Canopy-attachment-3-reduced — Sebastopol City Council, April 2, 2024

Third Application Submittal
© 2022 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA. | 2019091 |APRIL 21, 2023 WHA. Architects. Planners. Designers.

Contact: Nathaniel Sebok, AIA
1201 J Street, Suite 200, Office 325, Sacramento, CA 95819 949-622-8737
[email protected]
City Ventures Residences
Contact: Samantha Hauser
444 Spear Street, Suite 200, San Francisco, CA 94105
646-522-4260
[email protected]
C2 Collaborative Landscape
Contact: Trevor Rathfon
100 Avenida Miramar, San Clemente, CA 92672
949-366-6624 Ex. 705
[email protected]
Quantum Geotechnical, Inc. Geotechnical Engineer
Contact: Simon Makdessi, P.E., G.E.
1110 Burbett Ave., Suite B, Concord, CA 94520
925-788-2751
[email protected]
Horticultural Associates Arborist
Contact: John Meserve
P.O Box 1261, Glen Ellen, CA 95442
707-935-3911
[email protected]
Adobe Associates, Inc. Civil Engineering|Land Surveying|Wastewater 1220 N Dutton Avenue, Santa Rosa, CA 95401
707-541-2300
[email protected]
Collaborative
ORANGE COUNTY . LOS ANGELES . BAY AREA . SACRAMENTO

THE CANOPY
Project Team Drawing Index
Architecture
Project Information..................................................................................................................... A1 Illustrative Site Plan.................................................................................................................... A2 Site Plan ................................................................................................................................... A3 Streetscape Elevation ................................................................................................................. A4 Building 100 Perspective ............................................................................................................ A5 Building 100 Elevations .............................................................................................................. A6 Building 100 Floor and Roof Plans............................................................................................... A7 Building 200 Floor Plans............................................................................................................. A8 Building 300 Floor Plans............................................................................................................. A9 Building 400 Floor Plans............................................................................................................. A10 Building 500 Perspective ............................................................................................................ A11 Building 500 Elevations .............................................................................................................. A12 Building 500 Floor and Roof Plans............................................................................................... A13 Building 600 Perspective ............................................................................................................ A14 Building 600 Elevations .............................................................................................................. A15 Building 600 Floor and Roof Plans............................................................................................... A16 Building 700 Floor Plans............................................................................................................. A17 Building 700 Floor Plans............................................................................................................. A18 Representative Builidng Sections................................................................................................. A19 Building Plan 1........................................................................................................................... A20 Building Plan 2........................................................................................................................... A21 Building Plan 3........................................................................................................................... A22 Building Plan 4........................................................................................................................... A23 Building Plan 5........................................................................................................................... A24 Building Plan 5 with Elevator Option ............................................................................................ A25 Building Plan 6........................................................................................................................... A26 Building Plan 6 with Accessory Dwelling Unit Option .................................................................... A27 Color & Materials ....................................................................................................................... A28 Photographs of Existing Site ....................................................................................................... A29 Photographs of Existing Site ....................................................................................................... A30 Landscape Architecture
Conceptual Design Imagery ........................................................................................................ L-1 Conceptual Site Plan .................................................................................................................. L-2 Conceptual Heritage Tree Plaza and Amenity Path Connection ....................................................... L-3 Conceptual Recreation Area ........................................................................................................ L-4 Conceptual Wall and Fence Plan.................................................................................................. L-5 Conceptual Lighting Details......................................................................................................... L-6 Conceptual Plant Palette and Imagery.......................................................................................... L-7 Civil
Title Sheet and Typical Street Sections......................................................................................... C1.0 Site Layout ................................................................................................................................ C1.1 Site Layout ................................................................................................................................ C1.2 Demolition Plan.......................................................................................................................... C1.3 Preliminary Grading and Drainage Plan ........................................................................................ C2.0 Preliminary Grading and Drainage Plan ........................................................................................ C2.1 Grading Soils Plan...................................................................................................................... C2.1 Preliminary Utility Plan ............................................................................................................... C3.0 Preliminary Utility Plan ............................................................................................................... C3.1 Vesting Tentative Map................................................................................................................. C4.0 1009 - 1011 Gravenstein Highway North, Sebastopol, CA
Agenda Item Number 3 Agenda Item 3 Number
City Council Meeting Packet of April 2nd, 2024

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ORANGE COUNTY . LOS ANGELES . BAY AREA . SACRAMENTO
A1
Third Application Submittal
© 2022 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA. | 2019091 | APRIL 21, 2023 The Canopy
1009 - 1011 Gravenstein Highway North, Sebastopol, CA

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Project Information
Project and Unit Matrix
Vicinity Map Project Information
Address: 1009-1011 Grevenstein Highway North, Sebastopol APN: 060-261-026 & 028
Existing Zoning: Office/Light Industrial (OLI) - R7 with CUP Proposed Zoning: Office/Light Industrial (OLI) - R7 with CUP Total Site Area: 6.1 Acres (265,833 sf)
Lot Coverage
Allowed: 40% or 106,333 sf
Provided: 26%or 69,317 sf +/-
Open Space
Required: 50 sf/ unit
Provided: Common Open Space: 1,340 sf/ unit
Private Open Space at grade: 216 sf/ unit average
Private Open Space at upper level decks:
75 sf - 230 sf/ unit

Parking
Required: 218 spaces
(0) Required for Accessory Dwelling Units
(22) 3 bedroom x 2 spaces = 44 spaces
(58) 4 bedroom x 3 spaces = 174 spaces
Provided: 218 spaces
160 garage spaces
41 standard surface spaces
17 compact surface spaces
Electric Vehicle Charging
Pre-wire service at all garages
10% of on site surface parking (6 spaces) with pre-wire per Cal Green requirement Bicycle Parking
Required: 40 spaces

0.5 spaces/ unit
Provided: 96 spaces
80 in garages; each garage to include 1 bicycle rack
16 on-site bicycle racks
Unit Summary: 80 Total Units
(11) Plan 1: 3 Bedroom 1,503 sf
(11) Plan 2: 3 Bedroom 1,354 sf
(14) Plan 3: 3 Bedroom (Optional Bed 4) 1,773 sf
(15) Plan 4: 3 Bedroom (Optional Bed 4) 1,736 sf
(13) Plan 5: 3 Bedroom (Optional Elevator and/or Bed 4) 1,926 sf (16) Plan 6: 3 Bedroom (Optional ADU or Bed 4) 2,017 sf Density
Allowed: 12.1 to 25 DU/acre = 73.8 to 1,525 DU/acre
Provided: 13.1 DU/acre
Maximum Height
Allowed: 30’ and 2 stories
Provided: Density Bonus Waiver (Up to 40’+/- and 3 stories) Setbacks
Allowed: Front: 10’
Side: 5’-9’
Rear: 20’-25’ (20% of lot depth)
Provided: Front: 10’
Side: 9’
Rear: 20’-30’ (20% of lot depth)
2,017 sf
Project Summary
City Ventures is pleased to provide this project overview for The Canopy Project, located at 1009- 1011 Gravenstein Hwy North in Sebastopol, CA.

The project site is comprised of a vacant 6.1-acre parcel, located in Northwest Sebastopol. The site is adjacent to the O’Reilly Media Center, to the west, beyond which is Gravenstein Hwy North. To the north is Sebastopol Charter School, to the east are single-family homes, and to the south are existing automotive commercial uses and single-family homes.

Though vacant, the existing site boasts beautiful mature trees and an informal pedestrian pathway that connects the Joe Rodota Trail to the O’Reilly Media Center parking lot. Our vision for The Canopy centers around these two elements—creating urban forestry and bolstering the connection to the Joe Rodota Trail. The project entry is located so that residents and visitors arrive at a magnificent Coast Live Oak, the pinnacle of the project site. Oak trees and redwoods are preserved throughout the site. Additional trees, such as Native Maples, Madrone and Dogwood, are proposed to create onsite ecosystems that attract birds and butterflies. Plants that attract butterflies and bees are also contemplated. Amenities, including gardens, active and passive seating areas, children’s play areas, and an area of repose – a meditation hammock garden – are designed around the existing and proposed urban forests. A new, enhanced 6’ wide pedestrian pathway is proposed to connect the Joe Rodota Trail out to Gravenstein Highway on the south border of the site. A bicycle repair station has been incorporated at the connection point of the pathway to the Trail.

This project prioritizes pedestrians and bicyclists, thereby facilitating a strong neighborhood feel.

Each home would come standard with solar and be all-electric. Ample green space and connectivity emphasizes the environmental focus of this neighborhood. Well-designed internal streets and paseos encourage engaged community living. Members of the community who walk through the site will experience the mature oaks, large redwoods, and health-focused plantings.

The site is zoned Office/Light Industrial, which allows for R7-Multifamily Residential (12.1-25 du/ ac). Consistent with existing land use, as well as the forthcoming Housing Element, City Ventures is proposing 80 solar all-electric, three-story townhome-style condominiums, with the potential for ±16 ADA accessible accessory dwelling units (ADUs). The homes are contemplated to have a modern agrarian aesthetic with steep pitched roofs, and materials like lapped and board-and-batten siding. The homes will incorporate a specific focus on healthy, energy efficient living. For-sale homes will range from two to four bedrooms and include rental opportunities by providing options for accessible ground floor Accessory Dwelling Units. Select for-sale homes will have the option for personal elevators and will provide additional ADA accessibility beyond what is required by the building code (±35%, rather than 10% required). The Canopy will have units with accessible/ adaptable features in every building, thus an accessible path of travel will connect all buildings.

Providing diverse unit types within this development encourages inherent affordability and provides housing opportunities for households at a variety of income levels and life stages. The project proposes onsite parking consistent with the City’s municipal code. The project is a Housing Development Project within the meaning of Government Code section 65589.5(h)(2) and has been designed to comply with applicable objective general plan and subdivision standards and criteria as described in Government Code section 65589.5(j). The project is not requesting any variances to the general plan.

City Ventures is providing an SB330 application, and respectfully requesting a Conditional Use Permit, Site Development Review, Vesting Tentative Tract Map, and consideration under state Density Bonus law. The State Density Bonus will allow for a waiver to increase the building height to three stories. No concession is being requested at this time.

City Ventures is looking forward to collaborating with the City of Sebastopol on a project that will bring vibrancy, lush greenery, and much needed housing that complements the neighborhood. We look forward to your comments on our application.

