigation Impact a) Generate greenhouse gas emissions, either directly or indirectly, that may have a significant ❑ ❑ ® ❑ impact on the environment? b) Conflict with an applicable plan, policy or ❑ ❑ ® ❑ regulation adopted for the purpose of reducing the emissions of greenhouse gases? Sources: BAAQMD 2017 Clean Air Plan; BAAQMD CEQA Guidelines 2017; Cagwin & Dorward Technology Lane Offices & Service Center Greenhouse Gas Emissions Assessment, Petaluma, California, prepared by Illingworth & Rodkin, dated November 1, 2016. Setting: Greenhouse Gas (GHG) emissions are a cumulative issue in that project -level emissions do not directly produce local or regional impacts, but may contribute cumulatively to global climate change. Individual projects contribute relatively small amounts of GHG emissions from their construction and operational activities. GHG emissions are typically a result of the combustion of fossil fuels and /or industrial and agricultural processes. To address GHG emissions at the State level, the California legislature passed Assembly Bill 32 in 2006, which requires that statewide GHG emissions be reduced to 1990 levels by 2020. Senate Bill 375 has also been adopted, which seeks to curb GHG emissions by reducing urban sprawl and vehicle miles traveled. The City of Petaluma has also taken steps to address GHG emissions within its jurisdictional limits. The City Council adopted Resolutions 2002 -117 and 2005 -118 which call for the City's participation in the Cities for Climate Project effort and established GHG emission reduction targets of 25% below 1990 level by 2015 for community emissions and 20% below 2000 levels by 2010 for municipal operations, respectively. In addition, the City of Petaluma is currently preparing a Climate Action Plan in partnership with the County and other local jurisdictions. This effort will implement General Plan Policy 4 -P -27. General Plan Policy 2 -P -90, which calls for the City to "work with regional and other agencies to create a new rail transit station near Corona Road with high - intensity, transit - oriented development. . ." is also being pursued. The light rail effort is estimated to take more than 1.4 million car trips off Highway 101 annually and reduce GHG emissions by at least 124,000 pounds per day. In 2016, the City adopted an update to the California Building Standards Code, which contains the mandatory California Green Building Code (CalGreen). All new development within the City of Petaluma must comply with CalGreen building standards, which generally achieve energy efficiency approximately 15% beyond Title 24. As such, new development is expected to be more energy efficient, use less resources and emit fewer GHG emissions. Impact Analysis: 2.7 (a) (Significant GHG Emissions) Less Than Significant: Construction of the project will result in GHG emissions from heavy -duty construction equipment, worker trips, and material delivery and hauling. Construction GHG emissions are short -term and will cease once construction is complete. The BAAQMD has no established thresholds of significance for GHG emissions resulting from construction activities. GHG emissions generated from construction of the project will not directly or indirectly result in a significant impact to the environment. Therefore, environmental impacts from construction generated GHGs will be less than significant. In 2007, the City prepared a revised Air Quality section for the General Plan EIR to address GHG emissions. 3 Page 25 of 73 Appendix A of the 2007 Revised EIR includes all of the applicable policies from the General Plan that reduce Greenhouse Gas Emissions. However, the General Plan is not considered a "qualified" GHG reduction strategy by the BAAQMD. As such, BAAQMD's thresholds of 1,100 metric tons (MT) of carbon dioxide equivalents per year (CO2e /yr) or 4.6 MT CO2e per service population (residents + employees) per year (CO2e /SP /yr) are used to evaluate the proposed project. Before conducting a detailed estimation of whether a project would have a potential for exceeding the GHG emission thresholds, the BAAQMD recommend applying screening criteria based on development type. The screening criteria were derived using default assumptions as well as modeling for indirect emissions (e.g., electric generation, solid waste, and water use). Pro�ects below the screening criteria are considered to emit GHG emissions below the threshold of significance. Table 3 below identifies the BAAQMD GHG screening level results for the project. Because the project exceeds the BAAQMD's screening levels for GHG emissions for General Office Building and Warehouse, a project- specific estimation of emissions was prepared.s Land Use Type Project BAAQMD Screen Level Above Screening Level? General Office Building 12,000 sq. ft. 5,300 sq. ft. Yes General Light Industry 3,228 sq. ft. 121,000 sq. ft. No Warehouse 7,500 sq. ft. 6,400 sq. ft. Yes Source: Table 3 -1, pages 3 -2 and 3 -3, Bay Area Air Quality Management District CEQA Guidelines, May 2011.' The project's GHG emissions were estimated separately for the sources of operational emissions: (1) emissions associated with energy use and area sources, including electricity and natural gas, and area sources such as landscaping equipment; (2) emissions from vehicle use; (3) emissions associated with obtaining and consuming potable water; and (4) emissions associated with solid waste generation. Emissions associated with energy use would arise from the combustion of fossil fuels to provide energy for the project. The energy use is associated with building electricity and natural gas usage. The electricity energy use is expressed in kilowatt hours (kWh) per size metric for each land use subtype. Natural gas use is expressed in kilo British Thermal Units (kBTU) per size metric for each land use subtype. Projects that increase electricity consumption also result in an indirect increase in GHG emissions. The electricity use associated with the project was estimated using CaIEEMod defaults. The annual GHG emissions from energy use are estimated to be 80 metric tons of equivalent carbon dioxide (MT of CO2e) per year.' Approximately less than 1 MT of CO2e per year would result from other area sources. Vehicle Use At project build -out, the largest sources of stationary GHG emissions would be vehicle use. Mobile- source GHG emissions were based on the projected trip generation estimates of approximately 195 average daily trips (ADT). Based on the default CalEEMod model for projects within Sonoma County, the total annual "Bay Area Air Quality Management District: CEQA Guidelines ", Table 2 -1, prepared May 2011. Cagwin & Dorward Technology Lane Offices & Service Center, Draft Greenhouse Gas Emissions Assessment, Petaluma, California, November 1, 2016. Carbon dioxide equivalency is a quantity that describes, for a given mixture and amount of greenhouse gas, the amount of CO2 that would have the same global warming potential (GWP), when measured over a specified timescale (generally, 100 years) rage zo or to vehicle miles traveled (VMT) was estimated at 2,205,138 miles. Model defaults take into account federal Corporate Average Fuel Economy (CAFE) standards and Pavley I fuel efficiency standards. Emissions of vehicle GHGs were estimated to be 180 MT CO2e per year. Wafer Consumption Water demand is considered an indirect source of GHG emissions because of the energy required for the conveyance and treatment of water. CaIEEMod includes default GHG emission generation per gallon based on average values for northern California. Based on those defaults the project would use approximately 4,600,000 gallons for indoor water use and 1,300,000 gallons for outdoor water use. The estimate of GHG emissions from water consumption for the project is 12 metric tons of CO2e per year. Solid Waste Generation Solid waste generated by the project would also contribute to GHG emissions. Treatment and disposal of solid waste produces significant amounts of methane. The GHG emissions from solid waste generated by the project were estimated by using CaIEEMod assumptions which presumed an output of 22 tons of solid waste per year. Based on those assumptions, the project would generate an estimated 11 metric tons of CO2e from solid waste per year. Other GHG Emissions Ozone is also a GHG. However, unlike the other GHGs, ozone in the troposphere is relatively short -lived and, therefore, is not global in nature. It is assumed that emission of ozone precursors associated with the project would not significantly contribute to climate change. At present, there is a federal ban on chlorofluorocarbons (CFCs); therefore, it is assumed that the project would not generate emissions of this GHG. Implementation of the project may emit a small amount of HFC emissions from leakage, service of, and from disposal at the end of the life of refrigeration and air - conditioning equipment. However, these amounts would be minimal. The PFCs and SF6 are typically used in industrial applications. No industrial applications would occur from the project. Therefore, it is not anticipated that the project would contribute significant emissions of these other types of GHG emissions. Conclusion The increase in GHG emissions from the project would be approximately 284 MT of CO2e per year. The BAAQMD's 2017 CEQA Air Quality Guidelines establishes a threshold of 1,100 MT of CO2e per year or 4.6 MT CO2e per service population .(residents plus employees) per year. Project emissions would be below threshold. Therefore, the project would result in less than significant impact associated with the emissions of GHGs. Mitigation Measures: None required 2.7 (b) (GHG Plan Conflict) Less Than Significant: The City of Petaluma has adopted GHG emission reduction policies and programs as part of the General Plan 2025. These policies and programs address energy efficiency, transportation, conservation and provide for educational programs. Most of these policies and programs do not relate directly to development projects. However, General Plan Policy 4 -P -9 does apply to the project and states, "Require a percentage of parking spaces in large parking lots or garages to provide electrical vehicle charging facilities." Mandatory compliance with Section A5.106.5.3 of the 2016 California Green Building Standards Code (CGBSC) would implement General Plan Policy 4 -P -9 and ensure a less than significant impact for this criterion. Mitigation Measure: None required 3 -v7 Page 27 of 73 4.8 HAZARDS /HAZARDOUS MATERIALS Less Than Potentially Significant Less than Significant with Significant No Impact Would the project: Impact Mitigation Impact a) Create a significant hazard to the public or the environment through the routine transport, use, ❑ ❑ ® ❑ or disposal of hazardous materials? b) Create a significant hazard to the public or the environment through reasonably foreseeable upset and accident conditions involving the ❑ ❑ ® ❑ release of hazardous materials into the environment? c) Emit hazardous emissions or handle hazardous or acutely hazardous materials, substances, or ❑ ❑ ❑ waste within one - quarter mile of an existing or proposed school? d) Be located on a site that is included on a list of hazardous materials sites compiled pursuant to Government Code Section 65962.5 and, as a ❑ ❑ ❑ result, would create a significant hazard to the public or the environment? e) For a project located within an airport land use plan or, where such a plan has not been adopted, within two miles of a public airport of ❑ ❑ ❑ public use airport, would the project result in a safety hazard for people residing or working in the project area? f) For a project within the vicinity of a private airstrip, would the project result in a safety ❑ ❑ ❑ hazard for people residing or working in the project area? g) Impair implementation of or physically interfere with an adopted emergency response plan or ❑ ❑ ❑ emergency evacuation plan? h) Expose people or structures to a significant risk of loss, injury or death involving wildland fires, including where wildlands are adjacent to ❑ ❑ ❑ urbanized areas or where residences are intermixed with wildlands? Sources: 2025 General Plan and EIR; EDR LoanCheck Basic: Environmental Risk Review dated June 9, 2016 by EDR; Department of Toxic Substances Control EnviroStor website (www.envirostor.dtsc.ca.gov) accessed January 19, 2017; State Water Resources Control Board GeoTracker website (www geotracker.waterboards.ca.gov) accessed January 19, 2017. Setting: Reaulatory Settin Hazardous materials and waste management is implemented by a number of governmental agencies that have established regulations regarding the proper transportation, handling, management, use, storage, and disposal of hazardous materials for specific operations and activities. Pursuant to the Planning and Zoning Page 28 of 73 Law, the Department of Toxic Substances Control (DTSC) maintains a hazardous waste and substances sites list (e.g., Cortese List). Hazardous waste management in Petaluma is administered by the Sonoma County Waste Management Agency (SCWMA) through the Countywide Integrated Waste Management Plan (CoIWMP). As required by State law, the General Plan includes the Source Reduction and Recycling Element (SRRE), Household Hazardous Waste Element (HHWE), Non - Disposal Facility Element (NDFE), as well as the Siting Element. State law requires that communities form a Consolidated Unified Protection Agency (CUPA) to manage the acquisition, maintenance, and control of hazardous waste by industrial and commercial business. In Petaluma, the Fire Marshal's Office administers the CUPA programs. As the CUPA, the Fire Department regulates all aspects of hazardous materials storage, use, and waste disposal. This includes policy, training of personnel, and procedures for processing the various elements of the CUPA program. For additional information on the regulatory setting, please review Page 3.13 -5 to 3.13 -10 of the Petaluma General Plan EIR. Existing Conditions: City of Petaluma Existing hazardous materials and /or waste within Petaluma include underground storage tanks, Polychlorinated Biphenyls (PCBs), asbestos, and pesticides. There are approximately sixty (60) open Leaking Underground Storage Tank (LUST) sites dispersed throughout the city. There are no identified "brownfield" properties in the city. Reuse and intensified use of former industrial and commercial areas, particularly in Central Petaluma, has the potential to expose one or more hazardous materials during demolition and /or excavation. Remediation of these hazards is necessary before rehabilitation or construction can begin. There are no hazardous waste disposal sites in the city. Hazardous waste management programs are conducted by the SCWMA. A Households Toxics Facility is located at the Central Landfill (500 Mecham Road, Petaluma), where households and businesses within Sonoma County can drop off hazardous materials. In addition, community toxics collections are conducted in a different city each week by the SCWMA. These services are available to households and businesses that qualify as small quantity generators (i.e., generate a maximum of 100 kilograms (27 gallons or 220 pounds) or less of hazardous waste per month). Residential pick -up service is available by appointment. Existing Conditions: Project Site The Phase I environmental assessment completed for the project identifies that the project site is not included on any local, state, or federal list indicating the presence of hazardous materials from prior use. This was verified by a review of the DTSC EnviroStor website and State Water Resources Control Board GeoTracker website. A review of those websites, however, reveals two (2) clean -up sites within 1,000 feet of the project site (i.e., generally south of Lakeville Highway, east of Casa Grande Road), including the following: 1. Petaluma Poultry Process (2700 Lakeville Highway, abutting project site) (Case # T0609700883): This site is listed as a 'closed' LUST site. The potential contaminants of concern were diesel, gasoline. The potential media of concern was soil. The case was opened on June 30, 1988 and closed on March 6, 1996. 2. Royal Tallow & Soap Co (Former) (2592 Lakeville Highway, approximately 750 feet to southwest of project site) (Case # T0609700905): This site was occupied by the Royal Tallow and Soap Company (RTSC) facility from at least 1955 through 1986, when operations ceased. The property has been vacant land since the former facility buildings were demolished in 2008. A number of recognized environmental conditions are present with both potentially effecting soil and groundwater. The flow of groundwater from this site is in a southerly direction, towards the Petaluma River and away from the project site. The two cases above pose no risk to persons constructing or working at the project due to distance and the lack of potential exposure. 3 -19 Page 29 of 73 Impact Analysis: 2.8 (a & b) (Routine Transport, Use or Disposal) (Upset and Accident Conditions Involving Release) Less Than Significant Impact: The project consists of a commercial land use with two types of activities: (1) office; and (2) landscape maintenance equipment storage and maintenance yard. Neither activity involves the disposal of hazardous materials on -site. The office activity would not involve the routine transport, use or disposal of hazardous materials in either quantity or type sufficient to result in a significant hazard to the public. Rather, the office activity is expected to involve the use of household cleaning products for routine maintenance and collection of waste and recycling materials involved in the performance of administrative duties (e.g., food waste from meals, printed copy paper). The landscape maintenance yard aspects of the project include the following: • Parking of vehicles and trailers (transporting equipment to job sites); • Loading zones for said vehicles and trailers; • Green waste /debris bin; • Wash rack area; • Fuel island; and • Nursery area. The green waste /debris bin is expected to hold non - hazardous materials consisting of lawn clippings, leafs and plant material trimmings and, of which, would be collected weekly by the local refuse company. The proposed wash rack would be used for prepping vehicles and small power equipment for inspection, service and repairs. Cleaning would be performed by a pressure washer including the use of water only without hazardous materials. The nursery area is a small area confined to a corner of the yard and which would be used for temporarily storing landscape plantings to be installed at customer's properties. The fuel island within the landscape maintenance yard includes two (2) one thousand gallon tanks (one for gasoline, one for diesel) intended for use by company vehicles only. This aspect of the project is subject to state and local laws and regulations related to ensuring safe use and the prevention of upset and accidents. At the state level, the project's fuel island aspect is considered a "tank facility" falling under the jurisdiction of the Aboveground Petroleum Storage Act, adopted in Chapter 6.67 of the California Health and Safety Code. At the local level, the provisions of Petaluma Municipal Code Chapter 17.20 (Fire Code) apply including, more specifically, those of NFPA 30A (Motor Fuel Dispensing Facilities and Repair Garages). Compliance and enforcement under these state and local rules is administered by the Petaluma Fire Department under its Certified Unified Program Agency (CUPA) role. The combined effect of these laws and regulations is to protect public safety (e.g., prevention of fire, explosion) and prevent release into the environment. Initial compliance is mandatory and verified in conjunction with the building permit review process. Elements of the building permit review process include the review and approval of an appropriate tank type, piping system, fuel dispensing system, electrical wiring and associated equipment, operational parameters, and vapor processing and recovery. In addition to construction document review, the Petaluma Fire Department reviews an accompanying Spill, Prevention, Control and Countermeasure (SPCC) plan, subject to federal requirements at 40 Code of Federal Regulations Part 112, as well as a Hazardous Materials Business Plan (HMBP) subject to the Hazardous Materials Management Act. Approved facilities are inspected annually by the Petaluma Fire Department. These regulations and requirements, coupled with ongoing inspection by the Petaluma Fire Department, would limit risk of spill or release that could result in exposure to workers, the public, or the environment. The project also includes, within an enclosed building fronting the landscape maintenance yard, five bays providing for small engine /equipment and vehicle repair. Also, provided adjacent to those bays are a series of small storage rooms for landscape maintenance equipment (e.g., irrigation parts, hand tools, fertilizer, pesticides, mowers, 2 -cycle equipment). Proposed repair activities consist of preventive maintenance and minor repairs of light trucks and small power equipment. Preventive maintenance and minor repairs include oil changes, adjustment, repair and replacement of minor components such as batteries, alternators, belts, mower blades, etc. All major component repairs like transmissions and engines would be performed at a separate off -site facility. Like the project's fuel island, the equipment and vehicle maintenance aspect is also subject to the California Aboveground Petroleum Storage Act and Petaluma Municipal Code Chapter 17.20 3­779 rage ou of to (Fire Code) and, with mandatory compliance (as described above„ the project would not pose a significant hazard to the public or environment. Fertilizer and pesticide storage would occur in two separate storage bays measuring approximately 250 square feet in area each. This storage activity would also be subject to the HMBP requirements overseen by the Petaluma Fire Department and compliance with such plan would limit risk of spill or release that could result in exposure to workers or the environment. The project would include the use of certain hazardous materials (described above) at the project site and, in doing so, potentially expose employees to them and /or potentially release them into the environment. However, through the application of existing federal, state and local policies and regulations, the project would not create a significant hazard to the public or environment. Therefore, the project would result in a less than significant impact under this criterion. Mitigation Measures: None required. 2.8 (c) (Emit or Handle Within 1/4 mile of School) No Impact: The project would not emit hazardous emissions or handle hazardous or acutely hazardous materials, substances, or waste. The closest existing or proposed school is Miwok Valley Language Academy (1010 Saint Francis Drive) located approximately 0.40 miles to the northwest. Therefore, the project would result in no impact under this criterion. Mitigation Measures: None required. 2.8 (d) (Government Code Section 65962.5 Site) No Impact: As mentioned above, the Phase I environmental assessment completed for the project identifies that the project site is not included on any local, state, or federal list indicating the presence of hazardous materials from prior use. Therefore, the project would result in no impact under this criterion. Mitigation Measures: None required. 2.8 (e) (Public Airport Land Use Plan) No Impact: The nearest public airport to the project site is the Petaluma Municipal Airport, which is located approximately 1.5 miles to the east. The project site is not subject to any safety restrictions from an adopted Airport Land Use Compatibility Plan. The proposed Project would have no impact related to hazards associated with the Petaluma Airport. Mitigation Measures: None required. 2.8 (f) (Private Airport Land Use Plan) No Impact: There is no private airstrip within two (2) miles of the project site. Therefore, the project would have no impact related to hazards associated with private airstrips. Mitigation Measures: None required. 2.8 (g) (Impair Emergency Response Plan) No Impact: the project would not impair implementation of or physically interfere with an adopted emergency response plan or emergency evacuation plan. The project is consistent with the General Plan Land Use designation and will not alter any emergency response or evacuation routes. The proposed site plan includes ingress and egress access adequate to accommodate emergency vehicles and provide connectivity to the existing circulation and street system. The proposed Project will have no impact on the emergency response plan or emergency evacuation plan. Mitigation Measures: None required. 2.8 (h) (Wildland Fire) No Impact: The project site is located in an urbanized environment adjacent to residential development to the west, north and east. There are no wildlands in the project vicinity. The project would have no impact related to the exposure of people /structures to a significant risk of loss, injury or death involving wildland fires. Mitigation Measures: None required. 3 -90 Page 31 of 73 4.9 HYDROLOGY AND WATER QUALITY Less Than Potentially Significant Less than No Significant with Significant Impact Would the project: Impact Mitigation Impact a) Violate any water quality standards or waste ❑ ❑ ® ❑ discharge requirements? b) Substantially deplete groundwater supplies or interfere substantially with groundwater recharge such that there would be a net deficit in aquifer volume or a lowering of the local groundwater table ❑ ❑ ® ❑ level (e.g., the production rate of pre- existing nearby wells would drop to a level which would not support existing land uses or planned uses for which permits have been granted)? c) Substantially alter the existing drainage pattern on the site or area, including through the alteration of ❑ ® ❑ the course of a stream or river, in a manner that ❑ would result in substantial erosion or siltation on- or off -site? d) Substantially alter the existing drainage pattern on the site or area, including through the alteration of ❑ ® ❑ the course of a stream or substantially increase the ❑ rate or amount of surface runoff in a manner, which would result in flooding on- or off -site? e) Create or contribute runoff water that would exceed the capacity of existing or planned stormwater ❑ ❑ ® ❑ drainage systems or provide substantial additional sources of polluted runoff? f) Otherwise substantially degrade water quality? ❑ ❑ ® ❑ g) Place housing within a 100 -year flood hazard area as mapped on a federal Flood Hazard Boundary or ❑ ❑ ❑ Flood Insurance Rate Map or other flood hazard delineation map? h) Place within a 100 -year flood hazard area structures ❑ ❑ ❑ that would impede or redirect flood flows? i) Expose people or structures to a significant risk of loss, injury or death involving flooding, including ❑ ❑ ❑ flooding as a result of the failure of a levee or dam? j) Inundation by seiche, tsunami, or mudflow? ❑ ❑ ❑ Sources: 2025 General Plan and EIR; Preliminary Storm Drain Report, by Baechtel Hudis, Inc., October 21, 2016. Setting: The Petaluma River is the primary watercourse within the City of Petaluma and the Petaluma watershed (an area of approximately 46 square miles). The Petaluma River is tidally influenced and flows in a southeast direction into San Pablo Bay. The Petaluma River is used for recreational boating and water sports as well as long- standing river - dependent industrial operations. The United States Army Corps of Engineers (ACOE) is charged with dredging the river on a four -year cycle to maintain navigability for commercial shipping. The �$l Page 32 of 73 project site is located approximately 0.5 miles northeast of the Petaluma River and approximately 250 feet west of Adobe Creek. Section 402 of the Clean Water Act regulates the discharge of pollutants to waters of the US. Locally, this is implemented through National Pollution Discharge Elimination System (NPDES) General Permit. Requirements apply to the project's construction - related activities (e.g., grading, grubbing and site disturbance). Construction activities on more than one acre (i.e., the project site) are subject to NPDES permitting requirements, including the preparation of a Storm Water Pollution Prevention Plan ( SWPPP). The NPDES General Permit Requirements also address post- construction conditions resulting from development including, but not limited to, through Low Impact Development (LID) requirements. Under LID requirements, new development, including the project, is required to mimic pre - developed conditions, protect water quality, and retain runoff from impervious surfaces onsite. Impact Analysis: 2.9 (a, e, f) (Water Quality Standard, Stormwater Drainage System Capacity, Otherwise Degrade Water Quality) Less Than Significant Impact: The mandatory requirements the NPDES General Permit address and apply to the project' construction and post- construction stormwater discharges. Prior to construction, the project applicant is required to file for coverage under the State Water Resources Control Board (SWRCB), Order No. 99- 08 —DWQ, NPDES General Permit No. CAS000002 for Discharges of Storm Water Runoff Associated with Construction Activity (General Permit). Mandatory requirements cover construction activities including, but not limited to, clearing, grading, excavation, stockpiling, and reconstruction of existing facilities involving removal and replacement. Compliance is initiated through submittal of a Notice of Intent (NOI) to the State Water Resources Control Board (SWRCB) and carried out through a Storm Water Pollution Prevention Plan ( SWPPP). The SWPPP contains a site map, existing and proposed buildings, lots, roadways, storm water collection and discharge points, general topography both before and after construction, and drainage patterns across the project. The SWPPP must also identify Best Management Practices (BMPs) to protect storm water runoff. The NPDES General Permit also includes performance standards for post- construction that are consistent with State Water Board Resolution No. 2005 -0006, "Resolution Adopting the Concept of Sustainability as a Core Value for State Water Board Programs and Directing Its Incorporation," and 2008 -0030, "Requiring Sustainable Water Resources Management." In short, standards require all construction sites to match pre - project hydrology to help ensure that the physical and biological integrity of aquatic ecosystems are sustained. This "runoff reduction" approach is analogous in principle to Low Impact Development (LID) and serves to protect related watersheds and waterbodies from both hydrologic -based and pollution impacts associated with the post- construction landscape. The preliminary stormwater management and treatment plan prepared for the project addresses post - construction treatment through uses such as vegetated swales. The project's impervious surfaces total 103,690 square feet and 4,265 square feet of vegetated infiltration systems are provided. The plan also includes a preliminary calculation of stormwater discharge volumes and which indicates the sizing of the existing stormwater system is adequate to convey flows from the required 10 -year storm event. With implementation of these water quality control and waste discharge measures, including as they may be refined under the mandatory provisions of the NPDES General Permit, as well as the SWPPP to be developed for construction activities, the subject project will have less than significant impact relative to water quality standards. Additionally, the project includes no feature omitted from the discussion above that may otherwise degrade water quality. Mitigation Measure: None required. 