Roseville City Council
July 19, 2023

Description
Resolution 23-305
Signed MOU
Resolution 23-306
Side Letter Agreement
RESOLUTION NO. 23-305

APPROVING A MEMORANDUM OF UNDERSTANDING, BY AND BETWEEN THE CITY OF ROSEVILLE AND HEARTS4HEROESUSA, AND AUTHORIZING THE CITY

MANAGER TO EXECUTE IT ON BEHALF OF THE CITY OF ROSEVILLE WHEREAS, a Memorandum of Understanding regarding the participation in and utilization of a comfort canine through the Paw Platoon Placement Program for the Roseville Fire Department, by and between the City of Roseville and Hearts4HeroesUSA, has been reviewed by the City Council;
NOW, THEREFORE, BE IT RESOLVED by the Council of the City of Roseville that said Memorandum of Understanding is approved and that the City Manager is authorized to administer the Memorandum of Understanding, including extending its term, within his discretion, on behalf of the City of Roseville.

PASSED AND ADOPTED by the City Council of the City of Roseville this _______ day of __________________, 20___, by the following vote on roll call:

AYES COUNCIL MEMBER:

NOES COUNCIL MEMBER:

ABSENT COUNCIL MEMBER:
___________________________
Mayor
ATTEST:
________________________
City Clerk

RESOLUTION NO. 23-306

APPROVING A SIDE LETTER AGREEMENT TO THE MASTER MEMORANDUM OF

UNDERSTANDING FOR EMPLOYEES REPRESENTED BY ROSEVILLE FIREFIGHTERS, LOCAL 1592, AND AUTHORIZING THE CITY MANAGER TO EXECUTE IT ON BEHALF

OF THE CITY OF ROSEVILLE
WHEREAS, a Side Letter Agreement to the Master Memorandum of Understanding for Employees Represented by Roseville Firefighters, Local 1592, for the Roseville Fire Department’s participation in and utilization of a comfort canine through the Paw Platoon Placement Program, has been reviewed by the City Council; NOW, THEREFORE, BE IT RESOLVED by the Council of the City of Roseville that said Side Letter Agreement to the Master Memorandum of Understanding is approved and that the City Manager is authorized to execute it on behalf of the City of Roseville, and the City Manager is hereby authorized and vested with the authority to administer the terms and conditions arising out of or connected to this program and the Side Letter Agreement with the discretion to do all things as determined by the City Manager to be necessary to carry it out, modify, or terminate the arrangement.

PASSED AND ADOPTED by the City Council of the City of Roseville this _______ day of __________________, 20___, by the following vote on roll call:

AYES COUNCIL MEMBER:

NOES COUNCIL MEMBER:

ABSENT COUNCIL MEMBER:
___________________________
Mayor
ATTEST:
________________________
City Clerk

COUNCIL COMMUNICATION
CC #: 2831
File #: 0400-04-07 & 0400-08
Title:

North Roseville Specific Plan Parcel WW-40 (1751 Pleasant Grove Boulevard) Grocery Outlet – Design Review Permit and Tentative Parcel Map Appeal Contact: Sean Morales 916-774-5282 [email protected] Meeting Date: 7/19/2023
Item #: 8.1.

RECOMMENDATION TO COUNCIL
Based on the May 11, 2023 Planning Commission action, staff recommends the City Council deny the appeal of the Planning Commission’s approval of a Design Review Permit and Tentative Parcel Map for the Grocery Outlet project and take the following actions:

1. Adopt a resolution (Resolution No. 23-309) denying the appeal of the May 11, 2023 approval by the Planning Commission; adopting the four (4) findings of fact and approving the Design Review Permit subject to eighty-two (82) conditions of approval and adopting the three (3) findings of fact and approve the Tentative Parcel Map subject to forty-eight (48) conditions of approval.

BACKGROUND
This Council Communication provides a summary of the project, the Planning Commission hearing and the appeal. A detailed project background and evaluation is provided in the Planning Commission staff report, included as Attachment 1.

The project site is located at 1751 Pleasant Grove Bl. and is identified as Parcel WW-40 in the North Roseville Specific Plan (NRSP) area. The site is approximately 3.1 acres in size. The site has a zoning and General Plan land use designation of Community Commercial (CC), and is adjacent to the Paseo Del Norte single-family residential subdivision to the east, open space parcels containing the WAPA power line corridor to the south, an existing CVS Pharmacy to the west, and an undeveloped Community Commercial parcel across Pleasant Grove Bl. to the north.

The current project proposes the construction of a 16,000 square-foot grocery building and a 4,600 square-foot freestanding pad building on parcel WW-40. The request also includes a Tentative Parcel Map to subdivide the existing parcel into three (3) lots. The grocery and pad building will each be located on one lot and the third lot, Parcel 3, is not proposed for development. The project provides a total of 116 parking spaces, which is a surplus of 39 spaces over the 77 space requirement by code. The site plans and building plans are included in Exhibits A and B.

Planning Commission Hearing
On May 11, 2023, the Planning Commission voted (6 Yes – 0 No, 1 Absent) to approve the Design Review Permit and Tentative Parcel Map. As detailed in the following sections, three letters were received before the Planning Commission hearing with comments on the project and three individuals spoke at the Planning Commission hearing with comments on the project. On May 17, 2023, the City Clerk received an appeal of the Planning Commission’s approval of the entitlements (Attachment 2). The appeal came from Donald B. Mooney, representing Protect Our Roseville Neighborhoods, who also provided a comment letter before the hearing, but was not present at the meeting.

A range of topics were brought up in the comment letters and at the hearing. Each topic will be discussed separately below.

Traffic
Traffic was brought up as a concern in comment letters and at the public hearing. An on-site access and traffic study was completed by Fehr and Peers (Attachment 8) and was discussed in the Access and Circulation section of the staff report. The study was completed before submittal of the project and included development of Parcel 3 with a drive-through restaurant use. That use was removed from the project after the first round of staff review and Parcel 3 is no longer part of the current project. The traffic study retains the restaurant use in order to provide a “worst-case scenario” for potential future development of the site. By leaving the restaurant in the study, the entire commercial center can be planned now to accommodate full development of the site, though Parcel 3 may be developed with a use with less intensive traffic impacts. The study made recommendations to improve ingress and egress to the site that were incorporated into the project design such as improved striping at the entrance to the driveway shared with CVS along Fiddyment Rd., removing the ability for left turns out of the project site onto Pleasant Grove Bl. for vehicle safety, and lengthening the eastbound turn lane on Pleasant Grove Bl. in front of the site to accommodate additional u-turn traffic.

Residents' concerns in relation to traffic were largely around access to the Paseo del Norte site from the commercial site. The concern was that additional vehicles will use the private road, Camino Real Way, that bisects the community and will have safety impacts to children in the area as well as parking impacts. These concerns were also brought up at the two neighborhood meetings held for the project. While staff does not believe that Camino Real Way is a likely egress route for customers of the commercial center, conditions of approval 10a and 28 were added before the Planning Commission meeting to address these concerns and further deter use of the private road by non-residents of the HOA. The conditions are included below for reference.

Further discussion of the access between the commercial and residential parcel are discussed in the Access Easement section of this report.
10a. The site shall be clearly signed to specify that Camino Real Way is a private road and access from the commercial site is not permitted for non-residents. (Planning)

28. The applicant shall install a “speed bump” on Camino Real Way at the western entry to the Paseo Del Norte subdivision. (Engineering)
Access Easement
During project review it was discovered that there is an access easement that allows residents of Paseo del Norte to use the commercial parcel for ingress and egress. The easement does not allow ingress and egress of customers from the commercial site onto the private road through Paseo del Norte. Much of the discussion at the meeting concerned how to enforce this easement.

Ultimately, the easement must be enforced by the HOA. Options were discussed such as installing a gate or bollards between the two properties. A solid wall is not an option because emergency vehicle access (EVA) is needed. Ultimately, a new condition of approval (Condition #69) for the Design Review Permit was added at the Planning Commission meeting to address the concerns of residents and allow for the ability to construct bollards that allow for EVA to the site but restrict any other traffic through the western entrance to the Paseo del Norte community. In order to install this barrier to entry, the Paseo del Norte community will need to vote to give up their right to the access easement and then legally have the easement removed. The condition allows the HOA time to work with the project developer to complete the easement removal and install bollards. If the bollards are installed, the speed bump and signage deterring access will no longer be necessary. The final condition of approval is below for reference:

69. The applicant agrees to work in good faith with the Paseo Del Norte Homeowner's Association (HOA) to determine if the signage and speedbump, required in Conditions 10a and 28 respectively, can be reasonably replaced with emergency access bollards, which are subject to City approval. This condition is predicated on the Paseo Del Norte HOA relinquishing their rights to the provisions of the Easement Agreement (Placer County Recorder DOC 2006-0123210-00), specifically as they pertain to vehicular and pedestrian traffic through the commercial development on NRSP Parcel WW-40, and causing said easement to be removed from title. If the emergency access bollards can be utilized per this condition, then conditions 10a and 28 are removed and replaced with the condition of installing the emergency access bollards. This condition must be met by the time of site improvement acceptance by City or the project is approved with conditions 10a and 28 and no emergency access bollards. (Planning) Noise Pollution
The letters and comments at the hearing included concerns with potential noise impacts. A noise study was conducted for the project and found that there would be no noise impacts from the Grocery Outlet loading dock, which was planned to be shielded by the Grocery Outlet and freestanding pad building in the study (Attachment 9). Since the study was completed, additional sound walls have been added to the project at the loading dock area and at the eastern property line, which will further reduce any noise impacts. The study found there could be noise impacts from the drive through use on Parcel 3, which has since been removed from the project and is therefore inapplicable.

Light Pollution
Comments in the letters and hearings included concerns over light pollution onto the adjacent residential parcel. Staff added condition 74 to the Design Review Permit, which requires that light standards be lowered to 15 feet in the area adjacent to residences. Furthermore, all Design Review Permits also include a standard condition that lighting be shielded and have no off-site glare.

Crime
All Planning entitlements are routed to the Police Department for review. Police did not have any concerns with the project related to crime. The proposed grocery store use is not known to lead to an increase in crime in surrounding areas beyond any other typical use that would also be permitted in the Community Commercial zone. The site plan was not found to have any unique issues that would lead to an increase in crime.

Prescriptive Easement and Parking
Prior to the Planning Commission hearing, staff received a comment email from a resident, Mr.

Adamic (Attachment 5). Mr. Adamic states the adjacent residents have a prescriptive easement over the property for use of parking. According to Mr. Adamic, this easement right is justified by the residents parking on a temporary turnaround area that was paved for emergency vehicle use.

As discussed in the Planning Commission staff report, this turnaround area has a recorded easement over it for temporary access and not for parking. The temporary easement expires upon the date that the commercial parcel is developed with an egress route. Any residents parking in this area have been doing so without the property owner’s authorization. The question of prescriptive easement is a civil matter between the two property owners. The easement would need to be recorded in order for the City to recognize it. In contrast to what Mr. Adamic states in the letter, the Paseo del Norte meets that Zoning Ordinance standard for required parking, as each unit includes two garage parking spaces. The street parking spaces within the community are surplus spaces beyond the requirement.

Mooney Letter
The afternoon of the Planning Commission hearing, staff received a comment letter from Donald B. Mooney representing Protect Our Roseville Neighborhoods (the “Mooney Letter”). Staff provided a memorandum responding to this letter that was sent to Planning Commissioners directly and then printed and made available to the public at the meeting. The Mooney Letter is included as Attachment 3 and the staff response memorandum is included as Attachment 4. Mr.

Mooney’s concerns in the letter are related to noise and traffic impacts of a drive-through restaurant that is not proposed with the project. The comments are therefore inapplicable. Mr.

Mooney is also the appellant to the project and the majority of the appeal form is a duplication of concerns raised in the letter. The appeal is discussed below in “Issues Raised in the Appeal”.

Issues Raised in the Appeal
On May 17, 2023, the City Clerk’s office received a notice of appeal from Donald B. Mooney, on behalf of Protect Our Roseville Neighborhoods, challenging the May 11, 2023 Planning Commission approval of the Grocery Outlet project. According to the appeal, the project fails to comply with the requirements of the California Environmental Quality Act (CEQA) and the City’s Zoning Ordinance. The appeal form is largely a duplicate of the letter that Mr. Mooney submitted before the Planning Commission hearing. Whereas the Planning Commission letter was divided into three sections (A, B, C) the appeal form includes a new section D. The following is a summary of the new concerns with the appeal and a response. The comments from the Planning Commission letter are discussed in more detail within the staff memorandum made available at the hearing (see Attachment 4 of this Council Communication) and only the new comments from the appeal are discussed in detail below.

California Environmental Quality Act (CEQA)
As mentioned above, the majority of the comments related to CEQA in the Mooney appeal are duplicates from the Mooney Letter (Attachment 3), which were responded to in a memorandum from staff (Attachment 4). As discussed, the argument relies on the impacts of traffic and noise generated by a drive-through use, which is not a part of the project and therefore not applicable to the current project.

Mooney adds one new paragraph in the CEQA section of the appeal, which states “the Traffic Study needs to address the whole action in terms of a ‘ultra-popular’ fast food restaurant as nothing in the approvals restrict the type of fast-food restaurant that may be built.” Here the appellant seems to be saying that a drive-through restaurant must be considered part of the project because there is a possibility that one may be located on Parcel 3 in the future. However, the appeal also states that “The action reviewed under CEQA is not the approval itself but the development or other activities resulting from the agency’s approval of the project.” In this case, the approval by the Planning Commission for the Grocery Outlet and freestanding pad building does not result in the ability to also construct a drive-through restaurant or any development on Parcel 3. In order to develop Parcel 3 the applicant would need a subsequent Design Review Permit approval that evaluates the site plan and building elevations. Furthermore, if they wanted approval of a drive-through use they would also need a Conditional Use Permit due to the proximity to residential uses. All of these actions would require subsequent CEQA review.

Therefore, the appellant’s assertion is false and the Planning Commission's action did not need to consider a future use on Parcel 3.

Zoning Ordinance/Easement
While the appellant states in the appeal form that the project does not comply with the City’s Zoning Ordinance, there is no further mention of the Zoning Ordinance in the appeal form or attached letter. However, there is a new section D at the end of the letter related to the impacts the project will have on an easement held by nearby homeowners. During the commission meeting, staff added Condition 69, which requires the applicant to “work in good faith with the Paseo Del Norte Homeowner’s Association (HOA) to determine if the signage and speedbump, required in Conditions 10a and 28 respectively, can be reasonably replaced with emergency access bollards.” This condition was added in response to comments from the HOA president and other members wishing to restrict vehicle access through their private residential street. It is not possible to restrict this access if an easement is in place that requires access be available to the Paseo del Norte residents. Removal of the easement, and the addition of bollards, is at the discretion of the HOA members. The condition simply clarifies that if the HOA wishes to restrict commercial access in a way that also restricts their own access they will need to first relinquish the easement. The Planning Commission did not, as the appellant states, require the HOA to “give up its property right.” Rather, the decision whether to relinquish the easement is up to the HOA. The applicant must work in good faith with the residents to install bollards if they move forward with removing the easement.

In addition to Staff’s response to the appeal, the applicant’s attorney, Charles Trainor, of Trainor Fairbrook, submitted a response to the appeal, which can be found in Attachment 10 of this Council Communication.

Conclusion
The proposed Grocery Outlet project is consistent with the policies and intent of the General Plan, NRSP, and the Community Design Guidelines and the required findings for the requested entitlements can be made. On May 11, 2023, the Planning Commission approved the Design Review Permit and Tentative Parcel Map. The issues raised in the appeal form, the majority of which were already addressed before the Planning Commission decision, are not valid and staff recommends that the City Council deny the appeal, upholding the Planning Commission’s action, and approve the requested entitlements.

FISCAL IMPACT
The development of the site with a grocery store and other commercial uses within the freestanding pad building will generate sales tax revenue for the City's General Fund.

ENVIRONMENTAL REVIEW
The project is categorically exempt from the provisions of the California Environmental Quality Act (CEQA) pursuant to CEQA Guidelines Section 15332, which exempts In-Fill Development Projects that meet the following criteria: (a) The project is consistent with the applicable general plan designation and all applicable general plan policies as well as with applicable zoning designation and regulations.(b) The proposed development occurs within city limits on a project site of no more than five acres substantially surrounded by urban uses.(c) The project site has no value, as habitat for endangered, rare or threatened species.(d) Approval of the project would not result in any significant effects relating to traffic, noise, air quality, or water quality.(e) The site can be adequately served by all required utilities and public services.

The project meets these criteria for the following reasons and is therefore exempt. (a) The General Plan land use designation of Community Commercial and the Zoning designation of Community Commercial allows for this commercial development. (b) The total project site is 3.1 acres and is substantially surrounded with urban development, including a commercial use to west and a residential community to the east. (c) The project site has been previously disturbed including, disking and paving, and does not contain habitat for endangered, rare or threatened species. (d) The proposed use will not have significant effects on traffic (as provided in Attachment 1), noise (as provided in Attachment 2), air quality (due to minimum screening thresholds per the PCAPCD), or water quality. (e) Based on a review by the City’s utility departments, the site can be adequately served by all required utilities and public services allocated to the site.

CITY COUNCIL STRATEGIC PLAN/OVERARCHING GOALS
Goal F - Invest in well-planned infrastructure and growth Respectfully Submitted,
Sean Morales, Associate Planner
Mike Isom, Development Services Director
_____________________________
Dominick Casey, City Manager
ATTACHMENTS:

Description
Attachment 1 PC Staff Report
Attachment 2Appeal
Attachment 3 Mooney Planning Commission Letter
Attachment 4 Staff Memo to Mooney Planning Commission Letter Attachment 5Adamic PC Letter
Attachment 6 Maguire PC Letter
Attachment 7 Vicinity Map
Attachment 8 Traffic Study
Attachment 9 Noise Study
Attachment 10Applicant Response toAppeal
Exhibit A Site Plans
Exhibit B Building Plans
Resolution 23-309
Planning Division Staff Report
Planning Commission Meeting May 11, 2023
Prepared by: Sean Morales, Associate Planner
ITEM 6.3: Design Review Permit, Tentative Parcel Map – 1751 Pleasant Grove Bl. – NRSP PCL WW-40 - Grocery Outlet – PL22-0205

REQUEST
The applicant requests a Design Review Permit to construct a 16,000 square-foot grocery building and a 4,600 square-foot freestanding pad building. The request also includes a Tentative Parcel Map to subdivide the existing parcel into three (3) lots.

Applicant – Mike Novak, NORR Associates, Inc.

Owner – Paul Bollinger, Inter-Cal Real Estate Corporation

SUMMARY RECOMMENDATION
The Planning Division recommends that the Planning Commission take the following actions:

1. Adopt the four (4) findings of fact and approve the Design Review Permit subject to eighty-one (81) conditions of approval;

2. Adopt the three (3) findings of fact and approve the Tentative Parcel Map subject to forty-eight (48) conditions of approval.

SUMMARY OF OUTSTANDING ISSUES
Two neighborhood meetings were held on February 13, 2023 and March 2, 2023. Neighbors presented concerns with site circulation, interface of the commercial use with the homes to the east, noise and lighting. A discussion of these concerns is included in the Public Outreach section of this report.

BACKGROUND
The project site is located at 1751 Pleasant Grove Bl. and is identified as Parcel WW-40 in the North Roseville Specific Plan (NRSP) area. The site is approximately 3.1 acres in size. The site has a zoning and General Plan land use designation of Community Commercial (CC), and is surrounded by the Paseo Del Norte single-family residential subdivision to the east, open space parcels containing the WAPA power line corridor to the south, an existing CVS Pharmacy to the west, and an undeveloped Community Commercial parcel across Pleasant Grove Bl. to the north. (Figure 1).

CC Attachment 1
NRSP PCL WW-40 – Grocery Outlet, 1751 Pleasant Grove Bl.; PL22-0205 Planning Commission – May 11, 2023 – Page 2 of 25
Figure 1. Project Location
Vicinity Entitlement History
On August 6, 1997, the City Council adopted the North Roseville Specific Plan (NRSP), which included five distinct neighborhoods (A, B, C, D, E). The project site is located on the northern boundary of neighborhood D. The project site, which is on a portion of parcel WW-40, was designated for Community Commercial land use and zoning, which it has retained to present day (Figure 2). The neighboring parcel WW-41 to the east, which is now developed with the Paseo del Norte community, was designated for Community Commercial with a Special Area overlay (CC/SA) that restricted some uses, such as gasoline sales.

Figure 2. Detail from the NRSP Land Use Map (1997)
On February 1, 2006, the City Council adopted a Rezone for NRSP parcel WW-41 to modify the zoning designation from CC/SA to Multi-Family Residential (R3/DS-NR) for the 125-unit Paseo del Norte development. The land use was also modified from CC to Medium-Density Residential at 12.9 units/acre (MDR-12.9). Rezone requests from commercial to residential designations are subject to the City’s Guidelines for the Conversion of Non-Residential Land Uses. The guidelines were used to perform an analysis that focused on eight different issues, including land use compatibility. Medium-Density Residential uses are considered conditionally compatible with Community Commercial uses. The General Plan states that MDR land uses are “often located as a transition between higher-intensity land uses and low-density residential uses.” The Paseo del Norte development was designed with garages of the westernmost units facing the commercial parcel WW-40 to act as a buffer to more active portions of the homes. Staff supported the subdivision design including pedestrian connections to the commercial parcel because the residents of the project were expected to use the goods and services provided by the future commercial development.

Pleasant Grove Blvd.

Fiddyment Rd.

Project
Site
Project
Site
CC Attachment 1
NRSP PCL WW-40 – Grocery Outlet, 1751 Pleasant Grove Bl.; PL22-0205 Planning Commission – May 11, 2023 – Page 3 of 25
On May 20, 2010, the Design Committee approved a Design Review Permit to construct a 14,576 square foot CVS Pharmacy building and attached 3,120 square foot retail building. The Grocery Outlet site was not included in the CVS proposal. However, a 20 ft. wide paved access road was required to be provided across the site to connect Paseo del Norte to Pleasant Grove Bl.

The economic downturn of 2008 halted the construction of the Paseo del Norte residential community.

As of 2012, 25 of the attached townhouse units had been constructed. On August 8, 2013, the Planning Commission approved a Design Review Permit Modification and Tentative Subdivision Map to merge the remaining 100 attached townhome lots and resubdivide them into 74 lots for larger detached single-family homes. The general layout of the community remained the same as shown in Figures 3 and 4.

Figure 3. Paseo del Norte 2006 Original Site Plan
Figure 4. Paseo del Norte 2013 Modified Site Plan
The current project proposes the construction of a 16,000 square-foot grocery building and a 4,600 square-foot freestanding pad building on parcel WW-40. The request also includes a Tentative Parcel Map to subdivide the existing parcel into three (3) lots.

SITE INFORMATION
Location: 1751 Pleasant Grove Bl.

Total Size: 3.20 acres
CC Attachment 1
NRSP PCL WW-40 – Grocery Outlet, 1751 Pleasant Grove Bl.; PL22-0205 Planning Commission – May 11, 2023 – Page 4 of 25
Topography and Setting: The project site is an infill property located in an urbanized setting. The site includes frontage on Pleasant Grove Bl., which is a four-lane roadway, and includes an attached sidewalk.

The project site is situated at-grade and is relatively flat with a slight rise toward the south of the site. There are currently no structures on the property.

EVALUATION: Design Review Permit
The evaluation of the Design Review Permit has been based on the applicable development and design standards within the City’s Zoning Ordinance, the City’s Community Design Guidelines (CDG), and the NRSP. Section 19.78.060(B) of the City of Roseville Zoning Ordinance requires four findings of fact be made in order to approve a Design Review Permit. The four findings for approval of the Design Review Permit are listed below in italicized, bold text and are followed by an evaluation of the project in relation to each finding.

1. The project as approved preserves and accentuates the natural features of the property, such as open space, topography, trees, wetlands and water courses; provides adequate drainage for the project; and allows beneficial use to be made of the site for development.

The project site has been previously rough graded and consists of annual grassland and ruderal vegetation. The project site has undergone periodic disking and other ground disturbance throughout the years and no wetlands or other significant natural features are on the site. Grading of the property will be necessary to provide the parking areas, drive aisles, and building pads. The project has been reviewed by the City’s Engineering Division and has been designed consistent with City standards related to drainage improvements and stormwater quality facilities. The proposed use is consistent with the site’s commercial land use designation, and will develop an underutilized parcel.

2. The project site design as approved provides open space; access; vehicle parking; vehicle, pedestrian and bicycle circulation; pedestrian walks and links to alternative modes of transportation; loading areas; landscaping; irrigation; and lighting which results in a safe, efficient, and harmonious development and which is consistent with the applicable goals, policies and objectives set forth in the General Plan, the Community Design Guidelines and the applicable specific plan and/or applicable design guidelines.

The evaluation of the Design Review Permit has been based on the applicable development and design standards within the City’s Zoning Ordinance, the City’s Community Design Guidelines (CDG), and the NRSP. Staff reviewed the proposal for consistency with all applicable standards and found the project to be consistent with the pertinent requirements and guidelines. The following sections of evaluation focus on areas of interest.

Site Planning
The proposed project including Grocery Outlet and the shops building on parcels 1 and 2, respectively, will be developed in one phase (Figure 5). Parcel 3 will be developed at a later time. The Grocery Outlet and Shops buildings are proposed to be sited closest to the southern property line, which is adjacent to Open Space parcel WW-85 and the WAPA power line corridor. The rear setback for the Grocery Outlet ranges from approximately 10’-35’ and the rear setback for the Shops building ranges from approximately 10’-15’.

The buildings will be set back approximately 200 feet from the front property line along Pleasant Grove Blvd.

The Paseo del Norte community borders the site to the east. The Shops building is proposed approximately 16’ from the east property line and approximately 45’ from the wall of the nearest homes within Paseo del Norte. The Shops building is oriented to side-on to the residences to the east in order to limit building area exposed to the adjacent residences. There are no doors or windows proposed on the east elevation of the Shops building. Instead, three green screen panels are proposed facing the residences to limit activity on this portion of the site. Furthermore, consistent with the CDG, a 6’ masonry wall with a length of CC Attachment 1
NRSP PCL WW-40 – Grocery Outlet, 1751 Pleasant Grove Bl.; PL22-0205 Planning Commission – May 11, 2023 – Page 5 of 25
approximately 150’ is proposed along the eastside of the project from the southern property line to Camino Real Way. The wall is proposed directly behind the existing curb for the drive aisle in front of the residences.

Figure 5: Proposed Site Plan
Access and Circulation
Ingress and egress for the project site will be provided via two driveways on Pleasant Grove Bl. and one driveway from Fiddyment Rd. (including access across the CVS property). All three of these driveways are existing. However, based on analysis by Fehr & Peers in a technical memorandum (Attachment 1) some modifications were recommended for the project and included in the project plans. A gullwing is required to be constructed within Pleasant Grove Bl. adjacent to Driveway 3. This will limit egress to right turns only.

Given the traffic volumes on Pleasant Grove Bl. in this location, left turns exiting the site would not be safe.

In order to travel west on Pleasant Grove Bl. from the project site, customers will egress from Driveway 2 to the center turn lane and complete a u-turn. The left turn lane used for the u-turn is required to be lengthened from 150’ to 175’ to provide additional storage of cars. Driveway 1 from Fiddyment Rd. currently serves the CVS project as well as some residents from Paseo del Norte that cross the proposed project site.

Development of the Grocery Outlet project will increase the use of this driveway for ingress and egress.

Therefore, additional striping is required in order to facilitate safe travel.

Review by City Engineering staff led to additional circulation modifications being made conditions of approval for the project. DRP Condition 30 requires the applicant to modify the pork chop at the intersection of Pleasant Grove Bl. and Sun City Bl. to facilitate eastbound to westbound u-turns on Pleasant Grove Bl.

Currently, u-turns are not allowed at this intersection. This will provide an additional option for vehicles leaving Grocery Outlet or Paseo del Norte to travel west on Pleasant Grove Bl. DRP Condition 31 requires the applicant to install a “speed bump” on Camino Real Way at the western entry to Paseo Del Norte subdivision. This will address concerns by residents in the adjacent development of commercial customers using the private road Camino Real Wy. for ingress and egress. Additionally, DRP Condition 10 was modified with subsection a. to require additional signage stating Camino Real Wy. is for the exclusive use of residents.

Pedestrian Access & Circulation
The project includes several internal pedestrian pathways and includes the completion of sidewalk and landscaping connections to the existing sidewalk on Pleasant Grove Bl. The sidewalks will provide access from the surrounding uses. In addition to the sidewalks along the vehicle entries, pedestrian connections will be provided at locations where foot traffic is most likely to occur to provide easy access to the site. In addition Proposed 6’ Wall
Paseo del
Norte
Community
Driveway 2
Driveway 1
Driveway 3
CC Attachment 1
NRSP PCL WW-40 – Grocery Outlet, 1751 Pleasant Grove Bl.; PL22-0205 Planning Commission – May 11, 2023 – Page 6 of 25
to connection to the Pleasant Grove Bl. sidewalk, a clear pedestrian path connects to the Paseo del Norte community from Camino Real Way. Overall, the project is consistent with the NRSP and CDG related to pedestrian access and circulation.

Parking
A total of 116 parking spaces are provided on-site. Based on the City’s Zoning Ordinance parking standards, the Grocery Outlet building has a parking requirement of 54 spaces. The zoning ordinance states that buildings in shopping centers with unknown tenants have a general requirement of 1 space per 200 sf of building. The Shops building therefore has a requirement of 23 spaces. As tenant spaces are leased, each tenant will utilize the applicable parking requirement for the specific use as outlined in the Zoning Ordinance. The project provides a total of 116 parking spaces, which is a surplus of 39 spaces over the 77 space requirement by code.

Landscaping and Lighting
Landscaping for the project site includes frontage improvements along the perimeter of the property, at project entry points, and within the parking lot. As required by the NRSP Design Guidelines, the buildings are setback at least 35 feet from Pleasant Grove Boulevard. Along Pleasant Grove Bl. an approximately 40- foot landscape setback is proposed. Within that landscape setback a mix of London Plane trees, as specified in the NRSP, and shrubs are proposed. Condition 72 was added to the project to require a second row of trees closer to the sidewalk in order to provide shade for pedestrians. This is consistent with the NRSP objective to establish and reinforce a sense of pedestrian scale along arterial roadways.

In addition, landscape around the perimeter of the site is proposed to assist with buffering the commercial activities in the center from the residences to the east. Chinese Pistache and Marina Strawberry Trees are proposed behind the masonry wall on the eastern boundary in order to provide additional screening from the residences in addition to parking lot shading. The City’s minimum requirement of 50% shading in parking lots is accomplished with a mix of these two trees adjacent to parking spaces throughout the site. As proposed and conditioned, staff finds the landscape plan meets the intent of the CDG and the NRSP design guidelines, and is consistent with the City’s Water Efficient Landscape Ordinance.

The project will consist of building-mounted light fixtures and parking lot lighting. The parking lot lighting is conditioned to comply with the CDG, which require a minimum of one foot-candle of lighting in the parking areas and 0.5 foot-candle of lighting in the pedestrian walkways. Light standards will be shielded to ensure there is no off-site glare. Additionally, due to the proximity to adjacent residences, Condition 73 was added to require that light mounting heights be reduced to 15’ maximum in the parking area in front of the Shops building and 20’ maximum in the parking area in front of the Grocery Outlet.