Site
Agenda Item Number 3 Agenda Item 3 Number
City Council Meeting Packet of April 2nd, 2024

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A2
Third Application Submittal
© 2022 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA. | 2019091 | APRIL 21, 2023 The Canopy
1009 - 1011 Gravenstein Highway North, Sebastopol, CA
0 25 50
Scale: 1” =50’=0”
Collaborative
First Application Submittal
APRIL 21, 2023
The Canopy
1009 - 1011 Gravenstein Highway North, Sebastopol, CA
Collaborative
L-8
W County & Rodota Trails
Hurlbut Ave
Gravenstein Hwy N
11'-2"
1 500
2 400
3 400
4 100
5 100
6 500
7 300
8 300
9 100
10 300
11 700
12 600
13 400
14 300
15 300
16 100
17 200
18 200
19 200
20 100
1 11
12 18
25 26
27 31
32 35 41
42 52
56 57
58 13'-1"
28'-2"
28'-5"
40'-7"
30'-1"
22'-9"
17'-10"
12'-6"
29'-6"
13'-3"
10'-1"
21'-3"
9'
19'
26'
24'
26'
24'
24'
26'
24'
8'
16'-9" 14'
26'
26'
26'
26'
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8'
14'
19 C
C
C
C C C

C C C C C C C C C C C
2 3
4 1
5 6 6 6
5 2
6 6
1 1
1 5
1 2
2 15'

FRONT SETBACK
15'
FRONT

SETBACK
15'

FRONT SETBACK
15'

FRONT SETBACK
9'
INT. SIDE

SETBACK
10'
STREET
SIDE

SETBACK
20'

REAR SETBACK
20'
REAR

SETBACK
20'

REAR SETBACK
10'
FRONT

SETBACK
10'
FRONT

SETBACK
15'
FRONT

SETBACK
7 7
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12 12
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12 13
13 13
1 14
14 14
14 14
14 11
10 10
10 10
10 10
10 10
10 10
15 15
15 20'
16 16
16 Conceptual Site Plan SP-1
NOVEMBER 3,2022
The Canopy
1009-1011 Gravenstein Highway North, Sebastopol, CA First Application Submittal insert your logo here Scale: 1"=50'-0" 0 25 50 100
Illustrative Site Plan
Agenda Item Number 3 Agenda Item 3 Number
City Council Meeting Packet of April 2nd, 2024

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Third Application Submittal
© 2022 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA. | 2019091 | APRIL 21, 2023 The Canopy
1009 - 1011 Gravenstein Highway North, Sebastopol, CA
0 25 50
Scale: 1” =50’=0”
W County & Rodota Trails
Hurlbut Ave
Gravenstein Hwy N
11'-2"
1 500
2 400
3 400
4 100
5 100
6 500
7 300
8 300
9 100
10 300
11 700
12 600
13 400
14 300
15 300
16 100
17 200
18 200
19 200
20 100
1 11
12 18
25 26
27 31
32 35 41
42 52
56 57
58 13'-1"
28'-2"
28'-5"
40'-7"
30'-1"
22'-9"
17'-10"
12'-6"
29'-6"
13'-3"
10'-1"
21'-3"
9'
19'
26'
24'
26'
24'
24'
26'
24'
8'
16'-9" 14'
26'
26'
26'
26'
26'
26'
26'
26'
8'
14'
19 C
C
C
C C C

C C C C C C C C C C C
2 3
4 1
5 6 6 6
5 2
6 6
1 1
1 5
1 2
2 15'

FRONT SETBACK
15'
FRONT

SETBACK
15'

FRONT SETBACK
15'

FRONT SETBACK
9'
INT. SIDE

SETBACK
10'
STREET
SIDE

SETBACK
20'

REAR SETBACK
20'
REAR

SETBACK
20'

REAR SETBACK
10'
FRONT

SETBACK
10'
FRONT

SETBACK
15'
FRONT

SETBACK
7 7
7 7
7 8
3 8
9 10
12 12
12 12
12 13
13 13
1 14
14 14
14 14
14 11
10 10
10 10
10 10
10 10
10 10
15 15
15 20'
16 16
16 Conceptual Site Plan SP-1
NOVEMBER 3,2022
The Canopy
1009-1011 Gravenstein Highway North, Sebastopol, CA First Application Submittal insert your logo here Scale: 1"=50'-0" 0 25 50 100
Legend
Keynotes
Ordinance Tree to Remain
Ordinance Tree to be Removed
Building Number
Building Type
Front Setback 10’
Side Setback 5’-9’
Rear Setback 20’-30’
Accessible Path of Travel
7 300

1. Property Line.

2. Transformer.

3. New entry, public utility and emergency vehicle access easement. Three parking spaces to be removed.

4. EVA Access.

5. Existing Parking.

6. Existing Building.

7. Setback Line.

8. New curb cut - remove three parking spaces.

9. Three new parking spaces to replace removed parking spaces at new entry.

10. Proposed affordable unit location. All BMR units shall be three-bedroom. Any location changes shall be mutually agreed upon by applicant and City.

11. Optional future connection to Herlbut Ave.

12. Permiter fence - see Landscape drawing L-5.

13. Retaining wall.

14. Private yard fence with gate - see Landscape drawing L-5.

15. Pre-wire for future EV parking.

16. Bicycle rack.

Emergency Vehicle Hammerhead
Site Plan
Agenda Item Number 3 Agenda Item 3 Number
City Council Meeting Packet of April 2nd, 2024

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A4
Third Application Submittal
© 2022 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA. | 2019091 | APRIL 21, 2023 The Canopy
1009 - 1011 Gravenstein Highway North, Sebastopol, CA
Streetscape Elevation at Gravenstien Highway Looking East Agenda Item Number 3 Agenda Item 3 Number
City Council Meeting Packet of April 2nd, 2024

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Third Application Submittal
© 2022 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA. | 2019091 | APRIL 21, 2023 The Canopy
1009 - 1011 Gravenstein Highway North, Sebastopol, CA
Building 100
Building 100 - Conceptual Perspective
Precedent Imagery
Agenda Item Number 3 Agenda Item 3 Number
City Council Meeting Packet of April 2nd, 2024

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A6
Third Application Submittal
© 2022 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA. | 2019091 | APRIL 21, 2023 The Canopy
1009 - 1011 Gravenstein Highway North, Sebastopol, CA
0 2 4 8
Scale: 1/8” =1’=0”
Left Elevation
Front Elevation Right Elevation
Building 100 Conceptual Elevations
Rear Elevation
Agenda Item Number 3 Agenda Item 3 Number
City Council Meeting Packet of April 2nd, 2024

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A7
Third Application Submittal
© 2022 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA. | 2019091 | APRIL 21, 2023 The Canopy
1009 - 1011 Gravenstein Highway North, Sebastopol, CA
Building 100 Floor & Roof Plans
0 2 4 8
Scale: 1/8” =1’=0”
UP UP
68'-4"
22'-4" 2" 21'-0" 2" 24'-8"
44'-3"
C HS
UP
DN

C HSC HS
DN
UP
70'-8"
24'-8" 2" 21'-0" 2" 24'-8"
45'-9"
First Floor
Floor Plans
Building 100 - 3Plex
A-2.0
PLAN 5 PLAN 3 PLAN 5
PLAN 5 PLAN 3 PLAN 5
C 2022 WILLIAM HEZMALHALCH ARCHITECTS, INC. dba WHA. | 2019091 | 10-10-22

GRAVENSTEIN VILLAGE

SEBASTOPOL, CA DESIGN REVIEW SUBMITTAL
0 4 8 16
Second Floor
Scale: 1/8"=1'-0"
UP UP
68'-4"
22'-4" 2" 21'-0" 2" 24'-8"
44'-3"
C HS
UP
DN

GRAVENSTEIN VILLAGE

SEBASTOPOL, CA DESIGN REVIEW SUBMITTAL
0 4 8 16
Second Floor
Scale: 1/8"=1'-0"
C HS
HS C
DN
C HS
DN
C HS
68'-4"
24'-8" 2" 21'-0" 2" 22'-4"
40'-0"

4.0:12
SL. SL.

4.0:12

4.0:12
SL. SL.

4.0:12
SL.
10:12
SL.
10:12
SL.
10:12
SL.
10:12

4.0:12
SL.

3.7:12
SL.

SL.
4:12
SL.

4.0:12
SL.

4.0:12

4.0:12
SL.

SL.
10:12
SL.
10:12
SL.
10:12
SL.
10:12
SL.
4:12

4.0:12
SL.

3.7:12
SL.

SL.
10:12
SL.
10:12
SL.

10.3:12
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10.3:12

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10:12
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4:12

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SL.

Floor and Roof Plans
Building 100 - 3Plex
A-2.1
PLAN 5 PLAN 3 PLAN 5
PLAN 5 PLAN 3 PLAN 5
NOVEMBER 3,2022
The Canopy
1009-1011 Gravenstein Highway North, Sebastopol, CA First Application Submittal insert your logo here Scale: 1/8"=1'-0" 0 4 8 16
First Floor
Plan 3
Plan 3
Plan 3
Plan 3
Plan 5
Plan 5
Plan 5
Plan 5
Plan 5
Plan 5
Plan 5
Plan 5
Roof Plan Second Floor
Third Floor
Building 100
3 Units
(1) Plan 3
(2) Plan 5
First Floor: 2,650 sf
Second Floor: 2,989 sf
Third Floor: 2,936 sf
Total: 8,575 sf

1. Conceptual Solar Locations
1 1
Agenda Item Number 3 Agenda Item 3 Number
City Council Meeting Packet of April 2nd, 2024

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A8
Third Application Submittal
© 2022 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA. | 2019091 | APRIL 21, 2023 The Canopy
1009 - 1011 Gravenstein Highway North, Sebastopol, CA
Building 200 Floor Plans
0 2 4 8
Scale: 1/8” =1’=0”
UP

METER CLOSET

METER CLOSET
58'-10"
32'-0" 26'-8"
43'-0"
48'-2"
24'-6" 2" 23'-6"
58'-4"
33'-6" 2" 24'-8"
44'-6"
49'-2"
24'-6" 2" 24'-6"
DN
UP
DN
UP
First Floor
Floor Plans
Building 200 - 3Plex
A-2.2
NOVEMBER 3,2022
The Canopy
1009-1011 Gravenstein Highway North, Sebastopol, CA First Application Submittal insert your 0 4 8 16
Second Floor
PLAN 2 PLAN 6
PLAN 1
PLAN 2 PLAN 6
PLAN 1
Scale: 1/8"=1'-0"
UP

METER CLOSET

GRAVENSTEIN VILLAGE

SEBASTOPOL, CA DESIGN REVIEW SUBMITTAL
0 4 8 16
PLAN 2 PLAN 6
PLAN 1
Floor and Roof Plans
Building 200 - 3Plex
A-2.3
Scale: 1/8"=1'-0"
PLAN 2 PLAN 6
PLAN 1
First Floor
Second Floor
Third Floor
Building 200
3 Units
(1) Plan 1
(1) Plan 2
(1) Plan 6
First Floor: 2,377 sf
Second Floor: 2,620 sf
Third Floor: 2,490 sf
Total: 7,487 sf
Plan 2 Plan 2
Plan 2
Plan 1 Plan 1
Plan 1
Plan 6 Plan 6
Plan 6
Agenda Item Number 3 Agenda Item 3 Number
City Council Meeting Packet of April 2nd, 2024

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A9
Third Application Submittal
© 2022 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA. | 2019091 | APRIL 21, 2023 The Canopy
1009 - 1011 Gravenstein Highway North, Sebastopol, CA
Building 300 Floor Plans
0 2 4 8
Scale: 1/8” =1’=0”
81'-6"
33'-6" 2" 21'-0" 2" 26'-8"
44'-6"
49'-2"
24'-6" 2" 24'-6"
DN
DN
68 24
2468
DN
UP
DN
UP
Floor and Roof Plans
Building 300 - 4Plex
A-2.5
C 2022 WILLIAM HEZMALHALCH ARCHITECTS, INC. dba WHA. | 2019091 | 10-10-22

GRAVENSTEIN VILLAGE

SEBASTOPOL, CA DESIGN REVIEW SUBMITTAL
0 4 8 16
PLAN 2 PLAN 4 PLAN 6
PLAN 1
PLAN 2 PLAN 4 PLAN 6
PLAN 1
Scale: 1/8"=1'-0"
UP

METER CLOSET

METER CLOSET
80'-0"
32'-0" 2" 21'-0" 2" 26'-8"
48'-2"
43'-0"
23'-6" 2" 24'-6"
DN
UP
DN
UP
79'-6"
33'-6" 2" 21'-0" 2" 24'-8"
44'-6"
49'-2"
24'-6 764" 2" 24'-55764"
First Floor
Floor Plans
Building 300 - 4Plex
A-2.4

NOVEMBE
The Canopy
1009-1011 Gravenstein Highway North, Sebastopol, CA First Application Su 0 4 8 16
Second Floor
PLAN 2 PLAN 4 PLAN 6
PLAN 1
PLAN 2 PLAN 4 PLAN 6
PLAN 1
Scale: 1/8"=1'-0"
UP

METER CLOSET

NOVEMBE
The Canopy
1009-1011 Gravenstein Highway North, Sebastopol, CA First Application Su 0 4 8 16
Second Floor
PLAN 2 PLAN 4 PLAN 6
PLAN 1
PLAN 2 PLAN 4 PLAN 6
PLAN 1
Scale: 1/8"=1'-0"
First Floor
Second Floor
Third Floor
Building 300
4 Units
(1) Plan 1
(1) Plan 2
(1) Plan 4
(1) Plan 6
First Floor: 3,176 sf
Second Floor: 3,529 sf
Third Floor: 3,376 sf
Total: 10,081 sf
Plan 2
Plan 2 Plan 2
Plan 1
Plan 1 Plan 1
Plan 4
Plan 4 Plan 4
Plan 6
Plan 6 Plan 6
Agenda Item Number 3 Agenda Item 3 Number
City Council Meeting Packet of April 2nd, 2024