2.9 (b) (Groundwater Supply & Recharge) Less Than Significant Impact: The City of Petaluma has historically used surface water, groundwater, and recycled water to supply its various customer demands. The near -term future supply strategy of the 2015 Urban Water Management Plan (UWMP) relies on surface water from the Sonoma County Water Agency (SCWA) and recycled water from its own water recycling facility. Page 33 of 73 Groundwater is not identified as a planned water supply source through the year 2040. The City of Petaluma does not rely on groundwater as a significant portion of supply due to specific yield and water quality limitations. Since 2000, groundwater has only been used for peak water demand needs or to minimize short -term supply cost impacts to customer rates. For example, in 2010, only six (6) of the existing twelve (12) active wells were used for production. Many of the wells are inactive due to low yields, poor water quality, or deteriorating well conditions. The active wells range in production from approximately 100 gallons per minute (GPM) to 1,063 GPM. From 2004 to 2006, the City of Petaluma reduced its groundwater use to zero. However, groundwater use was increased in 2007 and 2008 due to a temporary surface water supply shortage due to SCWA financial operational constraints. Between 2011 and 2015 groundwater was used to supplement other water supplies sources. The 2015 UWMP states the City of Petaluma intends to only use groundwater in the future as emergency backup supply, peaking needs, or other short -term scenarios. Water demand from the project is accounted for in the General Plan EIR and water demand projections of the 2015 UWMP. All development onsite will be subject to the latest standards for water conservation and water use efficiency including indoor and outdoor water use. Based on the above, and in accordance with the 2015 UWMP, the City of Petaluma has adequate water supply resources to accommodate development of the project without depleting, degrading or altering groundwater supplies or interfering substantially with groundwater recharge. The project would not result in the lowering of the aquifer or the local groundwater table. The project's water demands are consistent with water demands evaluated in the 2015 UWMP, which found sufficient water supplies are available to meet existing and planned future development within the UGB. Groundwater reserves will not be depleted due to the proposed development. Therefore, potential impacts to groundwater will be less than significant. Mitigation Measure: None required. 2.9 (c -d) (Drainage Pattern or Runoff) Less Than Significant Impact: The project would not alter the course of a stream or river. Presently, precipitation falling on the undeveloped, pervious project site primarily infiltrates into the ground. The project consists of urban development that would result in the installation of an on -site stormwater collection and treatment system. As mentioned above, the project includes design features that collect stormwater and release it to the City's stormwater system in a manner that mimics existing conditions. Additionally, the removal of existing discharges from the project site to off -site drainage swales leading to the Petaluma River or Adobe Creek removes a potential source of erosion and /or siltation. Therefore, the project will not result in a drainage pattern that causes substantial erosion or siltation on- or off -site; nor will it result in flooding on- or off -site. Thus, impact to drainage and runoff would be less than significant. Mitigation Measure: None required. 2.9 (g -i) (Flood Hazard) No Impact: Based on the Federal Emergency Management Agency's Flood Insurance Rate Panel #06097C1001G, effective October 2, 2015, the project site is located outside of the 100 -year floodplain. Therefore, the project will not place housing or structures in a flood hazard area and, as a result, will not expose people or structures to risks related to flooding. The project would have no impact under this topic. Mitigation Measure: None required. 2.9 Q) ( Seiche, Tsunami, Mudflow) No Impact: The project area is not subject to inundation by seiche, tsunami or mudflow. There are no substantial water bodies in the immediate vicinity of the project site. There will be no impact from inundation by seiche, tsunami or mudflow resulting from project implementation. Mitigation Measure: None required. FUMEM Page 34 of 73 4.10 LAND USE AND PLANNING Less Than Potentially Significant Less than No Significant with Significant Impact Would the project: Impact Mitigation Impact p a) Physically divide an established community? ❑ ❑ ❑ b) Conflict with any applicable land use plan, policy, or regulation of an agency with jurisdiction over the project (including, but not limited to the general plan, specific plan, local ❑ ❑ ❑ coastal program, or zoning ordinance) adopted for the purpose of avoiding or mitigating an environmental effect? c) Conflict with any applicable habitat conservation ❑ ❑ ❑ plan or natural community conservation plan? Sources: 2025 General Plan Land Use and EIR; Petaluma Implementing Zoning Ordinance; Park Central /Park Square PCD Standards. Setting: The project is located within the General Plan's Lakeville Highway Planning Subarea which consists of mix of residential, commercial and industrial land uses. The General Plan designates the project site as Mixed Use (MU) and the Zoning Map designates the site as within the Park Central Planned Community District (PCD). The General Plan provides no property- specific policy to the project site. Impact Analysis: 2.10 (a) (Divide Established Community) No Impact: The project is located on a vacant parcel within an established Planned Community District. It also abuts two public rights -of -way (i.e., Technology Lane, Telecom Lane). As proposed, the project will not divide an established community. Rather it would result in infill development at a longtime vacant property that could be viewed as completing buildout of the PCD, and act as a transition use between the existing residential and established industrial uses. Access along existing public rights -of -way (i.e., Technology Lane, Telecom Lane) would remain possible and, with the project, improved through added streetscape improvements (e.g., curb, gutter, sidewalk, landscaping). Therefore, the project would have no impact under this criterion. Mitigation Measure: None required. 2.10 (b) (Land Use Plan, Policy, Regulation Conflict) No Impact: The project consists of a land use type (i.e., commercial) and intensity (i.e., floor area ratio (FAR)) that is consistent with the General Plan. The General Plan Land Use Map provides a Mixed Use designation to the project site. The Mixed Use designation accommodates, "a robust combination of uses, including retail, residential, service commercial, and /or offices." This designation also permits a maximum FAR of 2.5. The project proposes an FAR of 0.167. The project proposes uses of "Office" and "Maintenance /Repair — Client Site Services." The "Maintenance /Repair — Client Site Services" is not presently identified as a permitted or conditionally permitted use in the areas zoning of Park Central Planned Community District (Park Square PCD). As proposed, the project requests a text amendment to the Park Square PCD to identify the "Maintenance /Repair — Client Site Services" as a permitted use. The establishment of "Maintenance /Repair — Client Site Services" on other properties is considered very unlikely since they are presently development with multiple - family dwellings, commercial retail, restaurant, and service uses, as well as an industrial food processing facility. All of these existing uses were either developed contemporaneously with the PCD's establishment and /or have been recently upgraded through Page 35 of 73 new improvements (e.g., parking /access changes at Petaluma Poultry). The fact that the proposed zoning text amendment is necessary does not indicate a conflict resulting in an environmental effect (beneficial or adverse). Additionally, the proposed zoning text amendment does not concern regulations adopted for the purposes of avoiding or mitigation a significant environmental effect as the criterion states. Therefore, in light of the above facts, the project would result in no impact under this criterion. Mitigation Measure: None required. 2.10 (c) (Habitat Plan Conflict) No Impact: No habitat conservation plan or a natural community conservation plan applies within the City of Petaluma UGB. Therefore, the project will not conflict with any conservation plan or natural community plan. Mitigation Measure: None required 3 ® ?6 Page 36 of 73 4.11 MINERAL RESOURCES Imaact Analvsis: 2.11 (a -b) (Mineral Resource or Plan) No Impact: There are no mineral resources within the City of Petaluma UGB. The project site has not been delineated as a locally - important mineral resource recovery site b the California Geological Survey. Consequently, the project will not result in the loss of availability of a known resource, including locally important mineral resources. Therefore, the project will have no impact to mineral resources. Mitigation Measure: None required. 3_�� Page 37 of 73 Less Than Potentially Significant Less than No Would the project: Significant Impact with Mitigation Significant Impact Impact p Incorporated a) Result in the loss of availability of a known mineral resource that would be of value to the ❑ ❑ ❑ region and the residents of the state? b) Result in the loss of availability of a locally - important mineral resource recovery site ❑ ❑ ❑ delineated on a local general plan, specific plan or other land use plan? Sources: 2025 General Plan and EIR; Update of Mineral Land Classification: Aggregate Material in the North San Francisco Bay Production - Consumption Region, Sonoma, Napa, Marin, and Southwestern Solano Counties, California, California Geological Survey, 2013. Imaact Analvsis: 2.11 (a -b) (Mineral Resource or Plan) No Impact: There are no mineral resources within the City of Petaluma UGB. The project site has not been delineated as a locally - important mineral resource recovery site b the California Geological Survey. Consequently, the project will not result in the loss of availability of a known resource, including locally important mineral resources. Therefore, the project will have no impact to mineral resources. Mitigation Measure: None required. 3_�� Page 37 of 73 4.12 NOISE Setting: Regulatory Setting Noise sources within the City's Urban Growth Boundary (UGB) include vehicular traffic, trains and industrial activities such as mechanical equipment and refrigeration units. Freight train service through Petaluma is currently irregular, and thus does not constitute a significant noise source. By the end of 2017, the addition of commuter SMART rail service will contribute to noise levels within the UGB. For the project site, vehicular traffic on nearby roadways (e.g., US 101, Lakeville Highway /SR 116) is considered to be a major contributor to the ambient noise environment. Implementing Zoning Ordinance OZO) Implementing Zoning Ordinance (IZO) §21.040(A)(3)(a) limits noise generating construction activities to the hours of 7:00 a.m. to 10:00 p.m. on weekdays and 9:00 a.m. to 10:00 p.m. on weekends and holidays. For daily operational noise, both the General Plan and IZO provides guidelines and standards for acceptable levels. IZO §21.040(4)(A) establishes an hourly average level of 60 dBA as the maximum that may be generated on one land use that would be affecting another land use. Allowable levels are adjusted to account for existing ambient noise levels though the maximum allowed noise level may not exceed 75 dBA after adjustments are made. City of Petaluma General Plan 2025 According to the General Plan, office and business commercial uses are considered "normally acceptable" up to 70 dBA or CNEL while adjacent multi - family residential land uses are considered "normally acceptable" up Page 38 of 73 Less Than Potentially Significant Less than No Would the project result in: Significant Impact with Mitigation Significant Impact Impact Incorporated a) Exposure of persons to or generation of noise levels in excess of standards established in the local general ❑ El ® El or noise ordinance, or applicable standards of other agencies? b) Exposure of persons to or generation of excessive ❑ ❑ ® ❑ groundborne vibration or groundborne noise levels? c) A substantial permanent increase in ambient noise levels in the project vicinity above levels existing ❑ ❑ ® ❑ without the project? d) A substantial temporary or periodic increase in ambient noise levels in the project vicinity above ❑ ® ❑ ❑ levels existing without the project? e) For a project located within an airport land use plan or, where such a plan has not been adopted, within two miles of a public airport or public use airport, would ❑ ❑ ❑ the project expose people residing or working in the project area to excessive noise levels? f) For a project within the vicinity of a private airstrip, would the project expose people residing or working in ❑ ❑ ❑ the project.area to excessive noise levels? Sources: 2025 General Plan and EIR; Environmental Noise Assessment — Cagwin & Dorward Technology Lane Offices & Service Center, Illingworth & Rodkin, October 21, 2016, Updated January 18, 2017. Setting: Regulatory Setting Noise sources within the City's Urban Growth Boundary (UGB) include vehicular traffic, trains and industrial activities such as mechanical equipment and refrigeration units. Freight train service through Petaluma is currently irregular, and thus does not constitute a significant noise source. By the end of 2017, the addition of commuter SMART rail service will contribute to noise levels within the UGB. For the project site, vehicular traffic on nearby roadways (e.g., US 101, Lakeville Highway /SR 116) is considered to be a major contributor to the ambient noise environment. Implementing Zoning Ordinance OZO) Implementing Zoning Ordinance (IZO) §21.040(A)(3)(a) limits noise generating construction activities to the hours of 7:00 a.m. to 10:00 p.m. on weekdays and 9:00 a.m. to 10:00 p.m. on weekends and holidays. For daily operational noise, both the General Plan and IZO provides guidelines and standards for acceptable levels. IZO §21.040(4)(A) establishes an hourly average level of 60 dBA as the maximum that may be generated on one land use that would be affecting another land use. Allowable levels are adjusted to account for existing ambient noise levels though the maximum allowed noise level may not exceed 75 dBA after adjustments are made. City of Petaluma General Plan 2025 According to the General Plan, office and business commercial uses are considered "normally acceptable" up to 70 dBA or CNEL while adjacent multi - family residential land uses are considered "normally acceptable" up Page 38 of 73 to 65 dBA or CNEL, and adjacent industrial uses are considered "normally acceptable" up to 75 dBA or CNEL. The intent of these standards is to provide an acceptable exterior noise environment for outdoor activities: Section 10.2 of the City of Petaluma's Health and Safety Element includes objectives and policies applicable to residential, commercial, and industrial uses in the project area. The City's objective is to, "Protect public health and welfare by eliminating the effects of existing noise problem, and by minimizing the increase of noise levels in the future." Numerous policies support the City's goal. In particular, Policy G states, "significant" if the resulting noise level would exceed that described as normally acceptable for the affected use in Figure 10 -3: Land Use Compatibility for Community Noise Environments." Existinq Conditions The project site is bordered by multi - family residential uses to the west and north, office buildings and greenspace to the south, and industrial uses to the east. The existing noise environment on the project site and in the vicinity of the adjacent residential uses results primarily from distant vehicular traffic on Lakeville Highway, local traffic on Telecom and Technology Lanes and industrial noise from the Petaluma Poultry processing plant operation and truck activities to the north. A 25 hour noise monitoring survey was conducted between October 10th and 11th, 2016 to quantify the existing noise environment at the residential uses closest to the project site. The noise monitoring survey was conducted with one long -term noise measurement (LT -1) at the frontage of the multifamily residential uses to the west along Telecom Lane and one short term noise measurement (ST -1) at the frontage of the multifamily residential uses to the south along Technology Lane as indicated in Figure 5 below. Figure 5: Location of Noise Monitoring Surveys Page 39 of 73 A review of this table indicates that the existing daytime noise levels at the long term measurement position is between 2 and 16 dBA below the City's daytime noise limits, and 5 to 14 dBA below the City's nighttime noise limits. See Figure 5 for measurement locations. Source: Environmental Noise Assessment by Illingworth & Rodkin dated January 18, 2017. Leq = General Plan Ambient; L25 = Cumulative period of 15 minutes or more in one hour; Los = Cumulative period of 5 minutes or more in one hour; Loz = Cumulative period of 1 minute or more in one hour. A short term noise measurement (ST -1) was conducted at the setback of the closest residential building on Technology Lane simultaneously with a measurement at the long term position (LT -1). No traffic was observed on either Telecom or Technology Lane during the 10 minute measurement period. The results of the simultaneous measurements at the short -term and long -term measurement positions indicate that noise levels were 4 to 6 dBA lower at location ST -1 than LT -1. This difference is consistent with the difference which would be expected due to distance attenuation from equipment noise sources at the industrial use to the north. Based on the difference, and observations from the long term measurement data that noise from the industrial use appears to have dominated the noise environment at LT -1 between about 5 am and 2 pm daily, it is expected that the overall average daytime and nighttime Leq levels at ST -1 to be 55 dBA and 53 dBA, respectively, with a calculated Average Day /Night noise level (Ldp) at ST -1 of 60 dBA. Considering this finding, it is expected that the existing daytime noise levels along Technology Lane are between 5 and 19 dBA below the City's daytime Noise limits, and 7 to 16 dBA below the City's nighttime Noise limits. Impact AnalVsis: 2.12 (a) (Noise Standards) Less Than Significant Impact: Exterior Noise Levels The Cagwin & Dorward Offices and Service Center project would result in construction of a 12,000 square foot office building, 7,500 square feet of light industrial equipment maintenance and repair building, a 3,229 square foot equipment storage warehouse building, and a parking lot with 147 parking stalls. Operational activities on the site are expected to be limited to the company's current hours of operation (7 am to 5 pm), and thus noise resulting from the use of the site and facilities are expected to occur only during daytime hours as defined by the City of Petaluma Noise Standards. Page 40 of 73 TABLE 6 `MEASURED, -: ;NOISE LEVELS AT LT1:� .. j °3 Hourly IZO Table 21.1 (dBA) Exterior Ambient Noise Levels (dBA) Noise Avg Daytime Level Avg Nighttime Level Metric' Daytime Nighttime (Range) (Range) Leg 60 60 58(53-60) 55(50-59) L25 70 65 55(52-59) 53(47-57) L08 75 70 59(54-64) 56(51-59) L02 80 75 67(60-70) 62(59-67) See Figure 5 for measurement locations. Source: Environmental Noise Assessment by Illingworth & Rodkin dated January 18, 2017. Leq = General Plan Ambient; L25 = Cumulative period of 15 minutes or more in one hour; Los = Cumulative period of 5 minutes or more in one hour; Loz = Cumulative period of 1 minute or more in one hour. A short term noise measurement (ST -1) was conducted at the setback of the closest residential building on Technology Lane simultaneously with a measurement at the long term position (LT -1). No traffic was observed on either Telecom or Technology Lane during the 10 minute measurement period. The results of the simultaneous measurements at the short -term and long -term measurement positions indicate that noise levels were 4 to 6 dBA lower at location ST -1 than LT -1. This difference is consistent with the difference which would be expected due to distance attenuation from equipment noise sources at the industrial use to the north. Based on the difference, and observations from the long term measurement data that noise from the industrial use appears to have dominated the noise environment at LT -1 between about 5 am and 2 pm daily, it is expected that the overall average daytime and nighttime Leq levels at ST -1 to be 55 dBA and 53 dBA, respectively, with a calculated Average Day /Night noise level (Ldp) at ST -1 of 60 dBA. Considering this finding, it is expected that the existing daytime noise levels along Technology Lane are between 5 and 19 dBA below the City's daytime Noise limits, and 7 to 16 dBA below the City's nighttime Noise limits. Impact AnalVsis: 2.12 (a) (Noise Standards) Less Than Significant Impact: Exterior Noise Levels The Cagwin & Dorward Offices and Service Center project would result in construction of a 12,000 square foot office building, 7,500 square feet of light industrial equipment maintenance and repair building, a 3,229 square foot equipment storage warehouse building, and a parking lot with 147 parking stalls. Operational activities on the site are expected to be limited to the company's current hours of operation (7 am to 5 pm), and thus noise resulting from the use of the site and facilities are expected to occur only during daytime hours as defined by the City of Petaluma Noise Standards. Page 40 of 73 The project will introduce new sources of noise into the ambient noise environment. These would potentially include increased off -site roadway traffic noise and increased on -site operational noise from landscaping equipment cleaning, testing, and maintenance, truck movements, parking lot use, green waste and debris handling, and building heating, ventilation and air conditioning (HVAC) equipment. The expected sound levels of these sources are discussed below: On -Site Operational Noise Equipment Cleaning The facility will serve as a service and storage yard for landscape maintenance equipment, which will need to be cleaned, tested and maintained. Equipment cleaning will occur at the northeastern portion of the site, and equipment maintenance and testing is expected to occur within the 7,500 square foot shop building in the western portion of the site. Considering the range of commercially available electric and gas pressure washers between 2 and 25 horsepower (HP), it is expected that the use would result in sound levels of 67 to 70 dBA at 50 feet. The wash rack is located at the property line abutting the adjacent industrial use approximately 360 feet from the nearest residential building. At these distances the average sound level of equipment cleaning will be between 49 and 55 dBA, below the City's 60 dBA Leq daytime noise limit. Equipment Operation, Testing and Maintenance The operation and testing of landscaping equipment such as lawnmowers, leaf blowers, trimmers and other equipment will also create noise. To determine the expected sound levels produced by equipment, in -field noise measurements at the business' existing facilities in Novato, CA were done as the current equipment use and testing at the project site would be similar to those currently occurring. Petaluma IZO Table 21.1 provides standards for short -term, exterior noise exposure levels. L2, L8i and L25 values (addressed by Table 21.1 and discussed below) represent the noise levels that are exceeded n =2, 8, and 25 percent of the time or, equivalently, 1, 5, and 15 minutes in any given hour. Noise levels lasting longer than 30 minutes are assessed under a 24 -hour metric of Leq. For the proposed project, equipment testing is, as described below, evaluated under the L25 and Leq standards. It was found that the operation and testing of landscaping equipment can produce sound levels between 67 and 76 dBA at 50 feet. Expected exterior equipment testing is expected to last no more than 15 minutes in duration. The proposed site plan places, the outdoor testing area within 140 and 260 feet from the nearest residential buildings. At these distances, outdoor testing may produce L25 levels of 58 and 67 at the nearest residential building on Telecom Lane and L50 levels 53 and 62 dBA at the nearest residential building on Technology Lane. These levels are below the City's daytime L25 noise limit of 70 dBA which is required by Petaluma IZO Table 21.1 pertaining to maximum daytime exterior noise levels of continuous period of 15 minutes per hour. Equipment operation within the shop building during maintenance and repair activities may also occur, for more than 30 minutes per hour. Although activities will occur indoors, the minimum attenuation with the doors open provided by the structure is 12 dBA. The shop will be 100 feet from the nearest residential building on Telecom Lane and 215 feet from the nearest residential building on Technology Lane. At these distances and considering the minimum attenuation by the building, the equipment may produce Leq levels of 49 and 58 dBA at the nearest residential building on Telecom Lane and Leq levels of 42 and 51 dBA at the nearest residential building on Technology Lane. These levels are below the City's daytime Leq noise limit of 60 dBA. Parking Lot Noise generated by passenger vehicles in the project parking lots would occur during the daytime and would include sounds of vehicles accessing the parking area, engine starts, door slams, and workers and visitors talking. Noise generated by the parking lot is assumed to occur for less than 15 minutes out of an hour. This would produce maximum levels Lmax of 50 to 60 dBA at 50 feet, with the closest parking areas 105 feet from the nearest residential building on Telecom Lane and 95 feet from the nearest residential building on Technology Lane. At these distances the maximum parking lot generated sound levels will be 44 to 54 dBA at 3.10 Page 41 of 73 the nearest residential buildings. Considering that these maximum noise levels would occur for 15 minutes or less out of an hour, these sound levels would be well below the City's daytime noise Limit of 70 dBA for sound occurring from 15 minutes per hour at the neighboring residential uses. Truck Operations The operations at the facility would include the use of larger construction and work trucks. Such trucks typically generate maximum noise levels of between 60 to 70 dBA at 50 feet. Noise generated by these trucks in the project parking lots can be assumed to occur for 15 minutes or less out of an hour. The closest parking areas are 150 feet from the nearest residential buildings on Telecom Lane and 240 feet from the nearest building on Technology Lane. At these distances, the maximum generated sound levels will be 50 to 60 dBA at the nearest residential building on Telecom Lane and 46 to 56 dBA at the nearest residential building on Technology Lane. Considering that the maximum noise levels from trucks is 15 minutes or less out of any hour, these sound levels will be well below the City's daytime noise limit of 70 dBA for this sound occurring from 15 minutes per hour at the neighboring residential uses. Building Mechanical Equipment The project will include HVAC equipment to provide heat and air conditioning for the office and shop building employees. Considering the size and use of the offices, the air handling units needed could generate noise levels of 71 and 75 at 25 feet. Such equipment is expected to be located on building rooftops and would operate at a relatively constant rate and fall in the average daytime category of 60 dBA at neighboring residential uses. The equipment is expected to be located on building rooftops at over 120 feet from the nearest residential buildings. Based on this distance and the noise barrier effect of rooftop equipment screens and the roof edge, average building HVAC equipment sound levels will be 52 to 56 dBA at the nearest residential buildings. These levels would be below the City's average daytime noise limit of 60 dBA at the neighboring residential uses. Based on the findings above, noise levels from the operation of the proposed Cagwin & Dorward facility are expected to comply with the applicable City of Petaluma IZO noise limits at neighboring uses. Additionally, they would not result in an increase in the Ldp levels at noise sensitive uses in the project vicinity. Therefore, the project as proposed would comply with the exterior noise levels guidelines as established by the City of Petaluma General Plan and IZO. Mitigation Measure: None required. 