3. The building design, including the materials, colors, height, bulk, size and relief, and the arrangement of the structures on the site, as approved is harmonious with other development and buildings in the vicinity and which is consistent with the applicable goals, policies and objectives set forth in the General Plan, the Community Design Guidelines and the applicable specific plan and/or applicable design guidelines.

Consistent with the CDG, the Grocery Outlet and Shops buildings consider and complement the architecture of the adjacent CVS building. The building façade is made of rectangular forms and flat roofs of varying heights, which provide sufficient screening of mechanical rooftop equipment. The maximum height of the Grocery Outlet building is 35’, which is below the 50’ maximum in the Community Commercial zone. The Shops building is smaller in scale at 26’ tall. Consistent with the CDG, the building design is well articulated through the use of building projections, prefabricated canopies, and decorative green screens. The building materials primarily consist of stucco painted in earth tones with field stone veneer applied to the columns around the base of the buildings. The main building entrance is further defined by forward presentation and CC Attachment 1
NRSP PCL WW-40 – Grocery Outlet, 1751 Pleasant Grove Bl.; PL22-0205 Planning Commission – May 11, 2023 – Page 7 of 25
variation in the roofline. Figure 6 illustrates the front (or north) building elevation of the Grocery Outlet building and Figure 7 illustrates the front (or north) building elevation of the Shops Building.

Figure 6: Grocery Outlet North Elevation
Figure 7: Shops North Elevation
Overall, the proposed buildings and structures are compatible with the surrounding development and are designed consistent with the NRSP and CDG.

4. The design of the public services, as approved, including, but not limited to, trash enclosures and service equipment are located so as not to detract from the appearance of the site, and are screened appropriately and effectively using construction materials, colors and landscaping that are harmonious with the site and the building designs.

All trash containers will be screened within trash enclosures along the southern boundary. The enclosures will surround the three non-accessible sides of the trash container, and will be surrounded by landscaping. All rooftop mechanical equipment will be sufficiently screened from public view by the building parapets. A loading dock is proposed on the southern elevation of the Grocery Outlet building. A building protrusion as well as the Shops building visually shield the loading dock from residences to the east.

A noise study completed by Saxelby Acoustics (Attachment 2) shows that the building layout also shields noise impacts from the residents to the east. The proposed 6’ masonry wall on the eastern boundary was not included in the noise study and will further reduce the impact of project noise on Paseo del Norte residents. Furthermore, Condition 71 was added to require a 6’ masonry wall on the south side of the loading CC Attachment 1
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dock. This wall will further reduce noise impacts to residents as well as visual impacts to the public way along Fiddyment Rd.

EVALUATION – TENTATIVE PARCEL MAP
Section 18.06.180 of the City of Roseville Subdivision Ordinance requires that three findings be made to approve or conditionally approve a Tentative Parcel Map. The three findings are listed below in italicized, bold text and are followed by an evaluation of the map in relation to each finding.

1. The size, design, character, grading, location, orientation and configuration of lots, roads and all improvements for the tentative subdivision map are consistent with the density, uses, circulation and open space systems, applicable policies and standards of the general plan or any applicable specific plan for the area, whichever is more restrictive, and the design standards of Title 18 (Subdivision Ordinance) of the Roseville Municipal Code.

Parcel size, design, character, location, orientation and configuration: The proposed subdivision will result in the creation of three development parcels – Parcels 1, 2, and 3. Parcel 1 will be 1.9 gross acres, Parcel 2 will be 0.6 gross acres, and Parcel 3 will be .6 gross acres. Parcels 1 and 3 will have frontage on Pleasant Grove Boulevard. Parcel 2 will contain the Shops building and be located to the south of Parcel 3 and east of Parcel 1. The Map Act and Subdivision Ordinance do not contain any maximum or minimum lot sizes. Based on the Design Review Permit evaluation section, the lots are large enough to adequately allow for the proposed development on the parcels. Although development is not proposed on Parcel 3, the size and shape of the parcel allow for a similar development to Parcel 2. The surplus parking spaces in the development also lessen the parking that will need to be provided on Parcel 2.

Grading and Drainage: Grading and drainage required for development of the parcels have been reviewed with the Design Review Permit and have been determined to comply with City standards as shown in the grading and drainage plan, and as conditioned.

Access & Circulation: The project is conditioned to ensure the access roads and driveways are constructed to comply with the City’s design standards. On-site circulation has been reviewed with the Design Review Permit and found to be adequate. As discussed in the Design Review Permit evaluation, a short term traffic study was completed for the project by Fehr and Peers. All recommendations from the report have been incorporated into the project and additional conditions were added by City Engineering staff. Access and circulation, as conditioned, is consistent with the City’s Subdivision Ordinance and the City’s Improvement Standards.

2. The subdivision will result in lots which can be used or built upon. The subdivision will not create lots which are impractical for improvement or use due to the steepness of terrain or location of watercourses in the area; the size or shape of the lots or inadequate building area; inadequate frontage or access; or, some other physical condition of the area.

The proposed parcels are of sufficient size and shape to accommodate the proposed and future development and are consistent with the applicable zoning and design requirements, as discussed in the Design Review Permit evaluation section of the staff report. There are no watercourses or other natural features on the site that would impede development.

3. The design and density of the subdivision will not violate the existing requirements prescribed by the Regional Water Quality Control Board for the discharge of waste into the sewage system, pursuant to Division 7 of the Water Code.

Anticipated water quality impacts and discharge of waste are not affected by the proposed Tentative Parcel Map. The design of the sewer lines in the project area and treatment capacity at the City’s sewage CC Attachment 1
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treatment plant have adequate conveyance and capacity to accommodate development on the proposed parcels created by the Tentative Parcel Map.

PUBLIC OUTREACH
The proposed project was distributed to the various agencies and departments which have requested notice of City applications, and all comments were considered and incorporated into the Conditions of Approval, as appropriate.

On February 13, 2023 the applicant held an initial neighborhood meeting at the nearby Saint John’s Episcopal Church. Notices of the meetings were mailed to residents within 300 feet of the project as well as distributed to the HOA for the entire 100-unit Paseo del Norte development. Approximately 40 people were in attendance. The majority of the discussion at the meeting was about project ingress and egress.

Some concerns were related to customers of the Grocery Outlet project traveling down Camino Real Way, which is a private street that bisects the Paseo del Norte community and related safety and parking issues. Related concerns were about the proximity of the project to the residents and the desire for a wall between the commercial and residential parcels. Other concerns were related to the elimination of the left turn movement when leaving the project site onto Pleasant Grove Bl. The applicant and staff answered questions but it was decided that a follow-up meeting was required to gather additional research and staff to provide complete answers.

On March 2, 2023, a second neighborhood meeting was held at Pleasant Grove Community Church, which is directly across Pleasant Grove Bl. from the project site and Paseo del Norte community.

Engineering staff answered questions related to traffic and access between the two parcels.

Approximately 25 people were in attendance. In the time between the two neighborhood meetings, it was discovered that there is an access easement that allows residents of Paseo del Norte to use the commercial parcel for ingress and egress. The easement does not allow ingress and egress of customers from the commercial site onto the private road through Paseo del Norte. Much of the discussion at the meeting concerned how to enforce this easement. Ultimately, the easement must be enforced by the HOA. Options were discussed such as installing a gate or bollards between the two properties. These would need to be paid for by HOA residents. A solid wall is not an option because emergency vehicle access is needed. Consensus was not found among the residents on the best option. Condition 10 was added to the project to require signage stating Camino Real Way is for residents only. Condition 28 was added to require a speed bump be installed with the project to further deter commercial customers from using the road. Any mechanism to deter or prevent patrons of the commercial property from accessing Camino Real Way will have to be implemented by the HOA.

To date, one additional comment has been received by email. The email from Mr. Adamic is included as Attachment 3. Mr. Adamic states the adjacent residents have a prescriptive easement over the property for use of parking. According to Mr. Adamic, this easement right is justified by the residents parking on a temporary turnaround area that was paved for emergency vehicle use (Figure 8). This turnaround area has a recorded easement over it for temporary access and not for parking. The temporary easement expires upon the date that the commercial parcel is developed with an egress route. Any residents parking in this area have been doing so without the property owner’s authorization. The question of prescriptive easement is a civil matter between the two property owners. The easement would need to be recorded in order for the City to recognize it.

The letter also claims the Paseo del Norte development was approved with insufficient parking. This is incorrect, as the development includes two garage parking spaces for each unit, which is the zoning ordinance requirement. The 69 on-street parking spaces are surplus.

CC Attachment 1
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Figure 8. Resident Parking Area
Notice of the application and Planning Commission meeting were also distributed to the Roseville Coalition of Neighborhood Associations. A public notice of the Planning Commission hearing was published on April 27, 2023, and was distributed to all property owners and residents within 300 feet of the project site as well as those interested individuals that requested notice of the project.

CONCLUSION
As demonstrated by the analyses in the foregoing sections, the proposed project is consistent with the objectives and overall intent of the General Plan, Zoning Ordinance, and Community Design Guidelines.

The required findings can be made for each requested entitlement, and staff requests that the Planning Commission take the actions listed in the Recommendation section of this report.

ENVIRONMENTAL DETERMINATION
The project is categorically exempt from the provisions of the California Environmental Quality Act (CEQA) pursuant to CEQA Guidelines Section 15332, which exempts In-Fill Development Projects that meet the following criteria: (a) The project is consistent with the applicable general plan designation and all applicable general plan policies as well as with applicable zoning designation and regulations.(b) The proposed development occurs within city limits on a project site of no more than five acres substantially surrounded by urban uses.(c) The project site has no value, as habitat for endangered, rare or threatened species.(d) Approval of the project would not result in any significant effects relating to traffic, noise, air quality, or water quality.(e) The site can be adequately served by all required utilities and public services.

The project meets these criteria for the following reasons and is therefore exempt. (a) The General Pplan land use designation of Community Commercial and the Zoning designation of Community Commercial allows for this commercial development. (b) The total project site is 3.1 acres and is substantially surrounded with urban development, including a commercial use to west and a residential community to the east. (c) The project site has been previously disturbed including, disking and paving, and does not contain habitat for endangered, rare or threatened species. (d) The proposed use will not have significant effects on traffic (as provided in Attachment 1), noise (as provided in Attachment 2), air quality (due to minimum screening thresholds per the PCAPCD), or water quality. (e) Based on a review by the City’s utility departments, the site can be adequately served by all required utilities and public services allocated to the site.

Parking
Area
CC Attachment 1
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RECOMMENDATION
The Planning Division recommends the Planning Commission take the following actions:

1. Adopt the four (4) findings of fact as listed in the staff report and approve the Design Review Permit – 1751 Pleasant Grove Bl. – NRSP PCL WW-40 - Grocery Outlet – PL22-0205 subject to eighty-one (81) conditions of approval;

2. Adopt the three (3) findings of fact and approve the Tentative Parcel Map – 1751 Pleasant Grove Bl. – NRSP PCL WW-40 - Grocery Outlet – PL22-0205 subject to forty-eight (48) conditions of approval.

CONDITIONS OF APPROVAL FOR A DESIGN REVIEW PERMIT, FILE # PL22-0205

1. This Design Review Permit approval shall be effectuated within a period of two (2) years from May 11, 2023 and if not effectuated shall expire on May 11, 2025. Prior to said expiration date, the applicant may apply for an extension of time, provided this approval does not extend the expiration beyond May 11, 2026. (Planning)

2. The project is approved as shown in Exhibit A and Exhibit B and as conditioned or modified below. (Planning)

3. The project shall comply with all required environmental mitigation identified in the North Roseville Specific Plan EIR, and shall include all applicable mitigation measures as notes on the grading plans. (All Departments)
Business Services

4. The project shall be addressed as _1751 Pleasant Grove Bl_. The address for proposed Parcel 3, and building ‘QSR’ on said parcel, shall be addressed 1741 Pleasant Grove Dr. Parcel 2, and the building ‘SHOPS’ on said parcel, shall be addressed as 1749 Pleasant Grove Bl. The address for Parcel 1, and the GROCERY OUTLET building on said parcel, shall b 1755 Pleasant Grove Bl. All projects with multi-tenants or buildings must submit a site plan with building footprint(s) to the Development Services Department (Business Services – Addressing) for building/suite addressing. (Business Services)

5. The applicant shall pay City’s actual costs for providing plan check, mapping, GIS, and inspection services. This may be a combination of staff costs and direct billing for contract professional services.

Project billing may occur up to two (2) months after the end of warranty or the Notice of Termination date for the SWPPP, whichever occurs later. (Engineering, Environmental Utilities, Electric, Finance)

6. The design and construction of all improvements shall conform to the Design and Construction Standards of the City of Roseville, or as modified by these conditions of approval, or as directed by the City Engineer. (Engineering)

7. The applicant shall not commence with any on-site improvements or improvements within the rightof-way until such time as grading and/or improvement plans have been submitted for review and are approved with grading and/or encroachment permits issued by the Department of Development Services – Engineering Division. (Engineering)

8. The approval of this project does not constitute approval of proposed improvements as to size, design, materials, or location, unless specifically addressed in these conditions of approval. The Developer shall submit civil drawings to the Department of Development Services – Engineering Division for review and approval. (Engineering)
PRIOR TO ISSUANCE OF BUILDING PERMITS:

CC Attachment 1
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9. Parking lot design shall conform to the City’s design standards, including the following minimum standards for parking stalls:
a. All parking stalls shall be double-striped. Parking stalls adjacent to sidewalks, landscaped areas or light fixtures, and all Accessible stalls shall abut a 6-inch raised curb or concrete bumper. (Planning)
b. Standard – 9 feet x 18 feet; Compact – 9 feet x 16 feet; Accessible – 14 feet x 18 feet (a 9-footwide parking area plus a 5-foot-wide loading area) and a minimum of one (1) parking space shall be Accessible van accessible – 17 feet x 18 feet (9-foot-wide parking area plus an 8-foot-wide loading area). (Planning)
c. An 'exterior routes of travel' site accessibility plan incorporating slope, cross-slope, width, pedestrian ramps, curb ramps, handrails, signage, detectable warnings or speed limit signs or equivalent means shall comprise part of the site improvement plans submitted to City for review, prior to building plan check approvals. This site accessibility plan shall also include:
i. Accessible parking stalls shall be dispersed and located closest to accessible entrances. The total number of accessible parking spaces shall be established by Table 11B-208.2 of the CBC.
ii. Accessible Parking spaces and crosswalks shall be signed, marked and maintained as required by Chapter 11 of the CBC.
iii. Accessible parking and exterior route of travel shall comply with CBC, Sections 11B-206 and 11B-208. (Building)

10. Signs and/or striping shall be provided on-site as required by the Planning Department to control onsite traffic movements. Parking lot striping and signage shall be maintained in a visible and legible manner.
a. The site shall be clearly signed to specify that Camino Real Way is a private road and access from the commercial site is not permitted for non-residents. (Planning)

11. The plans submitted to the Building Division for permits shall indicate all approved revisions/alterations as approved by the Commission including all conditions of approval. (Planning)

12. The project Landscape Plans shall comply with the following:
a. The Landscape Plan shall indicate the location of, and be designed to avoid conflicts with, all pole-mounted light fixtures and utility equipment including (but not limited to) electric transformers, switchgear, and overhead lines; backflow preventers; fire department connections; and public water, sewer, and storm drain facilities. (Planning, Fire, Environmental Utilities, Electric, Engineering)
b. The tree plantings in the parking lot shall be designed to provide a minimum of 50% shade coverage after 15 years. (Planning)
c. At a minimum, landscaped areas not covered with live material shall be covered with a rock, (3") bark (no shredded bark) or (3") mulch covering. (Planning) d. The landscape plan shall comply with the Landscape Guidelines for the North Roseville Specific Plan and the City of Roseville Water Efficient Landscape Ordinance. (Planning, Environmental Utilities)
CC Attachment 1
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e. Landscaping adjacent to preserve areas shall consist of California native, drought-tolerant groundcover, shrubs, plants, and trees. (Open Space, Planning) f. All landscaping in areas containing electrical service equipment shall conform to the Electric Department's Landscape Requirements and Work Clearances as outlined in Section 10.00 of the Departments "Specification for Commercial Construction." (Electric) g. Slopes within landscape planters shall be no more than 3:1. A two-foot flat bench located at backof-walk shall be included in the landscape area to slow or allow absorption of nuisance run-off from the planters. (Parks, Recreation, and Libraries)
h. All landscaping shall conform to the standards of crime prevention through environmental design with the intent to create natural surveillance, controlling access, and territorial reinforcement to property boundaries. (Police)

13. Any roof-mounted equipment and satellite dishes proposed shall be shown on the building plans.

The equipment shall be fully screened from public streets and the surrounding properties. (Planning)

14. At the time of building permit application and plan submittal, the project applicant shall submit a proposed plan which shows the proposed addressing for the building and dwelling unit numbers. The Building Official, or the designee, shall approve said plan prior to building permit approval. Refer to the City of Roseville Addressing Guidelines. (Building)

15. At the time of building permit application and plan submittal, the project applicant shall submit a proposed plan which shows the proposed suite addressing for individual tenant spaces within the building. The Building Official, or the designee, shall approve said plan prior to building permit approval. Refer to the City of Roseville Addressing Guidelines. (Building)

16. A separate Architectural Site Accessibility Plan which details the project's site accessibility information as required by California Title 24, Part 2 shall be submitted as part of the project Building Permit Plans. (Building)

17. For Multiple Building Complexes: As part of the required Architectural Site Accessibility Plan, the developer shall delineate the extent of the site accessibility improvements being installed as part of the initial improvements for the project, and those that are planned to be developed as part of subsequent phases (i.e. around future pad buildings). (Building)

18. Building permit plans shall comply with all applicable code requirements (California Building Code – CBC – based on the International Building Code, California Green Building Standards Code–CGBSC, California Mechanical Code – CMC – based on the Uniform Mechanical Code, California Plumbing Code – CPC – based on the Uniform Plumbing Code, California Fire Code – CFC – based on the International Fire Code – with City of Roseville Amendments – RFC, California Electrical Code – CEC – based on the National Electrical Code, and California Energy Standards – CEC T-24 Part 6), California Title 24 and the American with Disabilities Act - ADA requirements, and all State and Federally mandated requirements in effect at the time of submittal for building permits (contact the Building Division for applicable Code editions). (Building)

19. For restaurants, other food services, or commercial swimming pools: The developer shall obtain all required approvals and permits from the Placer County Health Department. (Building)

20. For restaurants, other food services, or commercial swimming pools: The developer shall obtain all required approvals and permits from the Placer County Health Department and the City of Roseville Industrial Waste Division. (Building, Environmental Utilities) CC Attachment 1
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21. Maintenance of copy of building plans: Health and Safety Code section 19850 requires the building department of every city or county to maintain an official copy of the building plans for the life of the building. As such, each individual building shall be submitted as a separate submittal package.

Building plan review, permit issuance and archiving is based on each individual building address. (Building)

22. For all work to be performed off-site, permission to enter and construct shall be obtained from the property owner, in the form of a notarized right-of-entry. Said notarized right-of-entry shall be provided to Development Services – Engineering Division prior to approval of any plans. (Engineering)

23. The Improvement Plans shall include a complete set of Landscape Plans. The Landscape Plans shall be approved with the Improvement Plans. (Planning, Engineering, Fire, Environmental Utilities, Electric)

24. A note shall be added to the grading plans that states:
“Prior to the commencement of grading operations, the contractor shall identify the site where the excess/borrow earthen material shall be imported/deposited. If the borrow/deposit site is within the City of Roseville, the contractor shall produce a report issued by a geotechnical engineer to verify that the exported materials are suitable for the intended fill, and shall show proof of all approved grading plans. Haul routes to be used shall be specified.” (Engineering)

25. Bike parking and clean air vehicle spaces shall be provided per the California Green Building Standards. Bike rack/locker design and location shall be approved by Alternative Transportation. (Alternative Transportation, Building).

26. The applicant shall complete all the recommendations provided by the final Fehr & Peers Technical Memorandum dated July 21st, 2022 for the “Evaluation of Access and On-Site Circulation for the Grocery Outlet Retail Center”. This will include:
- Provide a gullwing in Pleasant Grove Boulevard to prevent left egress from the eastern most driveway as shown on the entitlement site plan.
- Lengthen the eastbound left turn in Pleasant Grove from 150 feet to 175 feet. - Provide three striping lanes at the existing drive aisle off Fiddyment Road to direct traffic. (Engineering)

27. The applicant shall modify the pork chop at the intersection of Pleasant Grove Blvd/Sun City Boulevard to facilitate eastbound to westbound u-turns on Pleasant Grove. (Engineering).

28. The applicant shall install a “speed bump” on Camino Real Way at the western entry to the Paseo Del Norte subdivision. (Engineering)

29. All storm drainage, including roof drains, shall be collected on site and treated with Best Management Practices (BMP’s) per the City’s Stormwater Quality Design Manual. All storm water shall be routed to the nearest existing storm drain system or natural drainage facility. Drain outfalls shall extend down to the receiving water and shall be constructed with adequate velocity attenuation devices. The grading/improvement plans for the site shall be accompanied with a shed map that defines that area tributary to this site and all drainage facilities shall be designed to accommodate the tributary flow. The storm drain system and proposed BMP’s shall be privately owned and maintained by the property owner.

CC Attachment 1
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Prior to the issuance of any permits, the owner shall provide a plan for the maintenance of the proposed BMP’s. (Engineering)

30. Prior to the approval of the Improvement Plans, the project proponent shall provide proof of preparation and submittal of a Storm Water Pollution Prevention Plan (SWPPP) to the Regional Water Quality Control Board (RWQCB). Proof shall be in the form of the Waste Discharge Identification Number (WDID#), provided to the applicant from RWQCB, and placed on the coversheet of the improvement plans. Upon approval of the improvement plans, a copy of the SWPPP shall be required onsite and available for viewing by City inspection staff upon request. (Engineering)

31. The developer shall be responsible for any necessary relocation of signal interconnect cables that may require re-location as a result of the construction of turn lanes and/or driveways. (Engineering)

32. To ensure that the design for any necessary widening, construction, or modifications of Public Streets does not conflict with existing dry utilities generally located behind the curb and gutter, and prior to the submittal of design drawings for those frontage improvements, the project proponent shall have the existing dry utilities pot holed for verification of location and depth. (Engineering)

33. Sight distances for all driveways shall be clearly shown on the improvement plans to verify that minimum standards are achieved. It will be the responsibility of the project proponent to provide appropriate landscaping and improvement plans, and to relocate and/or modify existing facilities as needed to meet these design objectives. (Engineering)

34. The applicant shall remove and reconstruct any existing damaged curb, gutter, and sidewalk along the property frontage. During plan check of the improvement plans and/or during inspection, Public Works will designate the exact areas to be reconstructed. Any existing public facilities damaged during the course of construction shall be repaired by the property owner and at the property owner’s expense, to the satisfaction of the City. (Engineering)

35. Improvement plans shall show the Preserve boundary and label it as a protected area. The PreConstruction meeting shall address the presence of the Preserve, the sensitive habitats present and minimization of disturbance to the Preserve. During grading and construction the preserve area shall be avoided and shall not be used for parking, storage, or project staging. The contractor shall remove all trash blown into the preserve from adjacent construction on a daily basis. After construction is complete, the temporary fencing shall be removed from the preserve, along with all temporary erosion control measures (e.g., straw bales, straw waddles and stakes, silt fencing). (Engineering, Development Services Department, Planning)

36. Prior to construction within any phase of the project, high visibility temporary construction fencing shall be installed along the parcel adjacent to the Preserve. Fencing shall be maintained daily until permanent fencing is installed, at which time the temporary fencing shall be removed from the project site. (Engineering, Development Services Department, Planning)

37. With the exception of access required for maintenance and/or emergency vehicles, the project shall be designed to prevent vehicle access into the Preserve. Post and cable fencing or other improvements shall be utilized to meet this requirement. (Engineering, Development Services Department, Planning)

38. Prior to the approval of the improvement plans, it will be the project proponent’s responsibility to pay the standard City Trench Cut Recovery Fee for any cuts within the City streets that are required for the installation of underground utilities. (Engineering) CC Attachment 1
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39. Prior to the issuance of building permits, the property owner shall pay into the following fee programs:

Citywide Drainage Fee, Citywide Traffic Mitigation Fee (TMF), Highway 65 Joint Partners Association (JPA), South Placer Regional Transportation Authority (SPRTA), and City/County Fee. (Engineering)

40. The applicant/developer shall prepare a Transportation Systems Management (TSM) Plan for (name of project) to be reviewed and approved by the Transportation Commission. (Alternative Transportation)

41. Prior to the issuance of a grading permit or approval of Improvement Plans, the grading plans shall clearly identify all existing water, sewer and recycled water utilities within the boundaries of the project (including adjoining public right of way). Existing utilities shall be identified in plan-view and in profileview where grading activities will modify existing site elevations over top of or within 15 feet of the utility. Any utilities that could potentially be impacted by the project shall be clearly identified along with the proposed protection measures. The developer shall be responsible for taking measures and incurring costs associated with protecting the existing water, sewer and recycled water utilities to the satisfaction of the Environmental Utilities Director. (Environmental Utilities)

42. The applicant shall pay all applicable water and sewer fees. (Environmental Utilities)

43. Water and sewer infrastructure shall be designed pursuant to the adopted City of Roseville Improvement Standards and the City of Roseville Construction Standards and shall include:
a. Utilities or permanent structures shall not be located within the area which would be disturbed by an open trench needed to expose sewer trunk mains deeper than 12 feet unless approved by Environmental Utilities in these conditions. The area needed to construct the trench is a sloped cone above the sewer main. The cone shall have 1:1 side slopes. b. Water, sewer and recycled mains shall not exceed a depth of 12 feet below finished grade, unless authorized in these conditions of approval.
c. All sewer manholes shall have all-weather, 10-ton vehicle access unless otherwise authorized by these conditions of approval. (Environmental Utilities)

44. Trash enclosures, recycling areas, and enclosure approaches shall be designed to current Refuse Division specifications, the materials and colors shall match the building, and the location of such facilities shall be reviewed and approved by the Refuse Division, Planning and the Fire Department.

The enclosure must have inside dimensions of 12 feet wide and 9 feet deep and be built to the specifications of the Solid Waste Department's Enclosure Description. (Refuse, Planning, Fire)

45. Access to trash enclosures shall have an inside turning radius of 25 feet and an outside turning radius of 45 feet must be maintained to allow the refuse truck access to and from the enclosure. Enclosures must have a clear approach of 65 feet in front of the enclosure to allow servicing bins. (Refuse)

46. A trash enclosure and recycling enclosure is required for each building and each tenant, otherwise, the building owner is responsible for the trash service. (Refuse)

47. The design and installation of all fire protection equipment shall conform to the California Fire Code and the amendments adopted by the City of Roseville, along with all standards and policies implemented by the Roseville Fire Department. (Fire)

48. The applicable codes and standards adopted by the City shall be enforced at the time construction plans have been submitted to the City for permitting. (Fire)

49. The Electric Department requires the submittal of the following information in order to complete the final electric design for the project:

CC Attachment 1
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a. one (1) set of improvement plans
b. load calculations
c. electrical panel one-line drawings

50. All on-site external lighting shall be installed and directed to have no off-site glare. Lighting within the parking areas and pedestrian walkways shall provide a maintained minimum of one (1) foot-candle, and 0.5 foot-candle of light, respectively. All exterior light fixtures shall be vandal resistant. (Planning, Police)

51. The parking lot shall have properly posted signs that state the use of the parking area is for the exclusive use of employees and customers of this project. (See California Vehicle Code Sections 22507.8, 22511.5, 22511.8, 22658(a), and the City of Roseville Municipal Code Section 11.20.110).

The location of the signs shall be shown on the approved site plan. (Planning, Police)

52. It is the developer's responsibility to notify PG&E of any work required on PG&E facilities. (PG&E) DURING CONSTRUCTION & PRIOR TO ISSUANCE OF OCCUPANCY PERMITS:

53. Any backflow preventers visible from the street shall be painted green to blend in with the surrounding landscaping. The backflow preventers shall be screened with landscaping and shall comply with the following criteria:
a. There shall be a minimum clearance of four feet (4'), on all sides, from the backflow preventer to the landscaping.
b. For maintenance purposes, the landscaping shall only be installed on three sides and the plant material shall not have thorns.
c. The control valves and the water meter shall be physically unobstructed. d. The backflow preventer shall be covered with a green cover that will provide insulation. (Planning, Environmental Utilities)

54. The following easements shall be provided by separate instrument and shown on the site plan, unless otherwise provided for in these conditions:
a. Additional internal easements will be required to cover primary electrical facilities to the project when the final electrical design is completed. (Electric)

55. Easement widths shall comply with the City's Improvement Standards and Construction Standards.

Separate document easements required by the City shall be prepared in accordance with the City's "Policy for Dedication of Easements to the City of Roseville". All legal descriptions shall be prepared by a licensed land Surveyor. All existing public utility, electric, water, sewer and reclaimed water easements shall be maintained unless otherwise authorized by these conditions of approval. (Engineering, Environmental Utilities, Electric)

56. Inspection of the potable water supply system on new commercial/industrial/office projects shall be as follows:
a. The Environmental Utilities Inspector will inspect all potable water supply up to the downstream side of the backflow preventer.

CC Attachment 1
NRSP PCL WW-40 – Grocery Outlet, 1751 Pleasant Grove Bl.; PL22-0205 Planning Commission – May 11, 2023 – Page 18 of 25
b. The property owner/applicant shall be responsible for that portion of the water supply system from the backflow preventer to the building. The builder/contractor shall engage a qualified inspector to approve the installation of this portion of the water supply. The Building Division will require from the builder/contractor, a written document certifying that this portion of the potable water supply has been installed per improvement plans and in accordance with the Uniform Plumbing Code. This certificate of compliance shall be submitted to the Building Division before a temporary occupancy or a building final is approved.
c. The building inspectors will exclusively inspect all potable water supply systems for the building from the shutoff valve at the building and downstream within the building. (Building, Environmental Utilities)

57. All improvements being constructed in accordance with the approved grading and improvement plans shall be accepted as complete by the City. (Engineering)

58. The words "traffic control appurtenances" shall be included in the list of utilities allowed in public utilities easements (PUE's) located along public roadways. (Engineering Public Works)

59. The applicant/developer shall prepare a Transportation Systems Management (TSM) Agreement for (Center Name) to be reviewed and approved by the City Manager. (Engineering, Alternative Transportation)

60. Water, sewer and reclaimed water shall be constructed pursuant to the adopted City of Roseville Improvement Standards and the City of Roseville Construction Standards. (Environmental Utilities)

61. All water backflow devices shall be tested and approved by the Environmental Utilities Department. (Environmental Utilities)

62. Pursuant to the Municipal Code, the applicant shall apply for and obtain a FOG waste discharge permit (FOG WDP) from the Environmental Utilities Industrial Waste Division prior to occupancy or prior to discharging waste to the public sewer. The applicant shall submit information required by the Environmental Utilities Department for evaluation, including but not limited to: site plans, floor plans, mechanical and plumbing plans, and details to show all sewers, FOG control device, grease interceptor or other pretreatment equipment and appurtenances by size, location and elevation.