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Third Application Submittal
© 2022 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA. | 2019091 | APRIL 21, 2023 The Canopy
1009 - 1011 Gravenstein Highway North, Sebastopol, CA
0 2 4 8
Scale: 1/8” =1’=0”
DN
DN
DN
100'-8"
33'-6" 2" 21'-0" 2" 21'-0"
44'-6"
49'-2"
24'-6" 2" 24'-6"
2" 24'-8"
C HS
Building 400 - 5Plex
A-2.7
C 2022 WILLIAM HEZMALHALCH ARCHITECTS, INC. dba WHA. | 2019091 | 10-10-22

GRAVENSTEIN VILLAGE

SEBASTOPOL, CA DESIGN REVIEW SUBMITTAL
Floor and Roof Plans
0 4 8 16
PLAN 1
PLAN 1
PLAN 2 PLAN 4 PLAN 6
PLAN 2 PLAN 4 PLAN 6
PLAN 3
PLAN 3
Scale: 1/8"=1'-0"
UP

METER CLOSET

METER CLOSET
UP
101'-2"
32'-0" 2" 21'-0" 2" 21'-0"
48'-2"
43'-0"
23'-6" 2" 24'-6"
2" 26'-8"
DN
UP
DN
UP
C HS
UP
DN
100'-8"
33'-6" 2" 21'-0" 2" 21'-0"
44'-6"
49'-2"
24'-6" 2" 24'-6"
2" 24'-8"
Building 400 - 5Plex
A-2.6
The Canopy
1009-1011 Gravenstein Highway North, Sebastopol, CA
0 4 8 16
PLAN 1
PLAN 1
First Floor
Floor Plans
PLAN 2 PLAN 4 PLAN 6
PLAN 2 PLAN 4 PLAN 6
PLAN 3
Second Floor PLAN 3
Scale: 1/8"=1'-0"
First Floor
Buidling 400 Floor Plans
Second Floor
Third Floor
Building 400
5 Units
(1) Plan 1
(1) Plan 2
(1) Plan 4
(1) Plan 3
(1) Plan 6
First Floor: 4,351sf
Second Floor: 4,428sf
Third Floor: 4,008 sf
Total: 12,787 sf
Plan 2
Plan 2 Plan 2
Plan 1
Plan 1 Plan 1
Plan 4
Plan 4 Plan 4
Plan 3
Plan 3 Plan 3
Plan 6
Plan 6 Plan 6
Agenda Item Number 3 Agenda Item 3 Number
City Council Meeting Packet of April 2nd, 2024

Page 1093 of 1220 ends

ORANGE COUNTY . LOS ANGELES . BAY AREA . SACRAMENTO
A11
Third Application Submittal
© 2022 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA. | 2019091 | APRIL 21, 2023 The Canopy
1009 - 1011 Gravenstein Highway North, Sebastopol, CA
Building 500
Building 500 - Conceptual Perspective
Precedent Imagery
Agenda Item Number 3 Agenda Item 3 Number
City Council Meeting Packet of April 2nd, 2024

Page 1094 of 1220 ends

ORANGE COUNTY . LOS ANGELES . BAY AREA . SACRAMENTO
A12
Third Application Submittal
© 2022 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA. | 2019091 | APRIL 21, 2023 The Canopy
1009 - 1011 Gravenstein Highway North, Sebastopol, CA
0 2 4 8
Scale: 1/8” =1’=0”
Left Elevation
Front Elevation Right Elevation
Building 500 Conceptual Elevations
Rear Elevation
Agenda Item Number 3 Agenda Item 3 Number
City Council Meeting Packet of April 2nd, 2024

Page 1095 of 1220 ends

ORANGE COUNTY . LOS ANGELES . BAY AREA . SACRAMENTO
A13
Third Application Submittal
© 2022 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA. | 2019091 | APRIL 21, 2023 The Canopy
1009 - 1011 Gravenstein Highway North, Sebastopol, CA
0 2 4 8
Scale: 1/8” =1’=0”
C HS
HS C
DN
C HS
DN
C HS
93'-10"
24'-8" 2" 21'-0" 2" 21'-0" 2" 26'-8"
39'-0"

4.0:12
SL.

4.7:12
SL.

SL.

4.0:12
SL.

4.2:12

4.0:12
SL.

SL.

4.0:12
SL.

4.0:12
SL. SL.

10.65:12
SL.
10:12
SL.
10:12
SL.

10.3:12
SL.

10.3:12
SL.
10:12
SL.
10:12
SL.
10:12
SL.
10:12
SL.
4:12

4.0:12
SL.

4.0:12
SL. SL.

4.0:12
SL.
4:12

3.7:12
SL.

4.0:12
SL.

10.65:12
SL. SL.

10.65:12 10.65:12
Building 500 - 4Plex
A-2.9
NOVEMBER 3,2022
The Canopy
1009-1011 Gravenstein Highway North, Sebastopol, CA First Application Submittal insert your logo here Floor and Roof Plans
0 4 8 16
PLAN 5 PLAN 4
PLAN 5 PLAN 4
PLAN 3
PLAN 3
PLAN 6
PLAN 6
Scale: 1/8"=1'-0"
C HS
HS C
DN
C HS
DN
C HS
93'-10"
24'-8" 2" 21'-0" 2" 21'-0" 2" 26'-8"
39'-0"

4.0:12
SL.

4.7:12
SL.

SL.

4.0:12
SL.

4.2:12

4.0:12
SL.

SL.

4.0:12
SL.

4.0:12
SL. SL.

10.65:12
SL.
10:12
SL.
10:12
SL.

10.3:12
SL.

10.3:12
SL.
10:12
SL.
10:12
SL.
10:12
SL.
10:12
SL.
4:12

4.0:12
SL.

4.0:12
SL. SL.

4.0:12
SL.
4:12

3.7:12
SL.

4.0:12
SL.

10.65:12
SL. SL.

10.65:12 10.65:12
Building 500 - 4Plex
A-2.9
NOVEMBER 3,2022
The Canopy
1009-1011 Gravenstein Highway North, Sebastopol, CA First Application Submittal insert your logo here Floor and Roof Plans
0 4 8 16
PLAN 5 PLAN 4
PLAN 5 PLAN 4
PLAN 3
PLAN 3
PLAN 6
PLAN 6
Scale: 1/8"=1'-0"
UP UP
93'-10"
24'-8" 2" 21'-0" 2" 21'-0"
43'-0"
44'-3"
2" 26'-8"
C HS
UP
DN

C HSC HS
DN
UP
93'-10"
24'-8" 2" 21'-0" 2" 21'-0"
45'-9"
2" 26'-8"
44'-6"
Building 500 - 4Plex
A-2.8
The Canopy
1009-1011 Gravenstein Highway North, Sebastopol, CA
0 4 8 16
First Floor
Floor Plans
Second Floor
PLAN 5 PLAN 4
PLAN 5 PLAN 4
PLAN 3
PLAN 3
PLAN 6
PLAN 6
Scale: 1/8"=1'-0"
First Floor
Second Floor
Third Floor
Roof
Building 500 Floor & Roof Plans
Building 500
4 Units
(1) Plan 3
(1) Plan 4
(1) Plan 5
(1) Plan 6
First Floor: 3,874 sf
Second Floor: 3,910 sf
Third Floor: 3,440 sf
Total: 11,224 sf
Plan 5
Plan 5
Plan 5
Plan 5
Plan 4
Plan 4
Plan 4
Plan 4
Plan 3
Plan 3
Plan 3
Plan 3
Plan 6
Plan 6
Plan 6
Plan 6

1. Conceptual Solar Locations
1 1 1 1
Agenda Item Number 3 Agenda Item 3 Number
City Council Meeting Packet of April 2nd, 2024

Page 1096 of 1220 ends

ORANGE COUNTY . LOS ANGELES . BAY AREA . SACRAMENTO
A14
Third Application Submittal
© 2022 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA. | 2019091 | APRIL 21, 2023 The Canopy
1009 - 1011 Gravenstein Highway North, Sebastopol, CA
Building 600 - Conceptual Perspective
Precedent Imagery
Building 600
Agenda Item Number 3 Agenda Item 3 Number
City Council Meeting Packet of April 2nd, 2024

Page 1097 of 1220 ends

ORANGE COUNTY . LOS ANGELES . BAY AREA . SACRAMENTO
A15
Third Application Submittal
© 2022 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA. | 2019091 | APRIL 21, 2023 The Canopy
1009 - 1011 Gravenstein Highway North, Sebastopol, CA
0 2 4 8
Scale: 1/8” =1’=0”
Rear Elevation Left Elevation
Front Elevation Right Elevation
Building 600 Conceptual Elevations
Agenda Item Number 3 Agenda Item 3 Number
City Council Meeting Packet of April 2nd, 2024

Page 1098 of 1220 ends

ORANGE COUNTY . LOS ANGELES . BAY AREA . SACRAMENTO
A16
Third Application Submittal
© 2022 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA. | 2019091 | APRIL 21, 2023 The Canopy
1009 - 1011 Gravenstein Highway North, Sebastopol, CA
0 2 4 8
Scale: 1/8” =1’=0”
C HS
HS C
DN
C HS
HS C
C HS
DN
C HS
DN
C HS
2" 2" 22'-4"
113'-0"
24'-8" 2" 21'-0"
44'-6"
2" 21'-0" 21'-0"
A
A18
A
A18
B
A18
B
A18

4.0:12
SL. SL.

4.0:12

4.0:12
SL.

SL.

4.0:12
SL.

3.33:12
SL.

3.23:12
SL.
10:12
SL.
10:12
SL.
10:12
SL.
10:12
SL.
10:12
SL.
10:12
SL.
10:12

4.0:12
SL.

3.7:12
SL.

4.0:12
SL.

4.0:12 4.0:12
SL.
4:12

4.0:12
SL.

SL.

3.23:12 4.0:12
SL.

SL.

10.65:12
SL.

10.65:12
A
A18
A
A18
B
A18
B
A18
Building 600 - 5Plex
A-2.11
NOVEMBER 3,2022
The Canopy
1009-1011 Gravenstein Highway North, Sebastopol, CA First Application Submittal insert your logo here Floor and Roof Plans
Scale: 1/8"=1'-0" 0 4 8 16
PLAN 5 PLAN 4 PLAN 3 PLAN 4 PLAN 6
PLAN 5 PLAN 4 PLAN 3 PLAN 4 PLAN 6
C HS
HS C
DN
C HS
HS C
C HS
DN
C HS
DN
C HS
2" 2" 22'-4"
113'-0"
24'-8" 2" 21'-0"
44'-6"
2" 21'-0" 21'-0"
A
A18
A
A18
B
A18
B
A18

4.0:12
SL. SL.

4.0:12

4.0:12
SL.

SL.

4.0:12
SL.

3.33:12
SL.

3.23:12
SL.
10:12
SL.
10:12
SL.
10:12
SL.
10:12
SL.
10:12
SL.
10:12
SL.
10:12

4.0:12
SL.

3.7:12
SL.

4.0:12
SL.

4.0:12 4.0:12
SL.
4:12

4.0:12
SL.

SL.

3.23:12 4.0:12
SL.

SL.

10.65:12
SL.