2.12 (b) ( Groundbourne Vibration and Noise) Less Than Significant Impact: Project - related construction activities would result in temporary groundbourne vibration disturbances from site grading activities. However, no pile driving, jack hammering, or extensive work that would generate substantial groundborne vibration is proposed. Also, there are no nearby sensitive uses (e.g., hospital) or structures (e.g., historic building) that may be more susceptible to groundbourne vibration. The project does not include any temporary or long -term source of groundborne noise. For these reasons, this is considered a less than significant impact. Mitigation Measure: None required. 2.12 (c) (Ambient Noise Levels) Less Than Significant Impact: With regard to new long -term ambient noise levels, the project will introduce new traffic noise sources on Telecom and Technology Lanes. Based on a review of the project traffic report, the project will result in 27 new AM peak hour and 26 PM peak hour trips on these roadways. This level of traffic would be expected to increase the average Day /Night noise level Ldn less than 1 dBA. Following Policy G in the City's General Plan Noise Element, such an increase would be considered a less than significant impact. No other substantial long -term increase in ambient noise levels is expected as a result of project implementation. Therefore, the project would have a less than significant impact to the permanent noise environment. Mitigation Measure: None required. DWI Nage 41 or 10 2.12 (d) (Temporary or Periodic Noise Increase) Less Than Significant Impact with Mitigation: The IZO establishes standards to minimize the temporary noise impacts associated with construction, such as limitations on the time of day and week when construction activities are acceptable. Construction of the project would result in temporary noise disturbances that could potentially impact nearby sensitive receptors due to the site's proximity to surrounding residential development. Noise generated during construction would vary depending on the construction phase and the type and amount of equipment used at the construction site. Construction activities that would generate noise include site grading, excavation, hauling and deliveries, building erection, paving, and landscaping. Construction activities are typically carried out in stages. Construction noise levels would vary by stage. Typical construction noises at 50 feet away are given in Table 7, which gives the average noise level ranges by construction phase. Table 6 below illustrates that construction of the project would increase ambient noise levels during all phases of construction activities. Noise would be generated by trucks delivering and recovering materials at the site, grading and paving equipment, the radios and voices of workers, and other typical provisions necessary to construct office and commercial projects. Most excavation and construction noise is in the range of 78 to 89 dBA at a distance from the source. `" „TAB>_E,6 CONSTRUCTION PHASE NOISE LE1/ELS Construction Phase Construction Equipment Noise Level All pertinent equipment present at site Minimum equipment present at site Ground Clearing 84 dBA 84 dBA Excavation 89 dBA 79 dBA Foundations 78 dBA 78 dBA Building Erection 87 dBA 75 dBA Finishing (Paving) 89 dBA 75 dBA Source: U.S.E.P.A., Legal Compitlation on Noise, Vol. 1, p. 2 -104, 1973 Based on the distances to adjacent residential uses, expected average noise levels from work at the perimeter of the site and the building footprints have been generated. The results of these calculations are shown in Table 7. Considering these construction noise levels, the existing residential uses in the area would be intermittently exposed to high daytime levels of noise throughout the construction period. Although the IZO contains maximum exterior noise standards in Table 21.1, these levels are typically applied to operational, longer term noise sources and not to temporary construction noise occurring during allowed daytime hours per §21.040(A)(3) of the IZO. Though the Ordinance does not contain specific sound level criteria for construction activities which occurs during the permitted construction periods, in keeping with the City of Petaluma's General Plan, construction noise is considered to be significant when construction activities exceed 60 dBA Leq and /or the ambient noise environment by at least 4 dBA Leq for a period of one year or more at exterior activity areas of surrounding noise sensitive uses. Because project construction is expected to occur within the time limits allowed by the IZO and to be completed in one building season, noise associated with the project is considered to be consistent with the City noise standards. B -q L Page 43 of 73 TABLE,, 'ESTIMATED CONSTRUCTION NOISE LEVELS AT AD,iACENT USES ," Equipment Use Scenario Construction Equipment Noise Levels at Residences for given work at with Maximum and Minimum Locations Sound Levels Edge of Project Site Edge of Building Average Position Perimeter All Telecom Lane 87 84 85 Pertinent Equipment 74 72 73 Working Technology Lane Minimum Telecom Lane 82 79 80 Equipment Working Technology Lane 71 69 70 Nonetheless, in order to ensure that noise levels due to onsite construction are minimized Mitigation Measures NOI -1 through NOI -3 below shall be implemented. Adherence to those measures will ensure that temporary, construction - related noise impacts on sensitive receptors are minimized and that the public is informed in the event of questions /concerns related to noise disturbance. With implementation of those measures set forth below, the project's construction - related noise impacts would be reduced to less than significant levels. Mitigation Measures: NOI -1. Construction Hours /Activities: Construction activities shall comply with the following measures and all shall be noted on construction documents: 1. Construction Hours /Scheduling: Pursuant to the IZO, noise - generating activities at the construction site or in adjacent areas shall be between 8:00 a.m. and 6:00 p.m., Monday through Friday, and 9:00 a.m. to 5:00 p.m. on Saturdays. Construction is prohibited on Sundays and all holidays recognized by the City of Petaluma. 2. Construction Equipment Mufflers and Maintenance: Equip all internal combustion engine driven equipment with intake and exhaust mufflers that are in good condition and appropriate for the equipment. 3. Compressors: Locate stationary noise generating equipment (e.g., compressors) as far as possible from adjacent noise sensitive receivers. 4. Idling Prohibitions: All equipment and vehicles shall be turned off when not in use. Unnecessary idling of internal combustion engines is prohibited. 5. Equipment Location and Shielding: Acoustically shield stationary equipment located near noise - sensitive receivers with temporary noise barriers. 6. Quiet Equipment Selection: Select quiet construction equipment, particularly air compressors, whenever possible. 7. Staging and Equipment Storage: The equipment storage location shall be sited as far as possible from nearby sensitive receptors. 8. Generators: No generators shall be utilized during nighttime hours (Le., sunset to sunrise) to -3 _C? 3 age,+,+ ui i c power equipment (e.g., security surveillance) when normal construction activities have ceased for the day. All such equipment should be powered through temporary electrical service lines. N0I -2. Construction Plan: The contractor shall prepare a construction plan identifying the schedule for major noise - generating construction activities. The construction plan shall identify a procedure for coordination with the owner /occupants of nearby noise- sensitive land uses so that constitution activities can be scheduled to minimize noise disturbance. N0I -3. Noise Disturbance Coordinator: Developer shall designate a "noise disturbance coordinator" who will be responsible for responding to any local complaints about construction noise. This individual would most likely be the contractor or a contractor's representative. The disturbance coordinator would determine the cause of the noise complaint (e.g., starting too early, bad muffler, etc.) and would require that reasonable measures warranted to correct the problem be implemented. The telephone number for the disturbance coordinator shall be conspicuously posted at the construction site. 2.12 (e -f) (Airport Noise) No Impact: The project site is not located within a private airstrip, an airport land use plan or within two miles of a public airport or public use airport and would therefore not expose people residing or working in the project area to excessive noise levels. The Community Noise Equivalency Level (CNEL) noise contours from the Petaluma Municipal Airport do not affect the subject site. The project would not expose people residing or working onsite to significant noise levels generated by the Petaluma Municipal Airport. Therefore, noise from the Petaluma Airport will have no impact to people residing or working onsite. Mitigation Measures: None required. 1 Page 45 of 73 4.13 POPULATION AND HOUSING Would the project: Potentially Significant Less than No Significant with Significant Impact Impact Mitigation Impact a) Induce substantial growth in an area, either directly (for example, by proposing new homes and businesses) or ❑ ❑ ® ❑ indirectly (for example, through extension of roads or other infrastructure)? b) Displace substantial numbers of existing housing, necessitating the construction of replacement housing ❑ ❑ ❑ elsewhere? c) Displace substantial numbers of people, necessitating ❑ ❑ ❑ the construction of replacement housing elsewhere? Sources: 2025 General Plan and EIR; City of Petaluma 2009 -2014 Housing Element. Setting: The 2025 General Plan proposes development of approximately 6,000 additional residential units and a build - out population of approximately 72,700. This represents an annual growth rate of nearly 1.2% per year. The project would add 22,724 square feet of commercial floor area and, according to the project proponent, approximately 100 employees. Impact Analysis: 2.13 (a) (Substantial Growth) Less Than Significant Impact: As discussed in the land use section above, the project's development intensity is below the maximum anticipated by the General Plan 2025 and provided for in the Park Central Planned Community District. The project's indirect contribution to increased population was also analyzed by the General Plan EIR. The project is within the City's Urban Growth Boundary (UGB) and would not require the extension of new urban services that are not already provided to neighboring parcels. Additionally, the number of anticipated employees is not considered substantial as it would not induce the construction of new dwellings but, instead, encourage existing residents to seek employment at the project site. Therefore, the project is not considered to result in substantial growth and would result in a less than significant impact under this criterion. Mitigation Measures: None required. 2.13 (b -c) (Housing or Person Displacement) No Impact: Because the project site is vacant, it will not displace any housing units or people nor necessitate the construction of replacement housing elsewhere. The project will have no impact relative to housing or person displacement. Mitigation Measures: None required. 3-9 S Page 46 of 73 4.14 PUBLIC SERVICES Potentially Significant Less than No Significant with Significant Impact Impact Mitigation Impact Would the project result in substantial adverse physical impacts associated with the provision of new or physically altered governmental facilities, need for new or physically altered governmental facilities, the construction of which could cause significant environmental impacts, in order to maintain acceptable service ratios, response times or other performance objectives for any of the public services: a) Fire protection? ❑ ❑ ® ❑ b) Police protection? ❑ ❑ ® ❑ c) Schools? ❑ ❑ ® ❑ d) Parks? ❑ ❑ ® ❑ e) Other public facilities? ❑ ❑ ❑ Sources: 2025 General Plan and EIR. Setting: The City charges one -time impact fees on new private development in order to offset the cost of improving or expanding City facilities to accommodate the demand generated by new development. Impact fees are used to fund the construction or expansion of needed capital improvements. Petaluma also collects impact fees for open space, parkland, and other amenities. Development impact fees are necessary in order to finance required public facilities and service improvements and to pay for new development's fair share of the costs of the required public facilities and service, improvements. The proposed project would not result in new or altered governmental facilities nor does it result in a need for new or physically altered facilities. Impact Analysis: 2.14 (a -b) (Fire & Police Protection) Less Than Significant Impact: The project site abuts an existing mixed use and industrial development that is currently well served by public services. It can be expected that the project will generate additional calls for fire and police service. However, the project will be subject to the payment of development impact fees, including the Fire Suppression Facilities Impact Fee to offset the impacts to fire facilities and services and the Law Enforcement Facilities Impact Fee for policing services. General Plan Policy 7 -P -19 sets a four (4) minute travel time for emergency response within the city. The project is located approximately 1.1 miles from Fire Station 3 (831 S. McDowell) 1001 N. McDowell Boulevard at Corona Road) and has an approximate travel time of three (3) minutes to the project site. The project is also within the response radii (see GP EIR figure 3.4 -2) for Station 1 (198 E. D Street). Although additional fire and /or police service call for service can be expected to occur as a result of the project, new fire protection or police protection facilities are not necessary to maintain established levels of service. As a condition of project approval, the applicant is required to pay all development impact fees applicable to the project, including fire suppression facilities and law enforcement facilities impact fees. These funds are sufficient to offset any cumulative increase in demands to fire and police protection services and assure that impacts are less than significant. Mitigation Measures: None required. 2.14 (c) (Schools) Less Than Significant Impact: The Project will not result in substantial adverse physical 3-q 6 Page 47 of 73 impacts associated with providing new or physically altered school facilities. The project site is located within the Old Adobe Union Elementary School District and nearby the Miwok Valley Elementary School. The General Plan EIR found that overall enrollment in public elementary schools would not exceed the existing capacity of the public elementary schools located within the city limits. Overall, the projected enrollment for public elementary schools would decline and would utilize 93.9 percent of current capacity. The project would not result in new dwellings that directly contribute new school students. However, project - related employees that relocate to area, may result in an indirect increase in school students. The project is subject to the payment of statutory school impact fees to offset any cumulative impacts on the school system. Under California law, the payment by a developer of all current school impact fees associated with a proposed development effectively mitigates any impact that such development may have on the facilities of the local school district. For these reasons, the project will have a less than significant impact to schools. Mitigation Measures: None required. 2.14 (d) (Parks) Less Than Significant Impact: The project would not result in the construction of public park facilities nor necessitate a demand for additional park facilities. The project would, however, through its addition of new employees, result in an increase of use of existing park facilities. However, the project will be subject to the payment of development impact fees, including the Parkland Acquisition Fee, the Parkland Development Fee, the Open Space Acquisition Fee, the Aquatic Center Facilities Impact Fee, and the Community Center Facilities Fee. Payment of those fees offsets the project's impact due to increased patronage at city parks to a less than significant level. Mitigation Measures: None required. 2.14 (e) (Other Public Facilities) No Impact: The Project will not result in substantial adverse impacts associated with any other public facilities. The proposed project area is located adjacent to existing development that is well served by existing public utilities. The project will not generate a substantial increase in demands that warrant the expansion or construction of new public facilities. Therefore, there will be no impacts to other public facilities from project implementation. Mitigation Measures: None required. Page 48 of 73 4.15 RECREATION Setting: The public parks and recreational opportunities within the City of Petaluma accommodate a wide range of uses and encompass nearly 1,400 acres. Activities offered at parks and open spaces include both active and passive recreation. Parkland development and open space acquisition impact fees are required and help to mitigate any potential impacts of the project on parks and open space. The following city parks are located within one mile of the project: Shollenberger Park (1400 Cader Lane), Rocky Memorial Dog Park (2044 Lakeville Highway), Del Oro Park (Del Oro Circle /Sartori Drive), Miwok Park (1012 St. Francis Drive), Shollenberger Park (1400 Cader Lane), Steamer Landing Park (6 Copeland Street), Crinella Park (1123 Wieling Way), and La Tercera Park (1645 Peggy Lane). Impact Analysis: 2.15 (a) (Park Deterioration) Less Than Significant Impact: The project can be expected to result in an incremental increase in the use of nearby parks due to their proximity to the project site. The project would also result in the use of other parks in the city and region from new employees. The project's incremental contribution to the use of these facilities would not, however, result in a substantial physical deterioration nor would it accelerate deterioration of parks. Moreover, the project's mandatory payment of park land acquisition and park land development fees off -sets the project's incremental increase in demand for recreational facilities. Therefore, the project would result in a less than significant impact under this criterion. Mitigation Measures: None required. 2.15 (b) (Recreation Facilities) Less Than Significant Impact: The project excludes recreational facilities and does not require the construction of any such facilities. Therefore, the project would have no impact under this criterion. Mitigation Measures: None required. 3 -t8 Page 49 of 73 Less inan Potentially Significant Less than No Significant with Significant Impact Would the project: Impact Mitigation Impact Incorporated a) Would the project increase the use of existing neighborhood and regional parks or other recreational facilities such that substantial physical ❑ ❑ ® ❑ deterioration of the facility would occur or be accelerated? b) Does the project include recreational facilities or require the construction or expansion of recreational ❑ ❑ ® ❑ facilities which might have an adverse physical effect on the environment? Sources: 2025 General Plan: Figure 6 -1 Parks and Open Space; and General Plan EIR. Setting: The public parks and recreational opportunities within the City of Petaluma accommodate a wide range of uses and encompass nearly 1,400 acres. Activities offered at parks and open spaces include both active and passive recreation. Parkland development and open space acquisition impact fees are required and help to mitigate any potential impacts of the project on parks and open space. The following city parks are located within one mile of the project: Shollenberger Park (1400 Cader Lane), Rocky Memorial Dog Park (2044 Lakeville Highway), Del Oro Park (Del Oro Circle /Sartori Drive), Miwok Park (1012 St. Francis Drive), Shollenberger Park (1400 Cader Lane), Steamer Landing Park (6 Copeland Street), Crinella Park (1123 Wieling Way), and La Tercera Park (1645 Peggy Lane). Impact Analysis: 2.15 (a) (Park Deterioration) Less Than Significant Impact: The project can be expected to result in an incremental increase in the use of nearby parks due to their proximity to the project site. The project would also result in the use of other parks in the city and region from new employees. The project's incremental contribution to the use of these facilities would not, however, result in a substantial physical deterioration nor would it accelerate deterioration of parks. Moreover, the project's mandatory payment of park land acquisition and park land development fees off -sets the project's incremental increase in demand for recreational facilities. Therefore, the project would result in a less than significant impact under this criterion. Mitigation Measures: None required. 2.15 (b) (Recreation Facilities) Less Than Significant Impact: The project excludes recreational facilities and does not require the construction of any such facilities. Therefore, the project would have no impact under this criterion. Mitigation Measures: None required. 