Additional information related to the applicant’s business operations and potential discharge may be requested to properly evaluate the FOG WDP application. (Environmental Utilities)

63. All Electric Department facilities, including streetlights where applicable, shall be designed and built to the "City of Roseville Specifications for Commercial Construction." (Electric)

64. The City of Roseville Electric Department has electrical construction charges which are to be paid by the developer and which are explained in the City of Roseville "Specification for Commercial Construction." These charges will be determined upon completion of the final electrical design. (Electric)

65. Any relocation, rearrangement, or change of existing electric facilities due to this development shall be at the developer's expense. (Electric)

66. Any facilities proposed for placement within public/electric utility easements shall be subject to review and approval by the Electric Department before any work commences in these areas. This includes, but is not limited to, landscaping, lighting, paving, signs, trees, walls, and structures of any type. (Electric)
CC Attachment 1
NRSP PCL WW-40 – Grocery Outlet, 1751 Pleasant Grove Bl.; PL22-0205 Planning Commission – May 11, 2023 – Page 19 of 25

67. All electric metering shall be directly outside accessible. This can be accomplished in any of the following ways:
a. Locate the metered service panel on the outside of the building. b. Locate the metered service panel in a service room with a door that opens directly to the outside.

The developer will be required to provide a key to the door for placement in a lock box to be installed on the outside of the door. Any doors leading from the service room to other areas of the building shall be secured to prohibit unauthorized entry. (Electric)

68. It is the responsibility of the developer to ensure that all existing electric facilities remain free and clear of any obstruction during construction and when the project is complete. (Electric) OTHER CONDITIONS OF APPROVAL:

69. Signs shown on the elevations are not approved as part of the Design Review Permit. A Sign Permit is required for all project signs. (Planning)

70. Following the installation of the landscaping, all landscape material shall be maintained in a healthy and weed-free condition; dead plant material shall be replaced immediately. All trees shall be maintained and pruned in accordance with the accepted practices of the International Society of Arboriculture (ISA). (Planning)

71. The retaining wall on the south side of the Grocery Outlet loading dock shall be modified to include an additional 6’ of height for a total of 10’ of wall. (Planning)

72. A second line of trees shall be included along Pleasant Grove Blvd. consistent with the NRSP street tree guidelines. (Planning)

73. The lighting plans shall be modified to include maximum pole heights of 15’ in the parking area adjacent to the shops building and 20’ maximum adjacent to the Grocery Outlet.

74. The City reserves the right to restrict vehicle turning movements within the public right-of-way in the future if deemed necessary by the City Engineer. (Engineering)

75. The required width of fire apparatus access roads shall not be obstructed in any manner, including the parking of vehicles. Minimum required widths and vertical clearances established by the Fire Code shall be maintained at all times during construction. Closure of accesses for fire apparatus by gates, barricades and other devices shall be prohibited unless approved by the Fire Chief. (Fire)

76. Temporary aboveground storage tanks may be used at construction sites for diesel fuel only and shall not exceed 1,000 gallon capacity. Tanks shall comply with all provisions found within the Fire Code.

A Fire Department Permit shall be obtained prior to tank installation. The permit shall expire after 90 days from the date of issuance, unless extended by the Fire Chief. (Fire)

77. If site survey or earth moving work results in the discovery of hazardous materials in containers or what appears to be hazardous wastes released into the ground, the contractor or person responsible for the building permit must notify the Roseville Fire Department immediately. A representative from the Fire Department will make a determination as to whether the incident is reportable of not and if site remediation is required. (Fire)

78. The location and design of the gas service shall be determined by PG&E. The design of the gas service for this project shall not begin until PG&E has received a full set of City approved improvement plans for the project. (PG&E)
CC Attachment 1
NRSP PCL WW-40 – Grocery Outlet, 1751 Pleasant Grove Bl.; PL22-0205 Planning Commission – May 11, 2023 – Page 20 of 25

79. The project is subject to the noise standards established in the City's Noise Ordinance. In accordance with the City's Noise Ordinance, project construction is exempt between the hours of seven a.m. and seven p.m. Monday through Friday, and between the hours of eight a.m. and eight p.m. Saturday and Sunday, provided that all construction equipment shall be fitted with factory installed muffling devices and be maintained in good working order. (Building)

80. The developer (or designated consultant) shall certify that the building foundation location has been placed according to all approved setback requirements shown on the approved site plan. The developer shall prepare a written statement confirming building placement and provide an original copy to the City Building Division Field Inspector at the time of or prior to the foundation inspection. (Building)

81. Prior to Certificate of Occupancy, the applicant may apply for a Temporary Certificate of Occupancy (TCO) of the building. If a TCO is desired, the applicant must submit a written request to the Building Division a minimum of thirty (30) days prior to the expected temporary occupancy date and shall include a schedule for occupancy and a description of the purpose for the Temporary Certificate of Occupancy. (Building)
CONDITIONS OF APPROVAL FOR A TENTATIVE PARCEL MAP, FILE # PL22-0205

1. This Tentative Parcel Map approval shall be effectuated within a period of two (2) years from May 11, 2023 and if not effectuated shall expire on May 11, 2025. Prior to said expiration date, the applicant may apply for an extension of time, provided this approval does not extend the expiration beyond May 11, 2026. (Planning)

2. The project is approved as shown in Exhibit A and as conditioned or modified below. (Planning)

3. The approval of a Tentative Map and/or tentative site plan does not constitute approval of proposed improvements as to size, design, materials, or location, unless specifically addressed in these conditions of approval. (Engineering)

4. The project shall comply with all required environmental mitigation identified in the North Roseville Specific Plan EIR, and shall include all applicable mitigation measures as notes on the plans. (Planning)

PRIOR TO ISSUANCE OF A GRADING PERMIT AND/OR IMPROVEMENT PLANS

5. The grading and improvement plans shall be designed in accordance with the City's Improvement Standards and Construction Standards and shall reflect the following:
a) Street improvements including, but not limited to, curb, gutter, sidewalk, pavement, drainage systems, traffic striping, signing, medians and markings, etc. along all existing and proposed City streets, as required by Engineering.
b) Grading shall comply with the City grading ordinance. There shall be no cut and/or fill slopes steeper than a 4:1 ratio. Erosion control devices (sediment traps, ditches, straw bales, etc.) shall be shown on the grading plans and all erosion control shall be installed prior to the onset of wet weather. Erosion control is installed to minimize silt discharge from the project site; it is the applicant’s responsibility to ensure that necessary measures are taken to minimize silt discharge from the site. Modification of the erosion control plan may be warranted during wet weather conditions.
c) A rough grading permit may be approved by the Engineering Department prior to approval of the improvement plans.

CC Attachment 1
NRSP PCL WW-40 – Grocery Outlet, 1751 Pleasant Grove Bl.; PL22-0205 Planning Commission – May 11, 2023 – Page 21 of 25
d) Access to the floodplain shall be provided as required by Engineering and the Streets Department. e) Standard accessible ramps shall be installed at all curb returns per City Standards. (Engineering)

6. The applicant shall apply for and obtain an encroachment permit from the Engineering Department prior to any work conducted within the City right-of-way and/or City easements. (Engineering)

7. All drainage facilities shall conform to natural drainage sheds. (Engineering)

8. The following note shall be added to the Grading and/or Improvement Plans:

To minimize dust/grading impacts during construction the applicant shall:
a) Spray water on all exposed earth surfaces during clearing, grading, earth moving and other site preparation activities throughout the day.
b) Use tarpaulins or other affective covers on all stockpiled earth material and on all haul trucks. c) Sweep the adjacent streets frontages at least once a day or as needed to remove silt and other dirt which is evident from construction activities.
d) Ensure that construction vehicles are cleaned prior to leaving the construction site to prevent dust and dirt from being tracked off site.
e) The City shall have the authority to stop all grading operations if, in the opinion of city staff, inadequate dust control measures are being practiced or excessive wind conditions contribute to fugitive dust emissions. (Engineering)

9. Prior to construction within any phase of the project, high visibility temporary construction fencing shall be installed along the parcel adjacent to the Preserve. Fencing shall be maintained daily until permanent fencing is installed, at which time the temporary fencing shall be removed from the project site, along with all temporary erosion control measures (e.g., straw bales, straw waddles and stakes, silt fencing). (Engineering, Development Services, Planning)

10. Improvement plans shall show the Preserve boundary and label it as a protected area. The PreConstruction meeting shall address the presence of the Preserve, the sensitive habitats present and minimization of disturbance to the Preserve. During grading and construction the preserve area shall be avoided and shall not be used for parking, storage, or project staging. The contractor shall remove all trash blown into the preserve from adjacent construction on a daily basis. (Engineering, Development Services, Planning)

11. With the exception of access required for maintenance and/or emergency vehicles, the project shall be designed to prevent vehicle access into the Preserve. Post and cable fencing or other improvements shall be utilized to meet this requirement. (Engineering, Development Services, Planning)

12. Landscaping adjacent to the Preserve shall be California native, drought-tolerant groundcover, shrubs, plants, and trees. (Development Services, Planning)

PRIOR TO ISSUANCE OF GRADING PERMIT OR IMPROVEMENT PLANS

13. Prior to the approval of Improvement Plans, the applicant shall submit to the Development Services - Engineering Division of Public Works a paper copy and an electronic copy of the final set of Improvement Plans per the Division’s “Digital Submission of Utility Composites” standards.

Additionally, the applicant shall submit approved/proposed street names for the approved subdivision CC Attachment 1
NRSP PCL WW-40 – Grocery Outlet, 1751 Pleasant Grove Bl.; PL22-0205 Planning Commission – May 11, 2023 – Page 22 of 25
map. Final street names for the subdivision shall be approved by the Engineering Division prior to the approval of the Improvement Plans. The approved street names shall be included on the final set of Improvement Plans. (Engineering)

14. Fire hydrants shall be located as required by the Fire Department. The maximum distance between fire hydrants shall not exceed 1,000 feet on center. (Fire)

15. Minimum fire flow is 1,500 gallons per minute with 20 pounds per square inch residual pressure. A change in any of the conditions may increase the required fire flow. (Fire)

16. There shall be two points of access for all phasing plans. (Fire)

17. Testing of all fire systems shall be performed prior to the sales office being opened for business. (Fire)

18. Framing construction cannot commerce until access roads and public fire hydrants are approved by the Fire Department. (Fire)

19. If this project will be phased, the fire department requirements for access and circulation throughout shall be reviewed and approved by the Fire Department. Access roads shall comply with the California Fire Code and the City of Roseville’s Amendments. (Fire)

20. Any facilities proposed for placement within public/electric utility easements shall be subject to review and approval by the Electric Department before any work commences in these areas. This includes, but is not limited to, landscaping, lighting, paving, signs, trees, walls, and structures of any type. (Electric)

21. The design for electrical service for this project will begin when the Electric Department has received a full set of improvement plans for the project. (Electric)

22. All landscaping in areas containing electrical service equipment shall conform to the “Electric Department Landscape Design Requirements” as outlined in Section 10.00 of the Electric Department’s “Specifications for Commercial Construction.” (Electric)

23. The Electric Department requires the submittal of the following information in order to complete the final electric design for the project:
a) one (1) set of improvement plans
b) load calculations
c) electrical panel one-line drawings

24. The location and design of the gas service shall be determined by PG&E. The design of gas service for this project shall not begin until PG&E has received a full set of City approved improvement plans for the project. (PG&E)

25. It is the developer's responsibility to notify PG&E of any work required on PG&E facilities. (PG&E)

PRIOR TO OR UPON RECORDATION OF FINAL MAP

26. The following easements shall be provided and shown on the Final/Parcel Map or by separate instrument, unless otherwise provided for in these conditions:
a) The applicant shall provide reciprocal easements for access, parking, drainage and utilities across the three proposed parcels.

CC Attachment 1
NRSP PCL WW-40 – Grocery Outlet, 1751 Pleasant Grove Bl.; PL22-0205 Planning Commission – May 11, 2023 – Page 23 of 25
Easement widths shall comply with the City’s Improvement Standards and Construction Standards. The easement documents shall be drafted for approval and acceptance by the City of Roseville and recorded at the Placer County Recorder’s Office. (Alternative Transportation, Environmental Utilities, Electric, Engineering)

27. All existing easements shall be maintained, unless otherwise provided for in these conditions. (Environmental Utilities, Electric, Engineering)

28. Separate document easements required by the City shall be prepared in accordance with the City’s “Policy for Dedication of Easements to the City of Roseville.” All legal descriptions shall be prepared by a licensed Land Surveyor (Environmental Utilities, Electric, Engineering)

29. A declaration of Conditions, Covenants and Restrictions (CC&Rs), in a form approved by the City Attorney, shall be recorded on the entire property concurrently with the Final/Parcel Map. The CC&Rs shall include the following item(s):
a) A clause stating that the property owners within this subdivision shall agree to participate in a Transportation Systems Management (TSM) Plan and shall agree to enter into a Transportation Management Agreement with the City of Roseville.
b) A clause prohibiting the amendment, revision or deletion of any sections in the CC&Rs required by these conditions of approval without the prior written consent of the City Attorney. c) A clause excluding any property owned by the City from the terms of the CC&Rs. (Attorney)

30. The City shall not approve the Final Map for recordation until either:
a) A subdivision agreement is entered into along with the necessary bonds and insurance as required by the City. Said agreement shall be in a form acceptable to the City Attorney.

OR
b) The improvement plans are approved, and the improvements are constructed and accepted as complete. In this case, the subdivider shall enter into a one-year maintenance agreement concurrent with the recordation of the Final Map. (Engineering)

31. *Any structures crossing Lot/Parcel lines created by the Final/Parcel map shall be removed. (Engineering)

32. Street names shall be approved by the City of Roseville. (Engineering)

33. In the event that the Final (Parcel) Map will record prior to the completion of on-site construction, all utility and access easements shall be placed on the face of the Map to the satisfaction of the City Engineer. If all on-site improvements are complete prior to the recordation of the map, then a separate agreement allowing all parcels/lots the rights of reciprocal access, rights to construct, and parking shall be submitted to the City as a part of final/parcel map submittal. Said agreement shall be in a form acceptable to the City Attorney and referenced on the face of the recorded map. (Engineering)

34. The Final/Parcel Map shall include an irrevocable offer to dedicate public rights-of-way and public and/or private easements as required by the City. (Engineering)

35. The words "traffic control appurtenances" shall be included in the list of utilities allowed in public utilities easements (PUEs) located along public roadways. (Engineering)

36. The Final/Parcel Map shall be submitted per “The Digital Submittal of Cadastral Surveys.” A plot or print of the submittal shall accompany the electronic copy. The complete submittal shall occur after the CC Attachment 1
NRSP PCL WW-40 – Grocery Outlet, 1751 Pleasant Grove Bl.; PL22-0205 Planning Commission – May 11, 2023 – Page 24 of 25
Engineering Department approval but prior to City Council approval of the Final/Parcel Map. (Engineering)

37. *The cost of any facilities, which are identified in the Capital Improvement Program and are beyond those needed for this project, may be reimbursed to the developer. In accordance with §66485 and §66486 of the Subdivision Map Act, for any improvements constructed by the subdivider which contain supplemental size, capacity, number, or length for the benefit of property not within the subdivision and which are to be dedicated to the public, the subdivider shall be entitled to reimbursement for that portion of the cost of the improvements which is in excess of the construction required for the subdivision. (Engineering)

38. Electric construction costs incurred by the City of Roseville Electric Department for this project shall be paid for by the developer per the applicable policy. (Electric)

39. Additional internal easements will be required to cover primary electrical facilities to the project when the final electrical design is completed. (Electric)

40. All Electric Department facilities, including streetlights where applicable, shall be designed and built to the “City of Roseville Specifications for Commercial Construction.” (Electric)

41. The City of Roseville Electric Department has electrical construction charges which are to be paid by the developer and which are explained in the City of Roseville “Specification for Commercial Construction.” These charges will be determined upon completion of the final electrical design. (Electric)

42. The Environmental Utilities Department shall make a determination that there is adequate conveyance and treatment capacity in the City sewer system to handle the newly created Lot/Parcels. (Environmental Utilities)

43. The applicant shall pay all applicable water and sewer fees. (Environmental Utilities)

OTHER CONDITIONS OF APPROVAL

44. Any relocation, rearrangement, or change to existing electric facilities due to this development shall be at the developer’s expense. (Electric)

45. It is the responsibility of the developer to ensure all existing electric facilities remain free and clear of any obstructions during construction and when the project is complete. (Electric)

46. Existing public facilities damaged during the course of construction shall be repaired by the applicant, at the applicant's expense, to the satisfaction of the City. (Engineering)

47. The project is subject to the noise standards established in the City's Noise Ordinance. In accordance with the City's Noise Ordinance, provided all construction equipment is fitted with factory installed muffling devices and is maintained in good working order, project construction noise is exempt between the hours of seven a.m. and seven p.m. Monday through Friday, and between the hours of eight a.m. and eight p.m. Saturday and Sunday. (Engineering)

48. If site survey or earthmoving work results in the discovery of hazardous materials in containers or what appears to be hazardous wastes released into the ground, the contractor shall notify the Roseville Fire Department immediately. A representative from the Fire Department will make a determination as to whether the incident is reportable or not and if site remediation is required. Non-emergency releases or notifications about the presence of containers found shall be reported to the Fire Department. (Fire) CC Attachment 1
NRSP PCL WW-40 – Grocery Outlet, 1751 Pleasant Grove Bl.; PL22-0205 Planning Commission – May 11, 2023 – Page 25 of 25
Attachments

1. Traffic Study

2. Noise Study

3. Adamic Letter
Exhibits
A. Site Plans
B. Building Plans
Note to Applicant and/or Developer: Please contact the Planning Division staff at (916) 774-5276 prior to the Commission meeting if you have any questions on any of the recommended conditions for your project. If you challenge the decision of the Commission in court, you may be limited to raising only those issues which you or someone else raised at the public hearing held for this project, or in written correspondence delivered to the Planning Manager at, or prior to, the public hearing.

CC Attachment 1
Note: Attachments and
Exhibits are included
separately with the Council
Communication
FOR OFFICE USE ONLY. (Date Stamp Below)
Received by:

Project Being Appealed:

File Number:

Approving Body: Approval Date:

PLANNING DIVISION
311 Vernon Street, Roseville, CA 95678 (916) 774-5276

APPEAL FORM
Name: Protect Our Roseville Neighborhoods Date: 5/17/2023 Address: 417 Mace Blvd, Ste J-334 City: Davis Zip Code: 95618 Phone Numbers: (work/day) 530-304-2424. (home/evening) (cell ) 530-304-2424 (email) [email protected]
Please describe below the action for which this appeal is being filed. (You may attach a separate letter if enough space is not provided.)
Re: Appeal: NRSP PCL WW-40 – Grocery Outlet; File #PL22-0205 Protect Our Roseville Neighborhoods hereby appeals the Planning Commission’s May 11, 2013 approval of Grocery Outlet located at 1751 Pleasant Grove Boulevard (File PL#22-0205) (“Project”).

Protect Our Roseville Neighborhoods opposes the Project on the grounds that the proposed Project fails to comply with the requirements of the: 1) California Environmental Quality Act (CEQA), Public Resources Code, section 21000 et seq.; 2) the City’s Zoning Ordinance.

Please see Attached Letter.

Signed: Date: 5/17/23
CC Attachment 2
LAW OFFICE OF DONALD B. MOONEY
417 Mace Boulevard, Suite J-334
Davis, CA 95618
530-304-2424
[email protected]
May 17, 2023

VIA ELECTRONIC MAIL
[email protected]
and Facsimile (916) 786-9175
City Council
City of Roseville
311 Vernon Street
Roseville, CA 95678
Re: Appeal to the City Council of the Planning Commission’s Approval of NRSP PCL WW-40 – Grocery Outlet; File #PL22-0205
Dear Councilmembers:

This office represents Protect Our Roseville Neighborhoods regarding the proposed Grocery Outlet located at 1751 Pleasant Grove Boulevard (File PL#22-0205).

Protect Our Roseville Neighborhoods opposes the proposed Project on the grounds that the proposed Project fails to comply with the requirements of the: 1) California Environmental Quality Act (CEQA), Public Resources Code, section 21000 et seq.; 2) the City’s Zoning Ordinance, section 19.768.060(B).

A. The Project Does Not Qualify for an Infill Exemption Under CEQA Guidelines section 15332
The proposed Project provides for the construction of a 16,000 square-foot grocery building and a 4,600 square-foot freestanding pad building. The request also includes Tentative Parcel Map to subdivide the existing parcel into three (3) lots.

The City relies upon CEQA Guidelines section 15332, otherwise known as the “infill exemption.” Section 15332 states:

Class 32 consists of projects characterized as in-fill development meeting the conditions described in this section.
(a) The project is consistent with the applicable general plan designation and all applicable general plan policies as well as with applicable zoning designation and regulations.
(b) The proposed development occurs within city limits on a project site of no more than five acres substantially surrounded by urban uses. (c) The project site has no value as habitat for endangered, rare or threatened species.
(d) Approval of the project would not result in any significant effects relating to traffic, noise, air quality, or water quality. (e) The site can be adequately served by all required utilities and public CC Attachment 2
Members of the City Council
May 17, 2023

services.

In order for the “infill exemption” to apply, the proposed Project must meet all of the conditions listed in section 15332. As discussed below and in comments submitted by local residents, the proposed Project will result in significant effects to traffic and noise.

First, the Fehr & Peers Traffic Study acknowledges that the grocery store and fast food restaurants were assumed to be standard/typical users and not ultra-popular brands such as In-N-Out Burger, Chick-fil-A, or Trader Joe’s. (Traffic Study at p. 2.) While it is clear that the grocery store will be Grocery Outlet and not Trader Joe’s, nothing in the record indicates that the drive-thru restaurant would not be an ultra-popular brand. Thus, the traffic study essentially acknowledged that it failed to address the possible scenario that would dramatically alter the traffic analysis and traffic impacts. The Traffic Study states that “[t]he findings of this study would not be applicable should users such as these occupy the site.” (Id. at 2.) Nothing in the project description, staff report, or conditions of approval limits the development to less-popular brand of fast food. Thus, based upon Fehr & Peers’ study there are potentially significant traffic impacts that were not addressed in the Traffic Study.

CEQA requires that an agency consider the whole of the action. The CEQA Guidelines require that a project description, which is the heart of the EIR, include “the whole of the action, which has a potential for resulting in a physical change in the environment, directly or ultimately . . .” (Rio Vista Farm Bureau Center v. County of Solano (1992) 5 Cal.App.4th 351, 369-370 [emphasis added]; CEQA Guidelines, § 15378(a), (c)-(d); RiverWatch v. Olivenhain Municipal Water District (2009) 170 Cal.App.4th 1186.) The action reviewed under CEQA is not the approval itself but the development or other activities resulting from the agency’s approval of the project. In preparing an environmental document, an agency may not conceal environmental considerations by focusing on separate parts of the project and ignoring the cumulative effect of the whole action. (Bozung v. LAFCO (1975) 13 Cal.3d 268, 283.) Thus, CEQA “cannot be avoided by chopping up proposed projects into bite-sized pieces which, individually considered, might be found to have no significant effect on the environment or to be only ministerial.” (Tuolumne County Citizens for Responsible Growth, Inc. v.

City of Sonora (2007) 155 Cal.App.4th 1214, 1223.) Thus, the Traffic Study needs to address the whole action in terms of a “ultra-popular” fast food restaurant as nothing in the approvals restrict the type of fast-food restaurant that maybe built.

The Traffic Study also recognizes that under the existing plus project vehicle queues in the study area will exceed the available storage. (See Traffic Study at 7 [Table 4].) For the intersections/driveways where the maximum vehicle storage is already exceeded under existing conditions the Project results in additional traffic that only increases the impacts on an already impacted area. (Id.) The Traffic Study also states that additional analysis is needed regarding the longterm feasibility of maintaining the eastbound left/u-turn lane at Driveway 3. (Id. at 9.) CC Attachment 2
Members of the City Council
May 17, 2023

The study identifies that the projected increase in traffic on westbound Pleasant Grove Boulevard and expected worsening of operations at the Fiddyment Road/Pleasant Grove intersection. Clearly the present project will contribute to the projected increases and worsening conditions, yet the study fails to provide any further analysis or discussion about the current Project’s contributions to these impacts.

With respect to noise impacts the Saxelby Acoustics study fails to adequately address the noise impacts associated with a drive-thru restaurant. The noise study acknowledges is limited to the speaker box, but does not take into consideration noise from the vehicles, including noise from passengers and music or other noise coming from the vehicles. (See Noise Study at 12.)
As for the speaker box, the noise study acknowledges that at nighttime the Project will exceed the City’s noise level standards. (Id.) To mitigate this impact, the noise study recommends the construction of a 6’ sound wall along the western boundary of the quick serve restaurant. A review of the Conditions of Approval indicate that no such sound wall is required.

It should also be noted that the noise study did not address whether an ultrapopular brand of fast food restaurant would result in additional noise. It was clear from the traffic study that an ultra-popular brand would result in a significant increase in traffic. Such an increase in traffic may also result in an increase in noise from additional, cars, passengers, music, etc.

Thus, the City may not rely upon the “infill exemption” under CEQA. Such reliance would violate CEQA and constitute a prejudicial abuse of discretion and be contrary to law. (See Code Civ. Proc.§ 1094.5, Pub. Resources Code, § 21168.) B. The Project Does Not Qualify for a Categorical Exemption due to Unusual Circumstances
CEQA provides that if there is “reasonable possibility” that an activity will have a significant effect on the environment due to "unusual circumstances," an agency may not find the activity to be categorically exempt from CEQA. (CEQA Guidelines, § 15300.2(c). The unusual circumstances exception applies when both unusual circumstances and a significant impact as a result of those unusual circumstances are shown. (Berkeley Hillside Preservation v City of Berkeley (2015) 60 C4th 1086, 1104.) In the present case, the unusual circumstances are the placement of a fast-food restaurant adjacent to an existing neighborhood and the potential and as well as the potential prescriptive easement on the property.

When the project presents unusual circumstances, the second question is whether there is "a reasonable possibility of a significant effect on the environment due to “those circumstances.” (Berkeley Hillside, supra, 60 C4th at 1115.) This question is answered by determining if there is any substantial evidence before the agency would support-a fair argument that a significant impact on the environment may occur. (Id.) CC Attachment 2
Members of the City Council
May 17, 2023

The fair argument test requires that an agency “prepare an EIR whenever substantial evidence in the record supports a fair argument that a proposed project may have a significant effect on the environment." (Gentry v. City of Murrieta, (1995) 36 Cal.App.4th 1359, 1399-1400; see Laurel Heights Improvement Ass’n v. Regents of the Univ. of Cal. (1993) 6 Cal.4th 1112, 1123.) “If there is substantial evidence in light of the whole record before the lead agency that the project may have a significant effect on the environment, an environmental impact report shall be prepared.” (Pub. Resources Code, § 21080(d); § 21151(a. 571.) Thus, an EIR must be prepared “whenever it can be fairly argued on the basis of substantial evidence that the project may have significant environmental impact” even if there is substantial evidence to the contrary. (Arviv Enterprises, Inc. v. South Valley Area Planning Com. (2002) 101 Cal.App.4th 1333, 1346; Friends of "B" Street v. City of Hayward (1980) 106 Cal.App.3d 988, 1002).

Moreover, CEQA requires that “if there is a disagreement among expert opinion supported by facts over the significance of an effect on the environment, [then] the Lead Agency shall treat the effect as significant and shall prepare an EIR.” (CEQA Guidelines, § 15064(b); see City of Carmel-by-the-Sea v. Board of Supervisors (1986) 183 Cal.Ap.3d 229, 245 (EIR required to resolve conflicting expert testimony).) As discussed above, the Noise Study did not address whether an ultra-popular brand of fast food restaurant would result in additional noise and it also did not address the noise from passengers and music, etc from the vehicles. Also, it is clear from the Traffic Study that if an ultra-popular brand restaurant is built, there would be in a significant increase in traffic. Given the statements in the traffic study and noise study, a fair argument exists that there are potential impacts associated with the project.

Based upon foregoing, the City’s reliance upon the infill exemption violates CEQA. As such, prior to approving the Project, the City must prepare an environmental document that provides the decision makers and the public with information regarding the Project’s potentially significant environmental impacts.

C. The Proposed Findings are Not Supported by Substantial Evidence Under Finding 2 for the Design Review Permit, the findings ignore the proposed 6’ sound wall for the fast-food restaurant. Given the discussion in the noise study it is quite clear that a sound wall is required to meet the noise standards.

D. The Project Will Impact an Easement Held by the Nearby Homeowners Association
The City acknowledges that there exists an easement across the property.

According to the staff report “it was discovered that there is an access easement that allows residents of Paseo del Norte to use the commercial parcel for ingress and egress.

The easement does not allow ingress and egress of customers from the commercial site onto the private road through Paseo del Norte.” In approving the Project, the Planning CC Attachment 2
Members of the City Council
May 17, 2023

Commission addressed the easement by adopting a condition of approval that adds concrete bollards to block off vehicular access, except emergency vehicles, between the shopping center and Camino Real Way instead of adding a speed bump and private road signage. This condition, however, is in exchange for the HOA relinquishing control and rights to the easement. Thus, the Planning Commission has directed that the HOA must give up its property right (an easement is an interest in real property) in order to address potential impacts from the Project. As the Project is located on the servient estate, California property law mandates that servient estate protect the easement and not interfere with the easement on the dominant estate.

Sincerely,
Donald B. Mooney
Attorney for Protect Our
Roseville Neighborhoods
cc: Client
CC Attachment 2
LAW OFFICE OF DONALD B. MOONEY
417 Mace Boulevard, Suite J-334
Davis, CA 95618
530-304-2424
[email protected]
May 11, 2023

VIA ELECTRONIC MAIL
[email protected]
Sean Morales
Associate Planning
Planning Division
City of Roseville
311 Vernon Street
Roseville, CA 95678
Re: NRSP PCL WW-40 – Grocery Outlet; File #PL22-0205
Dear Mr. Morales:

This office represents Protect Our Roseville Neighborhoods regarding the proposed Grocery Outlet located at 1751 Pleasant Grove Boulevard (File PL#22-0205).

Protect Our Roseville Neighborhoods oppose the proposed Project on the grounds that the proposed Project fails to comply with the requirements of the: 1) California Environmental Quality Act (CEQA), Public Resources Code, section 21000 et seq.; 2) the City’s Zoning Ordinance, section 19.768.060(B).

A. The Project Does Not Qualify for an Infill Exemption Under CEQA Guidelines section 15332
The proposed Project provides for the construction of a 16,000 square-foot grocery building and a 4,600 square-foot freestanding pad building. The request also includes Tentative Parcel Map to subdivide the existing parcel into three (3) lots.

The City relies upon CEQA Guidelines section 15332, otherwise known as the “infill exemption.” Section 15332 states:

Class 32 consists of projects characterized as in-fill development meeting the conditions described in this section.
(a) The project is consistent with the applicable general plan designation and all applicable general plan policies as well as with applicable zoning designation and regulations.
(b) The proposed development occurs within city limits on a project site of no more than five acres substantially surrounded by urban uses. (c) The project site has no value as habitat for endangered, rare or threatened species.
(d) Approval of the project would not result in any significant effects relating to traffic, noise, air quality, or water quality. (e) The site can be adequately served by all required utilities and public services.