10.65:12
A
A18
A
A18
B
A18
B
A18
Building 600 - 5Plex
A-2.11
NOVEMBER 3,2022
The Canopy
1009-1011 Gravenstein Highway North, Sebastopol, CA First Application Submittal insert your logo here Floor and Roof Plans
Scale: 1/8"=1'-0" 0 4 8 16
PLAN 5 PLAN 4 PLAN 3 PLAN 4 PLAN 6
PLAN 5 PLAN 4 PLAN 3 PLAN 4 PLAN 6
UP UP
UP
43'-0"
44'-3"
2" 2" 22'-4"
115'-0"
24'-8" 2" 21'-0" 2" 21'-0" 21'-0"
A
A18
A
A18
B
A18
B
A18
C HS
UP
DN

C HS C HS
C HS
C HS
UP
DN

C HSC HS
DN
UP
2" 2" 22'-4"
113'-0"
24'-8" 2" 21'-0"
44'-6"
45'-9"
2" 21'-0" 21'-0"
A
A18
A
A18
B
A18
B
A18
Building 600 - 5Plex
The Canopy
1009-1011 Gravenstein Highway North, Sebastopol, CA
First Floor
Floor Plans
Second Floor
PLAN 5 PLAN 4 PLAN 3 PLAN 4 PLAN 6
Scale: 1/8"=1'-0"
PLAN 5 PLAN 4 PLAN 3 PLAN 4 PLAN 6
Building 600 Floor & Roof Plans
First Floor
Roof Second Floor
Third Floor
Building 600
5 Units
(1) Plan 3
(2) Plan 4
(1) Plan 5
(1) Plan 6
First Floor: 4,708 sf
Second Floor: 4,818 sf
Third Floor: 4,238 sf
Total: 13,764 sf
Plan 5 Plan 5
Plan 5 Plan 5
Plan 4 Plan 4
Plan 4 Plan 4
Plan 3 Plan 3
Plan 3 Plan 3
Plan 4 Plan 4
Plan 4 Plan 4
Plan 6 Plan 6
Plan 6 Plan 6

1. Conceptual Solar Locations
1 1
Agenda Item Number 3 Agenda Item 3 Number
City Council Meeting Packet of April 2nd, 2024

Page 1099 of 1220 ends

ORANGE COUNTY . LOS ANGELES . BAY AREA . SACRAMENTO
A17
Third Application Submittal
© 2022 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA. | 2019091 | APRIL 21, 2023 The Canopy
1009 - 1011 Gravenstein Highway North, Sebastopol, CA
Building 700 Floor Plans
0 2 4 8
Scale: 1/8” =1’=0”

UP UP UP UP
UP
2680
3080
2680
TEL. ELEC.
8' DOORS REQUIRED
178'-6"
24'-8" 2" 21'-0" 2" 21'-0"
44'-6"
2" 21'-0" 2" 21'-0" 2" 21'-0" 2" 21'-0" 2" 26'-8"
C HS
UP
DN

C HS C HS
C HS
C HS
UP
DN
C HS
UP
DN

C HS C HS
C HS
C HS
UP
DN

UP UP UP UP
UP
2680
3080
2680
TEL. ELEC.
8' DOORS REQUIRED
178'-6"
24'-8" 2" 21'-0" 2" 21'-0"
44'-6"
2" 21'-0" 2" 21'-0" 2" 21'-0" 2" 21'-0" 2" 26'-8"
C HS
UP
DN

C HS C HS
C HS
C HS
UP
DN
C HS
UP
DN

C HS C HS
C HS
C HS
UP
DN

C HSC HS
DN
UP
178'-6"
24'-8" 2" 21'-0" 2" 21'-0"
44'-6"
2" 21'-0" 2" 21'-0" 2" 21'-0" 2" 21'-0" 2" 26'-8"
Building 700 - 8Plex
A-2.12
NOVEMBER 3,2022
The Canopy
1009-1011 Gravenstein Highway North, Sebastopol, CA First Application Submittal insert your logo here 0 4 8 16
First Floor
Floor Plans
Second Floor
Scale: 1/8"=1'-0"
PLAN 6 PLAN 4 PLAN 4 PLAN 3 PLAN 3 PLAN 4 PLAN 3 PLAN 6 PLAN 6 PLAN 4 PLAN 4 PLAN 3 PLAN 3 PLAN 4 PLAN 3 PLAN 6 First Floor
Second Floor
Building 700
8 Units
(3) Plan 3
(3) Plan 4
(2) Plan 6
First Floor: 7,547 sf
Second Floor: 7,629 sf
Third Floor: 6,693 sf
Total: 21,869 sf
Plan 6
Plan 6
Plan 6
Plan 6
Plan 4
Plan 4
Plan 4
Plan 4
Plan 4
Plan 4
Plan 3
Plan 3
Plan 3
Plan 3
Plan 3
Plan 3
Agenda Item Number 3 Agenda Item 3 Number
City Council Meeting Packet of April 2nd, 2024

Page 1100 of 1220 ends

ORANGE COUNTY . LOS ANGELES . BAY AREA . SACRAMENTO
A18
Third Application Submittal
© 2022 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA. | 2019091 | APRIL 21, 2023 The Canopy
1009 - 1011 Gravenstein Highway North, Sebastopol, CA
0 2 4 8
Scale: 1/8” =1’=0”
C HS
HS C
DN

DN C HS
HS C
DN
DN
C HS
C HS
DN
178'-6"
24'-8" 2" 21'-0" 2" 21'-0"
44'-6"
2" 21'-0" 2" 21'-0" 2" 21'-0" 2" 21'-0" 2" 26'-8"
C HS
UP
DN

C HS C HS
C HS
C HS
UP
DN
C HS
UP
DN

C HS C HS
C HS
C HS
UP
DN

C HSC HS
DN
UP
A-2.13
NOVEMBER 3,2022
The Canopy
1009-1011 Gravenstein Highway North, Sebastopol, CA First Application Submittal insert your logo here Third Floor
Roof
Scale: 1/8"=1'-0" 0 4 8 16
Building 700 - 8Plex
Floor Plans
PLAN 6 PLAN 4 PLAN 4 PLAN 3 PLAN 3 PLAN 4 PLAN 3 PLAN 6 PLAN 6 PLAN 4 PLAN 4 PLAN 3 PLAN 3 PLAN 4 PLAN 3 PLAN 6 Building 700 Floor Plans
Third Floor
Building 700
8 Units
(3) Plan 3
(3) Plan 4
(2) Plan 6
First Floor: 7,547 sf
Second Floor: 7,629 sf
Third Floor: 6,693 sf
Total: 21,869 sf
Plan 6 Plan 4 Plan 4 Plan 3 Plan 3 Plan 4 Plan 3 Plan 6 Agenda Item Number 3 Agenda Item 3 Number
City Council Meeting Packet of April 2nd, 2024

Page 1101 of 1220 ends

ORANGE COUNTY . LOS ANGELES . BAY AREA . SACRAMENTO
A19
Third Application Submittal
© 2022 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA. | 2019091 | APRIL 21, 2023 The Canopy
1009 - 1011 Gravenstein Highway North, Sebastopol, CA
0 2 4 8
Scale: 1/8” =1’=0”
BATH 2 HALL P.BATH

STAIR KITCHEN DECK
2 CAR GARAGE M.C.

W.C.
2 CAR GARAGE 2 CAR GARAGE 2 CAR GARAGE 2 CAR GARAGE

DECK KITCHEN STAIR STAIR KITCHEN STAIR KITCHEN KITCHEN STAIR P.BATH HALL BATH 2 W.C. HALL W.C. P.BATH BATH 2 HALL P.BATH P.BATH W.C. HALL 10'-34
3" 10'-34
3"
9'-1"
+/- 29'-82
1 "
F.F.

T.O.PLATE
F.F.

T.O.ROOF
+/- 37'-5"
P.BEDROOM HALL BEDROOM 1

DECK STAIR GREAT ROOM DINING KITCHEN
ENTRY OPT BDRM/DEN 2 CAR GARAGE
10'-34
3" 10'-34
3"
9'-1"
+/- 29'-82
1 "
F.F.

T.O.PLATE
F.F.

T.O.ROOF
+/- 37'-5"
Sections
A-3.0
The Canopy
1009-1011 Gravenstein Highway NorthSebastopolCA First Application Submittal insert your logo here Building 600 Section A
Building 600 Section B
Scale: 1/8"=1'-0" 0 4 8 16
PLAN 5 PLAN 4 PLAN 3 PLAN 4 PLAN 6
PLAN 6
Representative Building Sections
Plan 5 Plan 4 Plan 3
Plan 6
Plan 4 Plan 6
BATH 2 HALL P.BATH

STAIR KITCHEN DECK
2 CAR GARAGE M.C.

W.C.
2 CAR GARAGE 2 CAR GARAGE 2 CAR GARAGE 2 CAR GARAGE

DECK KITCHEN STAIR STAIR KITCHEN STAIR KITCHEN KITCHEN STAIR P.BATH HALL BATH 2 W.C. HALL W.C. P.BATH BATH 2 HALL P.BATH P.BATH W.C. HALL 10'-34
3" 10'-34
3"
9'-1"
+/- 29'-82
1 "
F.F.

T.O.PLATE
F.F.

T.O.ROOF
+/- 37'-5"
P.BEDROOM HALL BEDROOM 1

DECK STAIR GREAT ROOM DINING KITCHEN
ENTRY OPT BDRM/DEN 2 CAR GARAGE
10'-34
3" 10'-34
3"
9'-1"
+/- 29'-82
1 "
F.F.

T.O.PLATE
F.F.

T.O.ROOF
+/- 37'-5"
Sections
A-3.0
The Canopy
1009-1011 Gravenstein Highway NorthSebastopolCA First Application Submittal insert your logo here Building 600 Section A
Building 600 Section B
Scale: 1/8"=1'-0" 0 4 8 16
PLAN 5 PLAN 4 PLAN 3 PLAN 4 PLAN 6
PLAN 6
Agenda Item Number 3 Agenda Item 3 Number
City Council Meeting Packet of April 2nd, 2024

Page 1102 of 1220 ends

ORANGE COUNTY . LOS ANGELES . BAY AREA . SACRAMENTO
A20
Third Application Submittal
© 2022 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA. | 2019091 | APRIL 21, 2023 The Canopy
1009 - 1011 Gravenstein Highway North, Sebastopol, CA
Second Floor
0 1 2 4
Scale: 1/4” =1’=0”
Third Floor First Floor
20'-7" x 20'-2"
2-BAY GARAGE
34"x30"x41"
96 GAL
TRASH
34"x30"x41"
96 GAL

RECYCLE
HYBRID
W/H
ENTRY
10'-5" x 10'-0"

BONUS ROOM
UP

METER CLOSET

VERTICAL BICYCLE
HANGER

ELECTRICAL VEHICLE

PREWIRE
13'-9" x 16'-4"

GREAT ROOM
8'-9" x 10'-9"
DECK
DINING
BATH 1

KITCHEN
DN
UP
TECH
P.BATH
OPT. BEDROOM 2
2468
12'-6" x 12'-0"
P. BEDROOM
6'-9" x 4'-3"
P. W.I.C.
10'-0" 10'-1" x
/ LOFT
BEDROOM 1
BATH 2
DN
LAUND.
3 Bdrm|3 Bath|Bonus Room|
Deck|2- BAY Garage|
1503 sf
Plan 1
NOVEMBER 3,2022
The Canopy
1009-1011 Gravenstein Highway North, Sebastopol, CA First Application Submittal insert your logo here
A-4.0
Third Floor Second Floor First Floor
Scale: 1/4"=1'-0"
Plan 1
3 Bedroom |3 Bath
1 Optional Room / Den
2 Car Garage
1,503 sf
Agenda Item Number 3 Agenda Item 3 Number
City Council Meeting Packet of April 2nd, 2024

Page 1103 of 1220 ends

ORANGE COUNTY . LOS ANGELES . BAY AREA . SACRAMENTO
A21
Third Application Submittal
© 2022 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA. | 2019091 | APRIL 21, 2023 The Canopy
1009 - 1011 Gravenstein Highway North, Sebastopol, CA
0 1 2 4
Scale: 1/4” =1’=0”
Third Floor Second Floor First Floor
ENTRY
34"x30"x41"
96 GAL
34"x30"x41"
96 GAL
TRASH

RECYCLE
HYBRID
W/H
FDS HS

METER CLOSET
20'-7" x 20'-2"
2-BAY GARAGE

VERTICAL BICYCLE
HANGER

ELECTRICAL VEHICLE

PREWIRE
7'-3" x 10'-9"
DECK
12'-7" x 16'-4"

GREAT ROOM
DINING
PWDR.