3 -t8 Page 49 of 73 4.16 TRANSPORTATION AND CIRCULATION Setting: Regulatory Setting The City of Petaluma is bisected by U.S. 101, which serves as the primary route between San Francisco and Marin and Sonoma Counties. U.S. 101 accommodates over 92,000 vehicles per day within Petaluma. The circulation system within the City of Petaluma consists of approximately 140 miles of streets including, arterials, collectors, connectors, and local streets. The Petaluma General Plan 2025 provides the following policies with regard to mobility: Policy 5 -P -8 The priority of mobility is the movement of people within the community including the preservation of quality of life and community character. A. Develop formal transportation impact analysis guidelines that consider multi -modal impacts of new developments. B. Develop and adopt multi -modal level of service standards that examine all modes 3- q9 Page 5U of f3 Less inan Potentially Significant Less than No Would the project: Significant with Significant Impact Impact Mitigation Impact Incorporated a) Conflict with an applicable plan, ordinance or policy establishing measures of effectiveness for the performance of the circulation system, taking into account all modes of transportation including mass transit and non - motorized travel and relevant ❑ ❑ ® ❑ components of the circulation system, including but not limited to intersections, streets, highways and freeways, pedestrian and bicycle paths, and mass transit? b) Conflict with an applicable congestion management program, including, but not limited to level of service standards and travel demand measures, or other ❑ ❑ ❑ standards established by the county congestion management agency for designated roads or highways? c) Result in a change in air traffic patterns, including either an increase in traffic levels or a change in ❑ ❑ ❑ location that results in substantial safety risks? d) Substantially increase hazards due to a design feature (e.g., sharp curves or dangerous intersections) or ❑ ❑ ® ❑ incompatible uses (e.g., farm equipment)? e) Result in inadequate emergency access? ❑ ❑ ® ❑ f) Conflict with adopted policies, plans, or programs regarding public transit, bicycle, or pedestrian ❑ ❑ ❑ facilities, or otherwise decrease the performance or safety of such facilities? Sources: 2025 General Plan and EIR; Traffic Impact Study for the Cagwin & Dorward Technology Lane Office Project, W- Trans, March 24, 2017. Setting: Regulatory Setting The City of Petaluma is bisected by U.S. 101, which serves as the primary route between San Francisco and Marin and Sonoma Counties. U.S. 101 accommodates over 92,000 vehicles per day within Petaluma. The circulation system within the City of Petaluma consists of approximately 140 miles of streets including, arterials, collectors, connectors, and local streets. The Petaluma General Plan 2025 provides the following policies with regard to mobility: Policy 5 -P -8 The priority of mobility is the movement of people within the community including the preservation of quality of life and community character. A. Develop formal transportation impact analysis guidelines that consider multi -modal impacts of new developments. B. Develop and adopt multi -modal level of service standards that examine all modes 3- q9 Page 5U of f3 and vary the standards by facility type to imply a preference to selected modes based upon the context (including street type and location). C. LOS analysis data shall utilize the peak hour (60 minutes) rather than the peak period (15 minutes) for determining intersection LOS. Policy 5 -P -10 Maintain an intersection level of service (LOS) standard for motor vehicle circulation that ensures efficient traffic flow and supports multi -modal mobility goals. LOS should be maintained at Level D or better for motor vehicles due to traffic from any development project. A. A lower Level of Service may be deemed acceptable, by the City, in instances where the City finds that potential vehicular traffic mitigations (such as adding additional lanes or modifying signal timing) would conflict with the Guiding Principles of the General Plan, particularly with regard to: • Guiding Principle #2. Preserve and enhance Petaluma's historic character. • Guiding Principle #6. Provide a range of attractive and viable transportation alternatives, such as bicycle, pedestrian, rail and transit. • Guiding Principle #7. Enhance Downtown by preserving its historic character, increasing accessibility, and ensuring a broad range of business and activities and increasing residential activities. The above does not relieve any need to mitigate development related impacts, which may include multi -modal improvements to reduce identified impacts. Because the City of Petaluma has not implemented General Plan Policy 5 -P -8, this Initial Study addressed LOS with respect to passenger vehicles only. When assessing the LOS of passenger vehicles, this Initial Study applies the following thresholds of significance of the General Plan EIR: City Roadway and Intersection Impact Criteria Traffic impacts are identified as significant if the project would cause: 1. Operations (LOS) at a signalized intersection to deteriorate from an acceptable level (LOS C or better) under conditions without the project to an unacceptable level (LOS D, E, or F); 2. For signalized intersections that operate at an LOS D or E under conditions without the project, the LOS to deteriorate to the next lowest level; 3. For signalized intersections operating at LOS F without the project, any additional vehicle trips to the intersection; 4. For unsignalized intersections operating acceptably (LOS C or better) under conditions without the project, the LOS to deteriorate to unacceptable (LOS D, E, or F) conditions AND the traffic volumes at the intersection would satisfy the Caltrans peak -hour volume warrant criteria for traffic signal installation; or 5. For unsignalized intersections operating at unacceptable levels (LOS D, E, or F) under conditions without the project, average delay to increase by five or more seconds AND the traffic volumes at the intersection would satisfy the Caltrans peak -hour volume warrant criteria for traffic signal installation. U.S. 101 Impact Criteria Significant traffic impacts on freeway segments are identified as when a project causes: 1. The volume on the freeway segment to exceed its capacity (Cause LOS E or better to deteriorate to LOS .3 --loo Page 51 of 73 F); or 2. An increase in the amount of traffic on a freeway segment already exceeding its capacity by more than one percent of the freeway segment's design capacity. Existing Conditions Passenger Vehicles The project is located east of U.S. 101 at the intersection of Technology Lane and Telecom Lane. The Traffic Impact Study (TIS) prepared for the project addresses LOS at the following six (6) study intersections: 1. Lakeville Highway /US 101 South Ramps 2. Lakeville Highway /US 101 North Ramps 3. Lakeville Highway /Baywood Drive 4. Lakeville Highway /Casa Grande Road 5. Lakeville Highway /McDowell Boulevard South 6. Lakeville Highway /Frates Road -Cader Lane The location of these study intersection in relation to the project is shown at Figure 6 below. The existing LOS for each study intersection without the project is shown at Table 8 below. Figure 6: LOS Study Intersections for Project 3--to( Page 52 of 73 Study Intersection 1. Lakeville Hwy /US 101 South Ramps 2. Lakeville Hwy /US 101 North Ramps 3. Lakeville Hwy /Baywood Dr 4. Lakeville Hwy /Casa Grande Rd 5. Lakeville Hwy /McDowell Blvd S 6. Lakeville Hwy /Frates Rd -Cader Ln AM Peak Delay LOS 34.3 C 19.8 B 14.4 B 13.3 B 32.5 C 22.1 C PM Peak Delay LOS 32.0 C 31.8 C 25.4 C 22.9 C 35.4 C 36.5 D Source: Traffic Impact Study for the Cagwin & Dorward Technology Lane Office Project by W- Trans, dated March 24, 2017 Notes: Delay is measured in average seconds per vehicle; LOS = Level of Service. In addition to the six study intersections, the project's TIS also addressed the following freeway segments of the US 101: (a) East Washington Boulevard to Lakeville Highway; and (b) Lakeville Highway to Petaluma Boulevard South. Existing peak period volumes for these segments without the project are shown at Table 9 below. US 101 Segment East Washington Blvd — Lakeville Hwy Lakeville Hwy — Petaluma Blvd S NB Volume I SB Peak AM Peak PM Peak AM Peak PM Peak 3,450 4,390 4,230 3,450 3,050 3,880 3,740 3,050 Source: Traffic Impact Study for the Cagwin & Dorward Technology Lane Office Project by W- Trans, dated March 24, 2017 Pedestrian Facilities Pedestrian facilities include sidewalks, crosswalks, pedestrian signal phases, curb ramps, curb extensions and various streetscape amenities such as lighting, benches, etc. In general, a network of sidewalks, crosswalks, pedestrian signals, and curb ramps provide access for pedestrians in the vicinity of the project. Pedestrian facilities in the immediate vicinity of the project site include: • Technology Lane — Sidewalk coverage is provided on both sides of Technology Lane with a significant gap along the project site frontage on the northeast side of the street. • Telecom Lane — Sidewalk coverage is provided along the northwest side of the Telecom Lane, but not along the southeast side of the street (i.e. the project site frontage). Bicycle Facilities In the project area, a Class I bike path exists in between Shollengerger Park and Ely Boulevard. Class II bike 3-20 2 Page 53 of 73 lanes exist on South McDowell Boulevard between Maria Drive and Lakeville Highway. There are also existing Class II bike lanes on Frates Road from South McDowell Boulevard to Ely Boulevard South and Casa Grande Road from Technology Lane to Ely Boulevard South. A Class I bike lane is a completely separated right -of -way for the exclusive use of bicycles and pedestrians with cross flows of motorized traffic minimized. A Class II bike lane is a striped and signed lane for one -way bike travel on a street or highway. Transit Facilities Three separate transit agencies provide regular service to the City of Petaluma: Petaluma Transit, Sonoma County Transit, and Golden Gate Transit. • Petaluma Transit — provides fixed route bus service in the City of Petaluma. Route 24 provides loop service to destinations throughout the City with the nearest stop to the project site at Lakeville Highway and Casa Grande Road. Route 24 operates Monday through Saturday with approximately 30- minute to one - and - one -half hour headways between 7:00 AM and 6:00 PM. • Sonoma County Transit — provides regional service between Petaluma and surrounding communities. Route 40, which travels between the City of Petaluma and City of Sonoma, has stops on Lakeville Highway at Casa Grande Road and operates Monday through Friday between 6:30 AM and 6:30 PM with two departure times during the morning and three departure times during the evening commute periods. • Golden Gate Transit — provides regional service between communities in the North Bay Area and San Francisco, Route 76 is a commuter bus route operating Monday through Friday that heads toward San Francisco during the morning peak period and toward Petaluma during the evening commute with approximately one - half -hour headways and has stops at the Lakewood Highway Park and Ride. Two bicycles can be carried on most Petaluma Transit, Sonoma County and Golden Gate Transit buses. Bike rack is on a first come, first served basis. Additional bicycles are allowed on Petaluma Transit buses at the discretion of the driver. Dial -a -ride, as known as paratransit, or door -to -door service, is available for those who are unable to independently use the transit system due to a physical or mental disability. Paratransit is designed to serve the needs of individuals with disabilities within Petaluma and the greater Petaluma area. Baseline Condition The project's TIS addresses a Baseline Condition to reflect the addition of traffic associated with known projects that may be constructed and /or become operational in the study area in the next two to three years. Potential future projects included in the Baseline Condition are either approved or have filed a development application. Project traffic associated with these projects was added to the Existing Conditions scenario in order to determine Baseline Condition volumes. As shown in Table 10 below, under the Baseline Condition without the project, it is expected that all of the study intersections will operate at LOS D or better. 2--/°3 Page 54 of 73 Study Intersection AM Peak PM Peak Dea y ELOS Delay LOS 1. Lakeville Hwy /US 101 South Ramps 33.7 C 34.3 C 2. Lakeville Hwy /US 101 North Ramps 19.9 B 33.6 C 3. Lakeville Hwy /Baywood Dr 22.7 C 31.3 C 4. Lakeville Hwy /Casa Grande Rd 13.6 B 23.9 C 5. Lakeville Hwy /McDowell Blvd S 39.6 D 37.7 C 6. Lakeville Hwy /Frates Rd -Cader Ln 23.4 C 39.9 D Source: Traffic Impact Study for the Cagwin & Dorward Technology Lane Office Project by W- Trans, dated March 24, 2017 Notes: Delay is measured in average seconds per vehicle; LOS = Level of Service. Future Condition The project's TIS presents a Future Condition in order to review the correlation between the project and Petaluma General Plan. The General Plan was developed on a horizon year of 2025. However, due to changes in economic conditions since the General Plan was completed in 2008, it is expected that build -out of the General Plan land uses would occur after 2025. As shown in Table 11 below, under the Future Condition without the project, it is expected that all of the study intersections will operate at LOS D or better. Study Intersection AM Peak PM Peak Delay LOS Delay LOS 1. Lakeville Hwy /US 101 South Ramps 33.6 C 31.9 C 2. Lakeville Hwy /US 101 North Ramps 11.7 B 12.8 B 3. Lakeville Hwy /Baywood Dr 22.8 C 26.0 C 4. Lakeville Hwy /Casa Grande Rd 19.4 B 22.8 C 5. Lakeville Hwy /McDowell Blvd S 53.4 D 36.4 D 6. Lakeville Hwy /Frates Rd -Cader Ln 39.5 D 38.8 D Source: Traffic Impact Study for the Cagwin & Dorward Technology Lane Office Project by W- Trans, dated March 24, 2017 Notes: Delay is measured in average seconds per vehicle; LOS = Level of Service. Impact Analysis: 2.16 (a) (Plan, Policy Ordinance: Circulation System) Less Than Significant Impact: As mentioned in the setting section above, the project's TIS evaluates effects on LOS at six (6) study intersections for three scenarios: Existing Conditions, Baseline Conditions, and Future Conditions. It also addresses the project's 3 - -laIf Page 55 of 73 potential effect on two freeway segments at US 101. The following narrative summarizes the outcome of that LOS analysis. Existing Conditions Study Intersections As shown at Table 12 below, with the addition of project - related traffic to the Existing Conditions scenario, all study intersections are expected to operate at an LOS D or better. Therefore, for the Existing Conditions scenario, the project would result in a less than significant impact. US 101 Study Segments The portions of US 101 between East Washington Boulevard and Lakeville Highway and Lakeville Highway and Petaluma Boulevard South currently carry 106,000 vehicles per day. The Existing plus Project scenario represents the most conservative scenario of project - related impacts since project trips make up a larger percentage of the existing overall volumes on the highway compared to future scenarios. Table 11 shows how many vehicles travel through each study segment during the a.m. and p.m. peak periods under Existing and Existing plus Project conditions. As shown at Table 13 below, project - related trips would increase overall directional volumes on either of the two freeway study segments during the peak hours by no more than 0.2 percent. This is less than the 1.0% threshold set by the General Plan EIR. Therefore, the project would result in a less- than - significant impact relative to freeway segments at the US 101. Study Intersection 1. Lakeville Hwy /US 101 South Ramps 2. Lakeville Hwy /US 101 North Ramps 3. Lakeville Hwy /Baywood Dr 4. Lakeville Hwy /Casa Grande Rd 5. Lakeville Hwy /McDowell Blvd S 6. Lakeville Hwy /Frates Rd -Cader Ln Existing Conditions AM Peak PM Peak Delay LOS Delay LOS 34.4 C 32.0 C 19.8 B 31.8 1 C 14.4 B 25.4 C 13.3 B 22.9 C 32.5 C 35.4 C 22.1 C 36.5 D Existing Plus Project AM Peak PM Peak Delay LOS Delay LOS 33.7 C 32.0 C 20.2 C 32.0 C 14.5 B 25.6 C 13.4 B 1 24.0 C 33.1 C 35.2 D 22.1 C 36.5 D Source: Traffic Impact Study for the Cagwin & Dorward Technology Lane Office Project by W- Trans, dated March 24, 2017 Notes: Delay is measured in average seconds per vehicle; LOS = Level of Service. 3 -/ 0�5_ Page 56 of 73 NB Volume 1 SB Peak US 101 Segment AM Peak I PM Peak AM Peak I PM Peak Vol. 11 %Inc Vol. ° /.Inc Vol. I %Inc Vol. %Inc East Washington Blvd - Lakeville Hwy AM Peak PM Peak Delay I LOS Existing LOS 3,450 C 4,390 C 4,230 B 3,450 C Existing + Project C 3,451 0.0% 4,398 0.2% 4,239 0.2% 3,452 0.1% Lakeville Hwy - Petaluma Blvd S C 23.4 C 39.9 Existing 3,050 1 3,880 3,740 3,050 Existing + Project 3,053 0.1% 3,881 0.0% 3,740 0.0% 3,053 0.1% Source: Traffic Impact Study for the Cagwin & Dorward Technology Lane Office Project by W- Trans, dated March 24, 2017 Baseline Conditions As shown at Table 14 below, with the addition of project - related traffic to the Baseline Conditions scenario, the study intersections are expected to operate acceptably at LOS D or better. Study Intersection 1. Lakeville Hwy /US 101 South Ramps 2. Lakeville Hwy /US 101 North Ramps 3. Lakeville Hwy /Baywood Dr 4. Lakeville Hwy /Casa Grande Rd 5. Lakeville Hwy /McDowell Blvd S 6. Lakeville Hwy /Frates Rd -Cader Ln Baseline Conditions AM Peak PM Peak Delay I LOS I Delay LOS 33.7 C 34.3 C 19.9 B 33.6 C 22.7 C 31.3 C 13.6 B 23.9 C 39.6 D 37.7 C 23.4 C 39.9 D Baseline Plus Project (� AM Peak PM Peak Delay LOS Delay LOS 33.6 C 34.3 C 19.9 B 33.8 C 22.9 C 31.5 C 14.0 B 25.1 C 39.9 D 37.6 C 23.4 C 39.6 D Source: Traffic Impact Study for the Cagwin & Dorward Technology Lane Office Project by W- Trans, dated March 24, 2017 Notes: Delay is measured in average seconds per vehicle; LOS = Level of Service. As shown in Table 14 above, the project - related traffic added to the Baseline volumes would be expected to operate acceptably at LOS D or better. Therefore, the project would result in a less than significant impact with regard to LOS at study area intersections. Future Conditions As shown at Table 15 below, with the addition of project - generated traffic to the anticipated Future volumes, 3­�oG Page 57 of 73 all study intersections are expected to operate acceptably. Study Intersection 1. Lakeville Hwy /US 101 South Ramps 2. Lakeville Hwy /US 101 North Ramps 3. Lakeville Hwy /Baywood Dr 4. Lakeville Hwy /Casa Grande Rd 5. Lakeville Hwy /McDowell Blvd S 6. Lakeville Hwy /Frates Rd -Cader Ln Existing Conditions AM Peak 11 PM Peak Delay LOS Delay LOS 33.6 C 31.9 C 11.7 B 12.8 B 22.8 C 26.0 C 19.4 B 22.8 C 53.4 D 36.4 D 39.5 D 38.8 D Existing Plus Project AM Peak PM Peak Delay LOS Delay LOS 33.7 C 32.0 C 11.8 B 12.9 B 23.1 C 26.2 C 21.9 C 23.8 C 52.8 D 36.4 D 39.8 D 39.0 D Source: Traffic Impact Study for the Cagwin & Dorward Technology Lane Office Project by W- Trans, dated March 24, 2017 Notes: Delay is measured in average seconds per vehicle; LOS = Level of Service. As shown in Tables 13 through 15 the project would result in a less than significant impact with regard to LOS at all study intersections. Mitigation Measures: None required. 2.16 (b) (Congestion Management Plan) No Impact: Sonoma County opted out of performing Congestion Management Plans in 1997. Thus, the proposed project would not exceed, either individually or cumulatively, a level of service standard established by the county congestion management agency for designated roads or highways. No further analysis of this issue is required. Mitigation Measures: None required. 2.16 (c) (Air Traffic Patterns) No Impact: The project will have no impact on air traffic patterns, given the nature and location of the development, which is well outside of the established airport flight pattern. Mitigation Measures: None required. 2.16 (d) (Design Feature Hazard) Less Than Significant Impact: The project would have two full access driveways. One would be located on Technology Lane approximately 300 feet east of Telecom Lane and would provide access to the office parking lot. The other would be located on Telecom Lane approximately 300 feet north of Technology Lane and would provide access to maintenance and field operations of the business. At driveways, a substantially clear line of sight should be maintained between the driver of a vehicle waiting to cross or enter the street and the driver of a vehicle approaching on that street. Adequate time must be provided for the waiting vehicle to either cross, turn left, or turn right, without requiring the through traffic to radically alter their speed. According to the TIS, sight distance should be measured from a 3.5 foot height at the location of the driver on the minor road to a 4.25 foot object height in the center of the approaching lane of the major road. Set -back for the driver on the driveway shall be a minimum of 15 feet, measured form the edge of the traveled way. The project's TIS evaluates sight distances along Technology Lane and Telecom Lane at the project driveway /03 Page 58 of 73 locations based on sight distance criteria contained in the Highway Design Manual published by Caltrans. The recommended sight distances for driveways are based on stopping sight distance, which use the approach travel speed as the basis for determining the recommended sight distance. Based on the prima facie speed limit of 25 mph on Technology Lane and Telecom Lane, the minimum stopping sight distance required is 150 feet. A review in the field shows that sight distance at the project driveways is more than adequate. Therefore, the project would have a less than significant impact due to introduction of a design hazard. Mitigation Measures: None required. 2.16 (e) (Emergency Access) Less Than Significant Impact: The project's internal circulation plan has been reviewed and meets all standard conditions imposed by the Petaluma Public Works and Fire Departments. Site circulation was determined to be adequate. Therefore emergency vehicle access is adequate and potential impacts will be less than significant. Mitigation Measures: None required. 2.16 (f) (Transit, Bicycle, Pedestrian Facilities) No Impact: Given the proximity of residences to the north and west and retail areas to the north of the site, it is reasonable to assume that some project patrons and employees will want to walk, bicycle, and /or utilize transit for trips to and from the project. Pedestrian Facilities The General Plan EIR provides that a pedestrian impact is considered significant if it would: (1) disrupt existing pedestrian facilities; (2) interfere with planned pedestrian facilities; or (3) create inconsistencies with adopted pedestrian system plans, guidelines, policies or standards. The project includes sidewalks along the project's frontages at Technology Lane and Telecom Lane and which connect to other existing off -site sidewalks. The project includes sidewalks in conformance with the Petaluma Bicycle and Pedestrian Plan. The project also includes a serpentine path along the building's office frontage on the western corner of the project site. Given this information, the project would result in no impact with regard to pedestrian facilities. Bicycle Facilities The General Plan EIR provides that a pedestrian impact is considered significant if it would: (1) disrupt existing bicycle facilities; (2) interfere with planned bicycle facilities; (3) conflict or create inconsistencies with adopted bicycle system plans, guidelines, policies or standards; or (4) not provide secure and safe bicycle parking in adequate proportion to anticipated demand. The proposed Class II bike lane conforms to the standards of the Petaluma Bicycle and Pedestrian Plan. The project includes a number and type of bicycle parking compliant with Implementing Zoning Ordinance §11.090. For these reasons, the project would have no impact relative to bicycle facilities. Public Transit The General Plan EIR provides that a public transit impact is considered significant if it would: (1) result in a significant unanticipated increase in transit patronage; or (2) result in development that is inaccessible to transit riders. The project may result in an increase in transit patronage but not at a level that would be considered significant or unanticipated. The project design includes a number of off - street parking spaces compliant with the Implementing Zoning Ordinance. Modal splits from the Metropolitan Transportation Commission's Vital Signs report indicate that 1.2 percent of commuters who work in Petaluma take transit." The project site is located less than one -half mile to existing bus stops at Lakeville Highway /Casa Grande Road. Given this information, the project would result in no impact concerning public transit. " http : / /www.vitaIsigns.mtc.ca.gov/ Page 59 of 73 Mitigation Measures: None required. 3 -`© ? Page 60 of 73 4.17 TRIBAL CULTURAL RESOURCES Potentially Less Than Less Less Than No Would the project: Significant with Significant Impact Impact Mitigation Impact a) Would the project cause a substantial adverse change in the significance of a tribal cultural resource, defined in Public Resources Code section 21074 as either a site, feature, place, cultural landscape that is geographically defined in terms of the size and scope of the landscape, sacred place, or object with cultural value to a California Native American tribe, and that is: i) Listed or eligible for listing in the California Register of Historical Resources, or in a local register of historical resources as defined in Public Resources Code section 5020.1(k), or ii) A resource determined by the lead agency, in its discretion and supported by substantial evidence, to be significant pursuant to criteria set forth in subdivision (c) of Public Resources Code Section 5024.1. In applying the criteria set forth in subdivision (c) of Public Resource Code Section 5024. 1, the lead agency shall consider the significance of the resource to a California Native American tribe. ■ FEN .4 ►1' Sources: Petaluma General Plan 2025 Chapter 3: Historic Preservation; 2025 GP EIR: CEQA Guidelines 15064.5; November 14, 2016 letter from California Historical Resources Information System.. Setting: The Federated Indians of Graton Rancheria did not request consultation within the statutory timeframe provided by Public Resources Code §21080.3.1. The City of Petaluma provided notice required under that statute in a letter dated November 14, 2016. Graton Rancheria received that letter on November 17, 2016 and provided no reply to the City of Petaluma within the thirty (30) day time - period provided for consultation requests. Additionally, no subsequent request or correspondence by the Graton Rancheria has been received by the City of Petaluma. Impact Analysis: 4.17 (a -b) (Tribal Cultural Resource) No Impact: This section incorporates by reference all text included within the Cultural Resources topic above. Given that body of substantial evidence, the project would have no impact under the topic of tribal cultural resources. Mitigation Measures: None Required. :3-1(o Page 61 of 73 4.18 UTILITIES AND SERVICE SYSTEMS Less Than Potentially Significant Less than No Significant with Significant Impact Would the project: Impact Mitigation Impact Incorporated a) Exceed wastewater treatment requirements of the ❑ ❑ ® ❑ applicable Regional Water Quality Control Board? b) Require or result in the construction of new water or wastewater treatment facilities or expansion of ❑ ❑ ® ❑ existing facilities, the construction of which could cause significant environmental effects? c) Require or result in the construction of new storm water drainage facilities or expansion of existing ❑ F-1 ® F] facilities, the construction of which could cause significant environmental effects? d) Have sufficient water supplies available to serve the project from existing entitlements and resources, or ❑ ❑ ® ❑ are new or expanded entitlements needed? e) Result in a determination by the wastewater treatment provider which serves or may serve the project that it has adequate capacity to serve the ❑ ❑ ® ❑ project's projected demand in addition to the provider's existing commitments? f) Be served by a landfill with sufficient permitted capacity to accommodate the project's solid waste ❑ ❑ ® ❑ disposal needs? g) Comply with federal, state, and local statutes and ❑ ❑ ® ❑ regulations related to solid waste? Sources: 2025 GP and EIR; City of Petaluma Water Resource and Conservation; 2015 Urban Water Management Plan; Sonoma County Water Agency 2015 Urban Water Management Plan. Settin Water Service System The City's water supply is sourced from the Russian River Water System and supplemented with local groundwater. Water from the Russian River Water System is obtained via the Petaluma Aqueduct through a contract with the Sonoma County Water Agency (SCWA). The City's Water Resource and Conservation Division (WR &C) provides municipal water service to approximately 60,000 customers and therefore must comply with the Urban Water Management Plan Act, which requires the preparation of an Urban Water Management Plan (UWMP) every five years. The most recent UWMP prepared for the WR &C was completed for the 2015 cycle and was adopted in June 2016. The City's 2015 Urban Water Management Plan (UWMP) updates information from General Plan 2025 background and environmental documents and extended the term of water demand analysis through 2035. The UWMP includes a water supply /demand analysis based on population trends and land uses set forth in the 2025 General Plan, the City's existing water supply contract with the Sonoma County Water Agency (SCWA), and planned City water recycling and water conservation programs. ':3-/// Page 62 of 13 SCWA adopted its 2015 Urban Water Management Plan on June 21, 2016. The SCWA holds water right permits for the diversion of surface water from the Russian River with a limit of 75,000 acre -feet per year. Instream flow requirements have also been established to protect fish and wildlife species and recreation.9 Based on regional water supply availability, the SCWA expects to be able to increase annual water deliveries to Petaluma from approximately 7,200 acre -feet (AC -FT) in 2010 to 11,400 AC -FT by 2035. Based on the evaluation of future Russian River supply including, minimum in- stream flow requirements, SCWA expects to obtain water rights approvals necessary to increase its total diversions above 75,000 acre - feet per year (AC -FTNR) to 76,000 AC -FTNR. This assumption is based on the most likely outcome of decisions by regulatory agencies and implementation of the Restructured Agreement (executed in 2006), proposed improvements to the water delivery system, including consideration of the effect of those improvements on threatened and endangered species. To assure that the City of Petaluma has sufficient water supplies to meet increased water demand, the General Plan requires routine monitoring of water supplies against actual use and evaluation for each new development project (see Policy 8 -P -4). Severe Drouqht Conditions On January 17, 2014, Governor Brown proclaimed a state of emergency to exist through the State of California due to severe drought conditions. On April 25, 2014, Governor Brown issued a follow -up proclamation declaring a continued state of emergency throughout the State of California due to the ongoing drought. On April 1, 2015, Governor Brown issued Executive Order B -29 -15 and, in doing so, imposed requirements on state resources agencies that will save water, increase enforcement to prevent wasteful water use, streamline the state's drought response and invest in new technologies that will make California more drought - resilient. On March 17, 2014, the State Water Resources Control Board (SWRCB) adopted emergency regulations for water conservation.10 Those regulations were subsequently updated in response to Executive Order B -29 -15 and, as approved by the SWRCB, are intended to increase water conservation in urban settings by 25% statewide. For the City of Petaluma, the SWRCB established a 16% reduction in annual per capita water use. Based on monthly water use reports provided to the SWRCB, the City of Petaluma has exceeded that mandate; i.e., between June 2014 and May 2015, water by residential customers decreased by 33.56 %. On June 1, 2015, the Petaluma City Council adopted a resolution pursuant to the SWRCB directive and which implements a Stage 2 Water Shortage Contingency Plan. In addition to furthering mandates of the SWRCB, the City of Petaluma is also pursuing a host of other measures to increase water conservation (e.g., public outreach, rebates and incentives) and will soon consider amendments to Municipal Code Chapter 15.17 (Water Conservation Regulations). The City of Petaluma has developed a Water Shortage Contingency Plan, which outlines four stages of water shortage and implements water use reduction measures according to severity of the drought. The four stages are as follows: Stage 1 (minimal); Stage 2 (Moderate); Stage 3 (Severe); and Stage 4 (Critical). In March of 2014 the City of Petaluma imposed voluntary measures in accordance with Stage 1 of the Water Contingency Plan to reduce water usage by twenty percent. Although the City of Petaluma implemented Stage 2 mandates to conserve water in 2015, as of August 16, 2016, the City was officially relieved of their state mandatory water - saving target of 16 percent. According to the City's Water Supply Self- Certification 2016, the City of Petaluma no longer has a mandatory conservation target but encourages water customers to voluntarily reduce demand by 10 percent, which can be met by limiting outdoor irrigation and participating in the City's Water Conservation Programs. Also, effective February 4, 2016, the City of Petaluma adopted an ordinance for new water conservation regulations. 