CC Attachment 3
Mr. Sean Morales
May 11, 2023

In order for the “infill exemption” to apply, the proposed Project must meet all of the conditions listed in section 15332. As discussed below and in comments submitted by local residents, the proposed Project will result in significant effects to traffic and noise.

First, the Fehr & Peers traffic study acknowledges that the grocery store and fast food restaurants were assumed to be standard/typical users and not ultra-popular brands such as In-N-Out Burger, Chick-fil-A, or Trader Joe’s. (Traffic Study at p. 2.) While it is clear that the grocery store will be Grocery Outlet and not Trader Joe’s, nothing in the record indicates that the drive-thru restaurant would not be an ultra-popular brand. Thus, the traffic study essentially acknowledged that it failed to address the possible scenario that would dramatically alter the traffic analysis and traffic impacts. The traffic study states that “[t]he findings of this study would not be applicable should users such as these occupy the site.” (Id. at 2.) Nothing in the project description, staff report, or conditions of approval limits the development to less-popular brand of fast food. Thus, based upon Fehr & Peers’ study there are potentially significant traffic impacts that were not addressed in the Traffic Study.

The Traffic Study also recognizes that under the existing plus project vehicle queues in the study area will exceed the available storage. (See Traffic Study at 7 [Table 4].) For the intersections/driveways where the maximum vehicle storage is already exceeded under existing conditions the Project results in additional traffic that only increases the impacts on an already impacted area. (Id.) The Traffic Study also states that additional analysis is needed regarding the longterm feasibility of maintaining the eastbound left/u-turn lane at Driveway 3. (Id. at 9.) The study identifies that the projected increase in traffic on westbound Pleasant Grove Boulevard and expected worsening of operations at the Fiddyment Road/Pleasant Grove intersection. Clearly the present project will contribute to the projected increases and worsening conditions, yet the study fails to provide any further analysis or discussion about the current Project’s contributions to these impacts.

With respect to noise impacts the Saxelby Acoustics study fails to adequately address the noise impacts associated with a drive-thru restaurant. The noise study acknowledges is limited to the speaker box, but does not take into consideration noise from the vehicles, including noise from passengers and music or other noise coming from the vehicles. (See Noise Study at 12.)
As for the speaker box, the noise study acknowledges that at nighttime the Project will exceed the City’s noise level standards. (Id.) To mitigate this impact, the noise study recommends the construction of a 6’ sound wall along the western boundary of the quick serve restaurant. A review of the Conditions of Approval indicate that no such sound wall is required.

It should also be noted that the noise study did not address whether an ultrapopular brand of fast food restaurant would result in additional noise. It was clear from CC Attachment 3
Mr. Sean Morales
May 11, 2023

the traffic study that an ultra-popular brand would result in a significant increase in traffic. Such an increase in traffic may also result in an increase in noise from additional, cars, passengers, music, etc.

Thus, the City may not rely upon the “infill exemption” under CEQA. Such reliance would violate CEQA and constitute a prejudicial abuse of discretion and be contrary to law. (See Code Civ. Proc.§ 1094.5, Pub. Resources Code, § 21168.) B. The Project Does Not Qualify for an Categorical Exemption due to Unusual Circumstances
CEQA provides that if there is “reasonable possibility” that an activity will have a significant effect on the environment due to "unusual circumstances," an agency may not find the activity to be categorically exempt from CEQA. (CEQA Guidelines, § 15300.2(c). The unusual circumstances exception applies when both unusual circumstances and a significant impact as a result of those unusual circumstances are shown. (Berkeley Hillside Preservation v City of Berkeley (2015) 60 C4th 1086, 1104.) In the present case, the unusual circumstances are the placement of a fast-food restaurant adjacent to an existing neighborhood and the potential and as well as the potential prescriptive easement on the property.

When the project presents unusual circumstances, the second question is whether there is "a reasonable possibility of a significant effect on the environment due to “those circumstances.” (Berkeley Hillside, supra, 60 C4th at 1115.) This question is answered by determining if there is any substantial evidence before the agency would support-a fair argument that a significant impact on the environment may occur. (Id.) The fair argument test requires that an agency “prepare an EIR whenever substantial evidence in the record supports a fair argument that a proposed project may have a significant effect on the environment." (Gentry v. City of Murrieta, (1995) 36 Cal.App.4th 1359, 1399-1400; see Laurel Heights Improvement Ass’n v. Regents of the Univ. of Cal. (1993) 6 Cal.4th 1112, 1123.) “If there is substantial evidence in light of the whole record before the lead agency that the project may have a significant effect on the environment, an environmental impact report shall be prepared.” (Pub. Resources Code, § 21080(d); § 21151(a. 571.) Thus, an EIR must be prepared “whenever it can be fairly argued on the basis of substantial evidence that the project may have significant environmental impact” even if there is substantial evidence to the contrary. (Arviv Enterprises, Inc. v. South Valley Area Planning Com. (2002) 101 Cal.App.4th 1333, 1346; Friends of "B" Street v. City of Hayward (1980) 106 Cal.App.3d 988, 1002).

Moreover, CEQA requires that “if there is a disagreement among expert opinion supported by facts over the significance of an effect on the environment, [then] the Lead Agency shall treat the effect as significant and shall prepare an EIR.” (CEQA Guidelines, § 15064(b); see City of Carmel-by-the-Sea v. Board of Supervisors (1986) 183 Cal.Ap.3d 229, 245 (EIR required to resolve conflicting expert testimony).) CC Attachment 3
Mr. Sean Morales
May 11, 2023

As discussed above, the noise study did not address whether an ultra-popular brand of fast food restaurant would result in additional noise and it also did not address the noise from passengers and music, etc from the vehicles. Also, it is clear from the traffic study that if an ultra-popular brand restaurant is built, there would be in a significant increase in traffic. Given the statements in the traffic study and noise study, a fair argument exists that there are potential impacts associated with the project.

Based upon foregoing, the City’s reliance upon the infill exemption violates CEQA. As such, prior to approving the Project, the City must prepare an environmental document that provides the decision makers and the public with information regarding the Project’s potentially significant environmental impacts.

C. The Proposed Findings are Not Supported by Substantial Evidence Under Finding 2 for the Design Review Permit, the findings ignore the proposed 6’ sound wall for the fast-food restaurant. Given the discussion in the noise study it is quite clear that a sound wall is required to meet the noise standards.

Sincerely,
Donald B. Mooney
Attorney for Protect Our
Roseville Neighborhoods
cc: Client
CC Attachment 3
916.774.5276 • Fax 916.774.5129 • TDD 916.774.5220 • www.roseville.ca.us

MEMORANDUM
To: Planning Commission
From: Sean Morales, Associate Planner
Date: May 11, 2023
Re: NRSP PCL WW-40 – Grocery Outlet – Response to Mooney Comment Letter The purpose of this memorandum is to respond to a letter submitted by Donald B. Mooney. Typically staff would provide a response to public comment received within the staff report. Given the letter was received on the day of the Planning Commission, staff was not able to include a response in the published staff report. This memo addresses the letter.

Overall
The letter relies on the traffic and noise studies included as Staff Report Attachments 1 and 2, respectively, to state that the City may not rely upon the infill exemption under CEQA due to potentially significant project effects. However, the significant effects to traffic and noise that the letter mentions would be caused by a drive-thru restaurant use that is not proposed with the project. A drive-thru restaurant was initially proposed on Parcel 3 with project submittal but was removed after the first round of staff review determined that the findings required to approve a Design Review Permit and Conditional Use Permit could not be made. In the second and third round of review for the project, and the proposal before Planning Commission, Parcel 3 is not proposed for any development. The proposed uses for the site and scope of the project, construction of a grocery store and shops building, are clear in the project description, throughout the body of the staff report, and the project plans.

Traffic
The traffic study completed by Fehr and Peers that is cited in the letter does include analysis of a potential drive-thru restaurant on Parcel 3. The study was not updated when Parcel 3 was removed from the project. When posted on the Planning Division website, a cover page was included with the study explaining that “through the City’s review process, challenges were identified with on-site circulation from a drive-through type use. As such, this use was removed from the proposed project leaving a small commercial pad left for future development.” Despite the modifications to the project and the drastic reduction in actual trips generated on the site, staff still feels the study is useful to analyze access and circulation. The study represents a “worst case scenario” but does not represent actual proposed development, which will have much lower traffic volumes. Furthermore, it should be noted that the traffic study was short-term study examining turning movements and queuing, which are not impacts under CEQA. Rather, vehicle miles traveled (VMT) are used to analyze impacts related to traffic. The project is consistent with the City’s General Plan land use and is therefore consistent with the Citywide analysis of VMT included in the 2035 General Plan EIR, and does not require further environmental review of VMT.

Noise
DEVELOPMENT SERVICES DEPARTMENT – PLANNING DIVISION
311 Vernon Street, Roseville, CA 95678 (916) 774-5276
CC Attachment 4

916.774.5276 • Fax 916.774.5129 • TDD 916.774.5220 • www.roseville.ca.us The noise study completed by Saxelby Acoustics, cited in the letter also includes analysis of a potential drive-thru restaurant. As explained above and in the staff report, a drive-thru restaurant is no longer included in the project. The noise study recommended a 6’ masonry wall adjacent to the drive-thru to reduce project noise from the drive-thru to less than significant. The study did not recommend a wall adjacent to the grocery or shops buildings, as those uses were found to comply with City noise standards without mitigation. Despite this, staff required masonry walls adjacent to both of those uses, which will buffer noise beyond the already compliant project as studied. Those walls were required in order to bring the project into compliance with the Community Design Guidelines and Design Review Permit findings.

Conclusion
As discussed above and in the staff report, the project is categorically exempt from the provisions of the California Environmental Quality Act (CEQA) pursuant to CEQA Guidelines Section 15332, which exempts In-Fill Development Projects that meet five criteria. The comment letter focuses on Criterion “(d) Approval of the project would not result in any significant effects relating to traffic, noise, air quality, or water quality.” However, the basis of the claim is dependent on the impacts of a drive-thru restaurant use that is clearly not proposed with this project. Based on the discussion above and in the staff report, staff finds that the project as proposed meets the applicable guidelines and recommends approval.

Please contact me at [email protected] or at 916-774-5282 if you have any concerns.

CC Attachment 4
From: [email protected]
To: Morales, Sean
Subject: Grocery Outlet
Date: Thursday, April 20, 2023 10:45:18 AM
EXTERNAL: This email originated from outside of the organization. Do not click on any links or open attachments unless you recognize the sender and know the content is safe.

I resided at 2021 Camino Real Way since 2013. Parking now is insufficient – requiring an average of 12 vehicles/night overflowing into the cul-de-sac in the project area. These spaces will be eliminated by this project. Where are these 12 vehicles to park? There are no public roads we can park on.

I and many others have parked in the cul-de-sac since 2013 – creating a prescriptive easement. The requirement for a prescriptive easement includes “open and notorious” use – which we have done.

If polled, the residents of the development would likely believe that the cul-de-sac is part of the development.

You claimed at a meeting that an easement exists for travel by residents through the project site and that the developers will honor that. That, however, does not include parking.

Without an agreement by the developers that that easement includes parking, it will create extensive litigation and harm property values of the 99 units. As you asserted that this easement exists, that draws the City into this issue.

The City approved the Paseo Del Norte development with insufficient parking capacity (69 parking spaces for the 99 units - averaging 0.7 spaces/unit). Now, that will be even further impacted.

I seek an easement from the developers to include parking for 12-vehicles. This is within your jurisdiction – as their development impacts innocent parties.

James Adamic
916-307-2018
CC Attachment 5
May 11, 2023
To Whom it May Concern:

I am the owner of 2092 Camino Real Way in the Paseo Del Norte homeowners community. My home is one of the 6 closest homes to the proposed Grocery Outlet and shopping center development. I appreciate the recent revisions to lower the nearest parking lot lights, but I do not feel it is nearly enough to address the concerns of myself and my community.

In addition to light pollution from a large shopping center, there are additional concerns. Noise pollution, traffic and security all need to be addressed. Noise pollution will be higher with more people and vehicles in the near vicinity- including more delivery trucks- not to forget the extreme noise pollution of the construction during the building of this massive development (which is often worked on at night or early in the morning). The increase in traffic is bound to make getting in and out of my community for my daily commute even more difficult. I don’t think we should approve a development until we think about the impact to traffic on adjacent roads and at stoplights. It’s already nearly impossible to take a left onto pleasant grove from Camino Real way due to traffic. We should think about how an increase in traffic will affect everyone who lives at Paseo del Norte and our ability to get in and out of the community.

Roseville is a safe community, but personal property theft is our number one crime. This includes theft from automobiles (including catalytic converters) and package theft. Personal property thefts are consistently higher around shopping centers (this is visually obvious from our own county’s crime-mapping). Bringing the high traffic of a multi-retailer shopping center less than a few hundred feet from my doorstep will undoubtedly bring more awareness of our quiet community to all people- including thieves and criminals. That awareness and “nearness” makes us more vulnerable to personal property thefts.

Lastly, an increase in light pollution, noise pollution, traffic, and criminal activity will drive the value of my home down. I work hard to support my family and live in a safe and quiet community. I implore you to please reevaluate your approval of this development and the extremely limited restrictions that are being placed on the developer to ensure we are able to maintain quiet enjoyment of our homes. Roseville is known for it’s shopping centers, but don’t we want to be known for our community, too? What does it say if we don’t listen to the citizens that make up that community? We should not allow ourselves to be wooed by large corporate developers into diminishing the value of our homes and our peaceful community.

Sincerely,
Jenna C. Maguire
CC Attachment 6
Vicinity Map
Nearmap, Maxar
Roseville Parcel
Roseville Street Label
6/22/2023, 4:26:21 PM 0 0.03 0.06 0.12 mi
0 0.05 0.1 0.19 km
1:4,514
City of Roseville - Development Services
City of Roseville | Development Services
CC Attachment 7

FINAL TECHNICAL MEMORANDUM
Date: July 21, 2022
To: Jack Varozza, City of Roseville
From: John Gard & Sonia Anthoine, Fehr & Peers
Subject: Evaluation of Access and On-Site Circulation for Grocery Outlet Retail Center RS22-4178
This memorandum presents the analysis and conclusions of our access and on-site circulation study for the proposed Grocery Outlet Retail Center to be located south of Pleasant Grove Boulevard and east of Fiddyment Road in Roseville, CA. This memorandum supersedes our draft study dated May 16, 2022. According to the project site plan analyzed in May 2022, the proposed project would consist of the following land uses: 1
• Grocery Outlet grocery store – 16,000 square feet
• Fast-food restaurant with drive-through window – 3,200 square feet • General commercial – 4,600 square feet
The analysis focuses on weekday PM peak hour conditions, which represents the peak 60-minute period of traffic between 4 and 6 PM. Normally, this is the busiest hour of travel on City roadways.

Project Site Plan
The project location is shown on Figure 1 and the project site plan (Grocery Outlet, Morton & Pitalo, June 2022) is shown on Figure 2. Access to the project site would be provided via two existing driveways on Pleasant Grove Boulevard and one existing driveway on Fiddyment Road. The following turning movements are permitted at each driveway (see Figure 2 for driveway numbering and locations):
• Driveway 1 on Fiddyment Road: Right In/Right Out
• Driveway 2 on Pleasant Grove Boulevard: Right In/Right Out • Driveway 3 on Pleasant Grove Boulevard: Full Access
Note that there are reciprocal access agreements in place on the subject property, allowing travel between the adjacent CVS drug store directly to the west and the Camino Real Way residential project directly to the east.
1 Note that the latest site plan (Grocery Outlet, Morton & Pitalo, June 2022) shows a 2,600 square-foot fastfood restaurant. It also notes that this restaurant is not part of the Design Review permit. Thus, a supplemental analysis of its layout and circulation will be required once an application for that pad is submitted.

CC Attachment 8
Existing Conditions
Traffic counts were collected at Driveways 1 and 2 on a weekday in April 2022. Traffic counts were collected at Driveway 3 on a weekday in February 2022. Weather was dry and no unusual traffic conditions were observed during the counts.

Figure 3 shows the existing peak hour traffic volumes, lane configurations, and traffic controls at these driveways. As shown, all three driveways are controlled by stop signs for exiting traffic. At Driveway 3, a north leg also exists, which provides access to the Pleasant Grove Community Church. This north leg will also provide access to the future West Roseville Marketplace, which would occupy the northeast quadrant of the Fiddyment Road/Pleasant Grove Boulevard intersection.

The weekday PM peak hour traffic volumes collected in 2022 were compared against volumes collected in February 2020 (i.e., prior to the COVID-19 pandemic). It was found that the new counts were greater than the 2020 counts despite the ongoing effects of COVID-19 on travel behavior. The increase in traffic is attributable to substantial growth in residences on the west side of the City of Roseville.

As part of the weekday PM peak hour traffic counts, maximum vehicle queues were observed for critical movements in the study area. Maximum observed queues and available storage for these movements are shown in Table 1. The following key findings are derived from this table:
• Outbound traffic at Driveway 1 on Fiddyment Road currently exceeds the 50 feet of available throat depth. This could be attributable to motorists waiting to merge across three lanes of traffic on Fiddyment Road to perform a left or u-turn at Pleasant Grove Boulevard. • Available turn lane storage at Driveways 2 and 3 on Pleasant Grove Boulevard is adequate to accommodate weekday PM peak hour traffic.2
Project Travel Characteristics
Trip Generation
Project trip generation estimates were calculated using trip rates from the Trip Generation Manual, 11th Edition (Institute of Transportation Engineers, 2021). Table 2 presents the project’s trip generation for weekday PM peak hour conditions. The grocery store and fast-food restaurants were assumed to be standard/typical users and not ultra-popular brands such as In-N-Out Burger, Chick-fil-A, or Trader Joe’s. The findings of this study would not be applicable should specialized users such as these occupy the site.
2 On Sunday mornings, Pleasant Grove Community Church operates in-person Sunday services. After services conclude at about 11 AM, congestion and queuing occur at Driveway 3 for about 15 minutes.

CC Attachment Attachment 18
Table 2 shows expected pass-by traffic to each use. A pass-by trip is made by a motorist who enters the site to shop or receive services while en-route to a different primary destination. These trips are already present on the adjacent street, though they do add trips to the project driveways. It is important thattraffic assignments separately consider new and pass-by trips because they have different origins/destinations and travel patterns.

After accounting for internal and pass-by trips, the project would generate approximately 160 new trips during the weekday PM peak hour.

TABLE 1:

MAXIMUM VEHICLE QUEUES IN STUDY AREA – EXISTING CONDITIONS Intersection/ Driveway Movement
Available
Storage 1
Weekday PM Peak Hour 2
Traffic
Volume Maximum Vehicle Queue 3
Pleasant Grove
Blvd/Fiddyment Road
Northbound
Left-Turn 250 feet per lane 600 Exceeds available storage 4 Westbound
Left-Turn 250 feet per lane 459 Exceeds available storage 4 Driveway 1 on
Fiddyment Road
Westbound
Right-Turn 50 feet 76 125 feet
Driveway 2 on Pleasant
Grove Blvd
Northbound
Right-Turn 50 feet 34 50 feet
Driveway 3 on Pleasant
Grove Blvd
Eastbound
Left/U-Turn 150 feet Left: 3U-Turn: 15 50 feet
Westbound
Left/U-Turn 200 feet Left: 35U-Turn: 7 100 feet
Northbound
Left/Through
/Right-Turn
60 feet
Left: 10
Through: 0
Right: 13
50 feet
Notes:
1 Based on review of aerial imagery.
2 Based on traffic counts collected on a weekday in February and April 2022. 3 25 feet assumed per queued vehicle unless noted otherwise. 4 It was not possible to determine maximum number of queued left-turning vehicles due to queued traffic in adjacent through lane (i.e., unclear whether stopped vehicle was a left or through movement).

Bolded text indicates that maximum queue exceeds available storage.

Source: Fehr & Peers, 2022.

CC Attachment 8
Trip Distribution/Assignment
The distribution of project trips is expected to be proportional to the distribution of residences near the project site. West Roseville (i.e., west of Fiddyment Road) has a general lack of restaurants and grocery stores, though a retail center (anchored by a Raley’s) is currently being constructed at the Blue Oaks Boulevard/Fiddyment Road intersection. The closest established retail centers are along Woodcreek Oaks Boulevard at Blue Oaks Boulevard and Pleasant Grove Boulevard. Thus, the proposed retail uses would be the closest site to a large number of new residences situated west of Fiddyment Road.

To further inform the expected trip distribution, the project was added to the City’s base year (2020) travel demand model and a select zone traffic assignment was performed.

Table 3 displays the project’s estimated trip distribution under near-term conditions3 . These
percentages consider the above trip distribution aspects. 3 Near-term is used in this context because the trip distribution would likely change under a cumulative condition given the amount of planned retail in the adjacent Sierra Vista Specific Plan to the west.

TABLE 2:

PROPOSED PROJECT TRIP GENERATION – WEEKDAY PM PEAK HOUR Land Use ITE Land
Use Code Quantity
Trip Rates 1 Vehicle Trips
In Out Total In Out Total
Grocery Store 944 16 KSF 4.4 4.5 8.9 71 72 143
Fast-Food Restaurant with
Drive through Window 934 3.2 KSF 17.2 15.9 33.1 55 51 106 General Retail 822 4.6 KSF 3.3 3.3 6.6 15 15 30
Gross Trips 141 138 279
Internal Trips 2 -7 -7 -14
Pass-By Trips 3 -52 -52 -104
New Vehicle Trips 82 79 161
Notes:
1 Trip rates from the Trip Generation Manual, 11th Edition (Institute of Transportation Engineers, 2021). 2 Estimated 5% of project trips expected to be internal. 3 The following pass-by percentages were applied based on data in the Trip Generation Manual, 11th Edition (Institute of Transportation Engineers, 2021):
- Grocery Store: 24%
- Fast-Down Restaurant with Drive through Window: 55%
- General Retail: 40%
KSF = thousand square feet.

Source: Fehr & Peers, 2022.

CC Attachment 8
New trips were assigned to project driveways based on the trip distribution percentages in Table 4 and permitted driveway movements. Pass-by trip assignments considered the relative volume of traffic on each public street, and ease of performing pass-by movements. It should be noted that u-turns are permitted on the northbound approach to the Pleasant Grove Boulevard/Fiddyment Road intersection.

Figure 4 displays the weekday PM peak hour traffic volumes at the project driveways under existing plus project conditions. The project would change driveway volumes as follows during the weekday PM peak hour:
• Traffic exiting Driveway 1 would increase from 76 to 104 vehicles during the PM peak hour, a 37% increase.
• Traffic volumes entering and exiting Driveway 2 would nearly double from 40 to 76 vehicles. • Traffic in the Driveway 3 westbound left/u-turn lane would nearly double from 42 to 81 vehicles.
• Traffic in the Driveway 3 eastbound Pleasant Grove Boulevard left/u-turn lane would increase from 18 to 39 vehicles, with the vast majority (92%) being u-turns. • Traffic exiting Driveway 3 would increase from 23 to 91 vehicles, with 60% of those trips being left turns.

Traffic Operations at Driveway 3/Pleasant Grove Blvd. Driveway The Pleasant Grove Boulevard/Driveway 3 intersection was analyzed using a SimTraffic microsimulation model, which employs procedures from the Highway Capacity Manual, 6th Edition (Transportation Research Board, 2016). SimTraffic is a more appropriate analysis method than a deterministic model (such as Synchro) because it considers the effects of platooned arrivals and provides more accurate estimates of vehicle queuing.

TABLE 3:

PROPOSED PROJECT TRIP DISTRIBUTION
Trip Distribution Percentage
Fiddyment Road north of Pleasant Grove Boulevard 20%
Fiddyment Road south of Pleasant Grove Boulevard 30%
Pleasant Grove Boulevard west of Fiddyment Road 25%
Pleasant Grove Boulevard east of Project Site 25%
Total 100%
Source: Fehr & Peers, 2022.

CC Attachment 8
In addition to including the subject intersection, the SimTraffic model also includes the signalized Pleasant Grove Boulevard/Fiddyment Road and Pleasant Grove Boulevard/Sun City Lane intersections, which are situated 650 feet to the west and 3,000 feet to the east, respectively, from the subject intersection4
. These two intersections create gaps in traffic due to their signal operations, but also result in large platoons of vehicles during which time it can be difficult to turn out of the project driveway. Per City standards, a peak hour factor of 1.0 was utilized to analyze weekday PM peak hour conditions.

Table 4 shows traffic operations results at the Pleasant Grove Boulevard/Driveway 3 intersection under existing and existing plus project conditions (see Appendix A for technical calculations). This table indicates that motorists exiting Driveway 3 currently experience an average wait time of 31 seconds to turn onto Pleasant Grove Boulevard. Under existing plus project conditions, that delay would increase to 167 seconds per vehicle, which corresponds to LOS F conditions. This increased delay is caused by more traffic exiting the driveway, as well as more turning traffic on Pleasant Grove Boulevard, which has right-of-way priority at the intersection.

During the weekday PM peak hour, the project would add 14 vehicles to the northbound left-turn movement and 19 vehicles to the westbound left-turn movement at the Pleasant Grove Boulevard/Fiddyment Road intersection. This would cause further queue spillbacks out of each pair of dual left-turn lanes. However, traffic levels are anticipated to be reduced for those movements in the near future as additional roadway capacity within the Sierra Vista Specific Plan is constructed. 4 Measured from the centerline of each intersection.

CC Attachment 8
TABLE 4:

WEEKDAY PM PEAK HOUR MAXIMUM VEHICLE QUEUES IN STUDY AREA – EXISTING PLUS PROJECT

CONDITIONS
Intersection/
Driveway Movement
Available
Storage 1
Existing 2 Existing Plus Project
Traffic
Volume
Maximum
Vehicle
Queue 3
Traffic
Volume
Maximum
Vehicle
Queue 4
Pleasant Grove
Blvd/Fiddyment
Road
Northbound
Left-Turn
250 feet per
lane 600
Exceeds
available
storage 5
614
Exceeds
available
storage 5
Westbound
Left-Turn
250 feet per
lane 459
Exceeds
available
storage 5
478
Exceeds
available
storage 5
Driveway 1 on
Fiddyment Road
Westbound
Right-Turn 50 feet 76 125 feet 104 150 feet
Driveway 2 on
Pleasant Grove Blvd
Northbound
Right-Turn 50 feet 34 50 feet 69 75 feet
Driveway 3 on
Pleasant Grove Blvd
Eastbound
Left/U-Turn 150 feet Left: 3U-Turn: 15 50 feet Left: 3U-Turn: 36 75 feet Westbound
Left/U-Turn 200 feet Left: 36U-Turn: 6 100 feet Left: 75U-Turn: 6 150 feet Northbound
Left/Through/
Right-Turn
60 feet
Left: 10
Through: 0
Right: 13
50 feet
Left: 54
Through: 0
Right: 37
275 feet
Notes:
1 Based on review of aerial imagery.
2 Based on traffic counts collected on a weekday in February and April 2022. 3 25 feet assumed per queued vehicle. 4 Calculated as project-related increase in maximum queue from SimTraffic added to existing observed maximum queue.
5 It was not possible to determine maximum number of queued left-turning vehicles due to queued traffic in adjacent through lane (i.e., unclear whether stopped vehicle was a left or through movement).

Bolded text indicate maximum queue exceeds available storage.

Source: Fehr & Peers, 2022.

CC Attachment 8
Based on this analysis, the following is recommended:
• Outbound movements at Driveway 3 should be restricted to right-turns by constructing a gullwing in the driveway median.

This recommendation would also prohibit left/through movements from the opposing driveway.

Figure 5 shows the existing plus project PM peak hour volumes with this modification in place. The above recommendation would shift 54 left-turns exiting Driveway 3 to either use Driveway 1 or Driveway 2.

Conditions were reanalyzed using SimTraffic with this modification in place. The northbound approach was found to improve conditions to LOS A with an average delay of 10 seconds per vehicle. Refer to Table 5 for queuing results (see Appendix B for technical calculations). Table 5 indicates that the recommended modification at Driveway 3 would result in incrementally greater maximum queues at Driveways 1 and 2. Measures for addressing excess queuing at these driveways are presented in the next section.

TABLE 5:

WEEKDAY PM PEAK HOUR MAXIMUM VEHICLE QUEUES IN STUDY AREA – EXISTING PLUS PROJECT CONDITIONS WITH DRIVEWAY 3 MODIFICATION
Driveway Movement
Available
Storage1
Existing2 Existing Plus Project Existing Plus Project
with Modifications3
Traffic
Volume
Max
Queue4
Traffic
Volume
Max
Queue4
Traffic
Volume
Max
Queue4
Driveway 1 Westbound
Right-Turn 50 feet 76 125 feet 104 150 feet 122 200 feet Driveway 2 Northbound
Right-Turn 50 feet 34 50 feet 69 75 feet 105 100 feet
Driveway 3
Eastbound
Left/U-Turn 150 feet Left: 3U-Turn: 15 50 feet Left: 3U-Turn: 36 75 feet Left: 3U-Turn: 72 100 feet Northbound3 60 feet Left: 10
Right: 13 50 feet Left: 54Right: 37 275 feet Right: 37 65 feet Notes:
1 Based on review of aerial imagery.
2 Based on traffic counts collected on a weekday in February and April 2022. 3 Modifications would install a gullwing in Pleasant Grove Boulevard median at Driveway 3, restricting side-street movements to right-turns only (while maintaining major street left-turn ingress). 4 25 feet assumed per queued vehicle (unless otherwise noted).

Bolded text indicate maximum queue exceeds available storage.

Source: Fehr & Peers, 2022.

CC Attachment 8
Additional analysis and/or discussions are needed regarding the long-term feasibility of maintaining the eastbound left/u-turn lane at Driveway 3. This is being driven by the projected increase in traffic on westbound Pleasant Grove Boulevard and expected worsening of operations at the Fiddyment Road/Pleasant Grove Boulevard intersection. According to the most recent 2035 forecasts and operations analysis from the Transportation Impact Study for the City of Roseville Housing Element Update (Fehr & Peers, May 2021), this intersection is expected to operate at LOS F during the weekday AM peak hour and LOS E during the weekday PM peak hour. The westbound approach is expected to experience a 78% increase in PM peak hour traffic between now and 2035. This could potentially cause westbound traffic to spill back beyond Driveway 3, making eastbound left-turns difficult to perform.

Review of Project Access and On-Site Circulation
Since all three project driveways already exist and are currently in use, our review of project access primarily relates to whether the addition of project trips would require alterations to the driveway designs. This section also includes a detailed review of internal circulation. Refer to Figure 6 for recommendations.

1. Need for Deceleration Lanes at Project Driveways
The following standard contained in the City of Roseville Design and Construction Standards (2021) are applicable to the review of project driveways.
• Right-turn deceleration lanes shall be provided at driveways when:
o the driveway is located on an arterial,
o the right-turn ingress volume is expected to exceed 50 vehicles per hour, o there is ample room to fit a deceleration lane, and
o the travel speed of the roadway equals or exceeds 45 mph.

A right-turn curb flare shall be provided when these conditions are met but the right-turn volume is between 10 and 50 vehicles per hour. There may be cases where some of the criteria are met, but City staff may still require a deceleration lane in the interest of safety.

Evaluation: Driveway 1 currently serves 40 inbound right-turns during the PM peak hour.