KITCHEN
DN
UP
LAUND.
10'-3" x 10'-0"
P. BEDROOM
DN
P.BATH
OPT. BEDROOM 2
2468 12'-6" x 12'-0"
P. BEDROOM
6'-9" x 4'-3"
P. W.I.C.
10'-0" 10'-1" x
/ LOFT
BATH 2
Plan 2
3 Bdrm|2.5 Bath|Deck|
2- BAY Garage|
1358 sf
NOVEMBER 3,2022
The Canopy
1009-1011 Gravenstein Highway North, Sebastopol, CA First Application Submittal insert your logo here
A-4.1
Third Floor Second Floor First Floor
Scale: 1/4"=1'-0"
3 Bedroom |2.5 Bath
2 Car Garage
1,354 sf
Plan 2
Agenda Item Number 3 Agenda Item 3 Number
City Council Meeting Packet of April 2nd, 2024

Page 1104 of 1220 ends

ORANGE COUNTY . LOS ANGELES . BAY AREA . SACRAMENTO
A22
Third Application Submittal
© 2022 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA. | 2019091 | APRIL 21, 2023 The Canopy
1009 - 1011 Gravenstein Highway North, Sebastopol, CA
0 1 2 4
Scale: 1/4” =1’=0”
Third Floor Second Floor First Floor
HS C
20'-5" x 20'-8"
2-BAY GARAGE
13'-2" x 16'-0"
DEN/OPT. BEDROOM
ENTRY
UP
34"x30"x41"
96 GAL

RECYCLE
34"x30"x41"
96 GAL
TRASH
HYBRID
W/H
PORCH

HORIZONTAL BICYCLE
HANGER

ELECTRICAL VEHICLE

PREWIRE
C HS
15'-1" x 13'-8"

GREAT ROOM
DECK
DINING

KITCHEN

LAUNDRY
PWDR.

UP
DN
C HS
HS C
12'-4" x 13'-9"
P. BEDROOM
10'-2" x 10'-9"
BEDROOM 1 10'-0" x 12'-0"
BEDROOM 2
P.BATH
BATH 2
P. W.I.C.

DN
Plan 3
3 Bdrm|2.5 Bath|Flex|
2 Deck|2- BAY Garage|
1773 sf
NOVEMBER 3,2022
The Canopy
1009-1011 Gravenstein Highway North, Sebastopol, CA First Application Submittal insert your logo here
A-4.2
Third Floor Second Floor First Floor
Scale: 1/4"=1'-0"
3 Bedroom |2.5 Bath
1 Optional Room / Den
2 Car Garage
1,773 sf
Plan 3
Agenda Item Number 3 Agenda Item 3 Number
City Council Meeting Packet of April 2nd, 2024

Page 1105 of 1220 ends

ORANGE COUNTY . LOS ANGELES . BAY AREA . SACRAMENTO
A23
Third Application Submittal
© 2022 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA. | 2019091 | APRIL 21, 2023 The Canopy
1009 - 1011 Gravenstein Highway North, Sebastopol, CA
0 1 2 4
Scale: 1/4” =1’=0”
Third Floor Second Floor
C HS
10'-3" x 19'-6"
DEN/OPT. BEDROOM
20'-5" x 20'-2"
2-BAY GARAGE
PORCH
ENTRY
HYBRID
W/H
34"x30"x41"
96 GAL

RECYCLE
34"x30"x41"
96 GAL
TRASH
UP

HORIZONTAL BICYCLE
HANGER

ELECTRICAL VEHICLE

PREWIRE

C HS C HS
C HS
C HS
13'-2" x 13'-3"

GREAT ROOM
TECH
PWDR.

DINING

KITCHEN
DECK
UP
DN
C HS
HS C
C HS
13'-2" x 13'-1"
P. BEDROOM
10'-1" x 10'-1"
BEDROOM 2
P.BATH
P. W.I.C.

BATH 2
DN
10'-1" x 10'-1"
BEDROOM 1
Plan 4
3 Bdrm|2.5 Bath|Flex|
2 Deck|2- BAY Garage|
1736 sf
NOVEMBER 3,2022
The Canopy
1009-1011 Gravenstein Highway North, Sebastopol, CA First Application Submittal insert your logo here
A-4.3
Third Floor Second Floor First Floor
Scale: 1/4"=1'-0"
First Floor
3 Bedroom |2.5 Bath
1 Optional Room / Den
2 Car Garage
1,736 sf
Plan 4
Agenda Item Number 3 Agenda Item 3 Number
City Council Meeting Packet of April 2nd, 2024

Page 1106 of 1220 ends

ORANGE COUNTY . LOS ANGELES . BAY AREA . SACRAMENTO
A24
Third Application Submittal
© 2022 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA. | 2019091 | APRIL 21, 2023 The Canopy
1009 - 1011 Gravenstein Highway North, Sebastopol, CA
0 1 2 4
Scale: 1/4” =1’=0”
Third Floor Second Floor
C HS
21'-9" x 20'-2"
2-BAY GARAGE
14'-4" x 16'-0"

DEN / OPT BEDROOM
PORCH
ENTRY
UP
HYBRID
W/H
34"x30"x41"
96 GAL

RECYCLE
34"x30"x41"
96 GAL
TRASH

HORIZONTAL BICYCLE
HANGER

ELECTRICAL VEHICLE

PREWIRE

C HSC HS
16'-3" x14'-10"

GREAT ROOM
DECK
DINING

KITCHEN
DECK
DN
UP

LAUNDRY
PWDR.

C HS
11'-0" x 10'-4"
BEDROOM 1
10'-4" x 11'-3"
BEDROOM 2
P. W.I.C.

BATH 2
DN
P.BATH C HS
13'-8" x 13'-9"
P. BEDROOM
Plan 5
3 Bdrm|2.5 Bath|Flex|
3 Deck|2- BAY Garage|
1926 sf
NOVEMBER 3,2022
The Canopy
1009-1011 Gravenstein Highway North, Sebastopol, CA First Application Submittal insert your logo here
A-4.4
Third Floor Second Floor First Floor
Scale: 1/4"=1'-0"
First Floor
Plan 5
3 Bedroom |2.5 Bath
1 Optional Room / Den
2 Car Garage
1,926 sf
Note: For personal elevator option,
see Sheet A24.

Agenda Item Number 3 Agenda Item 3 Number
City Council Meeting Packet of April 2nd, 2024

Page 1107 of 1220 ends

ORANGE COUNTY . LOS ANGELES . BAY AREA . SACRAMENTO
A25
Third Application Submittal
© 2022 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA. | 2019091 | APRIL 21, 2023 The Canopy
1009 - 1011 Gravenstein Highway North, Sebastopol, CA
0 1 2 4
Scale: 1/4” =1’=0”
Third Floor Second Floor
21'-9" x 20'-2"
2-BAY GARAGE
9'-11" x 11'-0"

BEDROOM
PORCH
ENTRY
UP
HYBRID
W/H
34"x30"x41"
96 GAL

RECYCLE
34"x30"x41"
96 GAL
TRASH

ELEVATOR
PWDR.

VERTICAL BICYCLE
HANGER

ELECTRICAL VEHICLE

PREWIRE

C HSC HS
13'-8" x 14'-7"

GREAT ROOM
DECK
DINING

KITCHEN

LAUNDRY
PWDR.

DECK
DN
UP

ELEVATOR
RAISED

PLATFORM FOR
STAIR

CLEARANCE
BELOW
C HS
11'-0" x 10'-4"
BEDROOM 1
10'-4" x 11'-3"
BEDROOM 2
P. W.I.C.

BATH 2
DN

ELEVATOR
P.BATH C HS
13'-8" x 13'-9"
P. BEDROOM
Plan 5 - Optional Elevator
4 Bdrm|2 Bath|2 Half Bath|
3 Deck|2- BAY Garage|
1914 sf
NOVEMBER 3,2022
The Canopy
1009-1011 Gravenstein Highway North, Sebastopol, CA First Application Submittal insert your logo here
A-4.4
Third Floor Second Floor First Floor
Scale: 1/4"=1'-0"
First Floor
Plan 5 with Personal Elevator Option
4 Bedroom |2.5 Bath
2 Car Garage
1,926 sf
Agenda Item Number 3 Agenda Item 3 Number
City Council Meeting Packet of April 2nd, 2024

Page 1108 of 1220 ends

ORANGE COUNTY . LOS ANGELES . BAY AREA . SACRAMENTO
A26
Third Application Submittal
© 2022 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA. | 2019091 | APRIL 21, 2023 The Canopy
1009 - 1011 Gravenstein Highway North, Sebastopol, CA
0 1 2 4
Scale: 1/4” =1’=0”
Third Floor Second Floor
C HS
21'-9" x 20'-2"
2-BAY GARAGE
17'-7" x 17'-4"

DEN / OPT BEDROOM ENTRY
UP
HYBRID
W/H
34"x30"x41"
96 GAL

RECYCLE
34"x30"x41"
96 GAL
TRASH
PORCH

HORIZONTAL BICYCLE
HANGER

ELECTRICAL VEHICLE

PREWIRE
DECK

C HSC HS
16'-3" x 14'-1"

GREAT ROOM
DINING

KITCHEN

LAUNDRY
PWDR.

DECK
DN
UP
C HS
C HS
13'-9" x 13'-9"
P. BEDROOM
10'-6" x 10'-4"
BEDROOM 1
P. W.I.C.

P.BATH
BATH 2
10'-6" x 10'-4"
BEDROOM 2
DN
Plan 6
3 Bdrm|3.5 Bath|Flex|
3 Deck|2- BAY Garage|
1906 sf
NOVEMBER 3,2022
The Canopy
1009-1011 Gravenstein Highway North, Sebastopol, CA First Application Submittal insert your logo here
A-4.5
Third Floor Second Floor First Floor
Scale: 1/4"=1'-0"
First Floor
Plan 6
3 Bedroom |2.5 Bath
1 Optional Room / Den
2 Car Garage
2017 sf
Note: For Accessory Dwelling Unit Option
See sheet A25.

Agenda Item Number 3 Agenda Item 3 Number
City Council Meeting Packet of April 2nd, 2024

Page 1109 of 1220 ends

ORANGE COUNTY . LOS ANGELES . BAY AREA . SACRAMENTO
A27
Third Application Submittal
© 2022 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA. | 2019091 | APRIL 21, 2023 The Canopy
1009 - 1011 Gravenstein Highway North, Sebastopol, CA
0 1 2 4
Scale: 1/4” =1’=0”
Third Floor Second Floor
21'-9" x 20'-2"
2-BAY GARAGE
ENTRY
UP
HYBRID
W/H
34"x30"x41"
96 GAL

RECYCLE
34"x30"x41"
96 GAL
TRASH
TECH
17'-7" x 16'-0"
ADU
BATH
PORCH

HORIZONTAL BICYCLE
HANGER

ELECTRICAL VEHICLE

PREWIRE
DECK

C HSC HS
16'-3" x 14'-1"

GREAT ROOM
DINING

KITCHEN

LAUNDRY
PWDR.

DECK
DN
UP
C HS
C HS
13'-9" x 13'-9"
P. BEDROOM
10'-6" x 10'-4"
BEDROOM 1
P. W.I.C.

P.BATH
BATH 2
10'-6" x 10'-4"
BEDROOM 2
DN
Plan 6 - Optional ADU
3 Bdrm|3.5 Bath|ADU|
3 Deck|2- BAY Garage|
2017 sf
NOVEMBER 3,2022
The Canopy
1009-1011 Gravenstein Highway North, Sebastopol, CA First Application Submittal insert your logo here
A-4.5
Third Floor Second Floor First Floor
Scale: 1/4"=1'-0"
First Floor
Plan 6 with Accessory Dwelling Unit option
3 Bedroom |2.5 Bath
Accessory Dwelling Unit with Bathroom
2 Car Garage
2,017 sf
Agenda Item Number 3 Agenda Item 3 Number
City Council Meeting Packet of April 2nd, 2024

Page 1110 of 1220 ends

ORANGE COUNTY . LOS ANGELES . BAY AREA . SACRAMENTO
A28
Third Application Submittal
© 2022 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA. | 2019091 | APRIL 21, 2023 The Canopy
1009 - 1011 Gravenstein Highway North, Sebastopol, CA
Colored Doors with White Fiber Cement Trim
Composition Shingle Roof
Guardrail
Trellis
Bracing
White Exterior Decorative Shutters
Fiber Cement Lap Siding
Ashbery Path Light
Area Lights - See Sheet L-6 Building 100 Front Elevation Area Lights - See Sheet L-6
Product Data Sheet
1 Revised September 22, 2022 | Landscape Forms Inc. | 800.521.2546 | F 269.381.3455 | 7800 E. Michigan Ave., Kalamazoo, MI 49048 Ashbery is a trio of lights that brings together advanced LED technology and optics with an homage to traditional-style lights that have a special place in the American lexicon. The area light is offered in 12’, 14’, and 16’ heights and is ideal for campuses, parks and plazas, helping to create public spaces that are usable 24 hours a day. Options include single luminaires or a double-mount option for dual luminaires, one on either side of the pole. Patent-pending glare control requires less eye adaptation, enabling lower light levels and lower energy use with excellent visual acuity, while tenon-mounted luminaires can be retrofitted in the field. Cast aluminum parts in a full color palette are finished with Landscape Forms proprietary Pangard II® HAPS, VOC, lead-free polyester powdercoat.