9 State Water Resources Control Board: Decision No. 1610 (http: / /www.waterboards.ca.gov /waterrights) 10 Office of Administrative Law File No. 2015 - 0320 -01 EE. Page 63 of 73 Wastewater Treatment Ellis Creek Water Recycling Facility treats all wastewater generated by the City of Petaluma and unincorporated Sonoma County community of Penngrove. The collection system is comprised of more than 190 miles of underground piping and nine (9) pump stations. The Facility's treatment capacity is about 6.7 million gallons per day (average dry weather flow). The facility treats approximately five (5) million gallons per day, leaving approximately 1.7 million gallons in available treatment capacity. During the summer, recycled water is introduced to the City's recycled water system and is used for irrigation of approximately 800 acres of agricultural lands, two golf courses, and a vineyard. In the winter, secondary treated wastewater is conveyed to the Petaluma River. Stormwater Within the City of Petaluma storm drains collect and convey runoff from impervious surfaces such as streets, sidewalks, and buildings to gutters that drain to creeks and the Petaluma River and ultimately the San Pablo Bay. In many locations, this water is untreated and carries with it any contaminants picked up along the way such as solvents, oils, fuels and sediment. The City has implemented a storm drain labeling program to provide a visual reminder that storm drains are for rain water only. The City's Stormwater Management and Pollution Control Ordinance, at Municipal Code Chapter 15.80, establishes the standard requirements and controls on the storm drain system. All existing and proposed development must adhere to the City's Stormwater Management and Pollution Control Ordinance, as well as the policies set forth in the General Plan including: 8- P -30C: On -site and off -site improvements, deemed necessary by the City to reduce the surface water impacts associated with a specific development proposal shall be designed, constructed, and maintained in perpetuity at the cost of the development associated with said impacts. 8- P -33A: Any project within an area subject to inundation in a 1% (100 -year) storm event shall include site specific analysis of impacts and identification of mitigations. 8- P -37J: Projects may construct detention /retention facilities as mitigation for surface water impacts, so long as the improvements result in an improvement to the pre - project conditions by way of a net reduction in storm water elevations and downstream flows. As mentioned in the hydrology section above, the project site is not location within a flood hazard area and as a result, General Plan Policy 8 -P -33A does not apply. Policies 8 -P -30C and 8 -P -37J are implemented through the Stormwater Management and Pollution Control Ordinance which locally codifies the requirements of the NPDES permit issued by the State Water Resources Control Board. Impact Analysis: 2.17 (a) (Exceed Wastewater Treatment Requirements) Less Than Significant Impact: The project consists of a commercial land use that would generate wastewater from domestic potable sources. The City of Petaluma's Ellis Creek Water Recycling Facility is designed to treat wastewater of this type. No new, different or special treatment not already provided for under Regional Water Quality Control Board Order No. R2- 2011 -0003, NPDES Case No. CA0037810 is necessary to accommodate the project. Therefore, the project would result in a less than significant impact relative to an exceedance of wastewater treatment requirements. Mitigation Measures: None Required. 2.17 (b) (New On -Site Water or Wastewater Treatment Facilities) Less Than Significant Impact: There would be no new construction or expansion of domestic water or wastewater facilities as part of the proposed project. Therefore, the project would have less than significant impacts under this criterion. (Also see response 3.17(d) below for discussion on water facility impacts). Mitigation Measures: None Required. Page 64 of 73 2.17 (c) (Require New Stormwater Facilities) Less Than Significant Impact: The project excludes off -site stormwater facilities but does include on -site facilities designed to convey stormwater to adjacent roadways (i.e., Telecomm and Technology Lanes). As proposed, the project would discharge stormwater at a volume that is no greater than that which exists. The project also includes stormwater treatment methods such as biofiltration basins, in compliance with the NPDES permit issued by the State Water Resources Control Board, to ensure the quality of stormwater leaving the site does not adversely impact receiving areas and waters. Therefore, the project would have a less than significant impact for this criterion. Mitigation Measures: None Required. 2.17 (d) (Sufficient Water Supplies) Less Than Significant Impact: Petaluma's 2015 Urban Water Management Plan updated the General Plan 2025 water analysis and further refined a water supply program that relies upon water from SCWA, recycled water (potable offset), and conservation. As noted in General Plan 2025 Policies 8 -P -5 -C and 8 -P -19, the City also anticipated continuing use of groundwater to meet emergency needs and to offset peak demands. Per Policy 8 -P -4 of the Petaluma General Plan 2025, City staff is required to monitor actual demand for potable water in comparison to the supply and demand projections in the 2006 Water Supply and Demand Analysis Report. In April 2015, staff compared actual demand for potable water to an annual SCWA supply limit for Petaluma of 4,366 million gallons per year (13,400 acre -feet) and a peak supply limit of 21.8 million gallons per day. In both instances, potable demand is well within available SCWA supply capacity. For the Year 2015, the projected demand is less than 10,000 acre - feet." Tiered water rates, conservation efforts, and the conversion of Rooster Run Golf Course to recycled water have in recent years kept annual and peak demands within the available SCWA supply. The UWMP establishes Demand Management Measures and a Water Shortage Contingency Plan (2016 Updated), which provide a means for water conservation and planning for periods of drought. Additionally, individual development projects are required to comply with the City's Water Conservation Ordinance for interior and exterior water usage, thereby minimizing water demands generated by new development. The UWMP concludes that there are sufficient water supplies to meet water demands projected by the General Plan. The proposed project is consistent with the population projections anticipated by the General Plan and water demands are captured in the 2015 UWMP for future year conditions. Additionally the project will be subject to the latest California Building Code requirements including plumbing and water efficiency standard as well as the City's Water Conservation Ordinance, which will further reduce water demands generated by the proposed Project. Therefore, existing water supplies, facilities, and infrastructure are sufficient to meet the demands of the project without need for expansion or new construction. The existing water supplies, facilities and infrastructure are sufficient to meet the demands of the project without the need for a substantial expansion or new construction. A condition from the Petaluma Department of Water Resources and Conservation requires that the project comply with the City's Water Conservation Ordinance for interior and exterior water usage. Water demand onsite will be limited through efficient irrigation of the landscaping and water efficient fixtures and appliances indoors, consistent with requirements established by the CalGreen Building Code. Therefore, the project impacts to water supplies and infrastructure would be less than significant. Mitigation Measures: None Required. 2.17 (e) (Wastewater Treatment Capacity) Less Than Significant Impact: As described above, the City of Petaluma's treatment facility has an estimated excess capacity 1.7 million gallons per day. The project would result in an incremental increase in wastewater requiring treatment and which would be far below the available capacity of the city's treatment facility. Therefore, the project would result in a less than significant impact concerning the adequacy of the Ellis Creek Water Recycling Facility to accommodate wastewater flows. 11 See Item 4(13) of June 1, 2015 City Council agenda ( http:// cityofpetaluma .net/cclerk/archives.html). 3 _N( Page 65 of 73 Mitigation Measures: None Required 2.17 (f) (Landfill Capacity) Less Than Significant Impact: The amount of solid waste expected to be generated by the project is consistent with the service needs anticipated by the Petaluma General Plan and evaluated in the General Plan EIR. The City's franchise solid waste hauling agreement also requires the franchise hauler as part of its contractual obligations to select properly permitted Approved Disposal Location(s) with adequate capacity to serve city service needs. The Project will contribute to the generation of solid waste within the UGB. Solid waste disposal facilities are owned and operated by the Sonoma County Department of Transportation and Public Works. The project's level of contribution is minimal and considered as part of the GP EIR impact analysis. Therefore, the project will have a less than significant impact to the disposal of solid waste. Mitigation Measures: None Required. 2.17 (g) (Solid Waste Statutes) Less Than Significant Impact: The proposed project will adhere to all required regulation regarding the disposal of solid waste. Policy 4 -P -21 requires waste reduction in compliance with the Countywide Integrated Waste Management Plan. Construction related waste will be reduced, consistent with General Plan Policy 2 -P -122, through the development of a construction waste and recycling management plan mandated by the California Green Building Standards Code. The project will only generate solid waste typical of residential uses. The City is currently under contract with Petaluma Refuse and Recycling for solid waste disposal and recycling services. This company provides canisters for waste, green (plant waste) materials, and recycling. Solid waste is picked up and trucked to the Sonoma County landfill sites. The project would be supplied with the same solid waste and recycling opportunities through the County's existing waste management system via the City's solid waste service provider. Although the project would generate additional solid waste, it is not expected to exceed landfill capacity and is not expected to result in violations of federal, state, and local statutes and regulations related to solid waste. Therefore, a less then significant impact would occur. Mitigation Measures: None Required. 34( -rl- Page 66 of 73 4.19 MANDATORY FINDINGS OF SIGNIFICANCE (CAL. PUB. RES. CODE §15065) Less Than Potentially Significant Less than No Would the project: Significant with Significant Impact Impact Mitigation Impact Incorporated a) Does the project have the potential to degrade the quality of the environment, substantially reduce the habitat of a fish or wildlife species, cause a fish or wildlife population to drop below self- sustaining levels, threaten to eliminate a plant or animal community, ❑ ❑ ® ❑ reduce the number or restrict the range of a rare or endangered plant or animal or eliminate important examples of the major periods of California history or prehistory? b) Does the project have impacts that are individually limited, but cumulatively considerable? ( "Cumulatively considerable" means that the incremental effects of a ❑ El ® El are considerable when viewed in connection with the effects of past projects, the effects of other current projects, and the effects of probable future projects)? c) Does the project have environmental effects, which will cause substantial adverse effects on human beings, ❑ ❑ ® ❑ either directly or indirectly? Impact Analysis: 2.18 (a) (Degrade Environment) Less Than Significant Impact: The project is located within the City of Petaluma's UGB and proposes a level of development intensity anticipated by the General Plan and its accompanying EIR. The project is consistent with the General Plan Land Use designation for the site, including its goals, policies and programs. With implementation of mitigation measures set forth above, the project's potential impacts would be reduced to levels below significance. As such, the project will not degrade the quality of the environment, reduce habitat, or affect cultural resources. Therefore, the project will have less than significant impacts due to degradation of the environment. 2.18 (b) (Cumulatively Considerable Impacts) Less Than Significant Impact: The project will contribute to cumulative impacts identified in the City's GP EIR but not to a level that is considered cumulatively considerable. As described in the analysis above, when the project contributes to a cumulative impact identified in the General Plan, its contribution is incremental or the project includes design features or mitigation measures that reduce cumulative impacts to levels below significance. Therefore the project's cumulative impacts will be less than significant. The project has the potential to incrementally contribute in the following cumulative impacts identified and analyzed in the General Plan: • Intersection LOS (Impact 3.2 -1): The project would contribute vehicle trips to intersections identified in the General Plan EIR as operating at an unacceptable LOS at build -out. However, as described in the analysis above, the affected intersections have either already been determined to acceptably operate at an LOS E or LOS F due to overriding considerations and conflicts with other General Plan policies or the project's contribution to those intersections are below the threshold established by the General Plan EIR (i.e., cause the LOS to deteriorate to the next lowest level). • Water Demand (Impact 3.5 -1. Impact 8- P -20): The project will increase water demand. However, with implementation of mandatory water conservation measures (e.g., through SWRCB and California 3 ir,, Page 67 of 73 Green Building Standards Code) and information about current and projected water supplies, the Project's incremental increase in demand is not considered cumulatively considerable. • Noise (Impact 3.9 -1 Impact 3.9-2): The project will increase vehicle trips on local roadways and, in doing so, incrementally contribute to noise levels determined by the General Plan to be significant at build -out. However, the project excludes new stationary noise sources and its incremental contribution through vehicular trips is insufficient to result in a perceptible change in noise level. Therefore, the project is considered to result in an effect that is less than cumulatively considerable. 3.18 (c) (Adverse Effect on Humans) Less Than Significant Impact: The project has the potential to result in adverse impacts to humans due to air quality, noise, and hydrology. With those mitigation measures set forth above, the project will have less than significant environmental effect that would directly or indirectly impact human beings onsite or in the project vicinity. Therefore the project will have less than significant impacts due to substantial adverse environmental effects. 3-11.7 Page 68 of 73 5.0 REFERENCE DOCUMENTS: Technical Appendices: The following documents were utilized in the preparation of this Initial Study. Copies of these documents are available for review during normal business hours at the Planning Counter, City of Petaluma, 11 English Street (Monday through Thursday; 8 AM to 5 PM). Biological Assessment for Special- Status Species at Technology Lane, Petaluma, Fawcett Environmental Consulting, September 9, 2016 California Environmental Quality Act - CEQA Thresholds of Significance, Bay Area Air Quality Management District, June 2010 California Environmental Quality Act - Air Quality Guidelines, Bay Area Air Quality Management District, May 2017 Cagwin & Dorward Technology Lane Offices & Service Center, Greenhouse Gas Emissions Assessment, Petaluma, California, Illingworth & Rodkin, Inc., November 1, 2016 Cagwin & Dorward Technology Lane Offices & Service Center, TAC Assessment, Petaluma, California, Illingworth & Rodkin, Inc., May 18, 2017. EDR LoanCheck Basic: Environmental Risk Review, Parcel 005 - 040 - 055 -000 Technology Lane, Environmental Data Resources, Inc., June 9, 2016 Environmental Noise Assessment: Cagwin & Dorward Technology Lane Office & Service Center, Petaluma, California, Illingworth & Rodkin, January 18, 2017 Flood Rate Insurance Map #06097C1001 G (Effective on October 2, 2015), Federal Emergency Management Agency General Plan 2025, City of Petaluma General Plan 2025 Environmental Impact Report, City of Petaluma Geotechnical Engineering Review: Foundation Plans /Foundation Details, Proposed Commercial Development, Buildings B and D, Lakeville Square, Lakeville Highway at Casa Grande Road, Petaluma, CA Michelucci & Associates, Inc., Job No. 05- SR590, August 14, 2006. Geotechnical Study Report, Proposed Building at Technology Way & Telecom Lane, Petaluma, California, RGH Consultants, December 13, 2016 Implementing Zoning Ordinance, City of Petaluma, November 5, 2015 Preliminary Storm Drain Report, Cagwin & Dorward Corporate Office, Site Plan and Architectural Review Submittal, Technology Lane at Telecom Lane, Baechtel Hudis Inc., October 21, 2016 Preliminary Title Report, 005 - 040 - 055 -000, Petaluma, CA 94952 (Order No. 0436018009 -DM), Old Republic Title Company Traffic Impact Study for the Cagwin & Dorward Technology Lane Office Project, W- Trans, March 24, 2017 Urban Water Management Plan, City of Petaluma, June 2016 _2q- 1� Page 69 of 73 1_ D PRINTED 07/15/17 AS SUBMITTED FOR DESIGN REVIEW A PROPOSED TENANT IMPROVEMENT FOR: ooward `r c- 2 at, n t maw.,mue:w,m TECHNOLOGYLANE PETALUMA, CALIFORNIA APN: 005 -040 -055 TITLE SHEET yEO AF? UIV OP�O OA NO. J N0. CI ;/94 9 O EXPIRES 12 -31 -11 GREG LeVoux and �kS�31GI�tTES, INC. 45 W. 5IEP�RP..AVE. 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KN44P AL, ANO RESIDENTIAL a5TOnR5 ENTLY elFL O( AF'Ra XMATELY 5W PEOPLE Hlvvex LIHes ,o TH RG1649VT lLRTHU'N CN.FORA AN D AF E STILL GROiVi6. :V. As��N FTO rui Te iE'P. TYPeAL ¢R 4i JALy Per m r10TE rx .' e..+a -zy 'e s!.. is F�.ee atr_n YE ARE LOOKING To RELOCATE OR CORPORATE OfflCE ANb MARM FIE-0 OPERATIONS TO A N54 snx s a_ ssiY. a uHi. ulNe To eR�.lc oPP rArRTS of oftAV.vNSS ld'°^` ® .rt. .+ANye lr "b "a "�..a:=.. Assessor's Mop Bk. 00� Pg. 04 LOCATM AFTER AN ENTMFTN6 SEARCH FaR OVER 2 YEARS M MWK hE ARE WA FROPOS Na TO MOTE OR OPERATIONS TO FETAIJAAA OWEN TiAT TE MAJOWTY OF OLR DIFLO(ff5 NJRKIN 5 M Kk%N ACTUALLY LIVE M 50`OMA CWNTY, THIS MOVE CERWLY YCULD BENEFIT TEM. Aa Fa:Lr a!,�r.sa 1 x covB u u ro Te �P " Sonoma County, Co6l. (w ) ski rAM / ❑ e ram %,e% X ,v TE PKOPO`� MRH.TJBJ USE CI THE PETALIRW PRDFUM LOCATED OITEC R:OLO f LANE WTAD VetT. r IwlennoN Atwarts �� PRIMARILY BE FOR OW K51 CORPORATE OFFICE YE WAD ALSO BE MOCATPG OA MARIN FIND OPERATIONS TO T NTH LOCATM THIS SITE WOAD SERVE AS A DISPATCH Ab PARKIH5 HaH PACP R µ e �R *N ylHlvicATy v AIL Nwa ; mICA,T-es FOR OR VARIOJi MA NTENANCE TRUCKS NO TRAILERS. LIKEKSE NE ARE PROPOSING TO 'HOP AA�WARBIOISE SPACE FOR MAINTENANCE OF OR COMPANY V9PGL6 max_ 0 8— A PROJECT SITE GNP. TEGh010L06Y LANE a TELECANI LANE ASSGN�TO SEMO6. 048 SIREN -6 MAINTE;ALLY FlED GFHEALAM CJPPf ATP -F R NASTEd T MATERIAL iR SIREN T COlEf5TS OF LAMBiELA s5, LEA PLANEICF aCOLL Itgow. WTIaH IN5ui. TION y,45 - ce - i��i 1°H�ICATes SHgeT ox v3,ICH IXV ICATes sH�T oN 6 I ES TR!.NSPOK TIE K TO 5 AB. , A1® IS FROM TE LA95CAE SITES PE VICE COLLECTED, THE MATERIAL BACK TOTE YARD, AND DISPOSED T EREOI BOXES. ON 0.T. AIL 15 SNONPL VagcH S�TtoN 5 sFnH.v BOXES ARE P A BOXES ARE FRP(ID® BY LOCAL TRASH AND OFeR15 `dR- YIGE PROVIDERS AW ARE OL rtY� ON A DESIRE E E PROVIDERS !,V ARE YEErl_Y 13A515. ABOVE PO 51�FOLDN_SREFL0. FOR NORTH ABBREVIATIONS LEGEND PARCEL MAP STORAGE ONE TANK AMID PROVIDE RWJLAR SAWLIKE OUR VEMOLE5, TIE OTHER TAW BOTH YDLLD iAOIADE DI80. FOR TRL!GY5 AND ECMFNBIi. BOTH TANYS ARE IITTH.b® TO BE 1000 OWRE S M SIZE TIE R Y FOE. BE PROVIDED BY A LOCH 9RPLIg{ MIOi LIKE YtlWT NB 0.RRBRLY Vsf IN OTHER YARDi. T HASH RACK IS U5® FOR PREPMW, YEMCLE5 AND SMALL POHER WUMENT FOR MPEOTION1 5ERVICE AND REPARS. T IMAM SOURCE OF O -ANTN6 S DONE METH A HOiSY 9801 HOT /COLD PRESSURE NASW R PONE BY DIESEL A`D ELELTROTY. TIE RACK 15 ALSO LeW FOR NAND NAWNI, YERLLES, NATER KNOW BONS TROLGH A 3 STAGE OL/XATEt SEPARATOR PRIOR TO BERM REFA5EV INTO THE ISO 54ALE LOCATED WTHIN T PROPERTY. SEPARATOR DEPOSITS ARE LtIHt/APR.IClRtN 6/6 tT ff{>IOS SiLbi OYNARb5 SANTA A T / C �taa APN: 005 -040 -Oi5 PARCIIS RERb: BICYCLE PARKINS REDO: IIl➢Ef�RM 1 RODYJN CONW, STEVE GLONON CONTACT: FR® SVINIH PD. HOX WW NOVATO WcA 9494b -W00 (45) 692 -TTO 1 Nl1DYbRIXAC CT H7/J, p�µypyN CA,y y 1 M A coq' PARCEL AREA: 3J ACRES (OR 135k" 50. FT) OFFICE 12,000 5Ff300 = 40 SHOP 7,500 5-/400 = 11 1056 OF 112 REOb PARKINsS STALLS: 12 60% OF SPACES REOb TO BE CAVEiREO: 8 CIECKED AND RENKN® BY SAFETY KLEE N IND,5TRE5, TE N.R=HRY AREA S DESIRE SPECIFICALLY AS A ONOLDMS AREA^ FOR PLANT NWTHR�_ nW T94o „y' O (�' EVI-VINi6 FOOTPRINT, 22,724 SF. 5TORA5E 3224 5F /500 = 7 40% OF 7 SPALE5 RE2V TO BE COVERED i 4 PRIOR TO BEING INSTALLED ON.OB5. THE CUANntt OF RANT MATERIAL IS LWALLY VERY SMALL ARC}gT(�T MORGrGYJIp({ q� (LESS TIA4 5O FLA415), MOST OF OUR PLANT MATERIAL IS PaNISREO DIRECTLY TO JOB" TES. T T� GTSS ENONffi PR UZ` CURRENT ZONM; POD' PRA.':® COM M'ITY DiSMOT TOTAL PARK116 REOb: 66 BICYCLE PARKINS PROVIDED: PLANT TUR THAT 15 STORED 64 THE YARD 15 VERY SELDOM IELD FOR MORE TNAN TYD NEEK5 WNTALT GREG LcOG1I'MHTFLT 4BYE5TYERRAAVBLE OOTATi, CA 44RN ROH CO.RACT ERIC GNSE 1305 NORTH DJTTCN AVE GENERAL PLAN: MU' MIXED IJSE PARKING PROVIDED: COVERED SPACES (NN1 RACK INSIDE BUILDIW.>), 8 TE SFIOP 15 f.,PCtIFlCALLY TOR PREYOtRVE MANfBVALE AND Nc10R R�AIRS OF LI6MTKKKS PON'195-3655 SAYTA R6vA LA 95101 SA!41544108 � CONSTRICTION TYPE: III -B, 5MRKLERM A VEHICLES (ReLIG), OUT5IDE 5PACES: 4 AND SHALL PaA R ECOFYcNr PREVBRIVE MAINTENANCE AND NTMOR REPAIRS INCWDE OIL CHNNSES, AD I)ST TENT, WAR AND REPLPLENEtE, OF MINOR COMPONENTS U. Cl1 AS BATTE RIB, PA55MrFR STAWARD: 34 TOTAL BICYCLE PARKINS PROVIDED: 12 ALTER ATORS MT5, ",ER MADE5, M. ALL HA.OR COMPONENT REPAIR5 LIKE TRA5MSS'016 AND ENSINE5 ARE OJE SOURCED TO OTHER LOCAL SERVICE PROVIDERS. 5 low-, SPRY 6A- ONFOMfrNT/L CYMiLTANO NJN9EY OF STORIES, ONE CAMPACT: $ BI STOX vNcm DJITE IoW P ACCE`�IBLE: 4 LOADIIY 71)'55 REOb: T EOPPNENE STORAGE AREA IS pE5;6NID TO HOLD MOSTLY SW+LL FO/SR EOJIFNEN{T; LIKE SANTA ROSA CA Tool TIM) 54z -BT95 caRACT, Ih0W�E1. FACETT BOX 385 116 IL-� HVNY• _{y OCCVPAIJGY: B, P -I, 5-I' ELECTRIC VEHICLE CHARSINS 5 CA/VA POOI. LOADNG ZONES REt811Rm: 3 ETC. TH5 555CATY REA5ON5 NE EXFEILg;CE A IN6H ANOF1f OF EOJ'IFYNT TiF�f EOT1 ON .Ce51TTE5 AND M YARDS. Lqi ,yEp�q T, LAHVS { OORNARO BOCE6A CA 94DZ trail S16 -5450 0 7' Y )F a ruQ- Lam: OFFICE/SHOP/STORA6E FUEL EFFICIENT/ LOW EMISSION 2 TOTAL PARKItCi (POLIO). 61 LOADING ZONE5 PROYIDED(12' X 45'h 3 OLR I ANIOPATE APPROXIMATELY IW MLL -TME EMPLOYEES NORKM6 OVT OF TW5 NEi LOCATION TO WNTAGI DAVE REL35 TRAFFIC �` N' ION F' U REGURED PARKINS: TOTAL LOADING ZONES PROVIDED: 3 ACCOMMODATE OR OFE AWNS NE Pd21Ap 1.q� T5 - IRA PAMN9 SPACES FOR FEF-50NAL CARS PO BOX 1600 * Y (SEE PARKING CALCULATOY ON THIS SFE�T) B. GA V(COMPS: AND M MAN TRIt YS AND S, ALSO C MFTELD O HRA FOR ARE NO APPROXIMATELY 25 - W COMPANY 5 DRAPERS. ARE yp,RM.ALLY PROM 6:30 AM TO 4 W OPEAMT NOVATO, CA 4194E -� CO!NEALT. LIMPET DAVP9 U� ki. 14 FFIICE OD O 5, PM THE OFFICE S GB 3LW.Y OPEN FRDMTW AM TO 5:W PM. N F OM 1 (46) 89z -L 440 A RCS" i2 AVE SANTA Rasq Cl.45WI FLOOR AREA: STANDARD OVERS (COMPANY): OVEK5IZFJTPoKK (GONPANY): 3i TEE SITE 15 LI,izHZ<71iLY VACANT, S RELATIVELY FLAT AND S COVERED NTH NAME 6RA`J.aEa AND E . � 4 RODF•H (lo,) 542 1500 .(O' ' F PET 13 r.� OFfICE_B 12p00 SF. TOTAL PARKING (GOMPANYJ: 51 A FEN SMALL SHIN PETALLMA POULTRY O=FIE5 TIE PROPERTY TO THE NORTH TIVRE ARE RESIOENTTAL (MLTFAMLY - APARTHBN5 AND TORN b, ) To THE YST AND BoIM A CONTACT FIRE, 5YM'l11 I NLLOYvdRWK CT I-, 5HOP_F -I 100 S.F. s - OTAL PARKI16 PROVIDED: 112 COM"S RCAL/LICHT INDUSTRIAL. CONDOM dR M PRO.EGT BOR OER5 TE PROPERTY TO THE EAST. SEE SFEETS W, AD AND A2 FOR PDDITHONAL IWORMATION ON THE FXI5TH5 CONOIT105. T A `'`F'4 ��p PROJECT SITE PROPOSED WLDIW NLL SEE A ,ONE STORY CONCRETE TILT UP STaKTIRE APPROXIMATELY 22,124 h TEt1i40LOGY LANE AND STORAHf 5-I 3124 5F. PRjYEKNY ON TTEECN oLLoST LANE- BOOM SITE 15 DRIYEKNYS � LOCA ID ASANE DISTANCE T MFROM TE A TELECOM LANE TOTAL 22.724 5F AREA IS �� TT AREA ARE FB EO PARKM EAA LOTS. A AA. 15 FR NORTH SIDE OF TIE MiMNS. SEE T ATTAG PLANS FOR RKTHER VETA!LS OF BJILDINb AND SITE OES!6NL Pg SFERT U FOR A PeXRPRON OF THE PROPO LA'05OA DE515N 5" TOYWR05 NOVATO NY NORTH CONTACTS VICINITY MAP Q SUMMARY PARKING CALCULATIONS PROJECT STATEMENT NO 5,-ALE 1_ D PRINTED 07/15/17 AS SUBMITTED FOR DESIGN REVIEW A PROPOSED TENANT IMPROVEMENT FOR: ooward `r c- 2 at, n t maw.,mue:w,m TECHNOLOGYLANE PETALUMA, CALIFORNIA APN: 005 -040 -055 TITLE SHEET yEO AF? UIV OP�O OA NO. J N0. CI ;/94 9 O EXPIRES 12 -31 -11 GREG LeVoux and �kS�31GI�tTES, INC. 45 W. 5IEP�RP..AVE. GOTATI, CA ( -toll) 17415 -5555 DR,4Yd1 BY. KEE DATE: 3A412017 JOEL No. Tl 160502 SOALE, Nlw OF 19 TOTAL 5MT5. y\ COURSE DATA CURVE RADIUS DELTA LENGTH C2 30.00' 722655' J7.93' PUBLIC EASEMENT DESIGNATIONS E1 EXISTING SIDEWALK FASEMEW, DN 2000- 053738 ® OUSTING V PUBLIC SIDEWALK EASEMENT, PER R1. ® EXISTING IO' PUBLIC UTILITY EASEMENT, PER R1. ® RECIPROCAL EASEMENT AGREEMENT PER ON 2008 -7910 DOCUMENT REFERENCE R1 CITY OF PETALUMA PM No. 322 (600 MAPS 47 -49). GENERAL NOTES 1. INFORMATION SHOWN IS BASED SURVEY PERFORMED BY STEVEN J. LAFRANCHI & ASSOCIATES INC. IN FEBRUARY 2004 AND AN AERIAL SURVEY BY KELLOGG AERIAL SURVEY IN JULY 2000 AND RECORD PLANS (IMPROVEMENT PLANS FOR AZURE AT LAKEVILLE SQUARE DATED JUNE 2008 AND ALTA /ACSM LAND SURVEY -PARK CENTRAL APARTMENTS, LP. DATED FEBRUARY 2004). 2. BOUNDARY INFORMATION IS BASED UPON CITY OF PETALUMA PM No 322 FILED IN BOOK 600 OF MAPS PAGES 47 -49, SONOMA COUNTY RECORDS. 3. BENCHMARK: CITY OF PETALUMA BENCHMARK IN MONUMENT WELL LOCATED AT THE CENTERLINE INTERSECTION OF CASA GRANDE ROAD AND BOND AVENUE ELEVATION -18.46 NGVO '29. 