Neither a deceleration lane or taper is present at this driveway. Streetlights, power poles, and utility vaults are situated immediately to the south of this driveway. Driveway 2 currently serves 40 inbound right-turns during the PM peak hour and has a 200-foot right-turn deceleration lane that also serves as a bus stop/turnout. Driveway 3 currently serves 5 inbound right-turns during the PM peak hour and has a 150-foot right-turn deceleration taper.

CC Attachment 8
Conclusion #1: No changes in deceleration lanes/tapers are recommended at any of the project driveways.

Technical Support:
o A deceleration taper would have already been constructed at Driveway 1 for the CVS Pharmacy if it had been deemed feasible.
o A right-turn deceleration lane is already present at Driveway 2. o With the addition of project trips, the right-turn deceleration taper (versus a full deceleration lane) is sufficient at Driveway 3.

2. Maximum queue lengths for outbound movements at driveways Table 5 indicated the maximum expected outbound vehicle queues at Driveways 1 and 2 would exceed the available storage under existing plus project conditions. The maximum throat depth at Driveway 3 would be within 5 feet of what is provided. Hence, no changes in design at that driveway are recommended. The following is recommended at Driveways 1 and 2:

Recommendation #1: The Grocery Outlet Retail Center project applicant shall take the following steps:

1. Retain a professional transportation consultant to monitor queuing at Driveway 1 after the proposed project is constructed.5

2. If outbound vehicle queues cause inbound traffic to spill onto Fiddyment Road, then feasible physical improvements (such as those shown on Figure 6) should be implemented.6 To address vehicular queuing at Driveway 2, the project site plan was recently modified to close the drive aisle opening to the Grocery Outlet parking lot that was proposed to be situated directly opposite the CVS drive aisle. This will improve the queuing condition for outbound traffic, by reducing the number of turning movements. The following is recommended:

Recommendation #2: As part of the same monitoring effort for Driveway 1, vehicle queuing at Driveway 2 should also be monitored. If outbound queued traffic causes inbound traffic to back onto Pleasant Grove Boulevard, then the driveway should be modified either by posting a sign on the eastbound CVS drive aisle approach stating “Do Not Block Intersection” or by adding “Do Not Block Intersection” pavement markings.
5 Monitoring would consist of measuring inbound and outbound traffic levels and queuing on three weekdays from 4 to 6 PM. 6
Feasible improvements may include (but are not limited to) minor driveway widening on the south side just east of Fiddyment Road to enable construction of a short inbound left-turn pocket into the CVS Pharmacy drive aisles, or construction of a raised median along the driveway throat. Note that the project applicant also owns the adjacent property to the west, thus making these improvements feasible from a property ownership perspective.

CC Attachment 8

3. Driveway 3 Improvements along Pleasant Grove Boulevard Table 5 indicates that a maximum queue of 100 feet (4 vehicles) is expected under existing plus project conditions in the eastbound left/u-turn lane with Driveway 3 assuming a gullwing is constructed. This left-turn lane would also be used by the West Roseville Marketplace project. According to the final access study for that project (Final Technical Memorandum for Evaluation of Access and Circulation for West Roseville Marketplace, Fehr & Peers, April 2022), that project would increase the maximum queue in the turn lane by 3 vehicles. Thus, with both projects constructed, the maximum queue would be 175 feet (7 vehicles), which exceeds the available storage of 150 feet. The following is recommended:

Recommendation #3: The Grocery Outlet Retail Center project applicant shall coordinate with the West Roseville Marketplace applicant to identify proportionate funding and responsibility of construction of the following improvement:
• Lengthen the eastbound left-turn lane at Driveway 3 from 150 feet to at least 175 feet.

Lengthening the turn lane to 175 feet could be accomplished by reducing the transition taper (to the westbound dual left-turn lane approaching Fiddyment Road) from 120 to 95 feet. Coordination with City of Roseville staff is recommended to discuss additional lengthening beyond 175 feet (given that it would require reducing the amount of storage for the westbound left-turn lane from Pleasant Grove Boulevard onto Fiddyment Road).

The Final Technical Memorandum for Evaluation of Access and Circulation for West Roseville Marketplace (2022) recommended a continuous acceleration/deceleration lane be added at its project driveways along Pleasant Grove Boulevard. This necessitates relocation of curb, gutter, and sidewalk.

As part of those improvements, it would be desirable if the westbound Pleasant Grove Boulevard travel lanes could be relocated 1 to 2 feet to the north of their current location. This would enable the median to be slightly wider, which is desirable in order to provide “a positive offset”7 for the face-to-face leftturns at Driveway 3. A 3-foot raised median island is already present adjacent to the eastbound leftturn lane to further enable this construction. 7 This refers to the placement of left-turn pockets such that simultaneously present motorists in each turn pocket would be able to see around each other and observe oncoming traffic. See Appendix B for illustration of this concept.

CC Attachment 8

4. Review of Internal Circulation
The project site plan shows a fast-food restaurant with a drive-through lane situated in the northeast corner of the project site. A meeting was held between the project applicant, engineer, and architect, Fehr & Peers, and City of Roseville staff in June 2022 to discuss concerns regarding the fast-food restaurant’s drive-through lane and vehicle queues expected at Driveway 3. That meeting led to a modification in the fast-food restaurant layout (as shown in Figure 2), which provides several meaningful improvements over the prior site plan including:

1. The length of the drive-through lane has been significantly extended to reduce the likelihood of vehicles spilling out of it, which could block other traffic in the center.

2. The new layout has reduced the width of the drive aisle south of the restaurant (connecting to Camino Real Way) from an excessively wide 55 feet to a typical 24 feet.

3. The main internal intersection southwest of the restaurant has been reduced in size and is now a more traditional squared-up design.

4. Although the drive-through lane exit remains in its original location (about 50 feet south of Pleasant Grove Boulevard), the site plan now shows a raised median at Driveway 3, which would force motorists exiting the drive-through lane to turn right (onto Pleasant Grove Boulevard).

The raised median will help with the flow of traffic exiting the drive-through lane (as vehicles would not be able to perform the more time-consuming left-turn to remain within the center).

The site plan has also been modified to include additional on-site sidewalks and crosswalks per the prior study recommendations.

Since the design review permit does not include the fast-food restaurant, this study does not include any specific recommendations regarding its design shown on the site plan. The raised median shown in the site plan at Driveway 3 would not be necessary to accommodate traffic associated with buildout of the remainder of the retail center. The need for that median should be evaluated in conjunction with the review of the proposed use for that parcel.

We also recommend the project’s architect or engineer evaluate the turning requirements of delivery trucks that would serve Grocery Outlet.

CC Attachment 8
Market St
Baseline Rd
Fiddyment Rd
Upland Dr
Sun City Blvd
Vista Grande Blvd
Bob Doyle Dr
Junction Blvd
Del Webb Blvd
Pleasant Grove Blvd
Village Green Dr
Westhills Dr
Morningstar Dr
Monument Dr
Village Center Dr
Camino Real Way
N:\2022 Projects\4178.00_Roseville_Grocery_Outlet_Access_Study\Graphics\GIS\MXD\Fig01_ProjectLocation.mxd Project Location
Figure 1
City Boundary
Park/Open Space
Project Site
CVS
CVS Existing CVS Pharmacy
CC Attachment 8

INGRESS/EGRESS ESMT

PERMANENT RECIPROCAL EASEMENT
PER DOCUMENT NO. 2006-0123210-00,
RECORDED ON NOVEMBER 15, 2006,

OFFICIAL RECORDS OF PLACER
COUNTY. (EXCEPTION 9)

EXISTING

RESIDENTIAL

CAMINO R

PROPERTY LINE
C
PARCEL 2

0.6 AC.

MOTORCYCLE

PARKING
C C C
C C C
3 68
67 66
65 64
69 59
60 61
62 63
58 56
55 54
53 52
57 47
48 49
50 51
46 41
40 42
43 44
45 70 71 7372 74
75 76
77 78
79 80
81 82
83 84
85 86
87 88
89 91
90 MOTORCYCLE

PARKING
94 95
112 111 110 109
118 119 120 121 122
113
107
106
105
115
116
117
114 108
ELCYCIB MRET TROHS 3

ELCYCIB MRET GNOL
3 SHORT TERM BICYCLE

LONG TERM BICYCLE

PUBLIC UTILITY EASEMENT AND

PEDESTRIAN EASEMENT PER PLAT OF

WOODCREEK WEST, RECORDED IN
BOOK V OF MAPS, AT PAGE 98, PLACER
COUNTY RECORDS. (EXCEPTION 6)

TEMPORARY EASEMENT PER DOCUMENT
NO. 2006-0123210-00, RECORDED ON
NOVEMBER 15, 2006, OFFICIAL RECORDS
OF PLACER COUNTY. (EXCEPTION 9)

PRIVATE INGRESS/EGRESS

EASEMENT FOR THE
BENEFIT OF PARCEL 1
20' WATER AND SEWER EASEMENT
11' WATER EASEMENT
PARCEL 1

1.9 AC.

PARCEL 3

0.6 AC.

VANPOOL/EV

CLEAN AIR/

VANPOOL/EV

CLEAN AIR/

CLEAN AIR/

VE/LOOPNAV
C
2456789
10 11
12 131
14 15
16 17
18 19
20 21
22 2423 25 26 27 28 29 30 31 32 33 34 35 36 37 38 39

CLEAN AIR/

VE/LOOPNAV

CLEAN AIR/

VE/LOOPNAV

CLEAN AIR/

VE/LOOPNAV

CLEAN AIR/

VE/LOOPNAV

CLEAN AIR/

VE/LOOPNAV

CLEAN AIR/

VE/LOOPNAV

CLEAN AIR/

VE/L OOPNAV
9392 96 97
99 98
100
101
102
103
104

GROCERY OUTLET
16,000 SF
SHOPS
4,600 SF
QSR
2,600 SF
127 123124125126
129
128

MOTORCYCLE

PARKING
130
131
132
133

VANPOOL/EV

CLEAN AIR/

VANPOOL/EV

CLEAN AIR/
C C C
ELCYCI B MRET TROHS 3

ELCYCIB MRET GNOL

EXISTING

OPEN SPACE

PROPERTY LINE

PROPERTY LINE

PROPERTY LINE
8' 16' 24' 6'

19.73'

24.41'

26.86'

10.54'
8' 16' 24' 18' 18' 24' 18' 18' 24' 18' 10' 6' 24' 18' 7.92' 24' 16' 30'
16' 24' 16' 7' 6' 18' 24' 16'
26' 5'
24'
18' 10' 16'
16'
15' 15' 5'
24'
18'
5'
12' 12'
12'
12' 12'
DRIVE-THRU LENGTH = 370'
Project Site Plan
Figure 2
N:\2022 Projects\4178.00_Roseville_Grocery_Outlet_Access_Study\Graphics\AI\Fig03_Project_Site_Plan.ai

INGRESS/EGRESS ESMT

PERMANENT RECIPROCAL EASEMENT
PER DOCUMENT NO. 2006-0123210-00,
RECORDED ON NOVEMBER 15, 2006,

OFFICIAL RECORDS OF PLACER
COUNTY. (EXCEPTION 9)

EXISTING

RESIDENTIAL

EXISTING

RESIDENTIAL

CAMINO R

PROPERTY LINE
C
PARCEL 2

0.6 AC.

MOTORCYCLE

PARKING
C C C
C C C
3 68
67 66
65 64
69 59
60 61
62 63
58 56
55 54
53 52
57 47
48 49
50 51
46 41
40 42
43 44
45 70 71 7372 74
75 76
77 78
79 80
81 82
83 84
85 86
87 88
89 91
90 MOTORCYCLE

PARKING
94 95
112 111 110 109
118 119 120 121 122
113
107
106
105
115
116
117
114 108
ELCYCIB MRET TROHS 3

ELCYCIB MRET GNOL
3 SHORT TERM BICYCLE

LONG TERM BICYCLE

PUBLIC UTILITY EASEMENT AND

PEDESTRIAN EASEMENT PER PLAT OF

WOODCREEK WEST, RECORDED IN
BOOK V OF MAPS, AT PAGE 98, PLACER
COUNTY RECORDS. (EXCEPTION 6)

TEMPORARY EASEMENT PER DOCUMENT
NO. 2006-0123210-00, RECORDED ON
NOVEMBER 15, 2006, OFFICIAL RECORDS
OF PLACER COUNTY. (EXCEPTION 9)

PRIVATE INGRESS/EGRESS

EASEMENT FOR THE
BENEFIT OF PARCEL 1
20' WATER AND SEWER EASEMENT
11' WATER EASEMENT
PARCEL 1

1.9 AC.

PARCEL 3

0.6 AC.

VANPOOL/EV

CLEAN AIR/

VANPOOL/EV

CLEAN AIR/

CLEAN AIR/

VE/LOOPNAV
C
2456789
10 11
12 131
14 15
16 17
18 19
20 21
22 2423 25 26 27 28 29 30 31 32 33 34 35 36 37 38 39

CLEAN AIR/

VE/LOOPNAV

CLEAN AIR/

VE/LOOPNAV

CLEAN AIR/

VE/LOOPNAV

CLEAN AIR/

VE/LOOPNAV

CLEAN AIR/

VE/LOOPNAV

CLEAN AIR/

VE/LOOPNAV

CLEAN AIR/

VE/L OOPNAV
9392 96 97
99 98
100
101
102
103
104

GROCERY OUTLET
16,000 SF
SHOPS
4,600 SF
QSR
2,600 SF
127 123124125126
129
128

MOTORCYCLE

PARKING
130
131
132
133

VANPOOL/EV

CLEAN AIR/

VANPOOL/EV

CLEAN AIR/
C C C
ELCYCI B MRET TROHS 3

ELCYCIB MRET GNOL

EXISTING

OPEN SPACE

PROPERTY LINE

PROPERTY LINE

PROPERTY LINE
8' 16' 24' 6'

19.73'

24.41'

26.86'

10.54'
8' 16' 24' 18' 18' 24' 18' 18' 24' 18' 10' 6' 24' 18' 7.92' 24' 16' 30'
16' 24' 16' 7' 6' 18' 24' 16'
26' 5'
24'
18' 10' 16'
16'
15' 15' 5'
24'
18'
5'
12' 12'
12'
12' 12'
DRIVE-THRU LENGTH = 370'
2 3
1 230’
STOP
STOP



CVS


# Study Intersection
Permitted Turning Movement
CC Attachment 8

INGRESS/EGRESS ESMT

PERMANENT RECIPROCAL EASEMENT
PER DOCUMENT NO. 2006-0123210-00,
RECORDED ON NOVEMBER 15, 2006,

OFFICIAL RECORDS OF PLACER
COUNTY. (EXCEPTION 9)

EXISTING

RESIDENTIAL

CAMINO R

PROPERTY LINE
C
PARCEL 2

0.6 AC.

MOTORCYCLE

PARKING
C C C
C C C
3 68
67 66
65 64
69 59
60 61
62 63
58 56
55 54
53 52
57 47
48 49
50 51
46 41
40 42
43 44
45 70 71 7372 74
75 76
77 78
79 80
81 82
83 84
85 86
87 88
89 91
90 MOTORCYCLE

PARKING
94 95
112 111 110 109
118 119 120 121 122
113
107
106
105
115
116
117
114 108
ELCYCIB MRET TROHS 3

ELCYCIB MRET GNOL
3 SHORT TERM BICYCLE

LONG TERM BICYCLE

PUBLIC UTILITY EASEMENT AND

PEDESTRIAN EASEMENT PER PLAT OF

WOODCREEK WEST, RECORDED IN
BOOK V OF MAPS, AT PAGE 98, PLACER
COUNTY RECORDS. (EXCEPTION 6)

TEMPORARY EASEMENT PER DOCUMENT
NO. 2006-0123210-00, RECORDED ON
NOVEMBER 15, 2006, OFFICIAL RECORDS
OF PLACER COUNTY. (EXCEPTION 9)

PRIVATE INGRESS/EGRESS

EASEMENT FOR THE
BENEFIT OF PARCEL 1
20' WATER AND SEWER EASEMENT
11' WATER EASEMENT
PARCEL 1

1.9 AC.

PARCEL 3

0.6 AC.

VANPOOL/EV

CLEAN AIR/

VANPOOL/EV

CLEAN AIR/

CLEAN AIR/

VE/LOOPNAV
C
2456789
10 11
12 131
14 15
16 17
18 19
20 21
22 2423 25 26 27 28 29 30 31 32 33 34 35 36 37 38 39

CLEAN AIR/

VE/LOOPNAV

CLEAN AIR/

VE/LOOPNAV

CLEAN AIR/

VE/LOOPNAV

CLEAN AIR/

VE/LOOPNAV

CLEAN AIR/

VE/LOOPNAV

CLEAN AIR/

VE/LOOPNAV

CLEAN AIR/

VE/L OOPNAV
9392 96 97
99 98
100
101
102
103
104

GROCERY OUTLET
16,000 SF
SHOPS
4,600 SF
QSR
2,600 SF
127 123124125126
129
128

MOTORCYCLE

PARKING
130
131
132
133

VANPOOL/EV

CLEAN AIR/

VANPOOL/EV

CLEAN AIR/
C C C
ELCYCI B MRET TROHS 3

ELCYCIB MRET GNOL

EXISTING

OPEN SPACE

PROPERTY LINE

PROPERTY LINE

PROPERTY LINE
8' 16' 24' 6'

19.73'

24.41'

26.86'

10.54'
8' 16' 24' 18' 18' 24' 18' 18' 24' 18' 10' 6' 24' 18' 7.92' 24' 16' 30'
16' 24' 16' 7' 6' 18' 24' 16'
26' 5'
24'
18' 10' 16'
16'
15' 15' 5'
24'
18'
5'
12' 12'
12'
12' 12'
DRIVE-THRU LENGTH = 370'
PM Peak Hour Traffic Volumes
and Lane Configurations -
Existing Conditions
Figure 3
N:\2022 Projects\4178.00_Roseville_Grocery_Outlet_Access_Study\Graphics\AI\Fig03_Project_Site_Plan.ai 2 3
1 230’
STOP
STOP



CVS


# Study Intersection
Vehicle Turning Movement
PM Peak Hour Volume
Stop Sign
F xx
Note: Volumes at Driveway 3 represent conditions assuming the currently permitted full-access on the southbound
approach (vesus the recent prohibition of southbound
left-turns via sign posted by a private party).

F
CE
Pleasant Grove Blvd
Dwy 2
941
40 34
ICCF
ICE
AF
D
Pleasant Grove Blvd
Dwy 3
10 0
13 42
153
9585
0 1,217
366 CCC1,454 CC1,246
CCE
F
Dwy 1
Fiddyment Rd
1,64940
76 1. Dwy 1/Fiddyment Rd 2. Dwy 2/Pleasant Grove Blvd 3. Dwy 3/Pleasant Grove Blvd CC Attachment 8

INGRESS/EGRESS ESMT

PERMANENT RECIPROCAL EASEMENT
PER DOCUMENT NO. 2006-0123210-00,
RECORDED ON NOVEMBER 15, 2006,

OFFICIAL RECORDS OF PLACER
COUNTY. (EXCEPTION 9)

EXISTING

RESIDENTIAL

CAMINO R

PROPERTY LINE
C
PARCEL 2

0.6 AC.

MOTORCYCLE

PARKING
C C
C
C C
C
3 68
67 66
65 64
69 59
60 61
62 63
58 56
55 54
53 52
57 47
48 49
50 51
46 41
40 42
43 44
45 70 71 7372 74
75 76
77 78
79 80
81 82
83 84
85 86
87 88
89 91
90 MOTORCYCLE

PARKING
94 95
112 111 110 109
118 119 120 121 122
113
107
106
105
115
116
117
114 108
ELCYCIB MRET TROHS 3

ELCYCIB MRET GNOL
3 SHORT TERM BICYCLE

LONG TERM BICYCLE

PUBLIC UTILITY EASEMENT AND

PEDESTRIAN EASEMENT PER PLAT OF

WOODCREEK WEST, RECORDED IN
BOOK V OF MAPS, AT PAGE 98, PLACER
COUNTY RECORDS. (EXCEPTION 6)

TEMPORARY EASEMENT PER DOCUMENT
NO. 2006-0123210-00, RECORDED ON
NOVEMBER 15, 2006, OFFICIAL RECORDS
OF PLACER COUNTY. (EXCEPTION 9)

PRIVATE INGRESS/EGRESS

EASEMENT FOR THE
BENEFIT OF PARCEL 1
20' WATER AND SEWER EASEMENT
11' WATER EASEMENT
PARCEL 1

1.9 AC.

PARCEL 3

0.6 AC.

VANPOOL/EV

CLEAN AIR/

VANPOOL/EV

CLEAN AIR/

CLEAN AIR/

VE/LOOPNAV
C
2 4
5 6
7 8
9 10
11 12
13 1
14 15
16 17
18 19
20 21
22 2423 25 26 27 28 29 30 31 32 33 34 35 36 37 38 39

CLEAN AIR/

VE/LOOPNAV

CLEAN AIR/

VE/LOOPNAV

CLEAN AIR/

VE/LOOPNAV

CLEAN AIR/

VE/LOOPNAV

CLEAN AIR/

VE/LOOPNAV

CLEAN AIR/

VE/LOOPNAV

CLEAN AIR/

VE/L OOPNAV
9392 96 97
99 98
100
101
102
103
104

GROCERY OUTLET
16,000 SF
SHOPS
4,600 SF
QSR
2,600 SF
127 123124125126
129
128

MOTORCYCLE

PARKING
130
131
132
133

VANPOOL/EV

CLEAN AIR/

VANPOOL/EV

CLEAN AIR/
C
C C
ELCYCI B MRET TROHS 3

ELCYCIB MRET GNOL

EXISTING

OPEN SPACE

PROPERTY LINE

PROPERTY LINE

PROPERTY LINE
8' 16' 24' 6'

19.73'

24.41'

26.86'

10.54'
8' 16' 24' 18' 18' 24' 18' 18' 24' 18' 10' 6' 24' 18' 7.92' 24' 16' 30'
16' 24' 16' 7' 6' 18' 24' 16'
26' 5'
24'
18' 10' 16'
16'
15' 15' 5'
24'
18'
5'
12' 12'
12'
12' 12'
DRIVE-THRU LENGTH = 370'
PM Peak Hour Traffic Volumes and Lane Configurations -
Existing Plus Project with Access Modifications Conditions Figure 5
N:\2022 Projects\4178.00_Roseville_Grocery_Outlet_Access_Study\Graphics\AI\Fig03_Project_Site_Plan.ai 2 3
1 230’
STOP
STOP



CVS


# Study Intersection
Vehicle Turning Movement
PM Peak Hour Volume
Stop Sign
F xx
F
CE
Pleasant Grove Blvd
Dwy 2
958
76 105
ICCF
ICE
F
F
Pleasant Grove Blvd
Dwy 3
37 6
72 3
951
37 0
1,199
75 6
CCE
F
Dwy 1
Fiddyment Rd
1,69069
122

1. Dwy 1/Fiddyment Rd 2. Dwy 2/Pleasant Grove Blvd 3. Dwy 3/Pleasant Grove Blvd CCC1,474
CC1,275
CC Attachment 8

INGRESS/EGRESS ESMT

PERMANENT RECIPROCAL EASEMENT
PER DOCUMENT NO. 2006-0123210-00,
RECORDED ON NOVEMBER 15, 2006,

OFFICIAL RECORDS OF PLACER
COUNTY. (EXCEPTION 9)

EXISTING

RESIDENTIAL

CAMINO R

PROPERTY LINE
C
PARCEL 2

0.6 AC.

MOTORCYCLE

PARKING
C C C
C C C
3 68
67 66
65 64
69 59
60 61
62 63
58 56
55 54
53 52
57 47
48 49
50 51
46 41
40 42
43 44
45 70 71 7372 74
75 76
77 78
79 80
81 82
83 84
85 86
87 88
89 91
90 MOTORCYCLE

PARKING
94 95
112 111 110 109
118 119 120 121 122
113
107
106
105
115
116
117
114 108
ELCYCIB MRET TROHS 3

ELCYCIB MRET GNOL
3 SHORT TERM BICYCLE

LONG TERM BICYCLE

PUBLIC UTILITY EASEMENT AND

PEDESTRIAN EASEMENT PER PLAT OF

WOODCREEK WEST, RECORDED IN
BOOK V OF MAPS, AT PAGE 98, PLACER
COUNTY RECORDS. (EXCEPTION 6)

TEMPORARY EASEMENT PER DOCUMENT
NO. 2006-0123210-00, RECORDED ON
NOVEMBER 15, 2006, OFFICIAL RECORDS
OF PLACER COUNTY. (EXCEPTION 9)

PRIVATE INGRESS/EGRESS

EASEMENT FOR THE
BENEFIT OF PARCEL 1
20' WATER AND SEWER EASEMENT
11' WATER EASEMENT
PARCEL 1

1.9 AC.

PARCEL 3

0.6 AC.

VANPOOL/EV

CLEAN AIR/

VANPOOL/EV

CLEAN AIR/

CLEAN AIR/

VE/LOOPNAV
C
2456789
10 11
12 131
14 15
16 17
18 19
20 21
22 2423 25 26 27 28 29 30 31 32 33 34 35 36 37 38 39

CLEAN AIR/

VE/LOOPNAV

CLEAN AIR/

VE/LOOPNAV

CLEAN AIR/

VE/LOOPNAV

CLEAN AIR/

VE/LOOPNAV

CLEAN AIR/

VE/LOOPNAV

CLEAN AIR/

VE/LOOPNAV

CLEAN AIR/

VE/L OOPNAV
9392 96 97
99 98
100
101
102
103
104

GROCERY OUTLET
16,000 SF
SHOPS
4,600 SF
QSR
2,600 SF
127 123124125126
129
128

MOTORCYCLE

PARKING
130
131
132
133

VANPOOL/EV

CLEAN AIR/

VANPOOL/EV

CLEAN AIR/
C C C
ELCYCI B MRET TROHS 3

ELCYCIB MRET GNOL

EXISTING

OPEN SPACE

PROPERTY LINE

PROPERTY LINE

PROPERTY LINE
8' 16' 24' 6'

19.73'

24.41'

26.86'

10.54'
8' 16' 24' 18' 18' 24' 18' 18' 24' 18' 10' 6' 24' 18' 7.92' 24' 16' 30'
16' 24' 16' 7' 6' 18' 24' 16'
26' 5'
24'
18' 10' 16'
16'
15' 15' 5'
24'
18'
5'
12' 12'
12'
12' 12'
DRIVE-THRU LENGTH = 370'
Recommendations
Figure 6
N:\2022 Projects\4178.00_Roseville_Grocery_Outlet_Access_Study\Graphics\AI\Fig03_Project_Site_Plan.ai 2 3
1 230’
STOP
STOP
STOP
STOP
STOP
STOP
STOP
STOP
STOP



CVS


CAC
C AC
STOP*
Architect/Engineer should
study turning requirements/
paths for delivery trucks.

Lengthen left-turn lane from
150 feet to at least 175 feet.

Construct gullwing
in median.

Monitor driveway and, if
necessary, construct
improvements to address
queuing issues.

Additional review
required once specic
proposal is made for
this parcel.