General Description
• Available in single or double pole mounted configurations • Offered in 3 standard pole heights (12', 14', and 16') • Optional ANSI 136.41 7-pin twist lock receptacle
• Mounting template and anchor hardware included
• International Dark-Sky approved
• UL Listed, suitable for wet locations
Electrical
Surge protected 100V-277V 50/60 Hz, Class 2 LED dimmable driver.

LED cartridge with weatherproof quick disconnect provides ease of installation and serviceability. Ships prewired.

Ashbery Area Type 3
2350
39 59
85 Max Intensity:
1072 cd
Vertical Plane
25° Lateral
Lateral Cone

42.5° Vertical
2fc
.5fc
.1fc
Grid spacing equals
12ft mounting height
Max Intensity:
1292 cd
Vertical Plane
45° Lateral
Lateral Cone
40° Vertical
Grid spacing equals
12ft mounting height
2fc
.5fc
.1fc
4634
78 59
85 Ashbery Area Type 5
Area Type 3
Type 3 Distribution
CCT: CCT: 2700K, 3000K,
3500K, 4000K
Drive Current: 1000mA
Optic: Carclo Optics
Lens: Diffused Acrylite®
Power Supply: 100V-277V
LED Driver: 55w (1 Unit)
Dimmable: 0-10V
BUG Rating: B1 U1 G1
IP Rating: IP66 for LED Cartridge
Area Type 5
Type 5 Distribution
CCT: CCT: 2700K, 3000K,
3500K, 4000K
Drive Current: 1000mA
Optic: Carclo Optics
Lens: Diffused Acrylite®
Power Supply: 100V-277V
LED Driver: 55w (2 Units)
Dimmable: 0-10V
BUG Rating: B2 U0 G1
IP Rating: IP66 for LED Cartridge
Conceptual Colors and Materials
Dark Vinyl Windows with White Fiber Cement Trim
Agenda Item Number 3 Agenda Item 3 Number
City Council Meeting Packet of April 2nd, 2024

Page 1111 of 1220 ends

ORANGE COUNTY . LOS ANGELES . BAY AREA . SACRAMENT
O
A29
Third Application Submittal
© 2022 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA. | 2019091 | APRIL 21, 2023 The Canopy
1009 - 1011 Gravenstein Highway North, Sebastopol, CA
1 2
3 5
67 8
9 10
11 12
13 14
15 16
4 Existing Site Photos
15926
10 3748
Agenda Item Number 3 Agenda Item 3 Number
City Council Meeting Packet of April 2nd, 2024

Page 1112 of 1220 ends

ORANGE COUNTY . LOS ANGELES . BAY AREA . SACRAMENTO
A30
Third Application Submittal
© 2022 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA. | 2019091 | APRIL 21, 2023 The Canopy
1009 - 1011 Gravenstein Highway North, Sebastopol, CA
1 2
3 5
6 7
8 9 10
11 12
13 14
15 16 4
Existing Site Photos
11 15
12 16
13 14
Agenda Item Number 3 Agenda Item 3 Number
City Council Meeting Packet of April 2nd, 2024

Page 1113 of 1220 ends

First Application Submittal
APRIL 21, 2023
The Canopy
1009 - 1011 Gravenstein Highway North, Sebastopol, CA
Collaborative
L-1

CONCEPTUAL DESIGN IMAGERY
Agenda Item Number 3 Agenda Item 3 Number
City Council Meeting Packet of April 2nd, 2024

Page 1114 of 1220 ends

LEGEND
Homes per Architect
Primary Entry - Through existing parking lot.

Secondary Entry - Off existing road.

Street per Civil Engineer.

Common Area Walks (4’ Wide)
Amenity Path (6’ Wide)
Private Yards
Common Area Landscape
Bicycle Repair Station and Racks
Social Space (Large)
- Deck
- Soft Seating
- Decorative Down Lights in Heritage Tree
Social Space (Small)
- Wood Deck
- Bench (or Chair Seating)
Mailbox Plaza
- Cluster Box Units
- Heritage Tree
Recreation Area (See Sheet L-4)
Fog Catchers
Council Ring
Transformer
Vegetated Buffer Zone (Stormwater Swale)
Property Line
Existing Trees to Remain
Street Trees
Accent Trees
Pedestrian Access Sign
Optional Pedestrian Gate to Hurlbut Ave.

Bike Rack
5 6
7 8
9 10
11 12
13 14
15 16
17 18
19 20
21 22
23 24
4 3
2 1
20 3
1 8
5 18
1 5 21 17
24 12
7 22
4 10 1 18 17
7 6 18 16
16 23 24
6 18
17 19
6 2
2 5
16 8
14 15
18 17
17 13
11 11 16
9 ADJACENT RESIDENTIAL W COUNTY & RODOTA TRAIL

E HURLBUT AVE

HURLBUT AVE
26’

ADJACENT MIXED COMMERCIAL
GRAVENSTEIN HIGHWAY 116
M
I
L
L

S T A T I O N
R D

S E B A S T O P O L

C H A R T E R
SCHOOL
26’
First Application Submittal
APRIL 21, 2023
The Canopy
1009 - 1011 Gravenstein Highway North, Sebastopol, CA
Collaborative
L-2
0 25’ 50’ 100’
Scale: 1”= 50’-0”

CONCEPTUAL SITE PLAN
Agenda Item Number 3 Agenda Item 3 Number
City Council Meeting Packet of April 2nd, 2024

Page 1115 of 1220 ends

9 8
1 6
1 5 2
11 12
4 2 3
13 11
1 12
5 14
LEGEND
Homes per Architect
Street per Civil Engineer
Common Area Walks (4’ Wide)
Amenity Path (6’ Wide)
Private Yards
Common Area Landscape
Bicycle Repair Station and Racks
Social Space (Large)
- Deck
- Soft Seating
- Decorative Down Lights in Heritage Tree
Transformer
Property Line
Existing Trees to Remain
A/C Units
Street Trees
Accent Trees
5 6
7 8
9 10
11 12
13 14
4 3
2 1
3 7
4 10

W COUNTY & RODOTA TRAIL
First Application Submittal
APRIL 21, 2023
The Canopy
1009 - 1011 Gravenstein Highway North, Sebastopol, CA
Collaborative
L-3
0 5’ 10’ 20’
Scale: 1”= 10’-0”

CONCEPTUAL HERITAGE TREE SOCIAL SPACE AND AMENITY PATH CONNECTION Agenda Item Number 3 Agenda Item 3 Number
City Council Meeting Packet of April 2nd, 2024

Page 1116 of 1220 ends

4 5
10 5 1 4 9 12 4 10 2 3
12 10 1
9 3 LEGEND
Homes per Architect
Street per Civil Engineer
Common Area Walks (4’ Wide)
Private Yards
Common Area Landscape
Recreation Area
- Organic Children’s Play Area
- Hammock Garden
- Seating
Fog Catchers
Property Line
Existing Trees to Remain
A/C Units
Vegetated Buffer Zone
Accent Trees
5 6
7 8
9 10
11 12
4 3
2 1
6 12
7 8
11 9
First Application Submittal
APRIL 21, 2023
The Canopy
1009 - 1011 Gravenstein Highway North, Sebastopol, CA
Collaborative
L-4
0 5’ 10’ 20’
Scale: 1”= 10’-0”

CONCEPTUAL RECREATION AREA
Agenda Item Number 3 Agenda Item 3 Number
City Council Meeting Packet of April 2nd, 2024

Page 1117 of 1220 ends

LEGEND
Fence
(6’ HT, ~1,750 Linear Feet)
Private Yard Fence and Gate
(42” HT, ~1,800 Linear Feet)
Retaining Wall (per Civil)
(3’ HT, ~330 Linear Feet) ADJACENT RESIDENTIAL

S E B A S T O P O L

C H A R T E R

SCHOOL W COUNTY & RODOTA TRAIL

E HURLBUT AVE

HURLBUT AVE

ADJACENT MIXED COMMERCIAL
GRAVENSTEIN HIGHWAY 116
M
I
L
L

S T A T I O N
R D
First Application Submittal
APRIL 21, 2023
The Canopy
1009 - 1011 Gravenstein Highway North, Sebastopol, CA
Collaborative
L-5
0 25’ 50’ 100’
Scale: 1”= 50’-0”

CONCEPTUAL WALL AND FENCE PLAN
Agenda Item Number 3 Agenda Item 3 Number
City Council Meeting Packet of April 2nd, 2024

Page 1118 of 1220 ends

First Application Submittal
APRIL 21, 2023
The Canopy
1009 - 1011 Gravenstein Highway North, Sebastopol, CA
Collaborative
L-6
CONCEPTUAL POLE LIGHT [OR EQUAL]
SCALE: NTS
CONCEPTUAL BOLLARD LIGHT [OR EQUAL]
SCALE: NTS
NOTE: PROJECT TO MEET ALL PHOTOMETRIC REQUIREMENTS OF CITY. FULL LIGHTING AND PHOTOMETRIC PLANS WILL BE SUBMITTED DURING THE CONSTRUCTION DOCUMENT PHASE.

Product Data Sheet
Ashbery Area Light
2 Revised September 22, 2022 | Landscape Forms Inc. | 800.521.2546 | F 269.381.3455 | 7800 E. Michigan Ave., Kalamazoo, MI 49048 16 4.9
14 4.3
12 3.7
16 4.9
14 4.3
12 3.7
ft
m
ft
m
37 3/8"
936 mm
19 7/8"
505 mm
Weight: 55 lbs
EPA: 2.57 ft2

42 3/8"
1075 mm
49 7/8"
1268 mm
Weight: 115 lbs
EPA: 5.45 ft2
LED Element
2000K CCT
Product Data Sheet
Ashbery Path Light
2 Revised July 05, 2022 | Landscape Forms Inc. | 800.521.2546 | F 269.381.3455 | 7800 E. Michigan Ave., Kalamazoo, MI 49048 To Order
Specify: Product, Lamp, Drive Current, Color Temperature, Input Voltage, Mounting Option, and Powdercoat Color.

EXAMPLE: AP – 006L4 – 035F – 35K – UV1 – SM – Powdercoat Color Product Lamp Drive Current Color Temp. Input Voltage Mounting AP

ASHBERY
006L4
( 6 LED, Type 4 )
012L5
( 12 LED, Type 5 )
035F
( 350 mA )
40K ( 4000K )
35K ( 3500K )
30K ( 3000K )
27K ( 2700K )
UV1
( 100-277VAC )
SM
( Surface Mount )
Product Modifications
Don't see what you are looking for? Our goal is to partner with you as the designer to manufacture solutions needed for the space you are creating. We offer the option to modify our standard product to meet certain design specifications or needs.

Contact your local Landscape Forms representative to learn more about these offerings.

Warranty
LED lighting products are warranted for six years.

Certifications
UL Listed, CE, RoHS Compliant, Dark-Sky Approved
Ashbery is designed by Robert A.M. Stern Architects
Click here for patent information related to this product.