4. THIS DOCUMENT AND THE INFORMATION CONTAINED HERON ARE THE PROPERTY OF STEVEN J. LAFRANCHI & ASSOCIATES. INC. UNAUTHORIZED USE, COPYING, DISCLOSURE OR PUBLICATION BY ANY METHOD IS PIR IBITED WITHOUT THE WRITTEN APPROVAL OF STEVEN J. LAFRANCHI & ASSOCIATES, INC. STEVEN J LAFRANCHI & ASSOCIATES, INC. TAKES NO RESPONSIBILITY FOR ANY UNAUTHORIZED DUPLICATION OF INFORMATION THAT NAY APPEAR ON ANOTHER PLAN OR MAP. 5. FOR PLANNING PURPOSES ONLY. LEGEND EXISTING PROPOSED CONTOUR Il.os SPOT ELEVATION — — — — — -- BOUNDARY LINE EDGE OF PAVEMENT X = FENCE . - CONCRETE APPROXIMATE DRIPUNE SWALE fTT�y CATCH BASIN STORM GRAIN 40 GATE VALVE u�- STORM DRAIN MANHOLE SANITARY SEWER MANHOLE WATER LINE b• FIRE HYDRANT 35' WIDE PRIVATE ACCESS EASEMENT TO PARCEL 1 AS SHOYRN ON PM NO. 26 144 MAPS, PAGE 34 15' PUBLIC WATER EASEMENT 600 MAPS, PAGE 47 OTAL —g4 BAR6 AT :LIP 36' D.C. 6' VALLEY GUTTER NO SCALE \ \ 10` NOTES: 1. ALL MATERIAL AND WORKMANSHIP SHALL FULLY CONFORM WITH THE SPECIFICATIONS, STANDARDS, AND ORDINANCES OF THE CITY OF PETALUMA INCLUDING APPLICABLE SECTIONS OF THE STATE OF CALIFORNIA, CALTRANS STANDARD SPECIFICATIONS, DATED JULY 2010. 2. ALL CITY OF PETALUMA STANDARD DETAILS AND SPECIFICATIONS AS AMENDED ARE A PART OF THESE PLANS- 3. ROOF DRAINS FROM THE BUILDINGS ON THIS PROJECT SHALL NOT BE CONNECTED DIRECTLY TO THE STORM GRAIN. 4. ALL HANDICAP CONSTRUCTION SHALL BE PER TITLE 24 REQUIREMENTS. 5. CONSTRUCTI ON ACRVTIES SHALL COMPLY WITH APPLICABLE ZONING ORDINANCE AND MUNICIPAL CODE PERFORMANCE STANDARDS (NOSE, DUST, ODOR, ETC.). 6. THE CONTRACTOR SHALL OBTAIN A GRADING PERMIT FROM THE CITY OF PETALUMA BEFORE STARTING CONSTRUCTION. 7. ALL WORK AND MATERIALS SHALL BE IN FULL ACCORDANCE WITH THE LATEST RULES AND REGULATIONS OF THE NATIONAL FIRE PROTECTION ASSOCIATION, THE SAFETY ORDERS OF THE DIVISION OF INDUSTRIAL SAFETY, THE NATIONAL ELECTRIC CODE, THE UNIFORM PLUMBING CODE, ME UNIFORM MECHANICAL CODE, THE UNIFORM BUILDING CODE, LOCAL CITY COOES. CALIFORNIA ENERGY CONSERVATION CODE, HANDICAPPED ACCESS REGULATIONS, AND OTHER APPLICABLE STATE LAWS OR REGULATIONS. NOTHING IN THESE PLANS OR SPECIFICATIONS IS TO DE CONSTRUED TO PERMIT WORK NOT CCNFGRMNG TO THESE CODES. B. ALL FILLS USED TO SUPPORT THE FOUNDATION OF ANY BUILDING OR STRUCTURE SHALL BE PLACED UNDER THE DIRECRON OF A GEOTECHNICAL ENGINEER, AND THE PLACEMENT OF THE FILL SHALL BE OBSERVED BY THE GEOTECHNICAL ENGINEER OR HIS QUALIFIED REPRESENTATIVE. A SOILS INVESTIGATION REPORT AND A REPORT OF SATISFACTORY PLACEMENT OF 9. FIU. BOTH ACCEPTABLE TO THE BUILDING OFFICIAL, SHALL BE SUBMITTED. 10. FILL MATERIAL SHALL BE EXCAVATED ON SITE OR IMPORTED. ALL FILL MATERIAL SHALL BE APPROVED BY THE PROJECT SOILS ENGINEER. 11. THE CONTRACTOR SHALL COMPLY WITH COMPACTION REQUIREMENTS PER THE SOLS REPORT. FILTER SWALE ABU TO BE SOD. NO-MOW HARD. MEADOW AND RED FESCUE GRASS BLEN a" P PIPE -[LTFR FABRIC MIRAIR 140N 3/4- WASTED DRAIN ROCK. OLIEF V.. 11 OF CAPTURE AREA OTTOM OPEN TO ALLOW INFILTRATION INTO NATIVE SUL NO SCALE CAGWIN AND DORWARD RFC R O O '" E g a W .7 � aU� �z W ° CC y� E zcN or L` O Wz -1 •M.I � v �1 PO �4PY1 O �I•� U Z � U Z0� w g� IL > LL W ZZ d d�0 Z �C3=U � Q F w U cc Date JAN. 9, 2017 Scale 1" = 30' Drawn GJG Design GJG SHEET C -1 of 1 Sheets Job 16013 LEGEND INDICATES PROPOSED EXISTING T.C. TOP OF CONCRETE CURB A.C. ASPHALTIC CEMENT PAVEMENT 0 30 60 90 F.L. FLOW LINE F.G. FINISH GRADE SCALE: 1" = 30' E.G. EXISTING GRADE \T p'+ ' 1 h 6 \ } \1 F.F. FINISHED FLOOR OF BUILDING B.S.W. BACK OF SIDEWALK J1 E.P. EDGE OF PAVEMENT ------------ • \6\6 i \ }� 159B G.B. GRADE BREAK r 69 } � I.G. INVERT GRADE r R PROPERTY LINE 1 CL CENTERLINE 4 \66 C.R. CURB RETURN B.C. BEGIN CURVE WAS R� O NtN `. �•- i �r E.C. END CURVE 0 ' IG =12.60 \27. _ �I? W WATER MAIN 53'45 5° E 60.0 ' — _ : �� S 53'J4J145' E _376.42' \4� - - - - -�� — �`. �M1 � -- G.V. GATE VALVE T 3 X— X X %< 9` �� B.O. BLOW OFF Y J =16 W ' ` ��`� TC =1405 FG =1355 �- t �dC- -14.05 TF- -1320 G =13.55 F.H. FIRE HYDRANT ASSEMBLY S.S. SEVER �G FL_122 ' _ R ,t S.SM.H. SEWER MANHOLE • �, — ___ �_ -- -- FG__7355 FG =73.55 OG� 2'�, �� SANG AND G EASE SaOCf 4�so �, ' S. S.C.O. SEWER CLFWdOUT S-D. STORM DRAIN I.i' BSW�1B:36 / ' 6' CONCRETE VALLEY o-A3 GUTTER /R INTERCEPTOR RIM =13.25 '00,5• MV IN 1245 OUT =1220 1215 ; UC T IG =11.94 S.D.0.1.H. STORM DRAIN MANHOLE 0 I VA Y GUTTER 205 E / C =16_00 -.• .. �'� - C.B. STORM DRAIN CATCH BASIN ■ ❑ CI STD. -F'� __ _13.6D \ 9 FL =11.6 D.I. STORM DRAIN DROP INLET ■ ❑ 1 .T- FG =1295 FG= 12.60T \o-59 a C.I. STORM DRAIN CURB INLET 0 1 i I �'sl�,. ... .,.. .!0 _ - 1'vt ;�fv'I f: , �' L! STREET LIGHT C —>t 35' WIDE PRIVATE ACCESS EASEMENT TO PARCEL 1 AS SHOYRN ON PM NO. 26 144 MAPS, PAGE 34 15' PUBLIC WATER EASEMENT 600 MAPS, PAGE 47 OTAL —g4 BAR6 AT :LIP 36' D.C. 6' VALLEY GUTTER NO SCALE \ \ 10` NOTES: 1. ALL MATERIAL AND WORKMANSHIP SHALL FULLY CONFORM WITH THE SPECIFICATIONS, STANDARDS, AND ORDINANCES OF THE CITY OF PETALUMA INCLUDING APPLICABLE SECTIONS OF THE STATE OF CALIFORNIA, CALTRANS STANDARD SPECIFICATIONS, DATED JULY 2010. 2. ALL CITY OF PETALUMA STANDARD DETAILS AND SPECIFICATIONS AS AMENDED ARE A PART OF THESE PLANS- 3. ROOF DRAINS FROM THE BUILDINGS ON THIS PROJECT SHALL NOT BE CONNECTED DIRECTLY TO THE STORM GRAIN. 4. ALL HANDICAP CONSTRUCTION SHALL BE PER TITLE 24 REQUIREMENTS. 5. CONSTRUCTI ON ACRVTIES SHALL COMPLY WITH APPLICABLE ZONING ORDINANCE AND MUNICIPAL CODE PERFORMANCE STANDARDS (NOSE, DUST, ODOR, ETC.). 6. THE CONTRACTOR SHALL OBTAIN A GRADING PERMIT FROM THE CITY OF PETALUMA BEFORE STARTING CONSTRUCTION. 7. ALL WORK AND MATERIALS SHALL BE IN FULL ACCORDANCE WITH THE LATEST RULES AND REGULATIONS OF THE NATIONAL FIRE PROTECTION ASSOCIATION, THE SAFETY ORDERS OF THE DIVISION OF INDUSTRIAL SAFETY, THE NATIONAL ELECTRIC CODE, THE UNIFORM PLUMBING CODE, ME UNIFORM MECHANICAL CODE, THE UNIFORM BUILDING CODE, LOCAL CITY COOES. CALIFORNIA ENERGY CONSERVATION CODE, HANDICAPPED ACCESS REGULATIONS, AND OTHER APPLICABLE STATE LAWS OR REGULATIONS. NOTHING IN THESE PLANS OR SPECIFICATIONS IS TO DE CONSTRUED TO PERMIT WORK NOT CCNFGRMNG TO THESE CODES. B. ALL FILLS USED TO SUPPORT THE FOUNDATION OF ANY BUILDING OR STRUCTURE SHALL BE PLACED UNDER THE DIRECRON OF A GEOTECHNICAL ENGINEER, AND THE PLACEMENT OF THE FILL SHALL BE OBSERVED BY THE GEOTECHNICAL ENGINEER OR HIS QUALIFIED REPRESENTATIVE. A SOILS INVESTIGATION REPORT AND A REPORT OF SATISFACTORY PLACEMENT OF 9. FIU. BOTH ACCEPTABLE TO THE BUILDING OFFICIAL, SHALL BE SUBMITTED. 10. FILL MATERIAL SHALL BE EXCAVATED ON SITE OR IMPORTED. ALL FILL MATERIAL SHALL BE APPROVED BY THE PROJECT SOILS ENGINEER. 11. THE CONTRACTOR SHALL COMPLY WITH COMPACTION REQUIREMENTS PER THE SOLS REPORT. FILTER SWALE ABU TO BE SOD. NO-MOW HARD. MEADOW AND RED FESCUE GRASS BLEN a" P PIPE -[LTFR FABRIC MIRAIR 140N 3/4- WASTED DRAIN ROCK. OLIEF V.. 11 OF CAPTURE AREA OTTOM OPEN TO ALLOW INFILTRATION INTO NATIVE SUL NO SCALE CAGWIN AND DORWARD RFC R O O '" E g a W .7 � aU� �z W ° CC y� E zcN or L` O Wz -1 •M.I � v �1 PO �4PY1 O �I•� U Z � U Z0� w g� IL > LL W ZZ d d�0 Z �C3=U � Q F w U cc Date JAN. 9, 2017 Scale 1" = 30' Drawn GJG Design GJG SHEET C -1 of 1 Sheets Job 16013 D PRINTED 07/15/17 AS SUBMITTED FOR DESIGN REVIEW A PROPOSED TENANT IMPROVEMENT FOR: C0C] win 6aG(WHfd ,I O.�a :va coomaw: o mian,rr.„a w TECHNOLOGY LANE PETALUMA, CALIFORNIA APN: 005 - 040 -055 NEIG60RHOOD CONTEXT MAP 5E� A in? Oy ��'Qe� LeooG r� o -F ns NO. CHAU � r 7 OF CNh EXPIRE5 12 -91 -11 GREG LenOUX %d INC. 45 M SIEWJRA AV r-. GOTATI, CA ( ?011) -1415 -5555 DRAWL BYE R® DATE, 9A4l101Y w Im NO. IbA502 SOALE, I' = 100' -0' or 10 ARLH %tm. Firs 6 AS DICK YN(L SATED G'ABtiJlK FBGE _ T C � � F. I T. OFFICE 12POD 7 r+' ex�� FOO�INT 5U. FT. II IN 7 RKI AS NOTED iprd MACK VWYL StAT5 . 1 girl A PA556NSER VEN:CLE5 (POLIC): In 34 I U' 15 PIN .. ism Firs 6 AS DICK YN(L SATED G'ABtiJlK FBGE _ T C � � F. I T. OFFICE 12POD s , PIE FOO�INT 5U. FT. II IN 7 RKI AS NOTED iprd MACK VWYL StAT5 . 1 girl A PA556NSER VEN:CLE5 (POLIC): In 34 I U' 15 PIN .. ism 5 Firs 6 AS DICK YN(L SATED G'ABtiJlK FBGE _ T C � � F. I T. OFFICE 12POD OFFICE 12,000 5Fi30o = PIE FOO�INT 5U. FT. II IN 7 RKI AS NOTED iprd MACK VWYL StAT5 . 1 girl A PA556NSER VEN:CLE5 (POLIC): In 34 I U' 15 PIN .. ism 5 Ims FUEL EFFICIENT/ LON EMI55:0 .ow /m IBM m Q loseIl © o/ %2 r 37 TOTAL PARKIN (COWANY): 51 TOTAL PARKINS PROVIDED, 1061101108109 BICYCLE PAR<1\6 REOD: 110 III 112 6ft®1 K45M e 40%OFT 5PACE5 REDD TO BE COYER®: 4 BICYCLE PARKINS PROVIDED, COVERED 51PACE5 kkl RACK M OE EU;LDINS): e OMIDE 5PACE5: 4 TOTAL BICYCLE PARKIW PROVIDED: 12 LOAD1 'K, ZO`E5 REDD. LOAOIN5 ZON5 REGVIRED: 3 LOADINS ZON5 FROVIDED(12' X 45'): 3 TOTAL LOADINS ZOIE5 PROVIDED: 3 Ai=l - E4kF'61: �i 26' T C � � F. I T. OFFICE 12POD OFFICE 12,000 5Fi30o = PIE FOO�INT 5U. FT. II IN 7 RKI AS NOTED PARKINS PROVIDED girl A PA556NSER VEN:CLE5 (POLIC): In 34 I U' 15 PIN .. ism 5 Ims FUEL EFFICIENT/ LON EMI55:0 Ai=l - E4kF'61: �i 26' 4 79 bD 81 e2 B3 e5 e6 e-1 ea 90 91 92 93 27 C. o 25 4� 2a 2= � 22 AERIAL IMAGE SITE PLAN M^'EOO�N'oAID ATE °�E�o6 SCALE: r = 30b" r PARKINS REOb: OFFICE 12POD OFFICE 12,000 5Fi30o = © = FOO�INT 5U. FT. II 5TORA5E 3,224 5F/500 = 7 RKI AS NOTED PARKINS PROVIDED girl A PA556NSER VEN:CLE5 (POLIC): In 34 Co',FACT, 15 ACCE55113LE: �TAI- ism 5 Ims FUEL EFFICIENT/ LON EMI55:0 .ow /m IBM m Q loseIl © o/ %2 r 37 TOTAL PARKIN (COWANY): 51 4 79 bD 81 e2 B3 e5 e6 e-1 ea 90 91 92 93 27 C. o 25 4� 2a 2= � 22 AERIAL IMAGE SITE PLAN M^'EOO�N'oAID ATE °�E�o6 SCALE: r = 30b" r O 15' 30' 60' TRLE ORTH 5GALE. I" = 50'4' 0 REVISIONS: BY: D PRINTED 07/15/17 AS SUBMITTED FOR DESIGN REVIEW A PROPOSED TENANT IMPROVEMENT FOR: cagwin s oorward ,i%P,w44,l4 contruao�n' OB.�tBrilmn4 9] TECHNOLOGY LANE PETALUMA, CALIFORNIA APN: 005 - 040 -055 AERIAL IMAGE SITE PLAN yE0 AP Ul4l�P�0 La0o0 T4(. NO. CIL434 NA �� 9 OF EXPIRE5 12 -31 -IT GiZEG Le poux and ASSOC ATES, INC. 48 YV. SIEftiZA AVE. GOTATI, GA ('70'1) -/°i$ -885$ DRAM BY: PARKINS REOb: OFFICE 12,000 5Fi30o = 40 SHOP J, fOO 5F1400 < II 5TORA5E 3,224 5F/500 = 7 RKI AS NOTED PARKINS PROVIDED A PA556NSER VEN:CLE5 (POLIC): 5TA`bARD: 34 Co',FACT, 15 ACCE55113LE: 4 ELECTRIC, VEHKLE CHAR61fr, 5 CARMAN POOL FUEL EFFICIENT/ LON EMI55:0 2 TOTAL PARKINS (P)BLIC): 61 B. COMPANY VEH:CLE5: 5TA\DARD (COMPANY): 14 OVER5IZEtMGK (COIvANY): 37 TOTAL PARKIN (COWANY): 51 TOTAL PARKINS PROVIDED, 112 BICYCLE PAR<1\6 REOD: 10% OF 112 REOb PARKRS 5TALL5: 12 60% Of T 5PACE5 READ TO BE COVERED, e 40%OFT 5PACE5 REDD TO BE COYER®: 4 BICYCLE PARKINS PROVIDED, COVERED 51PACE5 kkl RACK M OE EU;LDINS): e OMIDE 5PACE5: 4 TOTAL BICYCLE PARKIW PROVIDED: 12 LOAD1 'K, ZO`E5 REDD. LOAOIN5 ZON5 REGVIRED: 3 LOADINS ZON5 FROVIDED(12' X 45'): 3 TOTAL LOADINS ZOIE5 PROVIDED: 3 O 15' 30' 60' TRLE ORTH 5GALE. I" = 50'4' 0 REVISIONS: BY: D PRINTED 07/15/17 AS SUBMITTED FOR DESIGN REVIEW A PROPOSED TENANT IMPROVEMENT FOR: cagwin s oorward ,i%P,w44,l4 contruao�n' OB.�tBrilmn4 9] TECHNOLOGY LANE PETALUMA, CALIFORNIA APN: 005 - 040 -055 AERIAL IMAGE SITE PLAN yE0 AP Ul4l�P�0 La0o0 T4(. NO. CIL434 NA �� 9 OF EXPIRE5 12 -31 -IT GiZEG Le poux and ASSOC ATES, INC. 48 YV. SIEftiZA AVE. GOTATI, GA ('70'1) -/°i$ -885$ DRAM BY: REE3 DATE1 3/14/2017 A 1 .O �o e 16,0502 SCALE: AS NOTED OE 10 ARCH SHT5, I WIZ QI i O OI W J W t-I Ext5nr loa9r°tx_ I R_3om. 4= T2'2vTiS" c treat ROx L -�'�° 35I'si' 5 53'45'45' E MAT WSGIGES FENCEi H1VJRTH eol:pER VII UlE EJd5TCi5 z Ldd� 130RVARY I . �a N o ai 0 O 194' b' Ht6H �AGK VINYL GOAT® Gi4IN -UI<C FH.'GE G. HiH ELAGK YIMI 5LAT5. 1 MA b' R6H E4ALK VIWL 4�s LOATED LPAINi1hYC FE1LE NTH �s AS CL Se A55LAT5. TO BE Wr WLT ?O TO PS 1'TiE D P To Ry ?Or TO GROS" iFg DOtB.bAFY LOE I .59 b' MOH GOAIID GHA.Rt -IR.K -A M, NTH &pLKVMfL'.AA'f5. i I I I I WAL MAWAL S.IOdlS GATE OFFICE FOOTPRINn' = 12,000 50. FT. I �I G ry T E C H N O L O G Y L A N E O 3' 30' 60' FORTH FENCING PLAN I� 0 - CAL -GREEN COMPLIANCE MEASURES TO BE INCORPORATED INTO THIS PROJECT This project expects to integrate the following'Tier I" Omen Building components and mandatory features: Planning and Design: St— Water Pollution Prevention wlwbsecu—; Start Tenn Bicycle Parking; Lag Term Bicycle Parking. Designated Parking (a dean air vehicles -10 %of Parking Capacity; Pa,klag stag markpg for dean .".Was; EV Charging apace regdteman"; EV charging space calculation; EV charging space Iden9fcalbn; EV Future barging spaces; Ught PoW rw Reduction; Grading and PmA ng drainage path; Cod Roof; Energy Egiclency: Meet the minimum Energy Efficiency Standard; Energy Perfor — — fighting power 90% of Pad e; Fmrgy Budget95% ago% of Part 6 c.touhnod value of albWd ; Water Ef lclency and Conservation: Separate Water Idelen Dogs_ Over 50,000 SF that consume more than 100 gal/day); Water Reduction Tler 1.12% savings- 1 the 'watar use b —im.'; Water closets shag not excoed 1.28 gagans per Bush: Wa!Fmoumad urinal shad rat..cead 0.125 opt, Faoinaunted urinals shall not exceed 0.5 opt V.9le showerhend shag have maxanum Bmx rate of 2.0 gpm (gallons per minute) .180 psi thaesidential lmnua y laucets; Mchan faucets; Food waste dspoam Watee; Standards for plumbing fsdaes and filings; Ouldoowater use in Wndscape areas equal to or greater than 500 square feat Ouldoorwatar use In landscape areas of 2,500 square feet cr lesa; Material Conservation and Resource Efficiency: Recycled cant.: fo10 %of al: material cost Weather Protection for materials; Mdstum Combat: sprinklers; Mature Control: Exterior door Protection; M.tsfure Control: Marks; CansWdion waste management - comply with either: secUms 5.405.1.1, 5.409.1.2, 5.40&1.3 c, more wkgenl lc.w .rdirwa.; Coma Welton vests management Documentation w, notes; Excavated sod and land clearing debris w/ exceptions and notes: Enhanced construction waste reduction 65% -Tier 1 w)verification; Recycling by Ocorpants vd exception; CaNNssbrdrg crew b Ungs (2 10,000 SF) Wesseeptions and notes; Commissioning Plan; Functional Pedormance Testing; Documentation and Training; Systems Manual; Systems Operation Training; Cammisalani g Report Tesmg and adfusl'mg for new buildings < 10,000 SF; System Testing Plan for HVAC, Lighting, water homing, renewable energy, landscape Initiation and water reuse; Procedures for testing and adjusting HVAC; INAC balancing; Reporting for testing and adiusting; Operation and Maintenance (OSM) Manual; Inspection and reports; Temoa y— i'atiom Environmental Quality: Covering of duds openings and pmtedbn of mechanical equipment during construction: Adhesives, sealants and caulks, Paints and coatings, Aerosol Paints and coatings (and fl'ficel on), Carpel systems, Composite %sod products and documentation, ReaMe: ooring systems and verification of compliance; Thermal ktwlat -, fillers and labegrg, kid— moisture control, outside air delivery, Carbon dioxide monitoring; Acoustical codrd, Exterior raise transMsslon will documentalbn, Interior sound transMssiorc Tier • Chosen Electives: Steil fremhg design to avold thermal bridging: Appliances and fi dm. fa wnuncrdal eppti tcm; Ciwke of materials to enhanced dadb&ty end reduced maintenance; Acoustical lairs and was tarots v6 verification of comaarae; Llghtang end thermal canforl.Onim,'s. D PRINTED 07/15/17 AS SUBMITTED FOR DESIGN REVIEW A PROPOSED TENANT IMPROVEMENT FOR: cagwin si oorward land— peconandors P.av,eA,Y.wm G[Yw sc TECHNOLOGYLANE PETALUMA, CALIFORNIA APN: 005 - 040 -055 I PENGIN6 PLAN / GALGREEN �SgD AHOY i Leo r `04iOPEO OG +�O NO. 011.434 IPA the 9 �op EXPIRE5 12 -51 -1-T GREC-7 Lepoux and A550CIATB5, INC. 495 M SIE KA A%/E. I GOrATI, C—A 0"10'7) i�15 -8855 DRAWN 13Y, R® DATE 3/14/2011 CALGREEN JOB NO A1.1 I6A502 5GALE, A5 1'O= OF 10 ARCH 5HT5. I � Q PANORAMIC 517E PHOTO TAKEN FROM NORTHERN PROPERTY LINE LOOKING 50VTH KEY PLAN SCALE: I" = 50'-0' O TK E NORTH O 51TE PHOTO TAKEN FROM NORTH EA5TERN PROPERTY LINE LOOKING -5T G 0 PANORAMIC 51TE PHOTO TAKEN FROM SOUTH PROPERTY LINE LOOKING NORTH Q O O (,T, PANORAMIC 517E PHOTO TAKEN FROM 50VfH NE5TERN PROPERTY LINE LOOKING NORTH Y O O O 6 PANORAMIC 517E PHOTO TAKEN FROM 50V1H 141 -: TERN PROPERTY LINE LOOKING NORTH EAST J PANORAMIC SITE PHOTO TAKEN FROM SOU EAS ERN PROPER Y LINE LOOKING NORTH SITE PHOTOS D 25' SD' KEY PLAN AERIAL IMAGE PROVIDED eY, GOOGLE EARTH DOWNLOAD DATE: JUNE 3, 2016 SCALE, V = 50b" SCALE: I" = 5ob° REV15ION5: BY: D PRINTED 07/15/17 AS SUBMITTED FOR DESIGN REVIEW A PROPOSED TENANT IMPROVEMENT FOR: ®ciagwin s morward `I BMxaM CmWct c TECHNOLOGYLANE PETALUMA, CALIFORNIA APN: 005 - 040 -055 517E PHOTOORAPH5 I 5Ep A11%� U�PQ�O L.00& r�O NO. 01034 NA t- 9� OQF OF OAh EJO'IRES 12 -31 -11 GKF.& Lepoux G/ and 14S50G1.4TES� INC. 48 W. 51ERRP. A\/E. GOTATI, C—A (70-1) -145 -8855 DRAVAI BY, RM DATE, /® 1 52NO 16B Nom. H 16.0502 SCALE, AS NOTED OF 10 ARCH D PRINTED 07/15/17 AS SUBMITTED FOR DESIGN REVIEW A PROPOSED TENANT IMPROVEMENT FOR: ®Cr7Ljwin 617t3fward wo,r,<,muwws,em TECHNOLOGY LANE PETALUMA, CALIFORNIA APN: 005 - 040 -055 SITE DETAILS �Eo ARC Lep. O} J N0. 011,194 u}, c OF CA�-� EXPIRE5 12 -91 -17 G, �YrI �d JAuSOCC4ATES, INC. 48 PAC SII5QRI4 AVE. GOTATI, CA ( ?O'/) -195 -8855 PRAM 5Y, R® DATE, 3n441W .toy 110. 16.0503 SCALE, A5 NORD of 10 MC,4 SHT5. Illz� :sz•:���5 POST SIZES FOR HEAVY -DUTY GATES A5A SCHEDULE 4O PIPE SIZES SWING GATE OFENINGS SINGLE DIX.SLE 21/2' UP TO bb" UP TO 12' -0" 3 1/2" OVER b' -0° 4 UP TO 13'-0" OVER 12' -0" 6 W TO 26'-0" 6' OVER 13' -0" E W TO 18'-0" OVER 26' -0' 4 UP TO 56' -0" 8' OVER 18' -0" 4 UP TO 32b" OVER 36' -0" 4 W TO 64'-O' CHAIN -LINK FENCE MATERIALS MATERIALS 51ZES AVAILABLE WIRE CAUSE USUALLY NO. It OR 9. FOR ESPECIALLY RUGGED USE, ME W. 6. WIRE MESH USUALLY 2 ". TOP AND BOTTOM SELVAGE MAY BE BARB OR KW.'CK "ED. CORNER AND FOR LAWN FENCES, VWALLY 2° OUTSIDE DIAMETER FOR ESTATE END POSTS FENCES, 2" FOR I-K 2 1/2" FOR MW A M 5 3' FOR HEAVY OR HIGH. LINE OF FOR LAM FENCES, 1 3/8° OR 2" OUTSIDE DIA ROUND. FOR INTERMEDIATE ESTATE FENCES, ETON 2 , 2 I /4 ", OR 2 1/2" H OR I SECTIONS. POSTS GATE POSTS SAME OR NEXT SIZE LARGER THAN CORNER P05T5; FOOTINGS SHOULD SE 3' -6" DEEP. TOP RAILS 1 5/8° OUTSIDE PIA_ EXCEPT SOME LANPN FENCE MAY EE 13/8° oVF'IDE DIA MIDDLE RAILS ON 12' -0° FENCE, SA AS TOP RAIL SINGLE OR DOJBLE; ANY WIDTH DESIRED. ES51 ROUTES GATES REOUIRE CLEAR OPENING WIDTH OF 32' MIN. AND 18' LATG51DF3 LATCVES WST BE ACCESSIBLE. P05T LIFE P05T5 10' -0" 0.0; &'­0'0.6. MAY EE 05E0 ON HEAVY SPADING COfSTRLfCTICN. • SIZES GIVEN ARE NOT STANDARD BUT REPRESENT THE AVERAGE SIZE5 U5ED. @NOT USED I nNOT USED � SCALE, WPE ~ SALE, MfE TPO S"KLE PLY ROOPtNb METAL PAN DECK RWFPS fAcirfsaiviw L1aHrrrvc - FEATURES & SPECIFICATIONS �wa�xn +a w�x� ,.t7.tP...r MM„GUNFv„v mfiA r' 'mss §rm Arty ✓,� - 'V -++e° �a 4"euasa I. FOR FENCES 5b' Ab TALLER A HORIZONTAL OR DIAeoWL BRAGS OR BOTH, 1511® RES FOR GREATER STADIUM POST SPA nfo SHNLO BE Ewv6TANT A`.b ` Nor DATE, I .BD b'' -0'OL. 2 F NEGT VE COAThT, SIKH AS ZING AlO AL ,WK CAN BE I ON 1,ETAL FE?Z_ 05 NO ALSO AVAILABLE ARE VERIO05 PWORATNE COATNGS, MGLIVW VINYL BcNVM> AND 1,5111502 ORGANIC WATN5 , THESE ARE AVAABLE iiROIN1 MOST MAN.FAGTI, H25. SOALE, 3. VNYL COAT® KRE FABRIC M�5 9 TABLE FO RES'DBtnAI, GOB aFG1AL, A1d2 A5 NOT W NDITRIAL APPLICATIONS. THE Fee H CAf'Ei IN ME SIZES - 1, 1 IW,1 In', 19/4', AW 2' -AW IN FaK"AWES -11, 46 AW 5. 4. VB£GLE GATES L I M J T E D B R&ENCY APPAWTLr A G G E a fl T O PORTION OF T E PAGLITY SHA_L BE EPIPPED NTH FlRE D MTVIEfr APFWN® _O K5. E_ECTWCALLY OFERATEO �1CHAIN LINK FENCE &GATE WES5HAU. HAVE OWN- KEY QVENR, VSA %VLLFAILTOAN ULO LoM1UITIW, IN THE EVENT OF FOrER LOSS. ' SGALF NAIE @NOT USED I nNOT USED � SCALE, WPE ~ SALE, MfE TPO S"KLE PLY ROOPtNb METAL PAN DECK RWFPS fAcirfsaiviw L1aHrrrvc - FEATURES & SPECIFICATIONS �wa�xn +a w�x� ,.t7.tP...r MM„GUNFv„v mfiA r' 'mss §rm Arty ✓,� - 'V -++e° �a 4"euasa OLW14 tta YxLLIM RES DATE, an 9 - -- D- Series Size 1 r` _'`" LED Area Luminaire I CsMes (m %A qf= v a N llw d rr"5 dde 65s'svbsml'xg 5�<tlikaaem � rm-vtmg,tNe,e # k'5a Wa. P�T3°3`"� trp - I Th:65na ds�rheb�,eSSdJn ben in tIDrdvnlww�//M kgh pM�nvvres, IvgM1 ^i°* _ aFaX kngt'aa ze:ma'z. T9 �r.3 vW'yk _ Ncrm+cpoimu ve�taMC.nwA .r� .—IJ bavMVV'wm� -%.�� �vpaa5 ar� Fermi W^v f rep's -v9'pb >5]tlm:W hvrek Fpa0. Na,aM aza F¢a✓9 ... � . , .', -r. N, exAMeLF: DSxT trn4a 10ooeoKTSM ZrvarsrpDOezD ms.a -mow .ar aww®sa rr�iWax xr� � m ir. .M Lci rewv,e.rmu... <«:a...um...�.x. a....,,ue.,, r.r...• -.mow° � s�io1. ��.. - r�- ...e,av�ems�,�nwcew ® ®[mfON /A e. ere voe.�:mu..v«n�.a ea1•..- _... ra . � 9 v v 4GfTNC MOUNT ® +16' -0' TO ¢, TYP. EXCEPT a LOCATIONS U'nM Al WINGS WHICH SHALL BE o .12' -0" TO ¢ CONTROLS, EXTERIOR POLE LIGHTING SERVED FROM ELECTRIC PANEL AT EJILDINO SHALL INCLUDE INDEPENDENT PHOTOCEL1_5 Af9 CORRE5PONDINS RELAY. POLE AND WALL MWYTED LIGHT" a +20' @WALL PACK LIGHT I� MOUNTED LIGHT O SCALE: NOR€ " SALE WNE NOT USED NOT USED I rLOOF PARAPET v SCALE: WNE J SALE WINE SITE DETAILS SCALE: AS NOTED 4' BOLT 14' 0 GONG. WOOL FoonCG 5 (41'T BA¢S <D VET. - b "CLEP.R ±I FRLF1 BOTTO`1 �' 1 . 4 2��/ a3 FIOOFry o 3" OL. j O . DEL O" 112" BASE PLATE OL. BHDW I I I3f 135. Flx "BADE I la 'PED FOAM GgVNGE AS (4) 5 /4't SONN3" .L 01 XWI+M BOLTS (SALVANTZ®) I La r I/2" 0 DRIP - TTP. H:CK COW. TILT W (, L 3' (,-,,',LIGHT POLE FOOTING AL RBERT IN Cm. '� SALE I V2' = I'o• NIP PAML S, FRWOAT 5HAFlD FOAM ADiHiCS SHAPED FOAM TO PARAPET XN L NTH PLRYLIO MDDIFFO C@9tnT C1 ADBVE COAT TCP NTH 4 OZ fi_AH EYP%IDED 111 HATG-¢PROOP BAS AT (PARA FLW PAINT ALL EfiYfxED SURFACES NTH BA5TO,E 10 PANT PER MALPAGTVF SPEGIFIGATI015 FTRWIDE EWA510N .I iNT AT FKN ED (OR I;FIBD) A5 SWAN ON AWNTFSRRAL E%iRIOR BE/AT10% PLL JOLN5 5Wa BE EOJAL N DIMBJON N REGARD TO THE pe" . @NOT USED O SALE WNE D PRINTED 07/15/17 AS SUBMITTED FOR DESIGN REVIEW A PROPOSED TENANT IMPROVEMENT FOR: cac�win s rorward hMfaTae coniractw5 v0.mrm0.Na.�uwwtsn TECHNOLOGY LANE PETALUMA, CALIFORNIA APN: 005 -040 -055 SITE DETAIL5 yED AF? i G�pQ�0 LoO o O+ J N0. Ci1434 N9�OF CAS -�CA�e EXPIRES 12 -31 -17 &KE& Levoux and ASSOC, IATM INCA. 45 N. SIE KA AVE. GOTATI, GA ('10'1) '795 -8555 DRAM EW, RES DATE, 05 NO A 1,5111502 . SOALE, A5 NOT W OF IO ARLH 5HT5. a a 4 x 3 RE6 DATE, 9/14/2017 011 ___ ------------------ I I 1610502 i ozvrzuw xen- 5GALE, A5 NOTED OP 10 AROH SHTS. - - - -- _____ FIELD OP. �• I I I� SMALL ENGINE nn�n0 AND EQUIPMENT X19 REPAIR LOCKERS t11 I�■ ■ ■ . Ai 4 k PaQt a a 4 x 3 I I I b Ea BA as4 124 -070 - i I• I I I I � I � I, i I I VEHICLE REPAIR VEHICLE REPAIR I LARGE VEHICLE I LARGE VEHICLE 'vO 2 POST LIFT 4 POST LIFT REPAIR REPAIR F I I I I I I I I I I I I 1 I - -_yll IJI axR wxp 2 I LADE TREE IRR. HAND FERT.I CHEM. 2 CYCLE' MOWERS SHARED HARPENIN CARE TOOLS ✓i PEST. EOUIPME17"f EQUIPMENT PARTS/TOQLSIUBRARY I I ISC. TORAOE I T. M I i I I I E Qm 11 EVEI T v FF MGR. I ACCT" V I SUL KO MOR I I I I C� PAYROLL i I AMtE tiP. ,- FLOOR PLAN 5CALE: I- =lab° O 5' 10' 20' r-ALE. 1' = I0b' REVI51ON5: BY: D PRINTED 07/15/17 AS SUBMITTED FOR DESIGN REVIEW A PROPOSED TENANT IMPROVEMENT FOR: cagwin s oorwardl ;i Ind..pbcont I.. TECHNOLOGY LANE PETALUMA, CALIFORNIA APN: 005 - 040 -055 FLOOR PLAN 5E0 An L.D. riOOA NO. C1µ94 Np 1 OF CAVt4 EXPIRES 12 -91 -IT (SPRIFEC-7 LevOUX °nd Alss(:)�Trsl ING. 45 N. 51ERR+4 P.vE. GOTATI, r-A 0011) 'f95 -5855 DRAM BY, RE6 DATE, 9/14/2017 011 _M011 M 1610502 5GALE, A5 NOTED OP 10 AROH SHTS. �• I I I� t11 I�■ ■ ■ �� I I I b Ea BA as4 124 -070 - i I• I I I I � I � I, i I I VEHICLE REPAIR VEHICLE REPAIR I LARGE VEHICLE I LARGE VEHICLE 'vO 2 POST LIFT 4 POST LIFT REPAIR REPAIR F I I I I I I I I I I I I 1 I - -_yll IJI axR wxp 2 I LADE TREE IRR. HAND FERT.I CHEM. 2 CYCLE' MOWERS SHARED HARPENIN CARE TOOLS ✓i PEST. EOUIPME17"f EQUIPMENT PARTS/TOQLSIUBRARY I I ISC. TORAOE I T. M I i I I I E Qm 11 EVEI T v FF MGR. I ACCT" V I SUL KO MOR I I I I C� PAYROLL i I AMtE tiP. ,- FLOOR PLAN 5CALE: I- =lab° O 5' 10' 20' r-ALE. 1' = I0b' REVI51ON5: BY: D PRINTED 07/15/17 AS SUBMITTED FOR DESIGN REVIEW A PROPOSED TENANT IMPROVEMENT FOR: cagwin s oorwardl ;i Ind..pbcont I.. TECHNOLOGY LANE PETALUMA, CALIFORNIA APN: 005 - 040 -055 FLOOR PLAN 5E0 An L.D. riOOA NO. C1µ94 Np 1 OF CAVt4 EXPIRES 12 -91 -IT (SPRIFEC-7 LevOUX °nd Alss(:)�Trsl ING. 45 N. 51ERR+4 P.vE. GOTATI, r-A 0011) 'f95 -5855 DRAM BY, RE6 DATE, 9/14/2017 011 _M011 M 1610502 5GALE, A5 NOTED OP 10 AROH SHTS. D PRINTED 07/15/17 AS SUBMITTED FOR DESIGN REVIEW A PROPOSED TENANT IMPROVEMENT FOR: CBL]win fi corward ,v 1ind6Wp0 COntraGOro TECHNOLOGYLANE PETALUMA, CALIFORNIA APN: 005 - 040 -055 150METRIO VIEN5 �gO AFRI 0 rF` NO. 011AM a OF OAL� EXPIRES 12- 31 -1-1 G Le a/ ASEPOVATES, ES, Imcl KK,,. 45 M 51E eJ;ZA AVE. GOTAATIa CA ("7011) 1195 -5555 DRAPN 6Y, R1� PATE. 9/14/1,41 lOB NO. 16,2502 SOALE, AS NOTED OP 10 ARON SHM. EAST ELEVATION SCALE. 1/16' - 1' -0' WEST ELEVATION SCALE. 1/16' = 110' NORTH ELEVATION SCALE, 1/16' = I' -0' SOUTH ELEVATION SCALE, 1/16' = I' -0' COLORS_ &MATERIALS LIST - -- � BODY (TYPE 1): DE0781 - SYCAMORE STAND � 1Z X 14' ROLL UP DOORS: PAINT TO MATCH BODY TYPE 2 COLOR DES213 - FINE GRAIN aBODY (TYPE 2): DES213- FINE GRAIN ® LED LIGHT FIXTURE: TED BODY (TYPE 3): ENTRY FRAMING; DE6211 -LIGHT BEIGE CABOTWOODSTAIN SEMI SOLID CORDOVAN BROWN ® FOAM CORNICE: ®ALUMINUM STOREFRONT: CLEAA ANODIZED ALUMINUM. NUM. == DEWS -COOL DECEMBER FRAMEB WTRi SOLAR GR4Y(DARIQ. TEMPERED. ® STANDING SEAM METAL ROOF ® AWNING AND ENTRY ROOF. DARK BRONZE. NOTE: METAL FASTENERS, FLASHING, AND OTHER MISCELLANEOUS EXPOSED METAL TO BE PAINTED TO ©CLERESTORY WINDOWS: SOLAR GRAY (DARK). GLASS - DUAL PANEL (THERMAL) TEMPERED. MATCH ADJACENT SURFACES, TYR FENCE I EXTERIOR ELEVATIONS 0 6' 16' 92' SCALE, 1/16° = I' -a' %ALE. IA6' = 1'-0• I D PRINTED 07/15/17 AS SUBMITTED FOR DESIGN REVIEW A PROPOSED BUILDING FOR: ciagwin Is oorward ♦i, m,d <,w<o=o-,aon TECHNOLOGYLANE PETALUMA, CALIFORNIA APN: 005 - 040 -055 EXTERIOR ELEVATIONS agO ARCH/ 30�Qbp WOOG,fC NO. C1U34 NAt 9 �OF CAIh EXPIRES 12 -51 -17 Gi;zeG Le?nOUX ',. IATES, INC. 45 A. 51E RPa AVE. GOTATI, GA (10'7) "1415 -8555 DRAY✓11 BY, REB DATE, A 7 GOT, 2016 JOB N0, 16.0902 SCALE, IA6' = I' -0' OP 9 ARCH SLATS, THE INTERNATIONAL SYMBOL OF ACCESSIBILITY SHALL CONSIST OF A WHITE FIGURE ON A BRIE BACKGRCMND. THE BLUE SHALL BE EQUAL TO COLOR NO. 150x0 IN FEDERAL STANDARD 545B. (TEE APPROPRIATE ENFORCEMENT A&eVCY MAY APPROVE OTHER COLORS TO COMPLEMENT DECOR OR U IGUE DE516N. THE SYMBOL CONTRAST SHALL BE 1.I6IT ON DARK OR DARK ON LCHTJ CHARACTERS, SYMBOLS AND BACK6RONND OF 51SN5 ARE E66S ML, MATTE, OR OTHER NON ELME FINISH. LPRER5 AND NUMBERS ON VOHS HAVE A WIDTH -TO- HEIGHT R4TI0 51 3,5 AND I,I AND A STROKE WIDT4- TO- I­06H7 RATIO BETWEEN 1,5 AND IHO. 5YM50L MALL BE 36 °x36' SO. AT PARKIN6 STALL PAVEMENT 4 b °xb° 50. AT DOOR DECALS. SYMBOL PROPORTIONS TOTAL NUABER OF PAflKINO MINIMUM NUMBER OF flEOIAHED 8 CE8 O TOED 1 C ACCESSIBLE PARKING SPACES 1 TO 25 1 26 O 60 .1 0 76 TO 100 0 O 60 4 6 6 O 200 201 TO 800 e 7 O 00 O O 600 8 B 601 I. 1000 2X OF TOTAL A 1,001 AND OVER 20.1 FORE C 100, FflAC O AS REQUIRED E O O 1000 • ONE IN EVERY SIX (V6) REQUIRED ACCESSIELE STALLS, BUi NOT LE55 THAN ONE, SHALL W NAN ACCESSIBLE' Alm SERVED BY AN ACCESS AISLE 46° HOE KT7AN . RAMPS NOTES SHALL NOT ENCROACH INTO ACGE5518LE PARKING 5TAL(5) OR ACCESS AlUVS). ACCE5515E STALL MUST PERMIT L15V OF EITHER CAR DOORS ON EITHER SIDE. A V6SEL STOP 15 REYVIR® V&NEN THERE 15 NO CURB OR BARRIER PROVIDED WHICH WILL PREVENT ENCROACHMENT OF CARS OVER WALKWAYS. ACCESSIBLE PARKING SPACES SHALL BE LOCATED SUCH THAT THEY DO NOT COMPEL USERS 70 TRAVEL BEHIND PARKED CARS OTHER THAN THEIR OM ALL PAINTED BLUE STRFINS SHALL BE EQUAL TO COLOR NO. 15090 IN FEDERAL STANDARD 5458. %1 ACCESSIBLE PARKING STALL REQUIREMENTS " 4' SCALE, NONE A4CE5515LE ROUTE ACCESSIBILITY PARKING STALL 515NASE, TYP. THE INTERNATIONAL 5YM30L OF ACCESSIBILITY. 516N5 SHALL INDICATE TIE DIRECTION TO ACCE5510LE IMIDIN6 ENTRANCES AND FWILITIE5 AND SHALL COMPLY HTH THE REQUIREMENTS FOR VIRECTIONAL AND INFORMATIONAL SI6NA6E ALL WILDING AND FACILITY ENTRANCES THAT ARE ACCESSIBLE To AND USABLE BY PERSONS HTH DISABILITIES SHALL BE IDENTIFIED WITH A MMMM OF ONE INTERNATIONAL SYMBOL OF ACCESSIBILITY AND NTH ADDITIONAL DIRECTIONAL SISN5, UTILIZING THE 5YM 3M, AT JNCTONS HiERE THE ACCESSIBLE MOVIE OF TRAVEL DIVERSES FROM THE RESULAR CIRCULATION PATH, TO BE V151BLE TO PERSONS ALONG APPROACHING CIRCULATION PATHS. ENTRANCES WHICH ARE NOT ACCESSIBLE SHALL HAVE DIRECTIONAL 516NA,5E VWCH INDICATES THE LOCATION OF AND ROUTE TO THE NEAREST ACCESSIBLE ENTRANCE. EUILDIN6 THAT PROVIDE SPECIFIC SANITARY FACILITIES AND /OR ELEVATORS FOR PUEX -16 USE THAT CONFORM 7O THESE EALDIN5 STANDARDS SHALL HAVE THIS INFORMATION POSTED IN THE WILDING LOBBY, PREFERABLY AS PART OF THE WILDING 01 TORY. TH15 INFORMATION SHALL CONTAIN THE INTERNATIONAL 5YMEOL OF ACCESSSIBLITY. INACCESSIBLE SANITARY FACILITIES SHALL HAVE DIRECTIONAL 516NA6E TO INDICATE THE LOCATION OF THE MEARE' T ACCESSIBLE SANITARY FACILITY. INTERNATIONAL SYMBOL OF ACCESSIBILITY 1 SCALE, NT5 FI` MINIMM GRADIENT (or 2%) IN ANY DIRECTION. 