Stop Sign
= Pavement Marking (No Posted Stop Sign)
STOP
STOP*
CC Attachment 8
Appendix A – Existing and Existing Plus Project Technical Calculations
CC Attachment 8
SimTraffic Post-Processor Roseville Grocery Outlet Center Average Results from 10 Runs Existing
Volume and Delay by Movement PM Peak Hour
Intersection 1 Fiddyment Rd/Project Driveway 1 Side-street Stop Demand Total Delay (sec/veh)
Direction Movement Volume (vph) Average Percent Average Std. Dev. LOS Left Turn
Through 1,694 1,691 99.8% 2.5 0.9 A
Right Turn 40 41 103.0% 1.4 0.7 A
Subtotal 1,734 1,733 99.9% 2.5 0.9 A
Left Turn
Through 1,454 1,426 98.1% 1.5 0.1 A
Right Turn
Subtotal 1,454 1,426 98.1% 1.5 0.1 A
Left Turn
Through
Right Turn
Subtotal
Left Turn
Through
Right Turn 76 76 99.9% 23.1 15.1 C
Subtotal 76 76 99.9% 23.1 15.1 C
Total 3,264 3,235 99.1% 2.6 0.8 A

25.7 Intersection 2 Project Driveway 2/Pleasant Grove Blvd Side-street Stop Demand Total Delay (sec/veh)
Direction Movement Volume (vph) Average Percent Average Std. Dev. LOS Left Turn
Through
Right Turn 34 34 101.2% 6.8 2.6 A
Subtotal 34 34 101.2% 6.8 2.6 A
Left Turn
Through
Right Turn
Subtotal
Left Turn
Through 941 931 98.9% 3.1 0.4 A
Right Turn 40 39 98.5% 2.0 0.6 A
Subtotal 981 970 98.9% 3.1 0.4 A
Left Turn
Through 1,246 1,226 98.4% 1.7 0.3 A
Right Turn
Subtotal 1,246 1,226 98.4% 1.7 0.3 A
Total 2,261 2,231 98.7% 2.4 0.2 A

6.8 Served Volume (vph)
NB
SB
EB
WB
Served Volume (vph)
NB
SB
EB
WB
Fehr & Peers 5/6/2022
CC Attachment 8
SimTraffic Post-Processor Roseville Grocery Outlet Center Average Results from 10 Runs Existing
Volume and Delay by Movement PM Peak Hour
Intersection 3 Project Driveway 3/Pleasant Grove Blvd Side-street Stop Demand Total Delay (sec/veh)
Direction Movement Volume (vph) Average Percent Average Std. Dev. LOS Left Turn 10 10 101.0% 48.3 36.6 E
Through
Right Turn 13 14 110.8% 17.0 16.4 C
Subtotal 23 25 106.5% 30.9 25.5 D
Left Turn 2 1 70.0% 9.5 22.2 A
Through
Right Turn 4 4 90.0% 4.1 5.7 A
Subtotal 6 5 83.3% 10.0 12.8 A
Left Turn 18 19 106.1% 7.6 4.4 A
Through 952 941 98.8% 1.4 0.1 A
Right Turn 5 5 96.0% 1.8 1.5 A
Subtotal 975 965 98.9% 1.5 0.1 A
Left Turn 42 40 96.2% 15.6 4.4 C
Through 1,217 1,195 98.2% 3.3 0.3 A
Right Turn
Subtotal 1,259 1,235 98.1% 3.7 0.3 A
Total 2,263 2,229 98.5% 3.2 0.6 A

37.2 Intersection 4 Fiddyment Rd/Pleasant Grove Blvd Signal Demand Total Delay (sec/veh)
Direction Movement Volume (vph) Average Percent Average Std. Dev. LOS Left Turn 600 598 99.7% 60.4 8.9 E
Through 748 756 101.0% 30.5 2.0 C
Right Turn 422 414 98.2% 14.6 1.5 B
Subtotal 1,770 1,768 99.9% 36.8 3.0 D
Left Turn 142 142 100.1% 56.8 6.2 E
Through 674 669 99.2% 41.7 3.2 D
Right Turn 70 66 94.7% 14.2 3.8 B
Subtotal 886 877 99.0% 42.0 2.3 D
Left Turn 64 60 94.4% 58.5 9.5 E
Through 417 414 99.3% 50.7 5.1 D
Right Turn 321 319 99.2% 15.6 2.7 B
Subtotal 802 793 98.9% 37.0 3.6 D
Left Turn 459 437 95.3% 54.9 4.4 D
Through 646 639 99.0% 40.8 3.1 D
Right Turn 141 146 103.8% 8.6 1.0 A
Subtotal 1,246 1,223 98.1% 42.3 2.8 D
Total 4,704 4,661 99.1% 39.3 1.8 D

60.6 Served Volume (vph)
NB
SB
EB
WB
Served Volume (vph)
NB
SB
EB
WB
Fehr & Peers 5/6/2022
CC Attachment 8
Queuing and Blocking Report Roseville Grocery Outlet Center Existing Conditions
SimTraffic Report
05/06/2022 Page 1
Intersection: 1: Fiddyment Rd & Project Drwy 1
Movement WB NB NB NB NB
Directions Served R T T T TR
Maximum Queue (ft) 133 122 222 164 34
Average Queue (ft) 43 33 25 10 1
95th Queue (ft) 94 109 145 84 16
Link Distance (ft) 295 1308 1308 1308
Upstream Blk Time (%)
Queuing Penalty (veh)
Storage Bay Dist (ft) 5
Storage Blk Time (%) 6 0
Queuing Penalty (veh) 20 0
Intersection: 2: Project Drwy 2 & Pleasant Grove Blvd
Movement EB EB WB WB WB NB
Directions Served T TR T T T R
Maximum Queue (ft) 4 8 56 80 64 60
Average Queue (ft) 0 0 3 4 3 24
95th Queue (ft) 4 5 23 37 34 54
Link Distance (ft) 287 287 190 190 279
Upstream Blk Time (%)
Queuing Penalty (veh)
Storage Bay Dist (ft) 5
Storage Blk Time (%) 0 0
Queuing Penalty (veh) 2 1
Intersection: 3: Project Drwy 3 & Pleasant Grove Blvd
Movement EB EB EB WB NB SB SB
Directions Served UL T TR UL LTR L R
Maximum Queue (ft) 41 3 7 59 74 19 24
Average Queue (ft) 11 0 0 20 23 1 3
95th Queue (ft) 33 3 3 47 60 11 15
Link Distance (ft) 190 190 553 1028
Upstream Blk Time (%)
Queuing Penalty (veh)
Storage Bay Dist (ft) 150 200 150
Storage Blk Time (%)
Queuing Penalty (veh)
CC Attachment 8
Queuing and Blocking Report Roseville Grocery Outlet Center Existing Conditions
SimTraffic Report
05/06/2022 Page 2
Intersection: 4: Fiddyment Rd & Pleasant Grove Blvd
Movement EB EB EB EB EB WB WB WB WB WB NB NB
Directions Served L L T T R UL L T T R L L
Maximum Queue (ft) 56 112 284 259 198 278 287 292 295 80 284 306 Average Queue (ft) 9 47 178 140 87 169 183 182 199 30 234 252 95th Queue (ft) 36 94 254 232 153 248 261 268 286 61 311 331 Link Distance (ft) 1049 1049 287 287 287 287 284 284
Upstream Blk Time (%) 0 0 0 1 1 7
Queuing Penalty (veh) 0 1 1 3 3 20
Storage Bay Dist (ft) 245 245 245 255
Storage Blk Time (%) 1 0 0 0 1
Queuing Penalty (veh) 1 0 0 1 3
Intersection: 4: Fiddyment Rd & Pleasant Grove Blvd
Movement NB NB NB NB SB SB SB SB SB SB
Directions Served T T T R UL L T T T R
Maximum Queue (ft) 259 280 240 271 128 136 232 235 217 86 Average Queue (ft) 162 172 127 123 60 68 148 153 136 28 95th Queue (ft) 237 248 225 224 113 119 212 218 205 65
Link Distance (ft) 284 284 284 284 497 497 497
Upstream Blk Time (%) 0 0 0 0
Queuing Penalty (veh) 0 0 0 1
Storage Bay Dist (ft) 230 230 230
Storage Blk Time (%) 0 0
Queuing Penalty (veh) 0 0
Intersection: 10: Bend
Movement NB NB
Directions Served T T
Maximum Queue (ft) 92 265
Average Queue (ft) 3 15
95th Queue (ft) 67 157
Link Distance (ft) 497 497
Upstream Blk Time (%) 0
Queuing Penalty (veh) 0
Storage Bay Dist (ft)
Storage Blk Time (%)
Queuing Penalty (veh)
Network Summary
Network wide Queuing Penalty: 58
CC Attachment 8
SimTraffic Post-Processor Roseville Grocery Outlet
Average Results from 10 Runs Existing Plus Project
Volume and Delay by Movement PM Peak Hour
Intersection 1 Fiddyment Rd/Project Driveway 1 Side-street Stop Demand Total Delay (sec/veh)
Direction Movement Volume (vph) Average Percent Average Std. Dev. LOS Left Turn
Through 1,690 1,688 99.9% 3.5 1.9 A
Right Turn 69 74 106.7% 1.9 1.1 A
Subtotal 1,759 1,762 100.2% 3.4 1.8 A
Left Turn
Through 1,474 1,463 99.3% 1.5 0.1 A
Right Turn
Subtotal 1,474 1,463 99.3% 1.5 0.1 A
Left Turn
Through
Right Turn
Subtotal
Left Turn
Through
Right Turn 104 108 103.8% 28.6 18.8 D
Subtotal 104 108 103.8% 28.6 18.8 D
Total 3,337 3,333 99.9% 3.4 1.6 A

35.0 Intersection 2 Project Driveway 2/Pleasant Grove Blvd Side-street Stop Demand Total Delay (sec/veh)
Direction Movement Volume (vph) Average Percent Average Std. Dev. LOS Left Turn
Through
Right Turn 69 72 103.8% 6.4 1.5 A
Subtotal 69 72 103.8% 6.4 1.5 A
Left Turn
Through
Right Turn
Subtotal
Left Turn
Through 958 956 99.8% 3.6 0.3 A
Right Turn 76 80 105.3% 2.0 0.4 A
Subtotal 1,034 1,036 100.2% 3.4 0.3 A
Left Turn
Through 1,293 1,286 99.5% 2.0 0.3 A
Right Turn
Subtotal 1,293 1,286 99.5% 2.0 0.3 A
Total 2,396 2,394 99.9% 2.8 0.2 A

7.0 Served Volume (vph)
NB
SB
EB
WB
Served Volume (vph)
NB
SB
EB
WB
Fehr & Peers 5/6/2022
CC Attachment 8
SimTraffic Post-Processor Roseville Grocery Outlet
Average Results from 10 Runs Existing Plus Project
Volume and Delay by Movement PM Peak Hour
Intersection 3 Project Driveway 3/Pleasant Grove Blvd Side-street Stop Demand Total Delay (sec/veh)
Direction Movement Volume (vph) Average Percent Average Std. Dev. LOS Left Turn 54 55 101.1% 166.6 82.3 F
Through
Right Turn 37 33 89.7% 166.9 86.0 F
Subtotal 91 88 96.5% 166.7 81.9 F
Left Turn 2 1 65.0% 22.1 37.6 C
Through
Right Turn 4 5 115.0% 4.2 5.3 A
Subtotal 6 6 98.3% 18.9 24.8 C
Left Turn 39 39 100.3% 8.8 2.6 A
Through 951 952 100.1% 1.6 0.1 A
Right Turn 37 39 104.9% 2.6 0.3 A
Subtotal 1,027 1,030 100.3% 1.8 0.1 A
Left Turn 81 80 98.6% 16.1 4.9 C
Through 1,199 1,193 99.5% 3.5 0.5 A
Right Turn
Subtotal 1,280 1,273 99.4% 4.2 0.7 A
Total 2,404 2,397 99.7% 9.7 3.4 A
160.4
Intersection 4 Fiddyment Rd/Pleasant Grove Blvd Signal
Demand Total Delay (sec/veh)
Direction Movement Volume (vph) Average Percent Average Std. Dev. LOS Left Turn 614 602 98.0% 66.0 10.7 E
Through 753 766 101.7% 33.7 5.7 C
Right Turn 427 426 99.7% 17.3 5.1 B
Subtotal 1,794 1,793 100.0% 40.8 6.4 D
Left Turn 164 162 98.8% 59.9 7.6 E
Through 669 674 100.8% 40.2 3.6 D
Right Turn 70 67 95.3% 14.0 5.2 B
Subtotal 903 903 100.0% 41.7 3.0 D
Left Turn 64 65 101.3% 69.8 10.9 E
Through 443 447 101.0% 54.4 6.5 D
Right Turn 316 305 96.6% 15.3 4.7 B
Subtotal 823 817 99.3% 41.2 4.6 D
Left Turn 478 475 99.4% 59.0 3.7 E
Through 663 656 98.9% 43.7 3.2 D
Right Turn 152 155 101.6% 8.8 1.0 A
Subtotal 1,293 1,285 99.4% 44.8 2.7 D
Total 4,813 4,799 99.7% 42.1 2.7 D

61.7 Served Volume (vph)
NB
SB
EB
WB
Served Volume (vph)
NB
SB
EB
WB
Fehr & Peers 5/6/2022
CC Attachment 8
Queuing and Blocking Report Roseville Grocery Outlet Center Existing Plus Project Conditions
SimTraffic Report
05/06/2022 Page 1
Intersection: 1: Fiddyment Rd & Project Drwy 1
Movement WB NB NB NB NB NB
Directions Served R T T T T TR
Maximum Queue (ft) 164 37 124 318 270 73
Average Queue (ft) 64 2 48 54 23 2
95th Queue (ft) 142 17 137 231 146 28
Link Distance (ft) 295 1308 1308 1308
Upstream Blk Time (%) 1
Queuing Penalty (veh) 0
Storage Bay Dist (ft) 5 5
Storage Blk Time (%) 10 0
Queuing Penalty (veh) 33 0
Intersection: 2: Project Drwy 2 & Pleasant Grove Blvd
Movement EB EB WB WB WB NB
Directions Served T TR T T T R
Maximum Queue (ft) 25 11 56 96 104 83
Average Queue (ft) 1 0 4 4 4 37
95th Queue (ft) 15 6 26 35 38 65
Link Distance (ft) 287 287 190 190 279
Upstream Blk Time (%) 0 0
Queuing Penalty (veh) 0 0
Storage Bay Dist (ft) 5
Storage Blk Time (%) 0 0
Queuing Penalty (veh) 2 1
Intersection: 3: Project Drwy 3 & Pleasant Grove Blvd
Movement EB EB EB WB WB WB NB SB SB
Directions Served UL T TR UL T T LTR L R
Maximum Queue (ft) 61 6 6 95 5 11 304 24 24
Average Queue (ft) 21 0 0 32 0 1 145 2 4
95th Queue (ft) 49 4 4 70 5 7 293 12 18
Link Distance (ft) 190 190 3022 3022 553 1028
Upstream Blk Time (%)
Queuing Penalty (veh)
Storage Bay Dist (ft) 150 200 150
Storage Blk Time (%)
Queuing Penalty (veh)
CC Attachment 8
Queuing and Blocking Report Roseville Grocery Outlet Center Existing Plus Project Conditions
SimTraffic Report
05/06/2022 Page 2
Intersection: 4: Fiddyment Rd & Pleasant Grove Blvd
Movement EB EB EB EB EB WB WB WB WB WB NB NB
Directions Served L L T T R UL L T T R UL L
Maximum Queue (ft) 62 134 300 270 220 281 292 302 295 74 289 307 Average Queue (ft) 11 48 196 165 84 185 200 194 207 30 241 262 95th Queue (ft) 37 101 279 245 160 264 277 284 291 58 320 339 Link Distance (ft) 1049 1049 287 287 287 287 284 284
Upstream Blk Time (%) 0 1 1 1 2 11
Queuing Penalty (veh) 0 2 3 4 7 34
Storage Bay Dist (ft) 245 245 245 255
Storage Blk Time (%) 3 1 0 1 2
Queuing Penalty (veh) 2 3 0 2 5
Intersection: 4: Fiddyment Rd & Pleasant Grove Blvd
Movement NB NB NB NB SB SB SB SB SB SB
Directions Served T T T R UL L T T T R
Maximum Queue (ft) 271 282 251 283 138 145 238 250 238 82 Average Queue (ft) 168 177 133 134 68 81 154 156 141 26 95th Queue (ft) 245 257 234 238 123 133 219 221 211 60
Link Distance (ft) 284 284 284 284 497 497 497
Upstream Blk Time (%) 0 0 0 0
Queuing Penalty (veh) 0 1 0 1
Storage Bay Dist (ft) 230 230 230
Storage Blk Time (%) 0 0
Queuing Penalty (veh) 1 0
Intersection: 10: Bend
Movement NB NB
Directions Served T T
Maximum Queue (ft) 239 300
Average Queue (ft) 9 13
95th Queue (ft) 111 143
Link Distance (ft) 497 497
Upstream Blk Time (%) 0
Queuing Penalty (veh) 0
Storage Bay Dist (ft)
Storage Blk Time (%)
Queuing Penalty (veh)
Network Summary
Network wide Queuing Penalty: 100
CC Attachment 8
Appendix B – Existing Plus Project with Modifications
Technical Calculations
CC Attachment 8
SimTraffic Post-Processor Roseville Grocery Outlet
Average Results from 10 Runs Existing Plus Project with Mitigation Volume and Delay by Movement PM Peak Hour
Intersection 1 Fiddyment Rd/Project Driveway 1 Side-street Stop Demand Total Delay (sec/veh)
Direction Movement Volume (vph) Average Percent Average Std. Dev. LOS Left Turn
Through 1,690 1,687 99.8% 5.4 4.5 A
Right Turn 69 63 91.6% 1.8 0.5 A
Subtotal 1,759 1,750 99.5% 5.2 4.4 A
Left Turn
Through 1,474 1,470 99.7% 1.5 0.1 A
Right Turn
Subtotal 1,474 1,470 99.7% 1.5 0.1 A
Left Turn
Through
Right Turn
Subtotal
Left Turn
Through
Right Turn 122 115 94.1% 60.4 59.0 F
Subtotal 122 115 94.1% 60.4 59.0 F
Total 3,355 3,335 99.4% 5.2 3.5 A

43.5 Intersection 2 Project Driveway 2/Pleasant Grove Blvd Side-street Stop Demand Total Delay (sec/veh)
Direction Movement Volume (vph) Average Percent Average Std. Dev. LOS Left Turn
Through
Right Turn 105 105 100.4% 6.7 1.7 A
Subtotal 105 105 100.4% 6.7 1.7 A
Left Turn
Through
Right Turn
Subtotal
Left Turn
Through 958 954 99.6% 3.3 0.3 A
Right Turn 76 73 96.4% 1.9 0.7 A
Subtotal 1,034 1,027 99.4% 3.2 0.3 A
Left Turn
Through 1,275 1,260 98.8% 2.1 0.5 A
Right Turn
Subtotal 1,275 1,260 98.8% 2.1 0.5 A
Total 2,414 2,393 99.1% 2.8 0.3 A

8.2 WB
Served Volume (vph)
NB
SB
EB
WB
Served Volume (vph)
NB
SB
EB
Fehr & Peers 5/9/2022
CC Attachment 8
SimTraffic Post-Processor Roseville Grocery Outlet
Average Results from 10 Runs Existing Plus Project with Mitigation Volume and Delay by Movement PM Peak Hour
Intersection 3 Project Driveway 3/Pleasant Grove Blvd Side-street Stop Demand Total Delay (sec/veh)
Direction Movement Volume (vph) Average Percent Average Std. Dev. LOS Left Turn
Through
Right Turn 37 37 98.9% 9.7 2.1 A
Subtotal 37 37 98.9% 9.7 2.1 A
Left Turn 2 2 100.0% 15.2 21.1 C
Through
Right Turn 4 4 107.5% 18.3 33.3 C
Subtotal 6 6 105.0% 28.3 33.6 D
Left Turn 75 74 98.3% 13.0 6.7 B
Through 951 948 99.6% 1.5 0.0 A
Right Turn 37 38 103.8% 2.5 0.3 A
Subtotal 1,063 1,060 99.7% 2.3 0.6 A
Left Turn 81 78 96.2% 15.9 3.0 C
Through 1,199 1,183 98.7% 3.7 0.5 A
Right Turn
Subtotal 1,280 1,261 98.5% 4.5 0.5 A
Total 2,386 2,364 99.1% 3.7 0.6 A

28.4 Intersection 4 Fiddyment Rd/Pleasant Grove Blvd Signal Demand Total Delay (sec/veh)
Direction Movement Volume (vph) Average Percent Average Std. Dev. LOS Left Turn 628 622 99.0% 67.9 16.7 E
Through 757 750 99.0% 35.2 4.8 D
Right Turn 427 429 100.5% 20.1 7.4 C
Subtotal 1,812 1,800 99.4% 42.9 9.3 D
Left Turn 164 160 97.3% 61.8 7.6 E
Through 669 670 100.2% 40.4 4.2 D
Right Turn 70 68 97.6% 16.2 5.0 B
Subtotal 903 898 99.5% 42.4 3.8 D
Left Turn 64 63 98.6% 60.6 15.3 E
Through 443 437 98.7% 52.7 5.0 D
Right Turn 316 316 99.9% 14.8 3.8 B
Subtotal 823 816 99.2% 38.5 4.0 D
Left Turn 471 470 99.8% 55.4 5.4 E
Through 656 646 98.4% 43.3 3.7 D
Right Turn 148 144 97.5% 8.8 1.0 A
Subtotal 1,275 1,260 98.8% 44.0 3.5 D
Total 4,813 4,775 99.2% 42.4 4.6 D

64.1 EB
WB
Served Volume (vph)
NB
SB
EB
WB
Served Volume (vph)
NB
SB
Fehr & Peers 5/9/2022
CC Attachment 8
Queuing and Blocking Report Roseville Marketplace
Existing Plus Project with Mitigation Conditions
SimTraffic Report
05/09/2022 Page 1
Intersection: 1: Fiddyment Rd & Project Drwy 1
Movement WB NB NB NB NB SB
Directions Served R T T T TR T
Maximum Queue (ft) 217 124 415 307 42 5
Average Queue (ft) 83 57 81 47 2 0
95th Queue (ft) 206 148 321 235 23 5
Link Distance (ft) 519 1309 1309 1309 283
Upstream Blk Time (%)
Queuing Penalty (veh)
Storage Bay Dist (ft) 5
Storage Blk Time (%) 13 0
Queuing Penalty (veh) 45 0
Intersection: 2: Project Drwy 2 & Pleasant Grove Blvd
Movement EB WB WB WB NB
Directions Served TR T T T R
Maximum Queue (ft) 17 50 91 77 95
Average Queue (ft) 1 4 5 6 45
95th Queue (ft) 10 27 39 41 79
Link Distance (ft) 287 190 190 279
Upstream Blk Time (%) 0
Queuing Penalty (veh) 0
Storage Bay Dist (ft) 5
Storage Blk Time (%) 1 0
Queuing Penalty (veh) 2 1
Intersection: 3: Project Drwy 3 & Pleasant Grove Blvd
Movement EB EB EB WB WB WB NB SB SB
Directions Served UL T TR UL T T TR L R
Maximum Queue (ft) 90 25 12 84 5 9 65 24 29
Average Queue (ft) 34 1 1 31 0 0 27 2 3
95th Queue (ft) 70 17 7 63 5 7 58 13 17
Link Distance (ft) 190 190 3022 3022 553 1028
Upstream Blk Time (%)
Queuing Penalty (veh)
Storage Bay Dist (ft) 150 200 150
Storage Blk Time (%) 0
Queuing Penalty (veh) 0
CC Attachment 8
Queuing and Blocking Report Roseville Marketplace
Existing Plus Project with Mitigation Conditions
SimTraffic Report
05/09/2022 Page 2
Intersection: 4: Fiddyment Rd & Pleasant Grove Blvd
Movement EB EB EB EB EB WB WB WB WB WB NB NB
Directions Served L L T T R UL L T T R UL L
Maximum Queue (ft) 51 122 289 253 193 277 296 289 303 70 289 306 Average Queue (ft) 10 49 190 154 85 180 197 194 208 29 247 267 95th Queue (ft) 36 99 266 239 156 262 277 283 299 56 315 336 Link Distance (ft) 1049 1049 287 287 287 287 283 283
Upstream Blk Time (%) 0 1 1 2 2 14
Queuing Penalty (veh) 0 2 2 6 7 43
Storage Bay Dist (ft) 245 245 245 255
Storage Blk Time (%) 2 0 0 1 2
Queuing Penalty (veh) 1 1 0 2 5
Intersection: 4: Fiddyment Rd & Pleasant Grove Blvd
Movement NB NB NB NB SB SB SB SB SB SB
Directions Served T T T R UL L T T T R
Maximum Queue (ft) 267 275 225 278 140 154 237 241 235 96 Average Queue (ft) 160 173 130 134 68 80 153 157 140 28 95th Queue (ft) 237 248 226 238 121 138 222 221 214 68
Link Distance (ft) 283 283 283 283 497 497 497
Upstream Blk Time (%) 0 0 0
Queuing Penalty (veh) 0 0 1
Storage Bay Dist (ft) 230 230 230
Storage Blk Time (%) 1 0
Queuing Penalty (veh) 1 0
Intersection: 10: Bend
Movement NB NB
Directions Served T T
Maximum Queue (ft) 204 340
Average Queue (ft) 10 21
95th Queue (ft) 124 189
Link Distance (ft) 497 497
Upstream Blk Time (%) 0 0
Queuing Penalty (veh) 0 0
Storage Bay Dist (ft)
Storage Blk Time (%)
Queuing Penalty (veh)
Network Summary
Network wide Queuing Penalty: 120
CC Attachment 8
CC Attachment 8
Environmental Noise Assessment
West Roseville Grocery Outlet & Retail
City of Roseville, California
September 16, 2022
Project #220507
Prepared for:

Inter-Cal Real Estate Corporation
540 Fulton Avenue
Sacramento, California 95825
Prepared by:

Saxelby Acoustics LLC
Luke Saxelby, INCE Bd. Cert.

Principal Consultant
Board Certified, Institute of Noise Control Engineering (INCE) CC Attachment 9

INTRODUCTION
The West Roseville Grocery Outlet & Retail Project is located in the City of Roseville, California. The project consists of a Grocery Outlet, retail space, and a drive-thru quick-service restaurant. The primary noise sources associated with operation of the project are truck and automobile circulation, loading dock noise, HVAC equipment noise, and operation of the drive-thru speaker boxes. Single family residential uses are located directly east of the project site. The purpose of this analysis is to predict the noise generation associated with these uses and to achieve compliance with the applicable City of Roseville noise level standards.

Figure 1 shows the project site plan. Figure 2 shows an aerial photo of the project site and noise measurement locations.

ENVIRONMENTAL SETTING

BACKGROUND INFORMATION ON NOISE
Fundamentals of Acoustics
Acoustics is the science of sound. Sound may be thought of as mechanical energy of a vibrating object transmitted by pressure waves through a medium to human (or animal) ears. If the pressure variations occur frequently enough (at least 20 times per second), then they can be heard and are called sound. The number of pressure variations per second is called the frequency of sound, and is expressed as cycles per second or Hertz (Hz).

Noise is a subjective reaction to different types of sounds. Noise is typically defined as (airborne) sound that is loud, unpleasant, unexpected or undesired, and may therefore be classified as a more specific group of sounds. Perceptions of sound and noise are highly subjective from person to person.

Measuring sound directly in terms of pressure would require a very large and awkward range of numbers.

To avoid this, the decibel scale was devised. The decibel scale uses the hearing threshold (20 micropascals), as a point of reference, defined as 0 dB. Other sound pressures are then compared to this reference pressure, and the logarithm is taken to keep the numbers in a practical range. The decibel scale allows a million-fold increase in pressure to be expressed as 120 dB, and changes in levels (dB) correspond closely to human perception of relative loudness.

The perceived loudness of sounds is dependent upon many factors, including sound pressure level and frequency content. However, within the usual range of environmental noise levels, perception of loudness is relatively predictable, and can be approximated by A-weighted sound levels. There is a strong correlation between A-weighted sound levels (expressed as dBA) and the way the human ear perceives sound. For this reason, the A-weighted sound level has become the standard tool of environmental noise assessment. All noise levels reported in this section are in terms of A-weighted levels, but are expressed as dB, unless otherwise noted.

CC Attachment 9
West Roseville Grocery Outlet and Retail
City of Roseville, California
Figure 1
Project Site Plan Project Location
CC Attachment 9
West Roseville Grocery
Outlet and Retail
City of Roseville, California
Figure 2
Noise Measurement Sites Pleasant Grove Blvd.

CC Attachment 9
The decibel scale is logarithmic, not linear. In other words, two sound levels 10-dB apart differ in acoustic energy by a factor of 10. When the standard logarithmic decibel is A-weighted, an increase of 10-dBA is generally perceived as a doubling in loudness. For example, a 70-dBA sound is half as loud as an 80-dBA sound, and twice as loud as a 60 dBA sound.

Community noise is commonly described in terms of the ambient noise level, which is defined as the allencompassing noise level associated with a given environment. A common statistical tool is the average, or equivalent, sound level (Leq), which corresponds to a steady-state A weighted sound level containing the same total energy as a time varying signal over a given time period (usually one hour). The Leq is the foundation of the composite noise descriptor, Ldn, and shows very good correlation with community response to noise.

The day/night average level (Ldn) is based upon the average noise level over a 24-hour day, with a +10- decibel weighing applied to noise occurring during nighttime (10:00 p.m. to 7:00 a.m.) hours. The nighttime penalty is based upon the assumption that people react to nighttime noise exposures as though they were twice as loud as daytime exposures. Because Ldn represents a 24-hour average, it tends to disguise short-term variations in the noise environment.

Table 1 lists several examples of the noise levels associated with common situations. Appendix A provides a summary of acoustical terms used in this report.

TABLE 1: TYPICAL NOISE LEVELS
Common Outdoor Activities Noise Level (dBA) Common Indoor Activities --110-- Rock Band
Jet Fly-over at 300 m (1,000 ft.) --100--
Gas Lawn Mower at 1 m (3 ft.) --90--
Diesel Truck at 15 m (50 ft.),
at 80 km/hr. (50 mph) --80-- Food Blender at 1 m (3 ft.)Garbage Disposal at 1 m (3 ft.) Noisy Urban Area, Daytime
Gas Lawn Mower, 30 m (100 ft.) --70-- Vacuum Cleaner at 3 m (10 ft.) Commercial Area
Heavy Traffic at 90 m (300 ft.) --60-- Normal Speech at 1 m (3 ft.) Quiet Urban Daytime --50-- Large Business Office
Dishwasher in Next Room
Quiet Urban Nighttime --40-- Theater, Large Conference Room (Background) Quiet Suburban Nighttime --30-- Library
Quiet Rural Nighttime --20-- Bedroom at Night, Concert Hall (Background) --10-- Broadcast/Recording Studio
Lowest Threshold of Human Hearing --0-- Lowest Threshold of Human Hearing Source: Caltrans, Technical Noise Supplement, Traffic Noise Analysis Protocol. September, 2013.

CC Attachment 9
Effects of Noise on People
The effects of noise on people can be placed in three categories:
• Subjective effects of annoyance, nuisance, and dissatisfaction • Interference with activities such as speech, sleep, and learning • Physiological effects such as hearing loss or sudden startling Environmental noise typically produces effects in the first two categories. Workers in industrial plants can experience noise in the last category. There is no completely satisfactory way to measure the subjective effects of noise or the corresponding reactions of annoyance and dissatisfaction. A wide variation in individual thresholds of annoyance exists and different tolerances to noise tend to develop based on an individual’s past experiences with noise.

Thus, an important way of predicting a human reaction to a new noise environment is the way it compares to the existing environment to which one has adapted: the so-called ambient noise level. In general, the more a new noise exceeds the previously existing ambient noise level, the less acceptable the new noise will be judged by those hearing it.

With regard to increases in A-weighted noise level, the following relationships occur:
• Except in carefully controlled laboratory experiments, a change of 1-dBA cannot be perceived; • Outside of the laboratory, a 3-dBA change is considered a just-perceivable difference; • A change in level of at least 5-dBA is required before any noticeable change in human response would be expected; and
• A 10-dBA change is subjectively heard as approximately a doubling in loudness, and can cause an adverse response.

Stationary point sources of noise – including stationary mobile sources such as idling vehicles – attenuate (lessen) at a rate of approximately 6-dB per doubling of distance from the source, depending on environmental conditions (i.e. atmospheric conditions and either vegetative or manufactured noise barriers, etc.). Widely distributed noises, such as a large industrial facility spread over many acres, or a street with moving vehicles, would typically attenuate at a lower rate.

CC Attachment 9

EXISTING AMBIENT NOISE LEVELS
To quantify the existing ambient noise environment in the project vicinity, Saxelby Acoustics conducted a continuous (24-hr.) noise level measurement at two locations on the project site. Noise measurement locations are shown on Figure 2. A summary of the noise level measurement survey results is provided in Table 2. Appendix B contains the complete results of the noise monitoring.

The sound level meters were programmed to record the maximum, median, and average noise levels at each site during the survey. The maximum value, denoted Lmax, represents the highest noise level measured. The average value, denoted Leq, represents the energy average of all of the noise received by the sound level meter microphone during the monitoring period. The median value, denoted L50, represents the sound level exceeded 50 percent of the time during the monitoring period.

Larson Davis Laboratories (LDL) model 820 precision integrating sound level meters were used for the ambient noise level measurement survey. The meters were calibrated before and after use with a CAL 200 acoustical calibrator to ensure the accuracy of the measurements. The equipment used meets all pertinent specifications of the American National Standards Institute for Type 1 sound level meters (ANSI S1.4).

Table 2: Summary of Existing Background Noise Measurement Data Location Date Ldn
Daytime
Leq
Daytime
L50
Daytime
Lmax
Nighttime
Leq
Nighttime
L50
Nighttime
Lmax
LT-1: 60 ft. to CL of
Pleasant Grove Blvd.
5/26/2022
to
5/27/2022
72 71 69 87 64 53 80
LT-2: 380 ft. to CL of
Pleasant Grove Blvd.
5/26/2022
to
5/27/2022
53 50 49 69 46 44 59
Notes:
• All values shown in dBA
• Daytime hours: 7:00 a.m. to 10:00 p.m.
• Nighttime Hours: 10:00 p.m. to 7:00 a.m.
• Source: Saxelby Acoustics 2022
CC Attachment 9

REGULATORY CONTEXT

FEDERAL
There are no federal regulations related to noise that apply to the Proposed Project.

STATE
There are no state regulations related to noise that apply to the Proposed Project.

LOCAL
City of Roseville General Plan
The City of Roseville General Plan Noise Element Table IX-1 (Table 3) establishes an acceptable interior and exterior noise levels for various uses within the City. The relevant criteria are reproduced below:

TABLE 3: CITY OF ROSEVILLE LAND USE COMPATIBILITY CHART IX-1 Land Use Outdoor Activity,
Areas1 Ldn/CNEL, dB
Interior Spaces
Ldn/CNEL, dB Leq, dB2
Residential 603 45 --
Transient Lodging 603 45 --
Hospitals. Nursing
Homes
603 45 --
Theaters, Auditoriums,
Music Halls
-- -- 35
Churches, Meeting
Halls
603 -- 40
Office Buildings 65 -- 45
Schools, Libraries,
Museums
-- -- 45
Playground,
Neighborhood Parks
70 -- --
1Outdoor activity areas for residential developments are considered to be the backyard patios or decks of single family dwelling, and the patios or common areas where people generally congregate for multi family developments.