Finish
Pangard II®, offered exclusively by Landscape Forms, is a 19 step program of cleaning, priming, and powdercoating that resists rusting, chipping, peeling and fading to produce the finest metal finish available for site furniture and outdoor lighting. In addition, Pangard II® contains no heavy metals and is free of Hazardous Air Pollutants.
9 1/2"
243 mm
36 3/4"
936 mm
7 1/4"
184 mm
Visit landscapeforms.com for more information. Specifications are subject to change without notice. Landscape Forms supports the Landscape Architecture Foundation at the Second Century level. ©2022 Landscape Forms, Inc. Printed in U.S.A.
landscapeforms.com | [email protected]

CONCEPTUAL LIGHTING DETAILS
Agenda Item Number 3 Agenda Item 3 Number
City Council Meeting Packet of April 2nd, 2024

Page 1119 of 1220 ends

NOTE: SUBJECT TO CHANGE DUE TO MWELO AND AVAILABILITY
First Application Submittal
APRIL 21, 2023
The Canopy
1009 - 1011 Gravenstein Highway North, Sebastopol, CA
Collaborative
L-7

PROPOSED TREES

EXISTING TREES

S C I E N T I F I C N A M E C O M M O N N A M E

S C I E N T I F I C N A M E C O M M O N N A M E
Acer macrophyllum Big-leaf Maple
Apple ‘Gravenstein’ Gravenstein Apple
Arbutus menziesii Madrone
Betula spp. Birch
Cercis canadensis Eastern Rosebud
Cercis occidentalis Western Redbud
Cornus florida ‘Rubra’ Pink Flowering Dogwood
Ginkgo biloba ‘Goldspine’ Autumn Gold Maidenhair Tree
Platanus racemosa Sycamore
Alnus rhombifolia Alder
Calocedrus decurrens Incense Cedar
Cedrus deodara Deodar Cedar
Pinus radiata Monterey Pine
Pinus spp. Pine
Pseudotsuga menziesii Douglas-Fir
Quercus agrifolia Coast Live Oak
Quercus kelloggi Black Oak
Quercus lobata Valley Oak
Salix matsudana “Tortuosa” Curly Willow
Sequoia sempervirens Coast Redwood
Ulmus americana American Elm

CONCEPTUAL PLANT PALETTE

SHRUBS, GRASSES, AND GROUNDCOVER

S C I E N T I F I C N A M E C O M M O N N A M E
Arctostaphylos spp. Manzanita
Calycanthus occidentalis Spice Bush
Camellia spp. Camellia
Carex tumulicola Foothill Sedge
Ceanothus sp. Wild Lilac
Cornus sericea Creek Dogwood
Cornus sericea ssp. Occidentails Western Dogwood
Dianella spp. Flax Lily
Equisetum hyemale Horsetail
Frangula californica Coffeeberry
Grevillea spp. Grevillea
Heuchera spp. Coral Bells
Heteromeles arbutifolia Toyon
Ilex spp. Holly
Iris douglasiana Douglas’ Iris
Juncus patens California Gray Rush
Lavandula ssp. Lavender
Leymus condensatus ‘Canyon Prince’ Canyon Prince Wild Rye Lomandra sp. Dwarf Mat Rush
Lonicera ssp. Honeysuckle
Mimulus sp. Monkey Flower
Muhlenbergia ssp. Deer Grass
Myoporum p. ‘Putah Creek’ Creeping Myoporum
Olea europaea ‘Little Ollie’ Little Ollie Dwarf Olive
Phormium spp. New Zealand Flax
Pittosporum spp. Pittosporum
Podocarpus elongatus ‘lcee Blue’ lcee Blue Yellow-wood
Polystichum munitum Western Sword Fern
Prunus ilicifolia Hollyleaf Cherry
Rhododendron occidentale Western Azalae
Rosa spp. Rose
Rosmarinus officinalis Rosemary
Sedum spp. Stonecrop
Woodwardia ambriata Giant Chain Fern
Westringia sp. Coast Rosemary
Turf Grass

VINE AND ESPALIER

S C I E N T I F I C N A M E C O M M O N N A M E
Eriobotrya ssp. Loquat
Lonicera japonica ‘Halliana’ Hall’s Honeysuckle
Rosa banksiae Lady Banks’ Rose
Vitis ‘Rogers Red’ Roger’s Red Grape

CONCEPTUAL PLANT PALETTE AND IMAGERY
Agenda Item Number 3 Agenda Item 3 Number
City Council Meeting Packet of April 2nd, 2024

Page 1120 of 1220 ends

2680PR.
3080PR.
2680PR. TEL. ELEC. 8' DOORS REQUIRED

WEST COUNTY & RODOTA TRAILS STREET A

STREET B

STREET C

STREET D

STREET E

STREET F

STREET B STREET B STREET G STREET H

STREET I

STREET J STREET K

GRAVENSTEIN HWY NORTH

HURLBUT AVE
A1
BLDG
1 BLDG
3 BLDG
2 BLDG
4 BLDG
9 BLDG
10 BLDG
5 BLDG
6 BLDG
7 BLDG
8 BLDG
11 BLDG
20 BLDG
19 BLDG
18 BLDG
12 BLDG
13 BLDG
14 BLDG
17 BLDG
16 BLDG
15B1
B2
K
I
G
H
J
C
D
E
E
A2
adobe associates, inc.
1220 N. Dutton Ave., Santa Rosa, CA 95401
P. (707) 541-2300 F. (707) 541-2301 Website: www.adobeinc.com "A Service You Can Count On!" civil engineering I land surveying I wastewater TENTATIVE MAP - NOT FOR CONSTRUCTION THE CANOPY VESTING TENTATIVE MAP PACKAGE TITLE SHEET & TYPICAL STREET SECTIONS

SHEET INDEX

1. C1.0 TITLE SHEET & TYPICAL STREET SECTIONS
2-3. C1.1_1.2 SITE LAYOUTS

4. C1.3 DEMOLITION PLAN
5-6. C2.0_2.1 PRELIMINARY GRADING & DRAINAGE PLANS

7. C2.2 GRADING-SOILS PLAN
8-9. C3.0_3.1 PRELIMINARY UTILITY PLANS

10. C4.0 TENTATIVE VESTING MAP

OVERALL SITE PLAN
TOTAL NO. OF LOTS: 2
SITE AREA: 6.1 ACRES
PRESENT ZONING: OLM (R7 w/ CUP)
PROPOSED ZONING: OLM (R7 w/ CUP)
HIGH FIRE SEVERITY ZONE: NO

ABBREVIATIONS
LEGEND

ENGINEER

APPLICANT

SITE INFORMATION
8" W W

SURVEYOR

STREET A - TYPICAL SECTION
(NO SIDEWALK) A1

THE CANOPY - VESTING TENTATIVE MAP PACKAGE
1009 & 1011 GRAVENSTEIN HIGHWAY NORTH
Sebastopol, California
APN 060-261-026 & 028
SCALE : 1" = 60'
C1.0
BLDG
BLDG

STREET A - TYPICAL SECTION
(WITH SIDEWALK) A2
BLDG
BLDG

ARCHITECT LANDSCAPE
STREET B - TYPICAL SECTION B1
BLDG
PA
PA
PA
PA
PA
PA
STREET B - TYPICAL SECTION B2
PA

TYPICAL STREET SECTION
(STREET C ~ K) -
BLDG
BLDG
PA
PA
PA
HATCHING LEGEND:

GRADING QUANTITIES:

Area of Disturbance = 5.35 Acres
Agenda Item Number 3 Agenda Item 3 Number
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STREET B STREET A STREET C

STREET D

STREET E

STREET F

STREET A

BUILDING
11 BUILDING
20 BUILDING
19 BUILDING
18 BUILDING
12 BUILDING
13 BUILDING
17 BUILDING
14 BUILDING
16 BUILDING
15 GRAVENSTEIN HIGHWAY NORTH
adobe associates, inc.
1220 N. Dutton Ave., Santa Rosa, CA 95401
P. (707) 541-2300 F. (707) 541-2301 Website: www.adobeinc.com "A Service You Can Count On!" civil engineering I land surveying I wastewater TENTATIVE MAP - NOT FOR CONSTRUCTION THE CANOPY VESTING TENTATIVE MAP PACKAGE SITE LAYOUT C1.1 MATCH LINE - SEE SHEET C1.1 FOR CONTINUATION

MATCH LINE - SEE PLAN ON RIGHT

MATCH LINE - SEE PLAN ON LEFT

FOR CONTINUATION
Agenda Item Number 3 Agenda Item 3 Number
City Council Meeting Packet of April 2nd, 2024

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STREET B
BUILDING 8BUILDING 7
BUILDING 6
BUILDING 5
BUILDING 4
BUILDING 3
BUILDING 2 BUILDING 9

BUILDING
10 BUILDING 1

STREET B STREET B STREET G STREET I STREET K

STREET J STREET H STREET B
adobe associates, inc.
1220 N. Dutton Ave., Santa Rosa, CA 95401
P. (707) 541-2300 F. (707) 541-2301 Website: www.adobeinc.com "A Service You Can Count On!" civil engineering I land surveying I wastewater TENTATIVE MAP - NOT FOR CONSTRUCTION THE CANOPY VESTING TENTATIVE MAP PACKAGE SITE LAYOUT C1.2 MATCH LINE - SEE SHEET C1.1 FOR CONTINUATION
Agenda Item Number 3 Agenda Item 3 Number
City Council Meeting Packet of April 2nd, 2024

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WEST COUNTY & RODOTA TRAILS

GRAVENSTEIN HWY NORTH HURLBUT AVE
adobe associates, inc.
1220 N. Dutton Ave., Santa Rosa, CA 95401
P. (707) 541-2300 F. (707) 541-2301 Website: www.adobeinc.com "A Service You Can Count On!" civil engineering I land surveying I wastewater TENTATIVE MAP - NOT FOR CONSTRUCTION THE CANOPY VESTING TENTATIVE MAP PACKAGE DEMOLITION PLAN DEMOLITION PLAN C1.3
SCALE: 1" = 40'

TREE PROTECTION
Agenda Item Number 3 Agenda Item 3 Number
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3050SH 3050SH
SH 50 30 SH 50 30
SH 50 30 SH 50 30 3050SH 3050SH 3050SH 3050SH
199.4 FFE
(ADA)
199.2
FFE
199.0
FFE
198.8
FFE
198.6
FFE
198.4
FFE
198.2
FFE
198.0 FFE
(ADA)
200.4 FFE
(ADA)
200.6
FFE
201.8
FFE
201.1
FFE
201.7 FFE
(ADA)
202.5
FFE
202.5 FFE
(ADA)
201.6
FFE
201.8 FFE
(ADA)
201.0 FFE
(ADA)
201.4 FFE
(ADA)
201.2
FFE
200.0
FFE
200.8
FFE
201.2
FFE
201.40
FFE
201.20 FFE
(ADA)
199.9 FFE
(ADA)
200.1
FFE
200.3
FFE
200.0
FFE
199.8 FFE
(ADA)
200.6
FFE
200.0
FFE
199.6 FFE
(ADA) 198.8 FFE
(ADA)
201.3
FFE
200.2
FFE
202.3
FFE
201.7
FFE
BLDG
11 BLDG
20 BLDG
19 BLDG
12 BLDG
18 BLDG
13 BLDG
17 BLDG
14 BLDG
16 BLDG
15 199.4
FFE
199.2
FFE
199.0
FFE MATCH LINE SEE SHT C2.1 FOR CONTINUATION adobe associates, inc. 1220 N. Dutton Ave., Santa Rosa, CA 95401
P. (707) 541-2300 F. (707) 541-2301 Website: www.adobeinc.com "A Service You Can Count On!" civil engineering I land surveying I wastewater TENTATIVE MAP - NOT FOR CONSTRUCTION THE CANOPY VESTING TENTATIVE MAP PACKAGE PRELIMINARY GRADING & DRAINAGE PLAN C2.0
LEGEND ’

MATCH LINE - SEE PLAN ON RIGHT

MATCH LINE - SEE PLAN ON LEFT

FOR CONTINUATION
Agenda Item Number 3 Agenda Item 3 Number
City Council Meeting Packet of April 2nd, 2024