0 DRAINAGE SHALL NOT BE CONCENTRATED UNAUTHORIZED VEHICLES Wx PANDESIGNATED TO DISCHARGE OVER ACCESS AISLE. THE PARKINS SIR2FPLE. ACCESSIBLE SPACES NOT SCALE, NT5 EXTERIOR AND IW MINIMUM CLEAR BEYOND 5TRIKESePe AT IM. (24° PREFERRE-D). DIERLAYNG DISTINGUISHING PLACARDS OR SPECIAL DISPLAY CONDITIONS Z r� V6HEE. STOP o r y MSABMIES W BETOS D AWAYATTHEOWNERS AS REQUIRED INTERNATIONAL SYMBOL OF ACCESSIBILITY REQUIRED LOCATIONS, PARKING SPACES DE516NATEO AS RESERVED FOR INDIVIDUALS WITH D15ABIL=5. BE A MINIMUM OF 1' HIGH ACCESS AISLE- p�E55 AISLE ACCESS BILE PASSE 5ER LOADING ZONES. _� 2 EXTEND FILLPACES • ACCE5518LE ENTRANCE5 (INACCESSIBLE ENTRANCES SHAT HAVE DIRECTIONAL THE FULL TENURED OR BY TELEPHONING 516NA6E TO INDICATE THE ROUTE TO THE NEAREST ACOEWIELE ENTRANCE). • ACGEfI5LE TOILET AND BATHING FACILITIES Q 6 LEGUIR OF THE PARKI N6 AT EVERY PRIMARY PUBLIC ENTRANCE AND AT EVERY MA.IOR JN:C7ION ALONG OR 0 CURB RAMP REQb HEN WALK 15 AT A SPACES THEY LEAVING TO AN ACCESSIBLE ROUTE OF TRAVEL, THERE SHALL BE A VaN V15PLAYIN6 54RVE SHALL. EXTEND THE INTERNATIONAL 5YM30L OF ACCESSIBILITY. 516N5 SHALL INDICATE TIE DIRECTION TO ACCE5510LE IMIDIN6 ENTRANCES AND FWILITIE5 AND SHALL COMPLY HTH THE REQUIREMENTS FOR VIRECTIONAL AND INFORMATIONAL SI6NA6E ALL WILDING AND FACILITY ENTRANCES THAT ARE ACCESSIBLE To AND USABLE BY PERSONS HTH DISABILITIES SHALL BE IDENTIFIED WITH A MMMM OF ONE INTERNATIONAL SYMBOL OF ACCESSIBILITY AND NTH ADDITIONAL DIRECTIONAL SISN5, UTILIZING THE 5YM 3M, AT JNCTONS HiERE THE ACCESSIBLE MOVIE OF TRAVEL DIVERSES FROM THE RESULAR CIRCULATION PATH, TO BE V151BLE TO PERSONS ALONG APPROACHING CIRCULATION PATHS. ENTRANCES WHICH ARE NOT ACCESSIBLE SHALL HAVE DIRECTIONAL 516NA,5E VWCH INDICATES THE LOCATION OF AND ROUTE TO THE NEAREST ACCESSIBLE ENTRANCE. EUILDIN6 THAT PROVIDE SPECIFIC SANITARY FACILITIES AND /OR ELEVATORS FOR PUEX -16 USE THAT CONFORM 7O THESE EALDIN5 STANDARDS SHALL HAVE THIS INFORMATION POSTED IN THE WILDING LOBBY, PREFERABLY AS PART OF THE WILDING 01 TORY. TH15 INFORMATION SHALL CONTAIN THE INTERNATIONAL 5YMEOL OF ACCESSSIBLITY. INACCESSIBLE SANITARY FACILITIES SHALL HAVE DIRECTIONAL 516NA6E TO INDICATE THE LOCATION OF THE MEARE' T ACCESSIBLE SANITARY FACILITY. INTERNATIONAL SYMBOL OF ACCESSIBILITY 1 SCALE, NT5 A VARNIN5 SIGN RS5ARVIN5 THE PENALTY FOR UNAUTHORIZED USE OF DESIGNATED DISABLED PARKING SPACES STALL BE POSTED CONSPICUOUSLY AT €AnnfH ENTRANCE TO THE OFF5TREET PARKING FACILME5 OR POSTED IMMEDIATELY ADJACENT TO AND NSIBLE FROM EACH ACCE55IBLE PARKING STALL OR SPACE. EACH WARNIN6 VON STATES, 9NAUNORZED VEHICLES PARKED IN DE516N'ATCE ACCESSIBLE SPACES NOT DISPLAYING DISTNE1.15HIN6 PLAGARD5 OR SPECIAL LICENSE PLATES ISSUED FOR PERSONS KTH DISABI CITES KILL BE TOWED AMY AT VEHICLES RECLAIM® AT (ADORE55)TOR BAY TELEPHONI (PHONE = ADDRESS) MAY BE THE PHONE TIMBER OR ADDRESS HERE TOVBO VEHICLES CAN BE RECLAIMED 15 - POSTED IN THE APPROPRIATE LOCATION ON THE 5164 AND IS A PEZMANE7 PART OF THE SIZE OF THE 5 S SHALL BE NOT LESS THAN {*x22' (MINIMUM 24'x24' SIZE RECOM ENDEO) KTH LETTERING THAT 15 A MINIMUM OF I° IN HEIGHT. i1 UNAUTHORIZED VEHICLE WARNING SIGNS L SCALE TUTS AREA OF 510N TO BE A MINIMUM OF 5N 6t�i5 LOCATED WnN 7O' SGUARE N AN ACCESSIBLE BLUE, TYP. { PA MI IN�MUMS of X60 IMHO ONLY ABOVE THE FINISH VAHITE, TYP. FLOOR OR GROUND PMONO 14l LN SURFACE MEASURED OFF PORCELAIN SIGN KIN pE IYA TO THE BOTTOM OF TEXT TORGEQUA STEEL_ HTH BEADED THE SIGN TEAR OR EQUAL Itif/.M 516N TO Be CENTERED AT THE INT. n4liom END OF PARYJNU SPACE 2' PIA, METER 18, PIPE, PROMO Y f 10' DIAMETER x ib' DEEP LONG. €� pO PIER AT BASE, YP. O L F m H- N TOP OF m N WRRPAC I-E EACH PARKINS SPACE RESERVED FOR PECANS KTH DISABILITIES SHALL BE IDENTIFIED BY A REFLECTORIZED SIGN PERMANENTLY POSTED IMMEDIATELY AOJAGENT TO AND V151 LE FROM EACH STALL OR SPACE, COMLSI5TH5 OF A PROFILE VIEW OF THE INTERNATIONAL SYMBOL OF ACCESSIBILITY IN MITE ON A DARK BLUE 13AGK6R R WA GUD. 541-H 516N5 MAY ALSO BE CENTERED ON THE LL AT THE INTERIOR END OF THE PARKINS SPACE. 5b' • .MN• SURFACE OF P/ARKIN6 STALL(WIA4CE55 AISLE(5) SHALL NOT EXCEED 1,50 FI` MINIMM GRADIENT (or 2%) IN ANY DIRECTION. 0 DRAINAGE SHALL NOT BE CONCENTRATED UNAUTHORIZED VEHICLES Wx PANDESIGNATED TO DISCHARGE OVER ACCESS AISLE. THE PARKINS SIR2FPLE. ACCESSIBLE SPACES NOT SCALE, NT5 EXTERIOR AND IW MINIMUM CLEAR BEYOND 5TRIKESePe AT IM. (24° PREFERRE-D). DIERLAYNG DISTINGUISHING PLACARDS OR SPECIAL SURFACE AS READ Z LICENSEPLATESISSUED FOR PERSONS WITH PEDESTRIAN AREAS AND THE VEHICULAR AREAS. THE BOUNDARY BETWEEN THE AREAS r y MSABMIES W BETOS D AWAYATTHEOWNERS LETTERING ON SIGN MUST EXPENSE. BE A MINIMUM OF 1' HIGH iY ry SHALL TO VEHICLES MAY BE RECLA6AEO AT FILLPACES APPROPRIATE INFO. AS A _ PART OF OR BY TELEPHONING THE S16N (MINIMUM OF V IN HEIGHT) 0 A VARNIN5 SIGN RS5ARVIN5 THE PENALTY FOR UNAUTHORIZED USE OF DESIGNATED DISABLED PARKING SPACES STALL BE POSTED CONSPICUOUSLY AT €AnnfH ENTRANCE TO THE OFF5TREET PARKING FACILME5 OR POSTED IMMEDIATELY ADJACENT TO AND NSIBLE FROM EACH ACCE55IBLE PARKING STALL OR SPACE. EACH WARNIN6 VON STATES, 9NAUNORZED VEHICLES PARKED IN DE516N'ATCE ACCESSIBLE SPACES NOT DISPLAYING DISTNE1.15HIN6 PLAGARD5 OR SPECIAL LICENSE PLATES ISSUED FOR PERSONS KTH DISABI CITES KILL BE TOWED AMY AT VEHICLES RECLAIM® AT (ADORE55)TOR BAY TELEPHONI (PHONE = ADDRESS) MAY BE THE PHONE TIMBER OR ADDRESS HERE TOVBO VEHICLES CAN BE RECLAIMED 15 - POSTED IN THE APPROPRIATE LOCATION ON THE 5164 AND IS A PEZMANE7 PART OF THE SIZE OF THE 5 S SHALL BE NOT LESS THAN {*x22' (MINIMUM 24'x24' SIZE RECOM ENDEO) KTH LETTERING THAT 15 A MINIMUM OF I° IN HEIGHT. i1 UNAUTHORIZED VEHICLE WARNING SIGNS L SCALE TUTS AREA OF 510N TO BE A MINIMUM OF 5N 6t�i5 LOCATED WnN 7O' SGUARE N AN ACCESSIBLE BLUE, TYP. { PA MI IN�MUMS of X60 IMHO ONLY ABOVE THE FINISH VAHITE, TYP. FLOOR OR GROUND PMONO 14l LN SURFACE MEASURED OFF PORCELAIN SIGN KIN pE IYA TO THE BOTTOM OF TEXT TORGEQUA STEEL_ HTH BEADED THE SIGN TEAR OR EQUAL Itif/.M 516N TO Be CENTERED AT THE INT. n4liom END OF PARYJNU SPACE 2' PIA, METER 18, PIPE, PROMO Y f 10' DIAMETER x ib' DEEP LONG. €� pO PIER AT BASE, YP. O L F m H- N TOP OF m N WRRPAC I-E EACH PARKINS SPACE RESERVED FOR PECANS KTH DISABILITIES SHALL BE IDENTIFIED BY A REFLECTORIZED SIGN PERMANENTLY POSTED IMMEDIATELY AOJAGENT TO AND V151 LE FROM EACH STALL OR SPACE, COMLSI5TH5 OF A PROFILE VIEW OF THE INTERNATIONAL SYMBOL OF ACCESSIBILITY IN MITE ON A DARK BLUE 13AGK6R R WA GUD. 541-H 516N5 MAY ALSO BE CENTERED ON THE LL AT THE INTERIOR END OF THE PARKINS SPACE. 5b' • .MN• SURFACE OF P/ARKIN6 STALL(WIA4CE55 AISLE(5) SHALL NOT EXCEED 1,50 ACCESSIBLE AISLE MARKED BY A PAINTED BORDER THAT 15 BLUE. MN GRADIENT (or 2%) IN ANY DIRECTION. THE DUE BORDER, CLINE AT DRAINAGE SHALL NOT BE CONCENTRATED PAINTED VV A COLOR THAT CONTRASTS NTH TO DISCHARGE OVER ACCESS AISLE. THE PARKINS SIR2FPLE. SINGLE PARKING STALL DESIGN SCALE, NT5 EXTERIOR AND IW MINIMUM CLEAR BEYOND 5TRIKESePe AT IM. (24° PREFERRE-D). ACCEf IBLE RGIRE DETECTABLE NL\RWN6 DISABLED PARKIN-, SURFACE AS READ STALL 5IONAOV, TT'P. DOORS, HEN FULLY OPEN, SHALL NOT REPJCE T}E REWIRED RAMP LANDING PEDESTRIAN AREAS AND THE VEHICULAR AREAS. THE BOUNDARY BETWEEN THE AREAS MOTH BY MORE THAN 3'. DOORS, IN ANY 5HALL BE DEFPED BY A CONTINUOUS DETECTABLE WARNINS, HHICH 15 %' HUE 4 MAST BE YELLO/N GONFORMIN6 TO FEDERAL COLOR NO. 33556 OF STANDARD NO 5958. FO5ITOK SKULL NOT REDCE TE MINIMUM DIMENSION OF THE RAMP LANDING TO LESS THAN 42'. HEEL STOP A5 REQUIRED 0 0 CURB RAMP REQb HEN WALK 15 AT A . ACCESS A`LLE z DIFFERENT LEVEL THAN PARKINS ELEV. SHALL. EXTEND THE QTM o NOTE R.>MP :kNALL NOT pPL Q j >t�C,'� T{- ENCROACH INTO THE - TIE PARKING SPACES THEN' I LOADINOAWOADINS ZONES PARKING SERVE h STALLS OR Nb VEHIGUL.AR TRAFFIC LANES. P • VAN ACCESSSSIBLE MM 5YMBOL OF 5'R PARKINS SPACE SHALL BE PERMITTED BE 56'nBILITY TO BE %7Txsb °H ON A 12'-0' MIN. ' MIN • TO BE 9' ! ACCESS MIN 9' -O° MIN T}HE K BLUE SACK6RO.M. ¢ ¢ ¢ ¢AISLE IS b' WIDE MIN. SURFACE OF PARKING STALLS) /PCCE55 ACCESSIBLE AISLE MARKED BY A ASLE(S) SHALL NOT EXCEED 1,50 GRADIENT (or 2%) IN ANY DIRECTION. PAINTED BORDER THAT 15 ELL . MIA THE BORDER, LINES AT DRAINAGE SHALL NOT BE CONCENTRATED ARE E S P i W/ A COLOR THAT CONTRASTS HTH TO DISCHARGE OVER ACCESS AISLE. THE PARKINS, SURFACE. e DOUBLE PARKING STALL DESIGN v SCALE, Nrs PCGESSIBLE RATE 115AELED PARKINS 4-A' MN STALL SIGNAGE, TYP. 'REEL STOP AS REQD 090° ,� , ACCESS AISLE �.r� a, .i6ALL EXTEND �' LEN15THI OF THE PARKINS SPACES THEY SERVE HiITE SYMBOL PGCESSIBILITY TO BE %°nx3b9R ON A BLUE BACKGROI/ND. • VAN Aft- FU.=,�al F 2 \ SURFACE OF PARKINS STALL(5) /M.GESS AISLE(5) SHAT. NOT EXCEED 1,50 6RADIENT (or 2%) IN ANY DIRECTION. DRAINAGE SHALL NOT BE CONCENTRATED TO PBCHARSE OVER ACCESS AISLE. SITE ACCESSIBILITY NOTES & DETAILS SCALE: AS NOTED ACCESSIBLE ROUTE ACGE55151LITY PARKING STALL 516NASF, TYP. �f 0 0 WEN. STOP A5- E27T REOUIRED q/, *, Q PARK 6 DACE PPP��� """"""Y1) 3 N :MALL BE !Q PERMITTED TO BE 4' WIDE € MIN. Het a THE ACGE55 AISLE IS b' WIDE MIN NGQ FAA SURFACE OF PARKINS 5TALL(S) /ACCESS �I)o % EXCEED So ENT ( ) IN ANY DI DRAINAGE SHALL NOT BE CONCENTRATED TO DISCHARGE OVER ACCESS AISLE. VAN ACCESSIBLE E 8 SCALE, Nis DETECTABLE WARNINGS AT CURB RAMS SHALL EXTEND 3b' IN THE DIRECTION OF TRAVEL AID THE ELL HDTH OF THE RAMP RUN EXCLLDIRG ANY FLARED SIDES AND LOCATED 50 THE E06E NEAREST THE CURB 15 6• MIN. AND 8° MAX FROM FACE OF CURB (SHADED PORTION OF RAMP). °X' = 46' MIN. AND AT LEAST AS NDE AS THE RAMP VIA. CURB RAMS W/ FLARED SIDES -,HALL HAVE A SEGMENT OF QARH 24' LONG MIN. LOCATED ON EA SIDE OF THE OURB RAMP AND )THIN THE MARKED CR0551145. ACCESSIBLE AISLE MARX® BY A PANTED BORDER THAT 15 BLUE. KIN THE BLUE BORDER, HATCHED LINES AT 56° O.C. MAY, ARE PAINTED BLUE OR VV A COLOR TEAT CONTRASTS WITH THE PARKING Shi ACE. ARKING STALL DESIGN DIAGONAL OR CORNER CURB -CUT RAMP a SCALE, HT5 'X' 15 LESS THAN 46° LEVEL 4 CLEAR AREA tYJT TO EN THE SLOPE OF THE EXCEED 2% CRO55 SLOPE IN ANY N ED OR FLAREO DIRECTION DE MAY NOT EXCEED 2 GRADIENT ( b.53% ON Imo. "-.ER �a5 �RGJIRE�RAI 5�T x YON MME DOE T�ECNTABLE WARNA NS' `� Y✓'� K` EALT-UP CURB FRIA.Mrs a 3 ENCROACH SHALL Ngj RAt4' RUNSS ViHEN PROVIDED CURB ENCROACH INTO LOADING/ STALLS ZONES PARKING HAVE A RIRANIN6 RAMP FLARES SHALL THAN 57ALL5 OR VEHICULAR TRAFFIC SLOPE NOT STEEPER NOT Be STEEPER THAN LANES. THAN 1,12 AND 1 I,10 X MA CROSS SLOPE %1 CURB -CUT RAMP 1 V SCALE, NT'S FULL W DN CF �QARB W w •• 0.9' KK T- 0.42 ® ® ® o ® • Q 0 6 ® ® ® € 0.45• MIL I' I' •• TRUNCATED DOME DETECTABLE x _i n 041 MAX ' II MRNIN� SURFACE HERE 0 REGUIRE D ON WT RAMPS (N07 0 O® e® PEDESTRIAN IFEC 1 SHALL EXTEND %' IN THE DIRECTION OF TRAVEL AND AND FULL KIO OF T}E CURB TAPERED EM&E5 WiFRE EXPOSED RAMP E.U.N. ANY PLANED Y • NiRE INSTALLED IN A RADIAL PATTERN, SDIETECTABLEAWMANINIt SSSHSU TRUNCATED DOMES SHALL HAVE A PLACED ON THE TURNING SPACE AT CENTER -TO- CENTER SPACING OF 1.6` MIN. THE FLUSH TRANSITION BETWGH THE TO 2.4' MAY, STREET AND SIDEWALK. _DETECTABLE WARNINGS ON CURB & CURB -CUT RAMPS DETECTABLE WARNING SURFACE SHALL CONTRAST VISUALLY WITH AD.IOIWN6 SURFACES, LIGHT EITHER LT ON DARK OR DARK ON LIGHT. MATERIAL USED TO PROVIDE VISUAL CONTRAST SHALL BE AN INTEGRAL PART OF WALKING SURFACE. "HERE THE DETECTABLE SURFACE DOE5 NOT ADECUATELY CONTRAST HTH THE AC WARNING DJACENT SURFACES, A I' KM BLACK STRIP SHALL SEPARATE DETECTABLE WARNING 4S' MIN. NQTE� , PROVIDE A CONTINUO)' COMMON SURFACE UNINTERRUPTED BY %° MIN STEPS OR ABRUPT CHANGES IN LEVEL CLEAR 6REATER THAN 1/4' VERTICAL. LEVEL CHANCES Di 1/4' AND 1/2' SHALL BE BEVELED WITH A MAX 1,2 GRADIENT ( 50%). POLE OR OTHER WALKS KTH CONTNKUS GRADIENTS 2%MAK I OESTRX` N WALL SE PROVIDED WITH LEVEL �_6JRER AREAS (MAX. 2% CRO".f SLOPE) AT LEAST 6O' IN LENGTH AT INTERVALS FACE OF OURS, OF -'- ACCESSIBLE ROUTES MT14 LESS THAN 160' OF CLEAR HOTH SHALL HAVE A LEVEL PASSING SPACE (MAX 2% Q _ _ GR055- SLOPE) A MIN. OF 60 °xb0' AT d •;•:; ••? _~ °. ^.` -' LEAST EVERY 200'. Op ( SURFACE LL SLOPES OF LESS THAN 6% SHA 8E AT LEAST AS SLIP i 8 Y FESI5TAN7 AS THAT DESCRIBED AS A MfEDILAH SALTED FINISH. WRFACE SLOPES 6REATER THAN 6% SHALL BE SLIP - RESISTANT. WALKS AND SIDEWALKS IL -,GALE, TUTS R� SMALL HAVE A RUNNINN6 SLOPE NOT bo,•• CRO55 ELOPE OF RAMS' RUNS SHALL NOT BE MIµ MIN STEEPER THAN 1,4b. -�,,,p MIN. I� - -- BLDI'E 11A)C R9E MAX LENGIH RUH $12(8.33% 90 60.01 '1_ % °,�Mp11)µ, 419 0.695) S - 92.6' p41o"" Rj�'/N' $14 0.14X1 SO' }76 (a"X) SO• S7.6' 116(626X) SO• 40.0' 1.17 (5.66X1 SOP 42.6' 416 (666X1 SOP 46.0' $19 (626X) SW 47.6' • AT LEAST AS KDE AS RAMP FIN 1 MIN �! Ad° Mµ • DOORS, VNHEN FULLY OPEN, S4All NOT T2° MAUL REDUCE TIE 5'. PO R RAMP LANOIN6 KDTH LL MORE THAN 3`. DOORS, IN ANY EN51ON F THE NOT REPUl- THE E55 MINIMUM THAN DIMENSION OF THE RAMP LANDING To LE55 THAN 42 °. r a1ZRAMP LOLL SCALE HIS FLEXI6LA5 RAA'EZ PLATE V4° MN, 1 VP V4' MN I VT INSTALLED ADJACENT TO j HANDRAIL 2' MAK, TYP. MN I La MAK MN VUl ICK -- - - - - - -- - .�.. �J 11� Y /3° MAX. HANDRAIL5 ARE REQUIRED ON PEVESTRIAN 1 V2' RAC THAT PROVIDE AC4M5 IF THE RAMP - SLOPE EXCEEDS 1,20 EXCEPT THAT AT DOOR HAND,RAIL(5), WALL OR OTHER LANDINGS, HANDRAIL5 ARE NOT REQUIRED ON SURFACE ADJ To HANDRAARF RAMfr'S LE55 THAN 6' RISE OR T2• IN LENGTH. M)ST FREE OF ANY :HARP OR ABRASIVE ELEMENTS, • THE TOP OF THE HANDRAIL 6RIPPIN5 SURFACE TO BE 34° MIN. AND 36° MAX. ABOVE PIW5H U.. U.-48' MIN. •• UU 12° MIN. SURFACE OF RAMC', 12. MIN. 1 3 ". r •" NOTH MUST BE A MIN. OF III --*' MAX EA ° 60' W OCC. OF 500 OR SIM 1 � MORE O � � 1 ? � 'vn ii li I ____ ___ IDE CURB OR RAIL A5 REQUIRED. NO HHRAL rMPPIN6 SURFACES HTH A CIP44 AR CROP 5E61ION SHALL HAVE AN OUTSIDE DIAMETER OF I 1/4' MINIMUM AND 2' MAXIMUM. HANDRAIL GRIPPING SURFACES KTH A NON-CIRCULAR CROSS SECTION SHALL I4AVE A PERIMETER DIMENSION OF 4° MINIMUM AND IS 1/4' MAXIMUM, AND A CRO55- 5E0TION DIMENSION OF 2 1/4' MAXIMUM. HANDRAILS MUST EXTEND A MIN OF 12' OF LEVEL DISTANCE (PARALLEL TO LANDIN6 SURFACE) BEYOND TOP 4 BOTTOM OF THE RAMP ENDS BEFORE THEY ARE RETURNED. HANDRAILS MAY PROJECT INTO THE REGARED KOTH A P15TANNCE OF 5 1/2' FROM FA SIDE of A RAMP. 014642 PROJECTIONS, SUCH AS TRIM AND SIMILAR DECORATIVE FEATURES, MAY PRD. GT INTO THE REGMARED KOTH A DISTANCE OF 11/2' FROM EACH SIDE OF A RAMP. HERE THE EXTENSION OF TIME HANDRAIL IN THE DIRECTION OF THE RAMC' RAN WOULD CREATE A HAZARD, THE TEJRMINATION OF THE EXTENSION MAY W MADE ROUNDED OR RETURNED SPNAOTHLY TO A FLOOR WALL. 09 POST. HANURAIL5 SHALL BE PROVIDE ON BOTH SIDES AND CONTINUOUS THE FULL LEROTH OF THE RAMP, AND SHALL HAVE ENOUCi 4 MN6MM STRUCTURAL. 5TRENGTH TO SUPPORT A 250166 POINT LOAD. RAMPS AND LANDINGS OPEN ON ONE OR BOTH SIDES THAT ARE MORE THAN 50' ABOVE THE ADJACENT 6R0'UD SHALL BE PROVIDED KTH WARMS, RAMPS AND LANDIN55 KTH PROP-OFT-5 HAVING EDGE PROTECTION CON5I5TN6 OF VMFER A GUIDE CURB A MIN OF 2' IN HEIGHT ON EACH SIDE OF THE RAMP (IF THE DROP-OFF 15 GREATER THAN 4° A 6° WARNING CURB HILL BE UTILIZED) OR A Hsi- GUIDE RAIL CENTERED 3' (PLUS OR MINUS I,J ABOVE THE SURFACE OF THE RAMP ON EACH SIDE. RAMPS MORE THAN 30 INCHES ABOVE THE ADJACENT &ROUND SHALL BE PROVIDED HTH OUARV5 NOT LESS THAN 42' FROM THE SURFACE OF THE RAMP. S HANDRAILS AT RAMPS SCALE TUTS FROM ADJACENT 9):FACE51 TH DETECTABLE WARNING SURFACES SHALL BE YELLON CONFORMN6 TO FS 33535 OF FEDERAL STANDARD 5950. (DETECTABLE WA.RNINO SURFACES AT CURB RAMPS, F 51 1.12 ISLANDS OR CUT - THROUGH MEDIANS .MALL NOT BE REWIRED TO COMPLY HTi THIS 6TANDAROJ -05 N 100 42' MIN. RAMP EXTERIOR AND IW MINIMUM CLEAR BEYOND 5TRIKESePe AT IM. (24° PREFERRE-D). IF A WALK GROSSES OR ADJOINS A VEHICULAR WAY, AND THE WALKING SURFACES pp ARE NOT SEPARATED BY CURB", RAILIN65, OR O'DDHER ELEMENTS BETWEEN THE ,p EALT-UP CURB FRIA.Mrs a 3 ENCROACH SHALL Ngj RAt4' RUNSS ViHEN PROVIDED CURB ENCROACH INTO LOADING/ STALLS ZONES PARKING HAVE A RIRANIN6 RAMP FLARES SHALL THAN 57ALL5 OR VEHICULAR TRAFFIC SLOPE NOT STEEPER NOT Be STEEPER THAN LANES. THAN 1,12 AND 1 I,10 X MA CROSS SLOPE %1 CURB -CUT RAMP 1 V SCALE, NT'S FULL W DN CF �QARB W w •• 0.9' KK T- 0.42 ® ® ® o ® • Q 0 6 ® ® ® € 0.45• MIL I' I' •• TRUNCATED DOME DETECTABLE x _i n 041 MAX ' II MRNIN� SURFACE HERE 0 REGUIRE D ON WT RAMPS (N07 0 O® e® PEDESTRIAN IFEC 1 SHALL EXTEND %' IN THE DIRECTION OF TRAVEL AND AND FULL KIO OF T}E CURB TAPERED EM&E5 WiFRE EXPOSED RAMP E.U.N. ANY PLANED Y • NiRE INSTALLED IN A RADIAL PATTERN, SDIETECTABLEAWMANINIt SSSHSU TRUNCATED DOMES SHALL HAVE A PLACED ON THE TURNING SPACE AT CENTER -TO- CENTER SPACING OF 1.6` MIN. THE FLUSH TRANSITION BETWGH THE TO 2.4' MAY, STREET AND SIDEWALK. _DETECTABLE WARNINGS ON CURB & CURB -CUT RAMPS DETECTABLE WARNING SURFACE SHALL CONTRAST VISUALLY WITH AD.IOIWN6 SURFACES, LIGHT EITHER LT ON DARK OR DARK ON LIGHT. MATERIAL USED TO PROVIDE VISUAL CONTRAST SHALL BE AN INTEGRAL PART OF WALKING SURFACE. "HERE THE DETECTABLE SURFACE DOE5 NOT ADECUATELY CONTRAST HTH THE AC WARNING DJACENT SURFACES, A I' KM BLACK STRIP SHALL SEPARATE DETECTABLE WARNING 4S' MIN. NQTE� , PROVIDE A CONTINUO)' COMMON SURFACE UNINTERRUPTED BY %° MIN STEPS OR ABRUPT CHANGES IN LEVEL CLEAR 6REATER THAN 1/4' VERTICAL. LEVEL CHANCES Di 1/4' AND 1/2' SHALL BE BEVELED WITH A MAX 1,2 GRADIENT ( 50%). POLE OR OTHER WALKS KTH CONTNKUS GRADIENTS 2%MAK I OESTRX` N WALL SE PROVIDED WITH LEVEL �_6JRER AREAS (MAX. 2% CRO".f SLOPE) AT LEAST 6O' IN LENGTH AT INTERVALS FACE OF OURS, OF -'- ACCESSIBLE ROUTES MT14 LESS THAN 160' OF CLEAR HOTH SHALL HAVE A LEVEL PASSING SPACE (MAX 2% Q _ _ GR055- SLOPE) A MIN. OF 60 °xb0' AT d •;•:; ••? _~ °. ^.` -' LEAST EVERY 200'. Op ( SURFACE LL SLOPES OF LESS THAN 6% SHA 8E AT LEAST AS SLIP i 8 Y FESI5TAN7 AS THAT DESCRIBED AS A MfEDILAH SALTED FINISH. WRFACE SLOPES 6REATER THAN 6% SHALL BE SLIP - RESISTANT. WALKS AND SIDEWALKS IL -,GALE, TUTS R� SMALL HAVE A RUNNINN6 SLOPE NOT bo,•• CRO55 ELOPE OF RAMS' RUNS SHALL NOT BE MIµ MIN STEEPER THAN 1,4b. -�,,,p MIN. I� - -- BLDI'E 11A)C R9E MAX LENGIH RUH $12(8.33% 90 60.01 '1_ % °,�Mp11)µ, 419 0.695) S - 92.6' p41o"" Rj�'/N' $14 0.14X1 SO' }76 (a"X) SO• S7.6' 116(626X) SO• 40.0' 1.17 (5.66X1 SOP 42.6' 416 (666X1 SOP 46.0' $19 (626X) SW 47.6' • AT LEAST AS KDE AS RAMP FIN 1 MIN �! Ad° Mµ • DOORS, VNHEN FULLY OPEN, S4All NOT T2° MAUL REDUCE TIE 5'. PO R RAMP LANOIN6 KDTH LL MORE THAN 3`. DOORS, IN ANY EN51ON F THE NOT REPUl- THE E55 MINIMUM THAN DIMENSION OF THE RAMP LANDING To LE55 THAN 42 °. r a1ZRAMP LOLL SCALE HIS FLEXI6LA5 RAA'EZ PLATE V4° MN, 1 VP V4' MN I VT INSTALLED ADJACENT TO j HANDRAIL 2' MAK, TYP. MN I La MAK MN VUl ICK -- - - - - - -- - .�.. �J 11� Y /3° MAX. HANDRAIL5 ARE REQUIRED ON PEVESTRIAN 1 V2' RAC THAT PROVIDE AC4M5 IF THE RAMP - SLOPE EXCEEDS 1,20 EXCEPT THAT AT DOOR HAND,RAIL(5), WALL OR OTHER LANDINGS, HANDRAIL5 ARE NOT REQUIRED ON SURFACE ADJ To HANDRAARF RAMfr'S LE55 THAN 6' RISE OR T2• IN LENGTH. M)ST FREE OF ANY :HARP OR ABRASIVE ELEMENTS, • THE TOP OF THE HANDRAIL 6RIPPIN5 SURFACE TO BE 34° MIN. AND 36° MAX. ABOVE PIW5H U.. U.-48' MIN. •• UU 12° MIN. SURFACE OF RAMC', 12. MIN. 1 3 ". r •" NOTH MUST BE A MIN. OF III --*' MAX EA ° 60' W OCC. OF 500 OR SIM 1 � MORE O � � 1 ? � 'vn ii li I ____ ___ IDE CURB OR RAIL A5 REQUIRED. NO HHRAL rMPPIN6 SURFACES HTH A CIP44 AR CROP 5E61ION SHALL HAVE AN OUTSIDE DIAMETER OF I 1/4' MINIMUM AND 2' MAXIMUM. HANDRAIL GRIPPING SURFACES KTH A NON-CIRCULAR CROSS SECTION SHALL I4AVE A PERIMETER DIMENSION OF 4° MINIMUM AND IS 1/4' MAXIMUM, AND A CRO55- 5E0TION DIMENSION OF 2 1/4' MAXIMUM. HANDRAILS MUST EXTEND A MIN OF 12' OF LEVEL DISTANCE (PARALLEL TO LANDIN6 SURFACE) BEYOND TOP 4 BOTTOM OF THE RAMP ENDS BEFORE THEY ARE RETURNED. HANDRAILS MAY PROJECT INTO THE REGARED KOTH A P15TANNCE OF 5 1/2' FROM FA SIDE of A RAMP. 014642 PROJECTIONS, SUCH AS TRIM AND SIMILAR DECORATIVE FEATURES, MAY PRD. GT INTO THE REGMARED KOTH A DISTANCE OF 11/2' FROM EACH SIDE OF A RAMP. HERE THE EXTENSION OF TIME HANDRAIL IN THE DIRECTION OF THE RAMC' RAN WOULD CREATE A HAZARD, THE TEJRMINATION OF THE EXTENSION MAY W MADE ROUNDED OR RETURNED SPNAOTHLY TO A FLOOR WALL. 09 POST. HANURAIL5 SHALL BE PROVIDE ON BOTH SIDES AND CONTINUOUS THE FULL LEROTH OF THE RAMP, AND SHALL HAVE ENOUCi 4 MN6MM STRUCTURAL. 5TRENGTH TO SUPPORT A 250166 POINT LOAD. RAMPS AND LANDINGS OPEN ON ONE OR BOTH SIDES THAT ARE MORE THAN 50' ABOVE THE ADJACENT 6R0'UD SHALL BE PROVIDED KTH WARMS, RAMPS AND LANDIN55 KTH PROP-OFT-5 HAVING EDGE PROTECTION CON5I5TN6 OF VMFER A GUIDE CURB A MIN OF 2' IN HEIGHT ON EACH SIDE OF THE RAMP (IF THE DROP-OFF 15 GREATER THAN 4° A 6° WARNING CURB HILL BE UTILIZED) OR A Hsi- GUIDE RAIL CENTERED 3' (PLUS OR MINUS I,J ABOVE THE SURFACE OF THE RAMP ON EACH SIDE. RAMPS MORE THAN 30 INCHES ABOVE THE ADJACENT &ROUND SHALL BE PROVIDED HTH OUARV5 NOT LESS THAN 42' FROM THE SURFACE OF THE RAMP. S HANDRAILS AT RAMPS SCALE TUTS FROM ADJACENT 9):FACE51 NOTES DETECTABLE WARNING SURFACES SHALL BE YELLON CONFORMN6 TO FS 33535 OF FEDERAL STANDARD 5950. (DETECTABLE WA.RNINO SURFACES AT CURB RAMPS, DATE, PROVIDE 24' MNIHM CLEAR BEYOND STRIKESIDE OF D00R OR 6ATEWAY AT ISLANDS OR CUT - THROUGH MEDIANS .MALL NOT BE REWIRED TO COMPLY HTi THIS 6TANDAROJ -05 N 100 42' MIN. RAMP EXTERIOR AND IW MINIMUM CLEAR BEYOND 5TRIKESePe AT IM. (24° PREFERRE-D). IF A WALK GROSSES OR ADJOINS A VEHICULAR WAY, AND THE WALKING SURFACES pp ARE NOT SEPARATED BY CURB", RAILIN65, OR O'DDHER ELEMENTS BETWEEN THE ,p SCALE, DOORS, HEN FULLY OPEN, SHALL NOT REPJCE T}E REWIRED RAMP LANDING PEDESTRIAN AREAS AND THE VEHICULAR AREAS. THE BOUNDARY BETWEEN THE AREAS MOTH BY MORE THAN 3'. DOORS, IN ANY 5HALL BE DEFPED BY A CONTINUOUS DETECTABLE WARNINS, HHICH 15 %' HUE 4 MAST BE YELLO/N GONFORMIN6 TO FEDERAL COLOR NO. 33556 OF STANDARD NO 5958. FO5ITOK SKULL NOT REDCE TE MINIMUM DIMENSION OF THE RAMP LANDING TO LESS THAN 42'. DETECTABLE WARNINC5 AT PEDESTRIAN 15LAND5 OR CUT - THROUGH MEDIANS SHALL BE %' MINIMAL IN DEPT EXTENDING THE FILL KDTH OF THE PEVESTRAN PATH OR CUT-THROU6H, RACED AT THE EDGES OF TFE FEDE5TRIAN (SAND OR CUM- TF6RClKH p MEDIAN, AID SHALL BE SEPARATLEDD eY 24' MINIMUM of WALKING SURFACES HTHOJi DETECTABLE WARNINGS. (DETECTABLE WARN SHALL BE 24° MINIMUM IN DEPTH AT PEDESTRIAN ISLANDS OR CUT - THOUGH MEDIAN5 THAT ARE LE55 THAN 4b° IN LENGTH IN THE DIRECTION OF PEDESTRIAN TRAVEL. `;HEN DETECTABLE KARNIN65 ARE PROVIDED AT BUS STOP PADS, IT SHALL BE 36° IN HUTH. € DETECTABLE VNARNINET AT HAZARV W5 VEHICULAR AREAS SHALL BE 56' IN KOTH. WEN DETECTABLE VIARNIN65 ARE PROVIDED AT RERECTN6 POOLS, IT SHALL BE 24' MINIMUM AND %° MAXIMUM IN HOTH. --- R DETECTABLE WARNINGS AT TRACK CR055111G5 SHALL BE 36' IN THE DIRECTION OF IQ PEDESTRIAN TRAVEL AND EXTEND THE ELL KDTH OF THE GIRCULATON PATH. tt IF " 15 GREATER THAN 5', THAN Y' MUST 24° MIN. BE: 60° MNIWM AT TOP OF LARVIND AND 12° MIWMM AT BOTTOM OF LANDING. a EM. 5TRIKE- °T' (4Y MM Y X� PROVIDE 12` MIN. CLEAR AT INTERIOR 5TRIKE -51DE V44EN DOOR IS SCUFFED KTH BOTH A LATCH AND CLOSER. ur 401- vMlve x wr DttP� �= MIN. • 3 46' MIN. • � i I i I € E € n I I n q L_ KBQUIRED EXT. CLEAR -- - REQUIRED INTERIOR CLEAR SPACE SHALL HAVE A SPACE . HAVE A MAX. 2% SLOPE IN ANY MAK 2% SLOPE IN ANY DIRECTION - DIRECTION TYPICAL DOOR LANDING CLEARANCES 16 SCALE, NT5 A,TREAD DEPTH - II' MLR. B, RISER - 7- MAX, 4' MIN X, HANDRAIL (EXTENSION 4 KDTH e� 3 Y,HNIMKH HANDRAIL EXTENSION OPEN RISERS ARE NQZ PERMITTED. i Lj 'A� /I NOT TO EXCEED I/2' ° \T�il,__ I I/4' MAXI TYP. RACW OR 1/2' BEVH- 'A' 12' MIN NOSING, TP. PROVIDE 2' MIN (4° MAX) VISUALLY IMPAIRED STRIPING AT V MAX FROM BEE OF LEAST AS 5WP RESISTS TREAD=�II 4 CE�Y�CONTRA5TIN6 CSR (FROM ADJOINING SURFACES. THE °X' EXTENSION OF THE HANDRAIL SHALL BE SGUAL TO THE TREAD KDTH PLUS 12° TO THE END OF THE LEVEL PORTION OF THE HANDRAIL (SEE 'HANDRAILS AT RAW5' FOR ADDITIONAL INFO ON HANDRAIL CONSTRUCTION). LAND'6 o TOP 4 BOTTOM OF EACH STAIRWAY SHALL NOT BE LESS THAN STAIR WIDTH. 1 EXTERIOR STAIRS 17 SCALE, NI SITE DEVELOPMENT AND GRADING SHALL BE DE516NE0 TO PROVIDE ACCESS TO ALL ENTRANCES AND EXTERIOR GROUND -FLOOR EXITS, AND ACCESS TO NORMAL PATHS OF TRAVEL, AND WHERE NECESSARY TO ITRA PROVIDE PGCE55, SHALL INCORPORATE PEDESTRIAN RAMPS, CA:O RAMPS, EEO. ACCESS SHALL BE PROVIDED KTHN TFE BONDARY OF TIE SITE FROM PUBLIC R TATIO STOPNG ZONES IF AD EBI.IRLVIHfi OR FPCLOCATD ON A SITE, PCGESfiiBLE ROJT[S OF TRAVEL SHALL EE PROVIDED BLTMN�1 BALDIN65 AND ACCESSIBLE SITE FACILITIES, K.GESSIELE B, PhD AGGEYIE -E EF THAT ARE ON THE SA1HE SITE T}E ACC `EDIBLE ROUTE OF TRAVEL SHALL BE TFE MOST PRACTICAL DIRECT RCiTE P£TNEBI ACGE55IBLE BALDING ENTRANCES, ACCESSIBLE SITE FACILITIES AND TFE ACCESSIBLE ENTRANCE TO THE SITE. IF ACCESS IS PRO` MD FOR PEDESTRIANS FROM A PEDESTRIAN TWEE OR ELEVATED WALKWAY, ENTRANCES TO THE WILDING FROM EACH TUNNEL OR VWLKWAY MUST BE ACCESSIBLE. EACH LOT OR PARKING STRICTURE M4 E PARKINS I5 PROVIDED FOR THE PIRXIO AS CLIENTS, ISUE TS OR EM LOYEES :MALL PROVIDE THE RECURRED NA43ER OF ACCESSIBLE PARKING 5TALL5. ACCESSIBLE PARKINS SPACES 5BRVIN5 A PARTICULAR WILDING "" BE LOCATED ON THE SHORTEST AOCES VOLE ROUTE OF TRAVEL FROM ADJACEW PARKINS, TO ACC W51BLE ENTRANCE. IN PARKINS FACILITIES THAT DO NO SERVE A PARTICULAR WILDING, ACCESSIBLE PARKING 54ALL BE LOCATED ON THE SHORTEST ALCE551tiLE ROViE OF TRAVEL TO AN ACCESSIBLE PEDESTRIAN ENTRANCE OF THE PARKING FACILITY, IN BUILDINSS KIN MULTIPLE ACCE55545LE ENTRANCES NTH ADJACENT PARKINS, ACCESSIBLE PARKING STALLS :MALL BE DISPERSED AND LOCATED CLOSEST TO THE ACCESSIBLE ENTRANCE5. ABRUPT 0ANOE5 IN LEVEL, EXCEPT SETVEEN A WALK OR 51DEKALK 4 AN ADJACENT STREET OR DRIVEYIAY, EXCEEDING FOVK INCkIFS (4') IN VERTICAL HEIGHT, SIGH AS AT PLANTERS OR FOUNTAINS LOCATED IN OR ADJAOBNi TO VNALKS, 51VBNALKS OR O'RER PEDESTRIAN WAYS, SHALL BE IDENTIFIED BY CVR05 PRO.ECTN6 AT LEAST SIX INC (6') IN IEHGHT ABOVE THE WALK OR SIDEWALK SS PACES TO WARN THE BLIND OF A POTENTIAL DROP OF-F. HEN A GUARD OR HANDRAIL IS PROVIDED, NO CURB 15 REO 1I HMI A GLADE RAIL 15 PROVIDED CENTER® THREE INCHES (3') FLUS OR MN15 ONE INCH O7 ABOVE TFg JMFACE OF THE HULK OR SIDEWALK, WAL LESS THE K 15 L THAN 5% OR LESS ORADIENT OR NO ADJACENT HAZARD EXISTS. IF A VNLK CROSSES OR ADJOINS A VEHICULAR WAY, AND THE WALKINS SURFACE5 ARE NOT SEPARATE) BY CURBS, RAILS OR OTHER ELEMENTS BEii'EEN THE PEDESTRIAN AREAS AND VEHICULAR AREAS, THE BOUNDARY BETWEEN THE AREAS SHALL BE IDENTIFIED BY A CONTINUOS DETECTABLE WARNING. ANY OBSTRUCTION THAT OFYE.R!HIANTTi A PEDESTRIAN WAY SHALL BE A MIMKH OF 60' ABV. THE MA XJN5 SURFACE ^ T TO THE BOTTOM OF C55 iLEA`TO A THE TT NOT LIMITED TED T A 611- SUPPORT IS USED BRACE, EL TO A PATH OF TRAVEL, VICE SHALL BUT NOT LIMTEO TO SIDE WPLKR, N INS BRACE, TON A,5 BUY OR SIMLAR DEVICE STALL EE IDS® TO PREVENT AN AN ACCESSIBLE OBSTRUCTION A5 DEFINED. IE VERTICAL CLEARANCE OF AN AREA BLIND ADJCININS OR 'A ACCEYIMPAI RATE IS NS SHALL TO LE55 THAN 60', A BARKER TO YVRV BLIND OR VIWALLY IMPAIRED PERSONS SHALL BE PROVIDED. HEN NECESSARY, A PARKING BUMPER (HE9. STOP) OR CURB SHALL BE PROVIDED TO PREVENT ENCROACHMENT OF GARS OVER THE REGUIRED KOM OF VVILKHAYE. IT 15 RTSOMMENDED THAT ANY MAXIMUM SLOPE BE INSTALLED USING A Mitt TOLERANCE OF 05% LESS THAN THAT OF THE REQUIRED CONDITION. %1 GENERAL SITE ACCESSIBILITY NOTES 10 SCALE, NONE IT 15 INTENDED THAT THESE PLANS COMPLY KTH THE IBC. AND THE STATE OF CALIFORNIA WILDING CODE (TITLE 24 PART 2 CALIFORNIA BLDG. COVEJ CURRENT EDITORS AS EFORCBV BY THE 60VERNIN5 AGENCY. IN THE EVEN' OF DISCREPANCIES IN CODE REQARBHENP3 THE M05T RESTRICTIVE REQUIREMENT .MALL APPLY, THIS EU LOIN5 SHALL ALSO COMPLY NTH THE AMERICANS HTH DISABILITIES ACT (ADA). PLEASE NOTE SAME OF THE REQUIRBHEITS OF THE ADA MAY BE MORE RE5TRIGTVE THAN THOSE SSIOKM HEFE IN ALL CASES, THE MORE RESTRICTIVE RSWR WHE NT SHALL BE OBSERVED . THE DIAGRAMS ON T95 SH ET ARE ILLUSTRATIVE OF THE APPLICABLE BALDING STANDARDS AND OO NOT DELINEATE THE ONLY MEANS OF COMFLYM6 KTH THE STANDARDS. HRNTTEN DIMENSIONS OR TEXT SHALL BE OBSERVED IN AL CASES OVER SCALED DIMS. ON DRAHN65. DISABLED ACCES5151LITY OF THIS WILDING MAY NOT BE LIMITED 7o THE STANDARDS INDICATED ON THIS SHEET. SEE OTHER DRAHN65 KTHIN THIS SET FOR ADDITIONAL INFO. QUESTIONS RE&ARDINO THE APRICATION OF THESE STANDARDS SHOULD BE DIRECTED EITHER TO THE ARCHITECT, ONES L-MOUX 4 ASSOC, INC. OR THE OFFICE OF THE STATE ARCH MOT (416)445 -6265. IF THIS 15 A PRIVATELY FUNDED ADDITION TO AN FXI5TIN6 WILDING. IT 15 REQUIRED, o) A PRIMARY ENTRANCE TO THE EUILVINS OR FACILITY AND T♦E PRIMARY PATH OF TRAVEL TO THE ALTERED AREA SHALL BE ACCESSIBLE TO AND USABLE BY P15ABLED PERSONS. b) THAT SANITARY FACILITIES, DRIMONS FOUNTAINS P1D PUBLIC TELEPHONES 9ERIA 5 THE ALTERED AREA SHALL BE ACCESSIBLE To AFID USABLE BY 015AMED PERSONS. IF ANY OF THE ITEMS L15TM IN (a) AND /OR Tb) ABOVE ARE NOT IN COMPLIANCE KTH THE DETAILS 4 DIMEKIONS SHOW ON THIS 5H i THEY SHALL BE MOPPED SO THEY ARE IN COMPLIANCE. THE ARCRIECT SHALL BE NOTIFIED IN MEWS M THE EVER ANY CONVITOlS ARE FOUND TO BE IN VIOLATION OF THESE STANDARDS. ALL STONE OR CERAMIC TILE FLOORS SHALL HAVE A COEFFICIENT OF FRICTION OF Of, FOR LEVEL FLOOR5 AND Ob FOR RAMPS. D PRINTED 07/15/17 AS SUBMITTED FOR DESIGN REVIEW A PROPOSED TENANT IMPROVEMENT FOR: rag W Ill NS norward Y,M�snpa contrldm >N.M�+nuwsw�m TECHNOLOGY LANE PETALUMA, CALIFORNIA APN: 005 -040 -055 51TE AGGE5515ILITY NOTE5 4 DETAIL-5 5gD ARC U�P�p LeOCO +�UO� J NO. CIIA34 OF CAL -h0` EXPIRES 12 -31 -17 G -mc -7 Le vOu ond IATES, HMG. 48 Vt SIE -RA AVE. GOTATI, CA (11011) '195 -8855 DRAWN BY, REE DATE, I -05 N 100 16.0502 0:2 SCALE, A5 NOTED OP 2 ACCE55 SHITS. PACE 60• •-z x FOLDING j a SEAT Id 3 p W m O I In' MAX THRE5HOL V i O Q CLEAR � I FLOOR SPACE gC �j 1i1 OPTORAL MWWEWRE WALS- L�---------------- 60- MIN. • PROVIDE I1•-19• I/2' 60• MIN. AT AM%LATORY "' MIK • FLR MTV W.G. 4 ia° MIK t ACCESSIBLE 56• MIK • WALL DTP. W.G. n SEE FOR ALT 27° MAX `4 WATER CLOSET. WALL LAYOUT MOTH FRONT 1 1/4' TO IA2• I - -- L WALL SEAT. _ 12 S4° MIK NOXINAL VIA MAK x 42' MIK OR, BAR i PiOJ=E 50.