Outdoor activity areas for non-residential developments are considered to be those common areas where people generally congregate, including pedestrian plazas, seating areas, and outside lunch facilities.

Where the location of outdoor activity areas is unknown, the exterior noise level standard shall be applied to the property line of the receiving land use. 2As determined for a typical worst-case hour during periods of use. 3Where it is not possible to reduce noise in outdoor activity areas to 60 dB Ldn/CNEL or less using a practical application of the best-available noise reduction measures, an exterior noise level of up to 75 dBA Ldn/CNEL may be allowed provided that available exterior noise level reduction measures have been implemented and interior noise levels are in compliance with this table.

Source: City of Roseville General Plan Noise Element 2035.

CC Attachment 9
The City of Roseville General Plan Noise Element Table 1X-3 (Table 4) establishes an acceptable exterior noise levels for stationary noise sources.

TABLE 4: CITY OF ROSEVILLE NOISE ELEMENT TABLE 1X-3
Noise Level Descriptor Daytime (7 a.m. to 10 p.m.) Nighttime (10 p.m. to 7 a.m.) Hourly Leq, dB 50 45
Maximum Level, dB 70 65
For municipal power plants consisting primarily of broadband, stead state noise sources, the hourly (Leq) noise standards may be increased up to 10 dB(A), but no exceed 55 dB(A) Hourly Leq, dB.

Each of the noise levels specified above should be lowered by five dB for simple tone noises, noises consisting primarily of speech or music, or for recuring impulsive noises. Such noises are generally considered by residents to be particularly annoying and are a primary source of noise complaints. These noise level standards do not apply to resident units established in conjunction with industrial or commercial uses.

No standards have been included for interior noise levels. Standard construction practices should, with exterior noise levels identified, result in acceptable interior noise levels.

Source: City of Roseville General Plan Noise Element 2035.

EVALUATION OF PROJECT OPERATIONAL NOISE ON EXISTING SENSITIVE RECEPTORS

STATIONARY NOISE MODELING METHODOLOGY
The following is a list of assumptions used for the noise modeling. The data used is based upon a combination of manufacturer’s provided data and Saxelby Acoustics data from similar operations.

On-Site Circulation: The commercial component of the project is projected to generate 279 trips in the evening peak hour (Fehr & Peers, 2022). Saxelby Acoustics assumed that 5 of these trips could be trucks. Parking lot movements are predicted to generate a sound exposure level (SEL) of 71 dBA SEL at 50 feet for cars and 85 dBA SEL at 50 feet for trucks. Nighttime traffic outside of the AM or PM peak hour is estimated to be approximately 1/4 of daytime trips during nighttime hours (10:00 p.m. to 7:00 a.m.). Saxelby Acoustics data.

Drive-Thru: Saxelby Acoustics estimated that project activity would occur continuously during the peak day and night hour of usage. One speaker per drive-through aisle at 68 dBA Leq and 78 dBA Lmax at 3 feet. Saxelby Acoustics data.

HVAC Units: Saxelby Acoustics assumed the quick-service restaurant would have three ten-ton packaged units and one ten-ton air-cooled chiller unit. Saxelby Acoustics also assumed that each retail space would be serviced by one ten-ton packaged unit. In addition, Saxelby Acoustics assumed that the proposed Grocery Outlet would include a 50-ton packaged HVAC rooftop unit to predict mechanical noise levels.

The unit is estimated to produce noise levels of 59 dBA Leq at 50 feet. All equipment is assumed to operate continuously during the daytime, and 50% of the time at night. Manufacturer’s data.

CC Attachment 9
Loading Docks: Saxelby Acoustics assumed the proposed loading docks would generate an average noise level of 61 dBA Leq and 81 dBA Lmax at a distance of 100 feet from the center of the loading dock truck maneuvering lanes. Activities during the peak hour of loading dock activities include truck arrival/departures, truck idling, truck backing, air brake release, and operation of truck-mounted refrigeration units. Saxelby Acoustics data.

It should be noted that the noise-generating uses associated with the proposed project are not predicted to generate maximum noise levels more than 20 dBA above the average (Leq) noise levels. The City of Roseville maximum noise level standards for both daytime and nighttime hours are 20 dBA above the average noise level standards. Therefore, where the average project-generated noise levels comply with the City’s standards, project-generated maximum noise levels will also comply.

Saxelby Acoustics used the SoundPLAN noise prediction model. Inputs to the model included sound power levels for the proposed commercial uses, existing and proposed buildings, terrain type, and locations of sensitive receptors. These predictions are made in accordance with International Organization for Standardization (ISO) standard 9613‐2:1996 (Acoustics – Attenuation of sound during propagation outdoors). ISO 9613 is the most commonly used method for calculating exterior noise propagation. Figure 3 shows the noise level contours resulting from operation of the project during daytime (7:00 a.m. to 10:00 p.m.) hours. Figure 4 shows noise levels during nighttime (10:00 p.m. to 7:00 a.m.) hours.

RESULTS OF ANALYSIS
As shown on Figures 3 and 4, operation of the proposed project is predicted to generate average noise levels of 47 dBA Leq during daytime hours and 45 dBA Leq during nighttime hours at the nearest sensitive receptors. Therefore, the overall project-generated noise levels comply with the City of Roseville noise level standards of 50 dBA Leq during daytime and 45 dBA Leq during nighttime, at the nearest sensitive receptors.

CC Attachment 9
Pleasant Grove Blvd.
50 dBA
46 dBA
West Roseville Grocery
Outlet and Retail
City of Roseville, California
Figure 3
Daytime Project Noise Contours
(dBA Leq)
47 dBA
47 dBA
47 dBA
45 dBA
55 dBA
53 dBA
CC Attachment 9
Pleasant Grove Blvd.
45 dBA
45 dBA
West Roseville Grocery
Outlet and Retail
City of Roseville, California
Figure 4
Nighttime Project Noise Contours
(dBA Leq)
45 dBA
44 dBA
42 dBA
40 dBA
50 dBA
48 dBA
CC Attachment 9

EVALUATION OF DRIVE-THRU SPEAKER BOX NOISE
The proposed quick-service restaurant will include the use of speaker boxes at the drive-thru lanes. The City of Roseville imposes a penalty of -5 dBA for “noises consisting primarily of speech or music.” This penalty would apply to the proposed speaker box noise generation. Therefore, noise generated by the speakers must adhere to adjusted noise levels standards of 45 dBA Leq and 65 dBA Lmax during daytime (7:00 a.m. to 10:00 p.m.) hours and 40 dBA Leq and 60 dBA Lmax during nighttime (10:00 p.m. to 7:00 a.m.) hours.

Based upon the results of the SoundPLAN noise modeling, the noise levels generated by the speaker boxes at the nearest residence is predicted to be 41 dBA Leq and 51 dBA Lmax during both daytime and nighttime hours. This exceeds the Roseville nighttime noise level standards for noises consisting of speech.

Therefore, additional noise control measures would be required.

NOISE CONTROL MEASURES
To achieve compliance with the City of Roseville noise level criteria, the proposed project must include the construction of a 6-foot-tall sound wall along the eastern boundary of the proposed quick-service restaurant to shield residences to the east. The location of the sound wall and resulting noise level contours for daytime and nighttime operation are shown on Figures 5 and 6, respectively. Construction of this sound wall will reduce noise levels emanating from the drive-thru speakers to 39 dBA Leq and 49 dBA Lmax.

CC Attachment 9
Pleasant Grove Blvd.
50 dBA
43 dBA
West Roseville Grocery
Outlet and Retail
City of Roseville, California
Figure 5
Daytime Project Noise Contours
(dBA Leq) – with Noise Protection
43 dBA
45 dBA
47 dBA
45 dBA
55 dBA
53 dBA
CC Attachment 9
Pleasant Grove Blvd.
45 dBA
40 dBA
West Roseville Grocery
Outlet and Retail
City of Roseville, California
Figure 6
Nighttime Project Noise Contours
(dBA Leq) – with Noise Protection
40 dBA
41 dBA
42 dBA
40 dBA
50 dBA
48 dBA
CC Attachment 9

CONCLUSIONS
The proposed project, which consists of the development of a new Grocery Outlet, quick-service restaurant, and commercial retail building, is predicted to exceed the City of Roseville nighttime (10:00 p.m. to 7:00 a.m.) noise level standard as planned. To achieve compliance with the City’s standards, a 6- foot-tall noise barrier must be constructed to the east of the proposed quick-service restaurant. The location of the sound wall is shown on Figures 5 and 6. Implementation of this noise control measure will allow to project to achieve full compliance with the City’s noise level criteria.

CC Attachment 9

REFERENCES
American National Standards Institute. (1998). [Standard] ANSI S1.43-1997 (R2007): Specifications for integrating-averaging sound level meters. New York: Acoustical Society of America.

American Standard Testing Methods, Standard Guide for Measurement of Outdoor A-Weighted Sound Levels, American Standard Testing Methods (ASTM) E1014-08, 2008.

ASTM E1014-12. Standard Guide for Measurement of Outdoor A-Weighted Sound Levels. ASTM International. West Conshohocken, PA. 2012.

ASTM E1780-12. Standard Guide for Measuring Outdoor Sound Received from a Nearby Fixed Source. ASTM International. West Conshohocken, PA. 2012.

Barry, T M. (1978). FHWA highway traffic noise prediction model (FHWA-RD-77-108). Washington, DC: U.S. Department of transportation, Federal highway administration, Office of research, Office of environmental policy.

California Department of Transportation (Caltrans), Technical Noise Supplement, Traffic Noise Analysis Protocol, September 2013.

California Department of Transportation (Caltrans), Traffic Noise Analysis Protocol, May 2011.

Egan, M. D. (1988). Architectural acoustics. United States of America: McGraw-Hill Book Company.

Federal Highway Administration. FHWA Roadway Construction Noise Model User’s Guide. FHWA-HEP05-054 DOT-VNTSC-FHWA-05-01. January 2006.

Hanson, Carl E. (Carl Elmer). (2006). Transit noise and vibration impact assessment. Washington, DC:

U.S. Department of Transportation, Federal Transit Administration, Office of Planning and Environment.

International Electrotechnical Commission. Technical committee 29: Electroacoustics. International Organization of Legal Metrology. (2013). Electroacoustics: Sound level meters.

International Organization for Standardization. (1996). Acoustic - ISO 9613-2: Attenuation of sound during propagation outdoors. Part 2: General methods of calculation. Ginevra: I.S.O.

Kimley-Horn. Acoustic Study Traffic Data. October 1, 2020.

Miller, L. N., Bolt, Beranek, & and Newman, Inc. (1981). Noise control for buildings and manufacturing plants. Cambridge, MA: Bolt, Beranek and Newman, Inc.

SoundPLAN. SoundPLAN GmbH. Backnang, Germany. http://www.soundplan.eu/english/ CC Attachment 9
Appendix A: Acoustical Terminology
Acoustics   The science of sound.

Ambient Noise  The distinctive acoustical characteristics of a given space consisting of all noise sources audible at that location. In many cases, the term ambient is used to describe an existing or pre‐project condition such as the setting in an environmental noise study.

ASTC  Apparent  Sound  Transmission  Class.    Similar  to  STC  but  includes  sound  from  flanking  paths  and  correct  for  room reverberation. A larger number means more attenuation. The scale, like the decibel scale for sound, is logarithmic.

Attenuation   The reduction of an acoustic signal.

A‐Weighting   A  frequency‐response  adjustment  of  a  sound  level meter  that  conditions  the  output  signal  to  approximate  human response.

Decibel or dB   Fundamental  unit  of  sound, A Bell is  defined as  the logarithm  of  the  ratio  of  the  sound  pressure  squared  over  the reference pressure squared. A Decibel is one‐tenth of a Bell.

CNEL   Community Noise Equivalent Level. Defined as  the 24‐hour average noise level with noise occurring during evening hours (7 ‐ 10 p.m.) weighted by +5 dBA and nighttime hours weighted by +10 dBA.

DNL  See definition of Ldn.

IIC  Impact  Insulation  Class.  An  integer‐number  rating  of  how  well  a  building  floor  attenuates  impact  sounds,  such  as footsteps. A larger number means more attenuation. The scale, like the decibel scale for sound, is logarithmic.

Frequency   The measure of the rapidity of alterations of a periodic signal, expressed in cycles per second or hertz (Hz).

Ldn     Day/Night Average Sound Level. Similar to CNEL but with no evening weighting.

Leq     Equivalent or energy‐averaged sound level.

Lmax     The highest root‐mean‐square (RMS) sound level measured over a given period of time.

L(n)   The sound level exceeded a described percentile over a measurement period. For instance, an hourly L50 is the sound level exceeded 50% of the time during the one‐hour period.

Loudness   A subjective term for the sensation of the magnitude of sound.

NIC  Noise Isolation Class.  A rating of the noise reduction between two spaces.  Similar to STC but includes sound  from flanking paths and no correction for room reverberation.

NNIC Normalized Noise Isolation Class.  Similar to NIC but includes a correction for room reverberation.

Noise     Unwanted sound.

NRC   Noise Reduction Coefficient. NRC is a single‐number rating of the sound‐absorption of a material equal to the arithmetic mean of the sound‐absorption coefficients in the 250, 500, 1000, and 2,000 Hz octave frequency bands rounded to the nearest multiple  of  0.05. It  is  a  representation  of  the  amount of  sound energy  absorbed  upon  striking  a  particular surface. An NRC of 0 indicates perfect reflection; an NRC of 1 indicates perfect absorption.

RT60     The time it takes reverberant sound to decay by 60 dB once the source has been removed.

Sabin   The unit of sound absorption. One square foot of material absorbing 100% of incident sound has an absorption of 1 Sabin.

SEL   Sound Exposure Level. SEL is a rating, in decibels, of a discrete event, such as an aircraft flyover or train pass by, that compresses the total sound energy into a one‐second event.

SPC  Speech Privacy Class. SPC is a method of rating speech privacy in buildings. It is designed  to measure the degree of speech  privacy  provided  by  a  closed  room,  indicating  the  degree  to  which  conversations  occurring  within  are  kept private from listeners outside the room.

STC   Sound Transmission Class. STC is an integer rating of how well a building partition attenuates airborne sound. It is widely used  to  rate  interior  partitions,  ceilings/floors,  doors,  windows  and  exterior  wall  configurations.    The  STC  rating  is typically used to rate the sound transmission of a specific building element when tested in laboratory conditions where flanking paths around the assembly don’t exist.   A larger number means more attenuation. The scale, like the decibel scale for sound, is logarithmic.

Threshold  The lowest sound that can be perceived by the human auditory system, generally considered of Hearing   to be 0 dB for persons with perfect hearing.

Threshold   Approximately 120 dB above the threshold of hearing. of Pain
Impulsive   Sound of short duration, usually less than one second, with an abrupt onset and rapid decay.

Simple Tone         Any sound which can be judged as audible as a single pitch or set of single pitches.

CC Attachment 9
Site: LT-1
Project: Meter:

Leq Lmax L50 L90 Location: Calibrator:

Thursday, May 26, 2022 11:00 71 87 69 58 Coordinates: 38.7660836°, Thursday, May 26, 2022 12:00 71 95 69 59
Thursday, May 26, 2022 13:00 71 83 69 59
Thursday, May 26, 2022 14:00 72 87 70 61
Thursday, May 26, 2022 15:00 71 89 70 61
Thursday, May 26, 2022 16:00 72 93 70 63
Thursday, May 26, 2022 17:00 71 83 70 61
Thursday, May 26, 2022 18:00 71 86 70 62
Thursday, May 26, 2022 19:00 70 84 68 57
Thursday, May 26, 2022 20:00 69 89 66 55
Thursday, May 26, 2022 21:00 67 86 64 53
Thursday, May 26, 2022 22:00 64 77 59 49
Thursday, May 26, 2022 23:00 62 78 54 47
Friday, May 27, 2022 0:00 60 76 51 45
Friday, May 27, 2022 1:00 57 82 46 41
Friday, May 27, 2022 2:00 56 75 44 40
Friday, May 27, 2022 3:00 59 80 44 39
Friday, May 27, 2022 4:00 63 77 52 43
Friday, May 27, 2022 5:00 66 80 59 48
Friday, May 27, 2022 6:00 70 94 66 55
Friday, May 27, 2022 7:00 72 91 71 61
Friday, May 27, 2022 8:00 72 85 70 64
Friday, May 27, 2022 9:00 71 84 70 59
Friday, May 27, 2022 10:00 71 86 69 58
Leq Lmax L50 L90
71 87 69 59
64 80 53 45
67 83 64 53
72 95 71 64
56 75 44 39
70 94 66 55
72 89
CNEL 73 Night % 11
Day Low
Day High
Night Low
Night High
Ldn Day %
Night Average
CAL200
-121.3556668°
Thursday, May 26, 2022 Friday, May 27, 2022
Statistics
Day Average
Appendix B1: Continuous Noise Monitoring Results
Date Time
Measured Level, dBA West Roseville Grocery Outlet & Retail North-East Project Boundary
LDL 820-3
87 95
83 87
89 93
83 86 84
89 86
77 78 76
82 75
80 77
80 94
91 85 84
86 58 59 59 61 61 63
61 62
57 55 53
49 47
45 41 40 39
43 48
55 61
64 59 58
71 71 71 72 71 72 71 71 70 69 67
64 62 60
57 56
59 63
66 70
72 72 71 71
25 35
45 55
65 75
85 95
105
Measured Hourly Noise Levels, dBA
Time of Day
Measured Ambient Noise Levels vs. Time of Day
Lmax L90 Leq
Noise Measurement Site
LT-1
Pleasant Grove Blvd.

CC Attachment 9
Site: LT-2
Project: Meter:

Leq Lmax L50 L90 Location: Calibrator:

Thursday, May 26, 2022 11:00 51 76 50 47 Coordinates: 38.7652076°, Thursday, May 26, 2022 12:00 51 69 50 47
Thursday, May 26, 2022 13:00 50 70 49 46
Thursday, May 26, 2022 14:00 51 66 49 47
Thursday, May 26, 2022 15:00 50 69 48 46
Thursday, May 26, 2022 16:00 49 65 49 46
Thursday, May 26, 2022 17:00 50 68 49 46
Thursday, May 26, 2022 18:00 50 64 49 46
Thursday, May 26, 2022 19:00 50 68 48 45
Thursday, May 26, 2022 20:00 50 67 48 45
Thursday, May 26, 2022 21:00 51 74 47 44
Thursday, May 26, 2022 22:00 46 62 45 42
Thursday, May 26, 2022 23:00 45 59 44 41
Friday, May 27, 2022 0:00 45 59 44 41
Friday, May 27, 2022 1:00 43 58 42 38
Friday, May 27, 2022 2:00 42 53 41 37
Friday, May 27, 2022 3:00 42 55 40 37
Friday, May 27, 2022 4:00 44 54 43 39
Friday, May 27, 2022 5:00 48 64 46 43
Friday, May 27, 2022 6:00 50 68 49 46
Friday, May 27, 2022 7:00 50 67 50 47
Friday, May 27, 2022 8:00 51 71 50 48
Friday, May 27, 2022 9:00 49 64 48 45
Friday, May 27, 2022 10:00 49 69 47 45
Leq Lmax L50 L90
50 69 49 46
46 59 44 41
49 64 47 44
51 76 50 48
42 53 40 37
50 68 49 46
53 82
CNEL 54 Night % 18
Day Low
Day High
Night Low
Night High
Ldn Day %
-121.35584288°
Thursday, May 26, 2022 Friday, May 27, 2022
Statistics
Day Average
Night Average
CAL200
LDL 820-2
Appendix B2: Continuous Noise Monitoring Results
Date Time
Measured Level, dBA West Roseville Grocery Outlet & Retail South-East Project Boundary
76 69 70
66 69
65 68
64 68 67
74 62
59 59 58
53 55 54
64 68 67
71 64
69 47 47 46 47 46 46 46 46 45 45 44
42 41 41
38 37 37
39 43
46 47 48
45 45
51 51 50 51 50 49 50 50 50 50 51
46 45 45
43 42 42
44 48
50 50 51
49 49
25 35
45 55
65 75
85 Measured Hourly Noise Levels, dBA
Time of Day
Measured Ambient Noise Levels vs. Time of Day
Lmax L90 Leq
Noise Measurement Site
LT-2
Pleasant Grove Blvd.

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Exhibit A
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 
Exhibit
A
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CONTROL ZONE KIT 176
DRIP TUBE 176TREE BUBBLER 176
REMOTE CONTROL VALVE 176

DRIP END FEED LAYOUT

DRIP CENTER FEED LAYOUT

DRIP ISLAND LAYOUT
MANUAL LINE FLUSH VALVE 176
DRIP ZONE INDICATOR 176
176176
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WALL MOUNT CONTROLLER 176
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PIPE AND SLEEVE INSTALLATION 176
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Exhibit
A
400 S. Record St.

Dallas, TX 75202
Head Office
SHEET
CLIENT

ADDRESS
DESIGNER:DATE:REV:

SCALE:

L01

GROCERY OUTLET
Exterior Layout
1" = 19'
West Roseville, CA
DW01.06.238

FIXTURE SCHEDULE
Luminaire ScheduleQty Symbol Label Arrangement Description Lum. Watts Total Watts Lum. Lumens LLF1 P2ͲT3ͲHS SINGLE Area Lighter / Acuity / RSX2 LED P2 40K R3 EGS 114.071 114.071 14792 0.8505 P2ͲT5 SINGLE Area Lighter / Acuity / RSX2 LED P2 40K R5 114.07 570.35 17657 0.8507 P3ͲT3ͲHS SINGLE Area Lighter / Acuity / RSX2 LED P3 40K R3 EGS 149.9762 1049.833 18691 0.850 121
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P3-T3-HSMH: 25.0
MH: 25.0P3-T3-HS
P3-T3-HSMH: 25.0
P3-T3-HSMH: 25.0
P2-T5MH: 25.0
MH: 25.0P2-T5
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P2-T5MH: 25.0
P2-T5MH: 25.0
MH: 25.0P2-T3-HS
P3-T3-HSMH: 25.0
P3-T3-HSMH: 25.0

1.4 0.8 0.7 0.7 0.9 1.1 1.2 1.4 1.7 2.0 2.2 2.2 2.1 1.9 1.7 1.5 1.4 0.7

2.5 2.1

2.4 0.7

2.2 2.2 2.3 2.3 2.3 2.3 2.5

1.2 2.4

0.9 1.2 1.6 1.9 2.2 2.4 2.5 2.5

1.6 2.4

2.4 2.4 2.2 2.0 1.9 1.8 1.6 1.2

1.0 1.8

1.6 0.8 1.0 1.2 1.4 1.7 2.0 2.3

0.9 2.5

2.2 2.1 2.2 2.2 2.2 2.2 2.1 2.0 1.9

0.9 1.2 1.9 2.1 2.3 2.4 2.4 2.3 2.3 2.0

2.4 2.0

0.9 2.8 2.9 2.7 2.5 2.4 2.4 2.4

3.0 1.0

2.3 2.5 1.7 1.0 0.7 0.7 0.7 0.8

2.6 2.5 3.5

2.2 2.9

2.2 2.2 3.3 2.3 2.3 2.4 2.7 2.9 3.1 3.2 1.2 0.7 0.6 0.6 0.7 0.8

3.0 2.3

1.1 1.6 1.8 1.8 1.9 1.7 1.5 1.4

2.9 2.2 1.8 1.3 0.9 0.7 0.7 0.8 0.9 1.2 1.4 0.9

2.5 2.3 2.2 2.3 2.4 2.4 2.5 2.6 2.9

1.2 2.4

1.1 2.1 2.4 2.6 2.6 2.5

0.7 0.5

0.9 2.4

2.9 4.5 4.3 3.3

2.4 2.9 3.5 3.6 4.3 5.2

0.8 0.9 1.1 1.4 1.8 2.0 2.3 2.7

2.3 3.1

2.8 0.7

3.2 3.5 3.1

2.8 2.3 0.9 1.1 1.3 1.7 1.9 2.2 2.5 2.8 3.1 3.4 3.7 3.8

2.9 3.0

2.8 6.7 5.5 3.6

3.5 3.8 5.2 6.9

0.7 2.7

0.8 1.0 1.3 1.6 1.9 2.2 2.9 3.0 2.4 3.1

2.9 6.2 5.2 3.6

2.8 2.4 0.9 1.2 1.5 1.8 2.1 2.4 2.7 2.8 3.2 3.6 3.7 5.0 6.6

1.2 2.8

0.8 1.4

1.9 1.1 1.6 2.3 2.3 2.1 1.7 1.3

2.3 1.4 1.3 1.2 1.1 1.0 0.9 0.8

2.7 1.3

1.8 2.1 2.3 2.2 2.1 2.0 2.0 1.9 1.8 1.8 1.8 1.9 1.8 1.7 1.7 1.6 1.4 1.3 1.1

2.1 1.9

3.2 2.3 2.9 3.0 2.8 2.4 2.1 1.2

1.4 3.2

1.0 1.6 1.8 2.1 2.4 2.7 2.7 2.9 3.1 2.7

1.7 2.6 2.6 2.4

1.2 1.1 0.9 0.8 0.8 0.7 0.9 1.2 1.4 1.9 2.6 2.6 2.7 2.8 2.7

3.0 2.3

3.5 2.3 2.8 2.9 2.8

2.1 2.7 1.9 1.8 1.6

2.7 2.6 2.9 3.4 3.9 4.0 4.1 4.0

2.3 2.2

2.7 3.1

2.7 2.7 2.5 2.5 2.7 2.8 2.8 2.7 2.5 2.9 3.4 3.8 3.9 3.9 3.8 3.4 3.0

2.2 3.0

1.7 1.8 1.8 2.0 2.3 2.7 3.2 3.6

2.3 4.5 3.5 3.1 2.8 2.4 2.1 1.8 1.7 1.7 1.8 4.03.6 2.7 2.5 2.3 2.1 2.1 2.2 2.2 2.2

3.9 3.2

4.2 3.4

3.2 2.2 1.7 1.5 1.3 1.2

2.2 2.9

4.3 1.1 1.3 1.4 1.8 2.3 3.0

2.9 3.2 1.5

6.6 2.2 2.5 3.0 3.7 4.5 5.7 5.7

2.6 2.3

2.1 1.7 1.2 0.8

4.1 5.7 6.2 4.6 3.4 2.5 1.9 1.6 1.7 2.7 5.1 3.7 2.5 1.6 1.1

3.3 3.7

2.8 3.2 3.2 3.1 2.9 2.9 2.8 2.7

2.5 1.5 2.1 2.3 2.5 2.5 2.6 2.8 2.9 3.9

1.8 3.1 1.8

2.3 2.8 3.1 3.6 4.3 4.8 4.5 3.8

3.1 1.9

3.6 2.4 4.1 4.3 4.4 4.0 3.3 2.8

1.0 2.0

0.8 4.0 4.1 3.5 3.1 2.8 2.4 2.1

2.6 0.6

1.7 3.3 3.6 4.6 5.8 4.4 2.1 1.2

4.9 0.6

1.9 1.8 1.7 1.7 1.7 1.7 1.8 2.0 2.4 2.8 3.4 5.1 6.9 5.5 2.6 1.7 1.0 0.6 0.5

2.4 3.7

2.2 2.5 2.7 2.9 3.2 3.4 4.0 4.3

2.9 2.8 2.5 2.4 2.3 2.2 2.1 2.1 2.3 0.9

0.5 2.3

2.8 2.2 2.1 2.0 1.9 1.9 2.0 2.1 2.1

3.2 2.6

1.5 2.9 3.4 3.4 3.1

0.7 0.6 0.6

3.8 2.4

1.4 6.5 5.5 3.9 3.3 2.9 2.3

0.6 5.7

1.0 1.5

2.3 2.8 3.4 3.7 4.6 5.6 4.3 2.2 0.82.4

3.1 1.9 1.1 1.5 1.5 1.5 1.6 1.6 1.2 2.0 2.9 3.8 4.3 4.6 3.6 2.0 1.4 1.2

1.5 3.4

1.5 1.9

3.3 2.8 2.3 2.0 0.8 1.5 1.5 1.5 1.6 1.6 1.9 2.3 2.8 3.4 3.8 6.8 5.4

0.9 1.5

3.3 5.0

1.9 0.8 1.5 1.4 1.4 1.4 1.5

5.0 6.8 5.8 4.0 2.9 1.6

2.6 1.7 1.0 0.6 0.5

2.2 1.5 2.4

2.6 1.9 2.5 2.7 2.6 2.4 1.2 1.3 1.9 2.2 2.5 2.6 2.6 2.4 2.0 2.1 2.0 2.1 2.2 2.4

2.5 3.0

1.3 2.7 3.2

1.6 1.6

3.1 2.9

1.7 1.9 2.0 1.9

1.4 2.0 2.4 2.6 2.5 1.2 1.9 2.2 2.4 2.5 2.5 2.5 2.3 1.9 1.9 1.8 1.9 2.0 2.2

3.9 2.2 1.0 1.2 1.4 1.6 2.0 2.3 2.5 2.7 2.8 2.7

1.6 3.8 2.4 2.6 2.5 2.6 2.9 3.3 3.6 4.5 5.8

5.6 4.8 2.8

2.9 3.1 2.9 2.5 2.1 1.1 1.2 1.4 1.7 2.1 2.4 2.6 2.7

2.6 2.7 2.7 2.2 2.5 2.3 2.3 2.4 2.6 3.0 3.3 3.8 4.1

3.4 2.7

2.7 2.8 2.5 2.5 2.7 3.0 3.1 3.3

6.0 4.0 3.0 2.2

2.4 2.5

5.3 2.9 2.9

2.6 5.3 5.4 3.8 3.0 1.9 1.9 2.1

1.6 2.2

4.9 2.3

0.8 2.3 2.3 2.11.2 2.5 3.1 2.8 2.3 4.0

3.7 5.6

5.5 1.8 3.7 4.2 3.2 2.5 2.9 3.4 4.0 4.3 4.1

2.7 2.6

5.3 1.1

1.3 1.5 1.8 2.0 2.2 1.7 1.5 1.4 1.4 1.4 1.5

2.3 3.0 1.4

1.8 2.4 2.7 2.6 1.2 1.3 1.5 1.9 2.1 2.3 1.8

1.5 3.4

1.8 3.7 4.2 3.4 2.9 1.6 1.7 1.8 2.0 2.1 2.3

1.3 2.7

2.8 3.2 2.8 1.4 1.5 1.6 1.8 2.1 2.3

1.2 2.1 2.8

1.7 1.4
Exhibit A
Dallas, TX 75202
Head Office400 S. Record St.