= SY.6. FOR CONRd3. A cA (S ERAS BAR MOTTINS. 6R>8 I G LEVM MmNs VALVE B4F SUU. 9.PFORS MN STA SHCYeR x Y J HENI I 1 'I4' OFF. t1R 24° I H SFH3'BR TEAM H � %° MIK MIK 1 R.EGfl_E q Y� - MN • i SHINER- SPRAY HEAR MR 5R° C g VJMN •N LOINS Y C. i mp m0 �I POPM 5-C11M BEAT R I I - - - -- - - - -- - Lw-MlN- 34• -MUL I MAx 9.1�AGE 9-GFE CLEAR REAR �✓'SY 32'Mx QR `\ Fg O I R) WEN DR IS ' a DAR) A�� OOF 60° MIN 60' DIA MIK SHO/ER Bi TE CLEAR accR SPACE AT 12 TYPICAL ACCESSIBL fi0. O .\ FTxil4g5 A•0 CONTROLS, TIE SCALE. N75 NOTE C 6 -EAR OPENIN5 32' MIN. MUST BE BE VTIN THE DOOR 52° MIN. R IN ITS 90° OPENING POSITION CLEAR _ AND THE FADE OF 'f}E STOP L�J g 0 21 x M o FOR T^:O LEAF COONS), 7-111 x X ° I I PROVIDE BUMPER IN FOLDING POCKET TO PREVENT SEATi DOOR FROM FIALY F REGEOIIS. I �LL IU HPI,_kJ_ C? _2 _LEO OQOR 9LIONp� /ofFOLDNQ DOOR 1 O D �Y REQUIRED ACCESSIBLE DOOR SHALL BE A MINIMJM OF 5b° IN WIDTH BY BO• IN j N HEIGHT, CAPABLE OF OPENING TO A MINIMAH OF W VMEREE5, AND SHALL HAVE A MINIMUM DOORWAY CLEAR WIDTH OF 32'. 11 MIN W R:l•LE DOORS 4 1or AA)'TOMATG DOORS SHALL BE PROVIDED WITH AT LEAST ONE I In• MAX LEAF/POOR IN COMPLIANCE WITH EI1,16LE DOOR MINIMUM CLEARANCES. 6° BOTTOM 10' OF POOR (EXCEPT AUTOMATIC OR SLIDING DOORS) SHALL HAVE A SMOOTH, WINTERM1PTEO OLIRFACE THAT ALLO,15 POOR TO BE OPENED BY A fl-Cl ER STARS WTH W(E£LCHAIR FOOTREST WTHOlT OREATNS A TRAP OR HAZARDOJS coNDIToK HEAD NSTAIJS AT SOE OR SHDRT WN_L SHALL BE A MNIAM Q MINIMUM CLEARANCES OF 60726° MN WTHi A 24' MN tK - FRONT HNN-L. WERE lNJ.CVRNIS FOF Zg RUBBER BMPEl ON f A MN 56° O�NJS INTO Seaaz p W EJN AIR STALL THE FOILTMiS FEAT .AHALL p F- Q BE 11,6TALLS, AT FRONT WN1 - WTH A I6° MAX PEPH FROM PNSH VW1. Sa�AGE AAD SHALL NOT EXTENV EEl'OD PR" K I-L INTO SHCYBZ OHWNS. ."Al _KICK PLATE m DOORS la' MIN. OPENNG ET-ORT • GYR CLOSE 5 INTEE %T. HINGE DOORS- a LEIS, RLL LATGES, LOCKS / OTFHR SLIPIN6/FOLDiNi6 POORS� -5 LEIS CPHtAMG DEVICE 0.N ACGBS;EIE 6T'P. WARP TYF. 1 REGVIREP FINE DaoRJJ5 LEIS DOOR, :HALL HAVE A SHAME THAT 15 EASY TO 6RASP WTI ORE WO AND ITT TILE KNMEGOT ® POSS NOT FTAIFE TOR ERA59N5, MET Paz" OR Tiu5T1H5 THE SACKER SPRAY UNT DEADBOLT WUST TO OPERATE. THAT G.AtI BE l YER FE LATOENS i LOCKM DOORS THAT ARE SHVAS P>® AR 4 AS HAD OPERATED AID NECH ARE IN A SH A HAND- i9.D LOOP A F EL R L WT A SINGLE &TORT BY NEVER TYPE, PAWL OTHER 1 BARS R5HRU. AGTVATW6 BARS CR 51'1�/gIJI WARE DEIOiiED TO PROJIOE >l gyp LEVER DCGR CLO..HLR, IF PRESBIf. Mbr I SET 50 THAT TO CLOSE TFROM AN OPEN TPOSITI 3 70 POSROSS TO KTHN 3' OF THE LATCH, FEA5LR TO THE LFADUL THE OF E ° MIN DUI PANIC BAR p,UTR D LOCKS 44'AFIEI KA KE C �H� E SHOWER STALL 50'TO4' FINISH FLO DI�� _ACCEPTABLE DOOR HARDWARE & MOUNTING HEIGHTS SPACE HAY OVBE.AP ZZ i R/1L SIDE CLEARS j <Q,'6�Q• 4B. 3O• - I 487x50' I HERE SIX OR MORE STALLS ARE z I-U " MIN GLR. i`''PALE_ FRPAIPD WTHPN A KLTIM-S- O O O L Q LEAST ONE SN N TOILE ROWH, AT LIDS ONE SHNL DE A 5TNSALL L44 "MIN �` SO- TRANSFEi TOLE STALL 1. MAY, RCLEM (1'Pd�GWR POCE6$E), A'D AT MEN 5T 'ADM KIN. STALL BULL Be BE 55•-31• Y1DE WTH AN OJIVORP Z r'l ^ CLEAR TYP. SJiNYN6 58&RAB 6 RZOR .YA�`O g N i'(p PARPIL3. GRAB BA¢., (T'OR WOMEN- MEN UMBEX RESTROOMS F>_aon Y qoN 01 oH1� 115E) AN] A MNKM 2 I - m FRVAPE UST RASE IETTHRNS, TEXT TO BE FUF.H VALVE SAL BE LOCATE ON CHARACTERS AT SRS' MN to 2 MAX IN H3sHr WITH Y I V RIDE SOS OF THE TOLET TYP. ) tS F WASH. PGMEO PU5Hi sIDE IF OF W>24- AT APROVIDED°FAS SHOI `W '�DDInONA.L MAt ING cLEAnnnce WALL- MOUNTED SIGNAGE �ip75 TYPICAL MULTIPLE ACCOMMODATION TYPICAL DOOR LANDING FLUSH VALVE SHALL BE LOGATEP ON MOB BIDE OF THE TOILET, TYP. 6RAE BAR 4091Z. PIME-6ION5 ARE TO THE INSDE POINT ON THE BAR WERE A MIN I V2' EX 1�,Q I,Q° '- CLEARANCE I5 PROVIPIS, �TiEr7N THE SPAS BAR 4 THE FINSH WALL SURFACE, TYP. �1RUI tlH,I� RE6ARCLES5 OF STALL COMFI URATON, A 48' LONG MINIMUM CLEARANCE FLOOR i SPACE SHALL BE PROVIDED IN FRONT OF THE WATER CLOSET. MEN Z INTERIOR DIMENSIONS OF SINGLE ACC.OMMOOATION TOILET ROOMS SHALL INCWCE A m CLEM FLOOR 5PACE OF AT LEAST 60' IN PIAMETZR OR A T- SHAPED CLEAR SPACE. �LCWOME ! Te TO T 8 TOILET RM /1 I� EX KLUMBEX TU • T NO POOR MAY ENCROACH INTO THIS REGVREO CLEAR SPACE BY MORE THAN 12'. L/nx7� �NTS L: TRH I WHERE THE POOR 15 LOCATED IN A CORRIDOR 510E WALL 4 SKH55 INTO THE NHS, CORRIDOR THE MINI H WIDTH OF TIE CORRIDOR SHALL BE 60' UNLESS OTHERWISE PCTOeRAM5 ANE /OR LETTExI1,16 ARE NOT FEEGNRED ON POOR -FKLM® SBHASS. fIj 5TATE0 OR LOCAL BURPING COMES ALLOW A LESSER MOTH. THE Mk5r -, Of� THE SOHO ARE ROLNCE ], OiA^SBREC OR EA,B], AND ANY CGRhER5 ? DOORS SHALL HOT 5K N5 INTO THE CLEAR FLOOR SPACE REGUREP FOR ANY FIXTIRE. HAVE A MIMKIM RADNS OF 1 /5'. pgp THE LATCH TO THE ACCESSIBLE COMPARTMENT DOOR IS FLIP -OVER STYLE, 5LIDIN5 ?OCR- MC,NTW SGRA PE 5HALL BE Q° DIA x 1/4' THICK CIRCLE SYMBOL or IT VERTEX Y OR OTHER HARD'iIARE NOT RES4ARIN5 THE USER TO ERAS? OR TWIST. THE INSIDE ANQ] V4' THICK EWILATHRAL TR N451 -E SYM OOL AS SHOM A•O SHALL CONTRAST WTH THE OUT5IPE OF THE COMPARTMENT DOOR 15 EQUIPPED WTH A L � OOP OR U.AP COOK EITHER LOW CN A PAW 5%K6ROAm OR PARK ON A 1-I6HT BACK6R0Jf'�. HANOLE LOCATED IMMEDIATELY BT3OW THE LATCH. THE POOR SHALL BE EOAPP® WITH AN AUTOMATIC DOOR CLOSN6 DEVISE THAT 15 APJJSTEP SO THAT FROM AN UN5FX 5161IAGE SHALL BE A 12 °4' x 1/4' THICK CIRCLE 5YM 30L WTH A 1/4° THICK OPEN ?051707 OF 70° THE POOR W LL TAKE AT LEAST 3 SECONDS TO MOVE TO A TRIANGLE BFMME� WTHIN THE GIRDLE, AR SH" ABOVE THE TRIANGE SYMBOL POINT B• FROM THE LATCH, MEAVI)REP TO THE LFADIN6 ED6E OF THE POOR CONTRASTS WTH THE CIRCLE 5YMBGL, ETHER L16HT ON A PARK BPGKCROANP CR PARK ON A L16HT 5,°CY.61ROIND. THE CIRCLE CONTRASTS WTH THE MOOR EITHER U6HT TYPICAL ACCESSIBLE TOILET ROOMS CN AMARK BACK- 6ROJNO OR PARK ON A LIGHT BPGK51ROAD 24' MIN. OM a STRIKE 24' SIPS - TYP. EXTERIOR a i I8• MIN. I UP. STRIKE i n` 51 DE - TYP_ NTBRTOR N- H-EN W 15 6REATER THAN 8', MIN. 5TRIKE SIDE CESS BE PROVIDED WTPN RECESS OR ALCOVE PROVIDE THIS ADVITIONAL SPACE IF DOOR 15 SCUFFED WTH BOTH A LATCH 4 A CLOSER. �HECE 18 W ALCOVE 1 LATCH APPROACH MINCE APPROACH Nrs DOOR-MOUNTED SIGNAGE 54- Mitt * 24' MIN. TYP. ROR (SOT. a 440 ") OF WAINSCOT TO L ARE LCGAT®I HWK TOILET. 7 g ORAS BAR5- i v R PROM 17'- e ROLL PAPER FKK. COMP L MIN. WITHOUT STOPS TBY( OIL Iq NOTE, fib" MI HOT WA ISR 4 DRAIN PIPES LPDER LAVATC 1 T (• j oT}EL'd5E CONFI0.RD TO PROTECT A5AN NA OR ABRASIVE 5.RFACE5 LIMPER L g 17' S6: AL50 'AC',$E 155 r IK SRCS OIL. U THIS TNT,' II' IN. S � g g b° ADD. SPADE IF b' MAX,•• HALL 12 > 24' R' MIK cE b• •• IT 15 ALL,%-Bi:1 TO HAVE TOE CLEARANCE THAT EXTENDS LAVATORY FbVEYBZ THE II OF THE RTSIARE 50'x SPACE MAY ONLY OVERLAP THIS TOO CLEARANCE BY A MAXIM TYP. TOILET RM. INTERIOI f m r_______ __-= I FRONT CLCRi•UMT®Ba{Ag i_ 19 � 1 i i O V41 � IVJ�OALFO Npp N I I TO BE LOCATED ON LATCH SCE OF -CF, CLEAR OF . AND C6ECT5 FO THA T LOUIS" MR CLEAR F LOOR SPACE CENTE® O TACTIL E 06N E F aOVCUP EEYCTD THE y iIId ND S Q � I I t I 1 g,p"�•qq¢'i I I qq Y 1 I I Na: GF AY RxR SW A10 •5. OPEN Pu9TCR HS EEIYffiI THB OlfID F�TIOH T ' 22° MIN. BLDINO AND FOLONO DOORS RN_OTIS K-EFE THBrE IS NO WILL SPACE ON THE LATCH ALL DOORS IN ALCOVES SHALL COMiPLY WITH THE CLEARANCES FOR FRONT APPROACH PPE, INC mN5 AT Wi.eE LEAF POCIFE, 54G sHa_L M LEVEL MANEUVERING CLEARANCES THE P74 EAW CN NEAt�RT AvJ^LBNT YVLL FRSSRPH.Y CN TT: EACH E, REGARDLESS OF aGCVPANT LOAD, THERE SHALL BE A FLOOR OR LANDINS ON EACH SIDE OF ALL vOORR PROVIDED WITH NOT LESS THAN THE MINIMUM REWIR® ' I- � KICKPATBA6000MFERtKAl TOILET ROOM SIGNAGE w "* SCALE, NTS EE 95,1_ATED OR LOTH: FLPPWS) OR THE SHALL BE LANDIN6(S) SHALL NoT BE ER MORE THAN 1 /2' LOVM THAN TOP OF THRESHOLD OF THE y DOORWAY. GH/ NGE 2 ry - LEVEL GREATER T}NN In" - 116T BE ACLOM'FL15H W BY 1 X MEANS OF A RAM-. - - g d y VERTICAL CHANGE IN LEVELN BEVELED CHANGE N LEVEL 3( ]' MIN. cilia q HEAR b'• Q 1 - FF. FF AN 6- tNJER THE NR GEAR FLOOR EXTERIOR ESSEV CARPET 1/4 INTERIOR MAX. BELOW T6RESHOLV VATIONS i1 THRESHOLDS l a •,ra P. N.� SITE ACCESSIBILITY NOTES & DETAILS SCALE, AS NOTED LEVEL ANC CLEAR AREA (5 ) RPACE SLOPE NOT TO EXCEED 1.50 GRADIENT a 2 %. DOORS 0 SCALE, NTS 7 4242>d l 41, 2° MIN. I, 96' MIN. I 49' MIN. x %' MIN. 4 b jx ��� DIMENSIONS SISO"N APPLY LNH,N 'X• R 45' TL N8 A OUNA AN OBSTRUCTION SOOEGREE TURN OCCUPANCY OF 8 OR LESS 44' MIN. :X' 44' MIK x 44' MR 48' MIN. 1 44' MIN x V a PIM'ENSIOtLS StoWH APPLY VPHEN 'X' R 4B' TURNS AROUND AN OBSTRUCTION BOOEOHEE TURN OCCUPANCY OF 10 OR MORE EVERY %" EVERY 56' O• MINOO' MIK &O' MIN., 00� x g g � 46•NGN uwx �X g PASSING ALCOVES T- SHOPPED INTFN.ECTON3 ACCESSIBLE ROUTE W/ LE88 THAN 80• CLEAR WIDTH j 24• MWC E 48' MIN Iv i N SINGLE WHEEL CHAIR PARALLEL PASS SIDE ABLE Y EQ .mj� STALKS O F v 44° MIK MAIN AISLE AISLE CLEARANCES i1 CORRIDOR. HALLWAYS. & AISLES 8 SCALE, NT5 077 g CL STA`OAFO 5°Oti y j x - AR 18' MIN ( SIWN C8 7-1 'N 39' MN Q 8, 6^'MAX •I PORRTAN 4 T T II j <f Q?C O _ J n SPOur �' 16• I-X'>24•, THEN• Y•. AWL BE%•FGICMML I-j � NLDTIfKPii FOVNTAP6 SU1L BIER D LOCATE f.OMt.ElB -Y Y41N ALGOJE", PER itSE P CO9 ETB.0 Il' S( EET'EXN >tN6 N^LLS, GR OTFETRIA FlAYS. S SO AS NOf TO BNGROACH INTO PDETRIA4 NAYS. TE 5°0.17 5HAL PROJIOE A FLC4/ OF WATER 4' H6H PRINC HP FOMAJN SHALL BE A MINI" KK MD SHALT. M LOCATED 5- MAX FROM THE FRONT OF 18' 4 MAXIMUM OF 14' M PEPTN. OF THE LIT. THE AVSE OP THE HARM STREW SHALL BE MEAE RD HCRIZORALLY RELATIVE TO THE FRONT 50% OF ANY ADDITIOUL FORtfANS FACE OP RE LOOT. MRS SMCM ARE LOCATED LESS PAC® ON THE 5AME FLOOR MIST BE THAN 3• FROM THE FRONT OF THE IAWT, THE ANS.E OF WEELC WR ACCESSIBLE. TE KATER STREAM %TALL BE 50' MAX WERE' a PRE LOCATE �TAffiN 3' AID 5' MAX FTOH THE THE FORCE INEWRED TO AGTVATE FRONT OF THE LIST THE A45LE OF THE WATER STREAM CONTROLS DOES NOT EXCEED 5 LISP. SWL BE 5• HAX DRINKING FOUNTAIN 9 SCALE, Nis "X° (201 MAX a LI NCeSTRLGTEO 4 >20' -25' MAX • OBSTFUIGTED) #J I L _ p Y�115 - 9 x 48' FORViARP REACH RANOE SHOM IN PROFILE AND PLAN VEN TO BE 45' MAXIMUM (TO TOP OF ELECTRICAL BOX DEVICES) AND IS' MINIMM (TO BOTTOM OF ELECTRICAL BOX DEVICES) ABOVE FINISH FLOOR, THE MAXIKM LEVEL FORWARD REACH OVER AN OBSTRUCTION WITH KNEE SPACE BELOW 15 25 ". WET THE OBSTRUGTON 15 LESS THAN 2O° DEEP, THE MAXIMUM H16H FORWARD REACH 15 W. WHEN THE OBSTRUCTION PROJECTS >20' TO 251, THE MAXIMUM 016H FORWARD REACH 1544'. rjo-� FORWARD REACH LIMITS PARALLEL APPROACH i g NO MORE THAN PROVIDE A MIK 50'x48' Fes,` YTEP TO KITI+FN I4 ---A CLEAR XAG� AT FRONT GF SINK IN A SPACE WEE < M.LT -Dom SINK THAT ALLO6 A GCk4' TCP GiZ gw SINK 5FHALL BE FOFWARD APPROACH 1 cONVHNTIOIAL R.°JHCf gs U O REO.;IRBP TO ADJOIA5 OR OVERLA Al, IS NOT FR IZ A^U -Y N�T �z PROVIDE KN✓� 4 ACCESSIBLE RCVTE TO YET ACV L N dI N TOE CLEARANCE ORA1N AID HOT WATER TOE KICK - -� PRO 'JI%L BE IWJAAMM QZ "THERMOS COviC"RE% TO PREVENT CONTACT. I I FO _ . CAB. SHALL Be II- pl Fg TYPE, FL" TYPE OR El II (OR AR CLN - SE..F- CLOSING VALVES SHALL MAINTAIN A PLAN ®O� ELEVATION MR 10 SECS OPEN ACCESSIBLE E.REAIC RM. 1 V R3- bJN.iE GA&,`EI'RY M- FPU:ETS JW-L EE SIRK5 (4 0TER LIKE V W MAY EE FFOVIPEP af-132P$E YR/ OE HA>ID LOCJ SHALL NAYS AMIN. -O IRDHi SNC THAT TWHT C-RASM P N6 50° OF ACCEPf�IBLE ALL" FOR 30x48' Gft TWSTIN6 OF THE YRIST taMTER C34' M6kU MN CUSS SPACE AV "L REG, A MAX ADJACENT TO 51N.K, FRONT APPROACH FACE OF 5 LOS TO ACCESSIBLE SINKS ACTIVATE CONTROLS. 11 cX,ALE. Nf5 � AN' NRERPU .AWI8E RA15®V32', LPPBt 234 CASE, SANS SERIF Tl'f c, 5/e' MIK TO Z' MAX IN HT. O N GCRDit16 ERPDE Z BRNU.E NOtS ARE POMP OR FROU.DEC) O/ FIO1fA.ME CoNTRASTIN6 FIMSL EXIT j OldiE RROVIPE TACTILE EXIT 516N5 AS REGVIREO. SEE ALSO c0G SECTION 1011.4 FEAfA`W UONSE SAL SE 26TH L W ON THEE KW. ADYCBV TO THE LATCH SUE OF THE ROOK CLEAR OF DOOR EKW NO ANY PKOTFWH5 GB.EGTS W THAT AN 18•x18• WK QFAR >>(( Z Fif)JR SPACE CENTERS, CH 5116H 15 PROMOS, BEYOND AFC OF Q Aw ROCR 5KH6 Ts�Tfi�I DLO° -S, IiO51TI0H 143• R9( rb- .dTIGN I LITERARY BRAILLE STANDARD DIM 10145 Y wi INTER -DOT SP N6. Oq0• HORIZONTAL SEPARATION BETYEEN GELL5:�41' VERTICAL SEPARATION BETYEEN CELLS-395 11/4' MIN, 11/2' MAX 1 1/4" MIN, 2- MAX - I In', I In° I I/4' MIK NOMINAL OIAJ£fER TYP. DATE, f 3/1442017 JOB NO Aa. SCALE, AS NOTE? OF 2 ACGEX SETS. NCN-C R44LAR HAVE A PERIMETER HAI'PRAIL TO OH OF 4' 3• MAX. S - r THE TOP SURFACE OF THE HANDRAIL 6RIPPIN5 SHALL BE 34° TO 55' ABOVE MN. 625' MAX, 4 2T' CROSS- THE NON" OF THE TREADS. SECTION MAX STAIR HANDRAILS LANDING y7 Y TOP 1 BOP. O EACH 5TNRNY SWL II° MIK 44' CI-EM NOT BE LESS THAN 4.. �..TFEA� MIK•• STAR Poo BACK 'IN �HMDRAIYSTUR I.B SHALL. BE COONTRUP05 4 SHALL NOT EXTEND INTO LANOIN5 OR PATH OF TRAVEL. THE 'X' EXTENSION OF THE HANDRAIL SHALL BE EQUAL TO THE TREAD WIDTH PLUS 12' TO THE END OF THE LEVEL PORTION OF THE HANDRAIL. u 4 12 g -KI LANDING v v g N2 OFEN R15EF 5 ARE 24 21 PERMITTED. 12• MIN. "A' IT 15 IN1EME THAT THESE` PLANS COMPLY WITH THE 1B.C. AND THE STATE OF GALIPORNIA BALDING COVE (TTLE 24 PMT 2 CALIFORNIA BL06. COPE) CURRENT EDITIONS AS ENFORCD BY THE 6OVERNIN6 AEENCY. IN THE EVENT OF DI5CREPANCIE-5 IN CODE REQUIRE -ENT5 THE V05T RESTRICTIVE REQUIREMENT SHALL APPLY. THIS MILPINS SHALL ALSO COMPLY WITH THE AMERICANS WITH PISABILITES ACT (ADA). PLEASE NOTE SOME OF THE REGUIRFMENTS OF THE ADA MAY BE MORE RESTRICTIVE THAN THOLE SHOWN HERE. IN ALL GASES, THE MORE RESTRICTIVE REAARE-ENT `SUU. BE 005ENVE. THE 12IAO1RN-6 ON THIS 5HEET ARE IL LI)STRATVE P THE APPLICABLE BALDING STANDARDS AND DO NOT PELINEATE THE ONLY MEANS OF COMR.YI1,15 WITH THE STANDARDS. NEHTTEN DIMENSIONS OR TEXT SULL BE OBSERVED IN ALL GASES OVER SCALED PIM S. ON ORAW1,165. DISABLED AGC.ESSIBILITY OF THIS BIILDIN6 MAY NOT BE LIMITSP TO THE STANDARDS INCICAT® ON THI5 SHEET. SEE OTHER PRAHN55 WITHIN THIS SET FOR ADDITIONAL INFO. CLeSTIOiS RECIARP NO THE APPLICATION OF THESE STAB9ARD5 SHCAW BE DIRECTE] EITHER TO T4W PXGH1;!CT, GREG L•POJX 4 ASSOG, INC. OR THE OFFICE OF THE STATE ARLHHIT4r (416)4456Z85. IF THIS 15 A PRIVATP-Y FUNDED ADDITION TO AN EXISTING BALDING. IT 15 REQUIRED, b) ALTEREPPTARFA SHALL M ..b,' %F EUTC ��ABL�.EIBYT DISC PH O THE IF ANY OF THE ITEMS LISTED IN" AMC/OR (b) ABOVE ARE NOT IN COMPLIANCE WITH THE PETALS 4 DIMENSIONS SHVIN ON THI5 BEET, THEY SHALL BE IN 5O THEY ARE IN COMPLIANCE. THE ARCHITECT SHALL BE NOTIFIED IN WRITIN6 IN THE EVENT ANY CONJITON5 ARE FOl`D TO BE IN VIOLATION OF THESE STAN.PARC5, ALL 5TOME OR CERAMIC TILE FLOORS SHALL HAVE A COEFFICIENT OF FRICTION OF 0.6 FOR LEVEL FLOORR AND O'S FOR RAMP5. rj-4�GENERAL NOTES D PRINTED 07/15/17 AS SUBMITTED FOR DESIGN REVIEW A PROPOSED TENANT IMPROVEMENT FOR: cagwin 6 oorward vI.M.wp.-o ct- volalw.,v+muuswlw TECHNOLOGYLANE PETALUMA, CALIFORNIA APN: 005 -040 -055 BUILDING AGGE551BILITY NOTES 4 DETAILS a5EO AF? �Vl QOO L•O00 TA O -/- CTS NO. C1L434 EXPIRES 12 -31 -I1 GrI Leroux Ond A•../•../riC I b..••/, INCH. 48 W° 51ERRP4 AWE. 0017)"7c,15-5555 DRAWN BY, RM DATE, 3/1442017 JOB NO 16,0502 SCALE, AS NOTE? OF 2 ACGEX SETS. IPlant Legend Image ID___QN Latin ILaine Common Name Wendy Corel Bells & iJUN PAT 171 Juncus patens'Elk Blue' :Blue rush ;ACACOU 20 :Acacia cognata'Cousin Itf Little River Wattle .,v LAV STO 43 Lavendulastoechas'OttoQuasl! Spwishl-averider 117 Achillea'Moonshine' Moonshine Yarrow Austalan Willow Myrtle �ANIYEIL 6 Anl9ozanthusYellaw Gem' '',Kangaroo Paw :Lion's Tail :ARC PAC 37 Aretostaphylos'Pacific Mist' Pacific Mist Manzanit. C ART DAV 17 'Artemesia pycnocephala'David's Choice' DavlTs Sandhill Sage I Australian tea tree I CAM POS. 20 Campanula poscharskyana Siberian bellflower Safari Conebmsh �LEYARE 150 Loymus Arenarius Blue Wild Rye CAR OSH 20 Carex oshimensis'EvenIV Everillo Carex Bronze Sword CEA CON 16 �Ceanothus'Concha' ';Concha CarfloWat Lilac Ka upie 32 :Ceanothus marigmusValley VloleV ::Valley Violet Maritime Ceanothus Lime Tuff Mat Rush LOM PLA: 100 Lomandra longifolia'Platinum Beauty jj �CHOTEC 72 Chondropetalum tectorurn :Cap. Rush Soft Caress Manonia 43 Cistus X pulverulenturs'LittleMissSunshine' :Variegated Sageleaf Rockrose iCORFES 19 Cordyllne'Festival Grass Festival Grass Cordyline Deer Grass ::COT COG 15 Cotinus coggygria smoketive Margarita SOP Penstemn i 1PHLFRU;, 29 Phlornis fft&osa !Jerusalem Sage �DIAVAR 10 Dianella tasmanica Variegate :Variegated Blue Flax Lily Cobweb plant Kew ROS BAN 9 RosaBanksll Banksia Rose DIEVEG 33 Dietes vegetaSunStripe' �Varlegated Fortnight Lily Cfevetand Sage SAL HOT 54 Salvla 'Hot Upe Hot Lips sage !ELA MAC 46 IElaeagnus maculata :goldeneleagnus Mexican Bush Sage iEPICAL 47 Epiloblum Californlca'Everetra Choice' California fucshla iHELNUM 29 Hellanthemum nummularium Wslay Pink' PinkSunrose 'a 1HELSEM 71 Holictotrichon sampervIrens :blue oat grass Uppla nodiflora'Kurapid �T 0 U Me E 06 Z 2 a. It's Tree Legend HELIWEN 46 Wendy Corel Bells & iJUN PAT 171 Juncus patens'Elk Blue' :Blue rush ID Qt,!L..n Name Common Name a LAV STO 43 Lavendulastoechas'OttoQuasl! Spwishl-averider 1AGO FLE 2 Agorils flexuosaVervisBayAlteivark' Austalan Willow Myrtle LEO LEO 6 Leonolusleonorus :Lion's Tail !LEP LAE 77 Leptospermum laevigalum Australian tea tree ARB MAR �LEU SAF 7 LeucadendronSafad Bonsai! Safari Conebmsh �LEYARE 150 Loymus Arenarius Blue Wild Rye LIB PER 212 Libertia peregrinans Bronze Sword See pictures at right i LIP NOD :: 761 Uppla(kanuipla)nodiflore Ka upie LOM LON 91 Lomandra longifollaTime Tuff Lime Tuff Mat Rush LOM PLA: 100 Lomandra longifolia'Platinum Beauty Dwarf Variegated Mat Rush .CED DEO ::MAHSOF 40 Ma Ionia eurybtacteata'Soft Caress' Soft Caress Manonia iMUH RIG; 45 Muhlenbergia ripens Deer Grass :PEN MAR 26 Pensten 'Margarita BOP' Margarita SOP Penstemn i 1PHLFRU;, 29 Phlornis fft&osa !Jerusalem Sage PLESER: 72 :Plecostachs serpyllifol)a Cobweb plant Kew ROS BAN 9 RosaBanksll Banksia Rose SAL CLE 17 Salvia clevelandli Wnifred Gilman' Cfevetand Sage SAL HOT 54 Salvla 'Hot Upe Hot Lips sage !SAL LEU:: 34 Salvia leuwntha'Santa Barbara' Mexican Bush Sage Uppla nodiflora'Kurapid �T 0 U Me E 06 Z 2 a. It's Tree Legend Image ID Qt,!L..n Name Common Name a is 1AGO FLE 2 Agorils flexuosaVervisBayAlteivark' Austalan Willow Myrtle ARB MAR 12 Arbutus'Marfna' Strawberry Madrone .CED DEO 9 :iCedrus deodara Deodar Cedar 'CER FOR 1 8 Cercis'Forest Pansy' Forest Pansy Redbud 13 j 13 �CHAHUM 2 !Chamaeropshumilis Mediterranean fan palm U !LAG MLIS, 8 Lagerstroemia indica'Muskogee' Pink Crepe Myrtle PIS CHI 25 Pistacla chineses Chinese Pistache rry 5CALF-, 1'-- 20-0' VIT AGN 6 Vitexagnus-cashis Chaste Tree Dr'r+rrc GP L-2 Plont WUCOLS IV Values Specifications: Sal., Compost, and Mu''.ch: Edsting sdl to be lab tested for Orgo ;c Matter and Organic ferh:ity recommendations. Existing soil Is not to be worked whIs wet. Protective fencing to be installed and molm-ained during construction to protect so:'s from staging areas and compaction AI excess sail to be used in berms along dry creekbeds to restore hydrology and Lep soil and organic matter on site. Compacted so I in areas to be plonted are to be sheet mulched or decompated to a rrun'mim depth of 8' before p!onting. Fertilizers and Sol Am merdments pr" -hed by OMRI are rot to be used on she. Al planting areas are to receive a minimum of 3' of organic wood chip mulch. Compost is to came from a supplier whose products are tested by the US Composting Council, AI Compost and Mulch are to come f-m a local supplier Compost is to be cdded at the rote of 2' over all planting areas and/or unN soil organic mater reaches a mWtmun of 5%. Sheet Mulching using rec)•ded cardboard shall be used for weed management and added sail fertility building. Hordscape: Baserock under re,nforced concrete Paths to be a mrImum of 25% recycled crushed concrete and come from a local source: (maximum 500 m'es). Waste: A construction waste shall go to a facility that diverts a minimum oF50% from the londf ll. Plants: No plant substitutions that are high water use or listed on the Cal IPG'Dont Font a Pest' list shall be used. Site Ammenities Specs +" .x lip iii lm� •rc.,.o 11 H� SttadeTM . -.,.� 3' 7T - TiT-- f Irrigation: Al Irrigation to be from in -line, pressure compenseng, and self- flushing drip lines (Terhlne CV) except on trees and seasonal planting bed at sign. Trees to have 3 Root Watering Systems Installed per Plstoche tree, 2 ea. for dl other trees, .25 gpm or Tess, as specified A7 trees to be an separate valves from shrubs and perenn'o's as indicated. A weather - based, ET contrd'er equipped with a rain shut off de\dce shall be instal +ed and programmed to operate at less than 45% of ETo. R mainline to be 1 -V2' Sch 40 installed 24" deep. All laterals to be lnstal'ed 12' deep, typ. Control wire under pavement to be protected In Sch- 40 sleeves. A 10 gallon EZ -FLO fertigaticn tank Is to be installed after the flow carnal vale in a vault. The in,!ector port is to be instated adjacent to the tank In a separate vole box Techline GV ppe to be 12' O.G. In a grid pattern and be equipped whh air relief valves, flush valves, and activation Indcatore as recommended. Stub -ups and Drip Morofdd lies to be located so maximum drip pipe length is not exceeded. Weathermatic SLWI wired weather station to be mounted on the roof unobstructed by overhangs and away from AG units. A4 drip valves to be equipped with fhrotion and pressure regu'vtors as per Tech:S'ne recommondations. wv,va li?I �• nL PEW l�v Pitch- _I 1 rl la 1, -i ano,.c.sa e anyw-.., c vtirva l�tl 1,x1 I d 10 C-cl Fe+ri —T V-1. - 'adCap M26, rrr. Ty/. RWS -Mini Rw15- M.Brr'C F Wc'rrg 5TS!em 15 gin)ty to �-s -c'd C.0 i-3to ?tr P-bf cd2 G Fa Cl e. 1U+'w WUCOLS IV # of Size of Botanical Name Common Name Rating Plants ! Plants Trw3. a AZ bTe.k+3. x..miAn<m�.�• -. ,wuwnamrur63 ce. n ,sA ALM YAamm' _. 6baaMr+y Natrmr tie. ,r vsA Cw4+a Ceodaa Cemr Canzknos YvaGPa�uv' - -.. C4odartada Front R P.ny Vdkd -_ lm_- a '.. ,S6a _. fd�nc[iN9b Lepxncemw MCa Lubh,a^n' 6miYe trey P4+Y Crtpa YYrJe ,b ls. -. 15 ,Sba b 13A lb{digKmum+bE+gstwn Ne[^nfi�+RO l90 -.. b 77 bA AYada dw+asea a1@I630Pa1sJ+e ,o- b visa VG sM+3o #,a - WS's Pro aunt �+ara uoa;+m' Lsh w,arw.eLa La.- m sqa AN U Mn• Nm+sti••m Yuma la. t+, ,qa A ^4`s YcA.r GZCY N+yvcaPS ,ry [ � SA A.TSUhn4jbf Pacer. NN Pwdc MM \yv>rib ve Sv IA bb+�.sb FFnn?Msb nabY Cnwa' aa+b'36aMra Sap Lw n ,qa - Cmaic'rrm+a £+vrHa Way +9art TM Ll' _ _. Eva'aa GOV Cm+UUCLLx+'u l+vc ,amxn- tae n SA R 39+, Ceawaen.rxbw.v VaSry Ywx YvEaY VdHNarbw CwmTn b A SA -x Ch +.aatyahnGe Nedm+r<an tanCrn lee.. a ea Cfw+dtfers"m+fec.'mT clop Rw+ m n boa C�uaXpl.NeM,i iXeMa3Sm3b'e' C� FevncaiGrav ValpalrJ SsaNealRxA�aae Fer6ril MssCwdrLm La vm _ al ,A N tA Rrs1a N&nxtGa Varagah ValyytC Biafba Uy .. .... ,]:. Jac Oek3,We' +'AnSeba' V+'�NeJFW+yhiLN la zJ +va Euwpvrsxem,+;vL GA£dp' FHV9a'S paten Sflreberry lai u SA EP%Uim CSYm,i<a E+aeY3G'brce' CY'e+ria M1.W'L lac ., ,y imd,va ,nar.,,a ]Sa.+r: w.,gc«d e- Ivavb la,vnf FA See' traaunx«aaa ocoaar LSaNVabaKVVb aw+w+ sww+taecer Lbt[Ta] la ta•. „ ,A u , ,qa. Lam4rtrm Sx�an SZVW Sr iCxetausA ,W SA LeM+'![ArtwM Las'W F >r<Ftrtraf t4briab Rya &r,+n SMeN qa '. Laps ptvnya)r+oSira - tiro ,n. +x IA ,t rCs Imvm3abrg.A5a Limn TSS tbre+ia to Div AYesav Eavq' _ _ lxtr�e TW NN Rrait - - V 3afad D<a111y RSl+ ,m -.. + - vqa - Ka�ab e.a}bale.Ya SOltae:a'. K.Mr..Wga 6MGrM3C+ <PoRW/ Lai JttvP+ Nr +A q -. syu rgwb Peraaria+Yaea.!a B CY" Nbybu BGP Pwtmn�v+ � a ar A FRbW &+Lase _ Jervaeem Saar fE.ar'aUV wryM.ia bvaaPoner R.SaBuiea WL%,.Ora tiro v loos 6awbdas:vr9wheed¢Orun' _ -.. CM,aRM Sa4»v¢cw.wu SC+te Babae' Nenan e+sl5aae - a Tewi.n m[vWma,Liam FYWbIL (vanwtler Lq�a -. ,A Tewami[ecav euY+Gairsi�r n SA TeaWn XLid6ya DM+f G.cmaMar V-Smf N ,A Yedwsa Ea+vbr+['a YaCea t'a.%aWls.N 'N pvndiria)- Np'eTap Vvwin Lfiac Vetav_ aua�.- tv +A Specifications: Sal., Compost, and Mu''.ch: Edsting sdl to be lab tested for Orgo ;c Matter and Organic ferh:ity recommendations. Existing soil Is not to be worked whIs wet. Protective fencing to be installed and molm-ained during construction to protect so:'s from staging areas and compaction AI excess sail to be used in berms along dry creekbeds to restore hydrology and Lep soil and organic matter on site. Compacted so I in areas to be plonted are to be sheet mulched or decompated to a rrun'mim depth of 8' before p!onting. Fertilizers and Sol Am merdments pr" -hed by OMRI are rot to be used on she. Al planting areas are to receive a minimum of 3' of organic wood chip mulch. Compost is to came from a supplier whose products are tested by the US Composting Council, AI Compost and Mulch are to come f-m a local supplier Compost is to be cdded at the rote of 2' over all planting areas and/or unN soil organic mater reaches a mWtmun of 5%. Sheet Mulching using rec)•ded cardboard shall be used for weed management and added sail fertility building. Hordscape: Baserock under re,nforced concrete Paths to be a mrImum of 25% recycled crushed concrete and come from a local source: (maximum 500 m'es). Waste: A construction waste shall go to a facility that diverts a minimum oF50% from the londf ll. Plants: No plant substitutions that are high water use or listed on the Cal IPG'Dont Font a Pest' list shall be used. Site Ammenities Specs +" .x lip iii lm� •rc.,.o 11 H� SttadeTM . -.,.� 3' 7T - TiT-- f Irrigation: Al Irrigation to be from in -line, pressure compenseng, and self- flushing drip lines (Terhlne CV) except on trees and seasonal planting bed at sign. Trees to have 3 Root Watering Systems Installed per Plstoche tree, 2 ea. for dl other trees, .25 gpm or Tess, as specified A7 trees to be an separate valves from shrubs and perenn'o's as indicated. A weather - based, ET contrd'er equipped with a rain shut off de\dce shall be instal +ed and programmed to operate at less than 45% of ETo. R mainline to be 1 -V2' Sch 40 installed 24" deep. All laterals to be lnstal'ed 12' deep, typ. Control wire under pavement to be protected In Sch- 40 sleeves. A 10 gallon EZ -FLO fertigaticn tank Is to be installed after the flow carnal vale in a vault. The in,!ector port is to be instated adjacent to the tank In a separate vole box Techline GV ppe to be 12' O.G. In a grid pattern and be equipped whh air relief valves, flush valves, and activation Indcatore as recommended. Stub -ups and Drip Morofdd lies to be located so maximum drip pipe length is not exceeded. Weathermatic SLWI wired weather station to be mounted on the roof unobstructed by overhangs and away from AG units. A4 drip valves to be equipped with fhrotion and pressure regu'vtors as per Tech:S'ne recommondations. wv,va li?I �• nL PEW l�v Pitch- _I 1 rl la 1, -i ano,.c.sa e anyw-.., c vtirva l�tl 1,x1 I d 10 C-cl Fe+ri —T V-1. - 'adCap M26, rrr. Ty/. RWS -Mini Rw15- M.Brr'C F Wc'rrg 5TS!em 15 gin)ty to �-s -c'd C.0 i-3to ?tr P-bf cd2 G Fa Cl e. Green Screen Freestanding Wall Details s c n> _ # ...v,. r N'ez!er Vci <cal Fnv G. d DCCI' Fah V,�< "s ea�.a ua awe, T<?1<12 OG. 21 ^T6 me rnaKaatx— FFrxFrsrnrTn a`na`l �r=-o � re: -w -<ev I:,�re Dry cr,:l preenaefpan Izu b u Ce _t[ 6 a la AYe v u 9Jaas z. sv ambtz+ a,vrc xro +crz hd. Fgse 8 ru:x t <b Lw-T sdeb.v �'S aF htn Gaa.t roc -ba? s'c1 -.y .csdtr�.e s.) co.{.'c'_ndt F 1,fl nz 5-'0# - -. -- CM eo -. F11'+M L' d eb1 mli �ATLEi T"X- - . p3z \ \'c-d Gm? Y..cn, mr4 n1i. 0710. f:.v cci+rd re+c<w \n e-d dip Iro e-1. fro, Q.'.in `V �a Ov 0 �a '- a 3 c� V all ^V ^W^ CO) V/ N .M d P g M p s C � � uA ]) SCALE: 17= 20 -0' (wi —Pr—e c+c 21'x 30'51 —) aP L -4 1U+'w 1aM. 6„ /3 50 n-g Ao- a � k c _crx.: r.•scw_ cif , 1 x W+ car inl 2012 F2-FLO PEII TyUZI G tSTEM$.INC' Green Screen Freestanding Wall Details s c n> _ # ...v,. r N'ez!er Vci <cal Fnv G. d DCCI' Fah V,�< "s ea�.a ua awe, T<?1<12 OG. 21 ^T6 me rnaKaatx— FFrxFrsrnrTn a`na`l �r=-o � re: -w -<ev I:,�re Dry cr,:l preenaefpan Izu b u Ce _t[ 6 a la AYe v u 9Jaas z. sv ambtz+ a,vrc xro +crz hd. Fgse 8 ru:x t <b Lw-T sdeb.v �'S aF htn Gaa.t roc -ba? s'c1 -.y .csdtr�.e s.) co.{.'c'_ndt F 1,fl nz 5-'0# - -. -- CM eo -. F11'+M L' d eb1 mli �ATLEi T"X- - . p3z \ \'c-d Gm? Y..cn, mr4 n1i. 0710. f:.v cci+rd re+c<w \n e-d dip Iro e-1. fro, Q.'.in `V �a Ov 0 �a '- a 3 c� V all ^V ^W^ CO) V/ N .M d P g M p s C � � uA ]) SCALE: 17= 20 -0' (wi —Pr—e c+c 21'x 30'51 —) aP L -4