SHEET
CLIENT

ADDRESS
DESIGNER:DATE:REV:

SCALE: 1" = 14'

GROCERY OUTLET
L03
Exterior Layout
West Roseville, CA
DW01.06.238

FIXTURE SCHEDULE STATISTICAL SUMMARY
LPD Area Summary
Luminaire ScheduleQty Symbol Label Arrangement Description Lum. Watts Total Watts Lum. Lumens LLF Calculation SummaryLabel
1 P2ͲT3ͲHS SINGLE Area Lighter / Acuity / RSX2 LED P2 40K R3 EGS 114.071 Label Area 114.071 14792 Total Watts LPD GO West Roseville CalcType Units

0.850
258983 1734.254
Avg
5 P2ͲT5 SINGLE Area Lighter / Acuity / RSX2 LED P2 40K R5 114.07 570.35 17657 0.850 Max Min Avg/Min Max/Min
Parking Lot

0.007
Illuminance Fc 2.44 6.9 0.5 4.88 13.80
7 P3ͲT3ͲHS SINGLE Area Lighter / Acuity / RSX2 LED P3 40K R3 EGS 149.9762 1049.833 18691 0.850 Plan View Grayscale Plan View PseudoSide View Side View Exhibit A
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1$ 6+236/,*+7,1*),;785(6
Exhibit
A

0$5

216,7(,03529(0(173/$16)25
*52&(5<287/(7
3/($6$17*529(%28/(9$5'
526(9,//(&$/,)251,$ *52&(5<287/(7 (1&:- 
-'7
5&
-'7
&,7<%0
(/(9 
1$9'

ó%5$66',6.67$03('3/6/2&$7('217+(6287+6,'(2)3/($6$17*529(%/9'$3352;)((7($672)7+(&(17(5/,1(2)),''<0(1752$'$77+(7232)7+(&85%:,7+,17+(%86 6&$/(
+25,=9(57
 
%(1&+0$5. &20387('
'(6,*1(''5$:1352-(1*5
'$7(6+((72)
-2%12
5(9,6,216
12 '(6&5,37,21 (1*5 '$7( '$7( (8 $33' $33'
5(9,6,216
12 '(6&5,37,21 (1*5 '$7( '$7( (8 $33' $33' 7851287,1)52172)7+(%866+(/7(53$' &(6(1*,1((5,1*,1&


ZZZFRQZD\HQJLQHHULQJFRP 0HVD'ULYH*UDVV9DOOH\&DOLIRUQLD


86$ 'ZJ
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??
*52&(5<287/(7
&'
6 526(9,//(
?':*?(1*?:25.,1*?&67':*_6DYHG

DP5&+(1*  
1$ &(&5(48,5('/,*+7,1*&21752/6
Exhibit
A

0$5

216,7(,03529(0(173/$16)25
*52&(5<287/(7
3/($6$17*529(%28/(9$5'
526(9,//(&$/,)251,$ *52&(5<287/(7 (1&:- 
-'7
5&
-'7
&,7<%0
(/(9 
1$9'

ó%5$66',6.67$03('3/6/2&$7('217+(6287+6,'(2)3/($6$17*529(%/9'$3352;)((7($672)7+(&(17(5/,1(2)),''<0(1752$'$77+(7232)7+(&85%:,7+,17+(%86 6&$/(
+25,=9(57
 
%(1&+0$5. &20387('
'(6,*1(''5$:1352-(1*5
'$7(6+((72)
-2%12
5(9,6,216
12 '(6&5,37,21 (1*5 '$7( '$7( (8 $33' $33'
5(9,6,216
12 '(6&5,37,21 (1*5 '$7( '$7( (8 $33' $33' 7851287,1)52172)7+(%866+(/7(53$' &(6(1*,1((5,1*,1&


 ZZZFRQZD\HQJLQHHULQJFRP
0HVD'ULYH*UDVV9DOOH\&DOLIRUQLD


86$ 'ZJ
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*52&(5<287/(7
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6 526(9,//(
?':*?(1*?:25.,1*?&67':*_6DYHG

DP5&+(1* ( 
1$ &(&/,*+7,1*(1(5*<&203/,$1&(
Exhibit
A
Grocery Outlet | Perspective March 14, 2023 | Page 1
West Roseville Retail Center
CC Exhibit B
F
F
DD
CC
BB
AA
112244553.2 3.9 4.5

1.6 EE
33 A2-01 4
A2-01 1
A2-01 2
A2-01 3
4 A3-01
3 A3-01
2 A3-01
1 A3-01
2 A3-11
1 A3-14
2 A3-14
1 A5-11
2 A5-11
2 A3-16
2 A3-15
1 A3-16
4 A3-12
4'-0" 22'-10" 12'-8" 29'-0" 29'-0" 38'-0"
134'-0"
25'-4" 108'-8" 1'-6"
82'-0" 26'-8" 1'-6"
4'-0" 14'-6" 4'-0" 40'-7 3/4" 4'-0" 39'-9" 4'-0" 40'-7 1/4" 4'-0" 1'-6" 18'-0" 38'-0" 40'-0" 38'-0" 19'-8 3/4" 3 1/4"
134'-0" 20'-0"
4'-0" 33'-6" 4'-0" 36'-0" 4'-0" 33'-6" 4'-0" 14'-6" 4'-0" 1'-6" 38'-0" 40'-0" 38'-0" 19'-8 3/4" 3 1/4"
18'-0" 116'-0" 20'-0"
134'-0"
1'-6" 38'-0" 29'-0" 3'-11 1/4" 21'-0 3/4" 4'-0" 17'-0 3/4" 20'-11 1/4" 1'-6" 4'-0" 24'-10" 4'-0" 18'-0" 4'-0" 17'-4" 4'-0" 34'-8" 4'-0" 18'-2" 4'-0" 7 5/8" 8'-8" 16'-0" 8" 8"
100
103
104
102
12 1
3 ABOVE

4.21 TYP. (3)

4.01 5.26 5.26

5.26 3.15 4.21
TYP. (2)

11.11 11.13
1'-6" 54'-0" 16'-0" 5'-4" 16'-0" 1'-4" 16'-0" 5'-4" 16'-0" 4'-0" 1'-6" 40'-0" 40'-0" 2'-0" 24'-2" 4'-0"
5'-4" 3'-4"
101
18'-0"
8"
8"
3'-4" 9'-0" 4'-4"
7'-4" 3'-4" 3'-4" 3'-4" 2'-4" 7'-0" 16'-5 1/4"
1'-10"
1'-10"
1'-6"
FIRE
RISER
ROOM
105
2 A3-13
3 A5-11

26.21 TYP.

TYP.
1'-6"

1. REFER TO SHEET A6-01 FOR DOOR AND WINDOW SCHEDULES.

2. PROVIDE INSULATION AT INTERIOR WALLS AS NOTED ON WALL LEGEND/TYPES.

3. DIMENSIONS FOR EXTERIOR FRAMING ARE TO FACE OF PLYWOOD AND/OR FACE OF MASONRY AS APPLIES (U.N.O)

4. PROVIDE INTERNATIONAL SYMBOL ACCESSIBILITY (ISA) DECAL AT MAIN ENTRANCE DOORS (UNDER SHELL WORK).

5. PROVIDE TACTILE EXIT SIGNS AT ALL GRADE LEVEL EXIT DOORS.

SIGN TO READ "EXIT" - SEE DETAILS

6. PROVIDE FIRE DEPARTMENT KEY KNOX BOX. G.C. SHALL

COORDINATE EXACT LOCATION AND MOUNTING HEIGHT WITH
LOCAL FIRE MARSHAL.

7. SEAL ALL PENETRATIONS AT EXTERIOR WALLS AS REQUIRED.

8. HOLD ALL UTILITIES TIGHT TO ROOF FRAMING, PERIMETER WALLS OR CEILING UNLESS NOTED OTHERWISE.

9. ILLUMINATED BUILDING IDENTIFICATION (ADDRESS) TO BE

PROVIDED UNDER SHELL WORK PER LOCATION(S) SHOWN ON
EXTERIOR ELEVATIONS. MUST BE SPECIFICALLY REVIEWED AND

APPROVED WITH PLANNING / BUILDING / FIRE DEPARTMENT FOR FINAL LOCATION AND/OR TYPE DURING PROJECT SUBMITTALS.
150 W. Jefferson Avenue., Suite 1300
Detroit, MI, US 48226
norr.com
ISO A0 Title Block - v.2020 - Rev (March/22) - Copyright © 2022 Project Component
CLIENT
Drawing No.

Project No.

Drawing Title
Project
Seal(s)
Scale
Consultants
Project Manager
Project Leader Checked
Drawn
This drawing shall not be used for construction purposes until the seal appearing hereon is signed and dated by the Architect or Engineer
Client
Civil:

Landscape:

Architecture:

Structural:

Mechanical:

Electrical:

Interiors:

Survey:

Autodesk Docs://Peter Boll ni ger Investment - West Roseville Retail/JCDT21-0477_AR_WestRosevil el _Shel Gl O.rvt 2/10/2023 3:33:30 PM As indicated

BUILDING SHELL
JCDT21-0477
A1-01

FLOOR PLAN
West Roseville Retail Centers
Peter Bollinger Investment
1751 Pleasant Grove Blvd.

West Roseville CA 95747
This drawing has been prepared solely for the use of Peter Bollinger Investment and there are no representations of any kind made by NORR to any party with whom NORR has not entered into a contract.

D. GAROFALO
R. AVILA M. VON WERDER
D. WILSON

COOLSYS

COOLSYS
VLMK
NORR
MORTON & PITALO, INC.

N/A
N/A

KEYNOTES

3.15 TRUCK DOCK CONCRETE RETAINING WALL - PAINT PER

SCHEDULE

4.01 4'-0" HIGH, 8" CMU WALL FOR FUTURE EXTERIOR CART CORRAL - PAINT PER SCHEDULE

4.21 CONCRETE FILLED PIPE BOLLARD - PAINT SAFETY YELLOW

5.26 LINE OF EXISTING CANOPY ABOVE

11.11 TRUCK DOCK BUMPERS AND EDGE OF DOCK LEVELER. REFER TO LOADING DOCK EQUIPMENT SCHEDULE ON SHEET A6-01

11.13 DOCK SEAL. REFER TO LOADING DOCK EQUIPMENT SCHEDULE ON SHEET A6-01

26.21 ELECTRICAL PANELS, REFER TO ELECTRICAL

FLOOR PLAN NOTES
A1 SCALE: 1/8" = 1'
-0"
-01 1 FLOOR PLAN

DATE ISSUED FOR REV
2022.11.29 50% REVIEW
2022.12.16 90% REVIEW
2023.01.13 ENTITLEMENT CYCLE 2
2023.02.10 ENTITLEMENT CYCLE 3
CC Exhibit B

1. CEMENT PLASTER FINISH TO BE LIGHT TEXTURE.

2. ROOF MOUNTED EQUIPMENT - TO BE BY TENANT IN FUTURE

TENANT IMPROVEMENT PACKAGE - UNITS SHALL NOT BE VISIBLE

FROM GROUND LEVEL OR SHALL BE SCREENED PER JURISDICTION REQUIREMENTS.

3. REFER TO SHEET A6-01 FOR DOOR AND WINDOW SCHEDULES.

Finish Floor
0' - 0"
T.O. Masonry
28' - 0"
1 1.62 3.2 3.94 4.55
T.O. Sill
4' - 0"
B.O. CANOPY
10' - 0"
T.O. Entry Canopy
35' - 4"
B.O. Trim
12' - 0"
3 3
A3-01
2 A3-01
1 A3-01
2 A3-11
1 A3-14
2 A3-14
1 2
1 3
4'-2" EQ. EQ. 4'-2" EQ. EQ. 4'-2" EQ. EQ.

S-1
P-5
P-7
P-9
S-1

4.35 4.18

4.31 4.11

4.29 4.38

4.30 4.24

5.41 7.30 4.36
4'-0" 8'-0" 2'-0" 6'-7 3/8" 7'-4 1/8" 5'-4 1/2" 2'-0"
12'-0" 23'-4"
4'-2" EQ. EQ. EQ. EQ. 4'-2"
EQ. EQ. 4'-2"

4.37 4.21
TYP. (3)
S-1
P-7
P-6
P-9
P-5

4.11 4.36 5.41
4'-0" 6'-0" 2'-0"2'-0" EQ. EQ. 1'-1 1/2"
12'-0" 16'-4 1/4"
28'-4 1/4"
S-1
P-7

4.17 P-7 P-9 P-5

3.01 Finish Floor
0' - 0"
T.O. Masonry
28' - 0"
FDCBA
T.O. Sill
4' - 0"
B.O. CANOPY
10' - 0"
T.O. Entry Canopy
35' - 4"
B.O. Trim
12' - 0"
E
4 A3-01
2 A3-16
1 A3-16

4.30 4.29

4.38 4.01

4.14 4.35

4.31 4.16
P-9
P-6
P-7
P-5
P-5
2'-0" 5'-4 1/2" 7'-4 1/8" 6'-7 3/8" 2'-0" 8'-0" 4'-0"
9'-8" 9'-8" 4'-2"
4'-2" EQ. EQ. EQ. EQ. EQ. 4'-2" EQ. EQ. EQ. EQ. EQ. 4'-2" EQ. EQ. EQ. EQ. EQ. 1'-1 1/2" EQ. EQ. 2'-0" 8'-0" 4'-0"
P-7
P-9
S-1
P-5

4.23 S-1
16'-4 1/4" 12'-0"
28'-4 1/4"

7.11 P-7 P-5

7.30 4.18
23'-4" 12'-0"
35'-4"

7.30 4.23

5.41 4.24

3.01 Finish Floor
0' - 0"
T.O. Masonry
28' - 0"
5421
T.O. Sill
4' - 0"
B.O. CANOPY
10' - 0"
B.O. Trim
12' - 0"
3 3
A3-01
2 A3-01
1 A3-01

4.35 4.21

4.23 4.29

4.30 4.31

4.18 4.38
P-7
P-7
S-1
1'-1 1/2" EQ. EQ. 2'-0" 2'-0" 6'-0" 4'-0"
P-7
P-9
P-7
P-7
16'-4 1/4" 12'-0"
28'-4 1/4"
EQ. EQ. EQ. 4'-2"

7.30 P-7 P-5
4'-2" EQ. EQ. EQ. EQ. EQ. EQ. EQ. EQ. EQ. EQ. EQ. EQ. EQ. P-9 S-1

4.24 3.01
10'-0"
Finish Floor
0' - 0"
T.O. Masonry
28' - 0"
ABCDF
T.O. Sill
4' - 0"
B.O. CANOPY
10' - 0"
T.O. Entry Canopy
35' - 4"
T.O. Sign Parapet
31' - 4"
B.O. Trim
12' - 0"
4 E
A3-01
2 A3-15

4.21 4.16

4.35 4.30

4.29 4.38

4.31 P-7
P-9
P-6
P-9
P-6
P-7
S-1
P-5
S-1
P-7
23'-4" 12'-0"
4'-2" 9'-8" 9'-8"
P-9
P-7
2 A3-13
P-5
P-7
P-5
P-7
2'-0" 15'-4" 2'-0" 8'-0" 4'-0"
16'-4 1/4" 12'-0"
28'-4 1/4"
1'-1 1/2" EQ. EQ. 2'-0" 8'-0" 4'-0"

4.21 P-7 P-9

11.13 EQ EQ EQ
EQ. EQ. EQ. EQ. 4'-2" P-7

4.14 7.11

4.24 4'-2" EQ. EQ. EQ. EQ. 4'-2" P-9 P-5
4'-2" EQ. EQ. EQ. EQ. S-1 P-7

4.18 S-1
35'-4"
2'-0" 5'-4 1/2" 7'-4 1/8" 6'-7 3/8" 2'-0" 8'-0" 4'-0"
P-5
P-5

4.11 3.01
150 W. Jefferson Avenue., Suite 1300
Detroit, MI, US 48226
norr.com
ISO A0 Title Block - v.2020 - Rev (March/22) - Copyright © 2022 Project Component
CLIENT
Drawing No.

Project No.

Drawing Title
Project
Seal(s)
Scale
Consultants
Project Manager
Project Leader Checked
Drawn
This drawing shall not be used for construction purposes until the seal appearing hereon is signed and dated by the Architect or Engineer
Client
Civil:

Landscape:

Architecture:

Structural:

Mechanical:

Electrical:

Interiors:

Survey:

Autodesk Docs://Peter Boll ni ger Investment - West Roseville Retail/JCDT21-0477_AR_WestRosevil el _Shel Gl O.rvt 2/10/2023 5:53:27 PM As indicated

BUILDING SHELL
JCDT21-0477
A2-01

EXTERIOR ELEVATIONS
West Roseville Retail Centers
Peter Bollinger Investment
1751 Pleasant Grove Blvd.

West Roseville CA 95747
This drawing has been prepared solely for the use of Peter Bollinger Investment and there are no representations of any kind made by NORR to any party with whom NORR has not entered into a contract.

D. GAROFALO
R. AVILA M. VON WERDER
D. WILSON

COOLSYS

COOLSYS
VLMK
NORR
MORTON & PITALO, INC.

N/A
N/A
A2 SCALE: 1/8" = 1'
-0"
-01 1 NORTH ELEVATION
A2 SCALE: 1/8" = 1'
-0"
-01 2 EAST ELEVATION
A2 SCALE: 1/8" = 1'
-0"
-01 3 SOUTH ELEVATION
A2 SCALE: 1/8" = 1'
-0"
-01 4 WEST ELEVATION

EXTERIOR PAINT SCHEDULE

MARK PAINT NAME
P-5 MFR: SHERWIN WILLIAMS, COLOR: "GROCERY
OUTLET RED"
P-6 MFR: SHERWIN WILLIAMS, COLOR: "GROCERY
OUTLET SHORELINE"
P-7 MFR: SHERWIN WILLIAMS, COLOR: "GROCERY
OUTLET GRAY"
P-8 MFR: SHERWIN WILLIAMS, COLOR: "GROCERY
OUTLET CHARCOAL"
P-9 MATCH ADJACENT BUILDING COPING COLOR
S-1 CULTURED STONE - BUCKEYE LIMESTONE

KEYNOTES

3.01 CONCRETE PROTECTION CURB

4.01 4'-0" HIGH, 8" CMU WALL FOR FUTURE EXTERIOR CART CORRAL - PAINT PER SCHEDULE

4.11 EXTERIOR SIGNAGE - PROVIDED BY TENANT UNDER SEPARATE

PERMIT, PER ELEVATIONS

4.14 HOLLOW METAL DOOR AND FRAME - PAINT PER SCHEDULE

4.16 ROLL-UP DELIVERY DOOR - PAINT PER SCHEDULE

4.17 BUILDING ADDRESS NUMBERS - TO BE PLACED IN SUCH A
MANNER AS TO BE PLAINLY VISIBLE FROM THE STREET. 12"
MIN. HIGH CHARACTERS WITH 3/8" MIN. STROKE, ON

CONTRASTING BACKGROUND AND ILLUMINATED AS REQUIRED

BY LOCAL FIRE JURISDICTION

4.18 EXPOSED CMU - SEAL AND PAINT PER SCHEDULE

4.21 CONCRETE FILLED PIPE BOLLARD - PAINT SAFETY YELLOW

4.23 STEEL SUSPENSION RODS & PLATES - PAINT PER SCHEDULE -

REFER TO STRUCTURAL FOR ADDITIOAL INFORMATION

4.24 METAL PARAPET COPING/ FLASHING - PAINT PER SCHEDULE

4.29 7/8" REINFORCED CEMENT PLASTER - PAINT PER SCHEDULE

4.30 CEMENT PLASTER CORNICE TRIM - PAINT PER SCHEDULE

4.31 CEMENT PLASTER ACCENT CAP (BAND) - PAINT PER SCHEDULE

4.35 ADHERED STONE VENEER - BUCKEYE LIMESTONE BY

CULTURED STONE

4.36 STOREFRONT WINDOWS WITH CLEAR ANODIZED ALUMINUM

FRAME AND DUAL PANE NON-TINTED GLAZING

4.37 STOREFRONT TRANSOM WINDOWS WITH CLEAR ANODIZED

ALUMINUM FRAME AND DUAL PANE NON-TINTED GLAZING

4.38 METAL CONTROL JOINT/REVEAL, PAINT TO MATCH ADJACENT FINISH - REFER TO DETAIL 6/A3-12

5.41 CANOPY DOWNSPOUT CONNECTED UNDER SIDEWALK DRAIN

7.11 ROOF SCUPPERS WITH EXTERIOR LEADER, SEE DETAIL ON
THIS SHEET FOR MORE INFORMATION. OVERFLOW SCUPPER
TO BE LOCATED 2'-0" AWAY FROM PRIMARY SCUPPER, MIN. 4"
ABOVE ROOF LEVEL.

7.30 CANOPY - CONNECT DOWNSPOUT TO UNDER SIDEWALK DRAIN.

REFER TO CIVIL

11.13 DOCK SEAL. REFER TO LOADING DOCK EQUIPMENT SCHEDULE ON SHEET A6-01

ELEVATION NOTES

DATE ISSUED FOR REV
2022.11.29 50% REVIEW
2022.12.16 90% REVIEW
2023.01.13 ENTITLEMENT CYCLE 2
2023.02.10 ENTITLEMENT CYCLE 3
CC Exhibit B
Finish Floor
0"
T.O. Masonry
28' - 0"
12 3.2 3.94 4.55
T.O. Sill
4' - 0"
T.O. Entry Canopy
35' - 4"
T.O. Sign Parapet
31' - 4"
B.O. Trim
12' - 0"
3 PREFABRICATED
CANOPY

PAINTED STUCCO

PAINTED CMU
P-6
P-5

ENTRY DOORS AND

STOREFRONT FRAMES TO BE

CLEAR ANODIZED ALUMINUM

METAL COPING

METAL COPING

PREFABRICATED
CANOPY P-7 P-5 P-5
P-5
FIELD STONE P-7
STUCCO REVEAL - TYP.

PREFABRICATED CANOPY

FIELD STONE

PAINTED STUCCO
Finish Floor
0"
T.O. Masonry
28' - 0"
AB
CDG
T.O. Sill
4' - 0"
T.O. Entry Canopy
35' - 4"
T.O. Sign Parapet
31' - 4"
B.O. Trim
12' - 0"
F

PAINTED STUCCO
P-5
P-6
P-7

FIELD STONE

METAL COPING

PAINTED CMU
METAL COPING P-7
P-5
P-7
P-6
P-7
P-5 PAINTED CMU
P-7

PAINTED STUCCO
STUCCO REVEAL - TYP.

SCREENWALL AT

TRUCK DOCK
Finish Floor
0"
T.O. Masonry
28' - 0"
GDC
BA
T.O. Sill
4' - 0"
T.O. Entry Canopy
35' - 4"
T.O. Sign Parapet
31' - 4"
B.O. Trim
12' - 0"
F

PAINTED STUCCO

PREFABRICATED
CANOPY

PREFABRICATED
CANOPY

PAINTED STUCCO

METAL COPING
P-6
METAL COPING P-5
P-5
P-5
FIELD STONE P-7
FIELD STONE P-7
P-5

PAINTED CMU
STUCCO REVEAL - TYP.

Finish Floor
0"
T.O. Masonry
28' - 0"
542 1.61
T.O. Sill
4' - 0"
T.O. Entry Canopy
35' - 4"
T.O. Sign Parapet
31' - 4"
B.O. Trim
12' - 0"
3 PREFABRICATED
CANOPY

SCREENWALL AT TRUCK DOCK
P-5

METAL COPING

PAINTED STUCCO
PAINTED CMU P-7
P-7
P-5

METAL COPING
P-7
FIELD STONE P-7

PAINTED CMU

FIELD STONE
P-7
STUCCO REVEAL - TYP.
150 W. Jefferson Avenue., Suite 1300
Detroit, MI, US 48226
norr.com
ARCH E1 US Title Block - R18.3 (Sept 12/19) Copyright © 2019 Drawing No.

Project No.

Drawing Title
Project
Seal(s)
Scale
Consultants
Civil:

Landscape:

Architecture :Structural:

Mechanical:

Electrical:

This drawing shall not be used for construction purposes until the seal appearing hereon is signed and dated by
the Architect or Engineer.

Project Component
Key Plan
Project Manager
Design Lead
BIM Lead
Project Leader Checked
Drawn

PRELIMINARY - NOT FOR CONSTRUCTION
D. GAROFALO
R. AVILA
C:\Revit Pro ej cts\Revit\A_JCDT21-0477_Rosevil el _CA_R20_darren.wilsonZYMUD.rvt 10/21/2022 9:41:48 AM 1/8" = 1'-0"
JCDT21-0477
F002

COLOR ELEVATIONS
Owner
Enter address here
Checker
This drawing has been prepared solely for the use of the Owner and there are no representations of any kind
made by NORR to any party with whom NORR has not
entered into a contract.
1 1/8" = 1'-0"

NORTH ELEVATION - FRONT
2 1/8" = 1'-0"

WEST ELEVATION
3 1/8" = 1'-0"

EAST ELEVATION
4 1/8" = 1'-0"

SOUTH ELEVATION - REAR

EXTERIOR PAINT SCHEDULE

MARK PAINT NAME
P-5 HERITAGE RED, BENJAMIN MOORE #PM-18
P-6 SHORELINE, BENJAMIN MOORE #1471
P-7 GRAYSTONE, BENJAMIN MOORE #1475
5 PERSPECTIVE

DATE ISSUED FOR REV
06/10/2022 DRP SUBMITTAL
10/21/2022 REVIEW RESPONSE
CC Exhibit B

1. ANY/ALL OPENINGS AT ROOF LARGER THAN 8"X8" SHALL BE

PROTECTED WITH BURGLAR BARS PROVIDED AND INSTALLED BY
GENERAL CONTRACTOR. THE SPACING OF BARS SHALL NOT
EXCEED 5" O.C.

2. ALL PENETRATIONS THROUGH ROOFING SHALL BE
WEATHERTIGHT. CONTRACTOR SHALL BE RESPONSIBLE TO

REVIEW WITH ROOFING INSTALLER AND ROOFING MANUFACTURER

PRIOR TO ANY REQUIRED OVERCUTS OR LAPS REQUIRED TO
PROVIDE WEATHERTIGHT AND WARRANTED SYSTEM. PROVIDE

STANDARD ROOFING MANUFACTURER BOOTS AND FLASHING FOR
PENETRATIONS.

3. CONTRACTOR SHALL BE RESPONSIBLE FOR PROVIDING A

CERTIFICATE STATING THE ANY/ALL ROOF INSTALLATION HAS BEEN

APPLIED PER MANUFACTURER'S RECOMMENDATIONS AND
SPECIFICATIONS.

4. ALL NEW ROOFING MATERIAL MUST COMPLY WITH ENERGY CODE.

5. THE GENERAL CONTRACTOR SHALL BE RESPONSIBLE FOR

PROVIDING SUBMITTALS & SHOP DRAWINGS AND ALL NECESSARY

COORDINATION WITH THE ROOFING CONTRACTOR FOR THE ROOF
ASSEMBLY.

6. THE GENERAL COORDINATION SHALL BE INFORMED PRIOR TO ANY

INSTALLATION OF REQUIRED BLOCKING BELOW ROOF SHEATHING

AS WELL AS ALL ROOF INSULATION & MEMBRANE COMPONENTS TO BE INSTALLED BY THE CONTRACTOR'S ROOFING SUB.

CONTRACTOR SHALL PROVIDE AND INSTALL ALL NECESSARY
ATTACHMENTS, PENETRATION SEALANTS, ETC. AS NEEDED FOR
COMPLETION OF WORK.

7. ALL ROOF MOUNTED MECHANICAL/REFRIGERATION EQUIPMENT,

ROOF MOUNTED CURBS, PLUMBING PIPING, STACK PENETRATIONS, EXHAUST/MAKE-UP AIR VENT, ETC. TO BE BY TENANT IN FUTURE TENANT IMPROVEMENT PACKAGE.

FF
DD
CC
BB
AA
112244553.2 3.9 4.5

1.6 EE
33 12'-8" 29'-0" 29'-0" 38'-0"
134'-0"
18'-0" 38'-0" 40'-0" 38'-0"
38'-0" 40'-0" 38'-0"
18'-0" 116'-0" 19'-8 3/4"
134'-0"
38'-0" 29'-0" 3'-11 1/4" 21'-0 3/4" 4'-0" 17'-0 3/4"

5.38 7.07
SLOPE 1/4" / 1' - 0"
70'-11 1/4" 42'-1 1/2" 20'-11 1/4"
134'-0" 19'-8 3/4"
25'-4" 108'-8"
14'-0" 24'-0" 24'-0" 24'-0" 10'-0"
13'-0" 30'-0" 28'-0" 30'-0" 15'-0"
SLOPE 1/4"/ 1' - 0"
SLOPE 1/4"/ 1' - 0"

48.01 7.26

48.01 4.24
TYP.

7.29 7.30 7.30

4.24 TYP.

7.26 7.26

8.11 TYP.

7.26 TYP.

7.10 7.11

7.11 1'-4"
1'-4"
2'-0"
1'-4"
1'-4"
1'-4"
2'-0" 1'-4"

XXXXXX X
X
X
X
X
X
X
X
X
XXXXXX
XXXXXX
TWO (2) LAYERS OF FLASHING

WITH TPO PRIMER
FASTENERS PER MFR. INSTRUCTIONS
2" MIN. 2" MIN
2" MIN

EXTERIOR WALL ASSEMBLY

PER ARCHITECTURAL DETAILS
& WALL SECTIONS
MFR. APPROVED SEALANT, CONTINOUS

AROUND EDGES OF ALL FLASHING
TWO (2) LAYERS OF FLASHING

WITH TPO PRIMER

WATER CUT-OFF MASTIC
WOOD
NAILER

TYPICAL ROOF

ASSEMBLY, SEE

DETAIL ON THIS SHEET
4" MIN.

TPO CLAD

STAINLESS STEEL
SCUPPER 8"H X 16"W

SEALANT AT

EDGES OF

SCUPPER FLANGE

BUILDING WRAP /

MEMBRANE TO WRAP

UNDER SCUPPER &

TERMINATE AT INSIDE

FACE OF PARAPET

EXTERIOR

FINISHES PER

ARCHITECTURAL

ELEVATIONS
TWO (2) LAYERS OF FLASHING

WITH TPO PRIMER
FASTENERS PER MFR. INSTRUCTIONS

EXTERIOR WALL ASSEMBLY

PER ARCHITECTURAL DETAILS
& WALL SECTIONS
MFR. APPROVED SEALANT, CONTINOUS

AROUND EDGES OF ALL FLASHING
TWO (2) LAYERS OF FLASHING

WITH TPO PRIMER

WATER CUT-OFF MASTIC
WOOD
NAILER

TYPICAL ROOF

ASSEMBLY, SEE

DETAIL ON THIS SHEET

TPO CLAD

STAINLESS STEEL
SCUPPER 8"H X 16"W

SEALANT AT EDGES

OF SCUPPER FLANGE

BUILDING WRAP /

MEMBRANE TO WRAP

UNDER SCUPPER &

TERMINATE AT INSIDE

FACE OF PARAPET

EXTERIOR FINISHES PER

ARCHITECTURAL ELEVATIONS

PRE-FINISHED STEEL

COMMERCIAL GRADE

CONDUCTOR HEAD,

FINISH TO MATCH

ADJACENT EXTERIOR

SURFACE
6" Ø LEADER, TYP. -

FINISH TO MATCH

ADJACENT EXTERIOR

SURFACE

PRIMARY SCUPPER

OVERFLOW SCUPPER

ROOF CANT
150 W. Jefferson Avenue., Suite 1300
Detroit, MI, US 48226
norr.com

PRELIMINARY - NOT FOR CONSTRUCTION
ISO A0 Title Block - v.2020 - Rev (March/22) - Copyright © 2022 Project Component
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Client
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