Page 1125 of 1220 ends

3050SH 3050SH 3050SH 3050SH
3050SH 3050SH
3050SH 3050SH
195.3 FFE
(ADA) 195.1
FFE
194.9
FFE
194.7 FFE
(ADA)
196.1 FFE
(ADA)
195.9
FFE
195.7
FFE
195.5
FFE 196.3
FFE
196.5
FFE
196.9 FFE
(ADA)
196.7
FFE
197.0 FFE
(ADA)
197.2
FFE
197.4 FFE
(ADA)
200.6 FFE
(ADA)
200.4
FFE
200.2
FFE
200.0 FFE
(ADA)
200.9 FFE
(ADA)
201.1
FFE
201.3 FFE
(ADA)
196.8
FFE
197.2 FFE
(ADA)
197.0
FFE
196.2
FFE
196.4
FFE
196.6 FFE
(ADA)
198.0 FFE
(ADA)
197.8
FFE
197.6 FFE
(ADA)
196.9 FFE
(ADA)
197.1
FFE
197.0
FFE
195.5
FFE
196.0
FFE
197.0
FFE
197.8
FFE
196.0
FFE
BLDG 7
BLDG 8
BLDG
10 BLDG 9
BLDG 6
BLDG 5
BLDG 1
BLDG 2
BLDG 3
BLDG 4
201.5
FFE
MATCH LINE, SEE SHT C3.0 FOR CONTINUATION adobe associates, inc. 1220 N. Dutton Ave., Santa Rosa, CA 95401
P. (707) 541-2300 F. (707) 541-2301 Website: www.adobeinc.com "A Service You Can Count On!" civil engineering I land surveying I wastewater TENTATIVE MAP - NOT FOR CONSTRUCTION THE CANOPY VESTING TENTATIVE MAP PACKAGE C2.1PRELIMINARY GRADING & DRAINAGE PLAN
LEGEND ’
Agenda Item Number 3 Agenda Item 3 Number
City Council Meeting Packet of April 2nd, 2024

Page 1126 of 1220 ends

JT JT JT JT
JT JT
SVC

JT JT SVC JT JT JT JT JT JT

JT JT JT JT JT JT
JT JT

STREET B STREET A STREET C

STREET D

STREET E

STREET F

STREET A

STREET B

BUILDING
11 BUILDING
20 BUILDING
19 BUILDING
18 BUILDING
12 BUILDING
13 BUILDING
17 BUILDING
14 BUILDING
16 BUILDING
15 BUILDING 8
BUILDING 7
BUILDING 6
BUILDING 5
BUILDING 4
BUILDING 3
BUILDING 2
BUILDING 9

BUILDING
10 BUILDING 1

STREET B STREET B STREET G STREET I STREET K

STREET J STREET H STREET B
S
S
S

S S S S S S
S S S S S S adobe associates, inc.
1220 N. Dutton Ave., Santa Rosa, CA 95401
P. (707) 541-2300 F. (707) 541-2301 Website: www.adobeinc.com "A Service You Can Count On!" civil engineering I land surveying I wastewater TENTATIVE MAP - NOT FOR CONSTRUCTION THE CANOPY VESTING TENTATIVE MAP PACKAGE GRADING SOILS PLAN C2.2

HATCHING LEGEND

GRADING-SOILS PLAN
Agenda Item Number 3 Agenda Item 3 Number
City Council Meeting Packet of April 2nd, 2024

Page 1127 of 1220 ends

3050SH 3050SH
SH 50 30 SH 50 30
SH 50 30 SH 50 30 3050SH 3050SH 3050SH 3050SH S S S
199.4 FFE
(ADA)
199.2
FFE
199.0
FFE
198.8
FFE
198.6
FFE
198.4
FFE
198.2
FFE
198.0 FFE
(ADA)
200.4 FFE
(ADA)
200.6
FFE
201.8
FFE
201.1
FFE
201.7 FFE
(ADA)
202.5
FFE
202.5 FFE
(ADA)
201.6
FFE
201.8 FFE
(ADA)
201.0 FFE
(ADA)
201.4 FFE
(ADA)
201.2
FFE
200.0
FFE
200.8
FFE
201.2
FFE
201.40
FFE
201.20 FFE
(ADA)
199.9 FFE
(ADA)
200.1
FFE
200.3
FFE
200.0
FFE
199.8 FFE
(ADA)
200.6
FFE
200.0
FFE
199.6 FFE
(ADA) 198.8 FFE
(ADA)
201.3
FFE
200.2
FFE
202.3
FFE
201.7
FFE
BLDG
11 BLDG
20 BLDG
19 BLDG
12 BLDG
18 BLDG
13 BLDG
17 BLDG
14 BLDG
16 BLDG
15 199.4
FFE
199.2
FFE
199.0
FFE

JT JT JT JT JT JT JT JT JT SVC

JT JT JT JT JT

SVC SVC SVC
SVC
SVC
JT
SVC

SVC SVC

JT JT JT JT JT JT JT JT JT JT JT JT JT
JT
JT

JT JT JT JT JT JT JT

JT JT JT JT
JT
JT
JT

JT JT JT JT JT JT JT JT JT JT

JT JT JT
JT
JT 3 4 4 3 23 4 1 34 3 4 3 4 3 44 4 3 2 4 3 3 5 5 5 5 5 3 3 4 3 4 3 4 34 2 34 1 3 4 5 3 4 5 4 3 1 5 3 3 4 4 5 2 3 4 2 3 4 4 3 34 6 7 8 7 7 7 6 8 7 9 10 10
10 10
10 10 10 10
10 10
10 10
10 10
10 10
10 10
10 10 6 8
10 10
10 10
10 10
10 6 78 7 MATCH LINE SEE SHEET C3.1 FOR CONTINUATION adobe associates, inc. 1220 N. Dutton Ave., Santa Rosa, CA 95401
P. (707) 541-2300 F. (707) 541-2301 Website: www.adobeinc.com "A Service You Can Count On!" civil engineering I land surveying I wastewater TENTATIVE MAP - NOT FOR CONSTRUCTION THE CANOPY VESTING TENTATIVE MAP PACKAGE PRELIMINARY UTILITY PLAN C3.0 5
UTILITY KEY NOTES 12346789
10 Agenda Item Number 3 Agenda Item 3 Number
City Council Meeting Packet of April 2nd, 2024

Page 1128 of 1220 ends

3050SH 3050SH 3050SH 3050SH 3050SH 3050SH 3050SH 3050SH 3050SH 3050SH 3050SH 3050SH
3050SH 3050SH S S S S S S S
195.3 FFE
(ADA) 195.1
FFE
194.9
FFE
194.7 FFE
(ADA)
196.1 FFE
(ADA)
195.9
FFE
195.7
FFE
195.5
FFE 196.3
FFE
196.5
FFE
196.9 FFE
(ADA)
196.7
FFE
197.0 FFE
(ADA)
197.2
FFE
197.4 FFE
(ADA)
200.6 FFE
(ADA)
200.4
FFE
200.2
FFE
200.0 FFE
(ADA)
200.9 FFE
(ADA)
201.1
FFE
201.3 FFE
(ADA)
196.8
FFE
197.2 FFE
(ADA)
197.0
FFE
196.2
FFE
196.4
FFE
196.6 FFE
(ADA)
198.0 FFE
(ADA)
197.8
FFE
197.6 FFE
(ADA)
196.9 FFE
(ADA)
197.1
FFE
197.0
FFE
195.5
FFE
196.0
FFE
197.0
FFE
197.8
FFE
196.0
FFE
BLDG 7
BLDG 8
BLDG
10 BLDG 9
BLDG 6
BLDG 5
BLDG 1
BLDG 2
BLDG 3
BLDG 4
201.5
FFE

JT JT SVC

SVC SVC SVC

JT JT JT JT JT JT JT JT SVC SVC JT JT JT JT JT JT JT JT JT JT JT SVC

JT JT JT JT JT JT JT JT JT JT JT JT JT
JT
JT
JT
JT
JT
JT
JT

JT SVC SVC SVC SVC SVC SVC SVC

SVC SVC SVC JT JT JT JT JT JT

SVC SVC SVC

JT JT JT
JT
JT
JT 7 7 7 7 7 7 6 6
10 9
10 10 10 8
10 10
10 10
10 10 8 6 8
10 10
10 10
10 10 10 7
10 10
10 10 4 3 2 3 4 5 4 3 34 5 1 1 342 5 343 4 3 4 3 4 34 1 3 4 2 34 4 3 1 5 103 4
10 4 3 3 4 1 5 5
10 5 3 4
10 3 4 5
10 6 8 1 34 34 3 42 4 3 5 7 7 7 8 MATCH LINE, SEE SHT C3.0 FOR CONTINUATION adobe associates, inc. 1220 N. Dutton Ave., Santa Rosa, CA 95401
P. (707) 541-2300 F. (707) 541-2301 Website: www.adobeinc.com "A Service You Can Count On!" civil engineering I land surveying I wastewater TENTATIVE MAP - NOT FOR CONSTRUCTION THE CANOPY VESTING TENTATIVE MAP PACKAGE PRELIMINARY UTILITY PLAN C3.1 5
UTILITY KEY NOTES 12346789
10 Agenda Item Number 3 Agenda Item 3 Number
City Council Meeting Packet of April 2nd, 2024

Page 1129 of 1220 ends

C4.0 adobe associates, inc. 1220 N. Dutton Ave., Santa Rosa, CA 95401 P. (707) 541-2300 F. (707) 541-2301 Website: www.adobeinc.com "A Service You Can Count On!" civil engineering I land surveying I wastewater Agenda Item Number 3 Agenda Item 3 Number
City Council Meeting Packet of April 2nd, 2024

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PLANNING COMMISSION RESOLUTION NO. 24-02

RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF SEBASTOPOL

RECOMMENDING THE CITY COUNCIL CERTIFY THE ENVIRONMENTAL IMPACT REPORT (EIR) AND ADOPTING FINDINGS PURSUANT TO THE

CALIFORNIA ENVIRONMENTAL QUALITY ACT (CEQA)
FOR THE PROPERTY AT 1009 AND 1011 GRAVENSTEIN HIGHWAY NORTH (APN 060-261-026, 060-261-028)
WHEREAS, an application for a Conditional Use Permit for residential development in a Office Light Industrial district, a State Density Bonus for building height, and a Vesting Tentative Map for an 80-Unit townhome project known as Canopy (the “Project”), was filed on April 21st, 2023, by Samantha Hauser / City Ventures, which consists of subdividing two vacant parcels, 6.1 acres (APN 060-261-026, 060-261-028) into 80 lots and 107,200 square feet of private open space, to be developed with 80 townhome units, landscaped areas, and parking. Parking will be provided via a surface parking lot on site as well as garage parking for all of the units; and WHEREAS, the Project was the subject of an Environmental Impact Report prepared in compliance with the California Environmental Quality Act (CEQA), which was circulated for public comment from December 7, 2023 to January 24, 2024, including CEQAnet and the Federated Indians of the Graton Rancheria, consistent with local and State CEQA requirements;
WHEREAS, two comments were received from State agencies (CalTrans and Department of Toxic Substances) and are included within the Final EIR response to comments, and no tribal consultation pursuant to California Public Resources Code Section 21080.3.1 was requested by the Federated Indians of Graton Rancheria; and WHEREAS, thirteen written public comments and one written memo of comments received via phone call were received related to the Draft Environmental Impact Report component of the Project; and
WHEREAS, the Environmental Impact Report identifies significant impacts reduced to less than significant with the implementation of mitigation measures for the following sections; Aesthetics, Air Quality, Biological Resources, Cultural Resources, Geology and Soil, Greenhouse Gas, Hazards and Hazardous Materials, Hydrology and Water Quality, Noise, Transportation, and Tribal Cultural Resources; and WHEREAS, there are available feasible mitigation measures listed below that would reduce these impacts below less than significant and would be applied to the Project as conditions of approval refer to the MMRP (Exhibit D) for the full mitigation measures identified in the Final EIR and adopted and incorporated into the project:

1.Aesthetics Impact AES-2. The proposed project would not substantially damage Agenda Item Number 3 Agenda Item 3 Number
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scenic resources including trees, rock outcroppings, or historic buildings within view of a state scenic highway. Potentially significant impacts related to trees would be reduced to a less than significant level with implementation of Mitigation Measure BIO-2.

2.Aesthetics Impact AES-4. The proposed project would introduce nighttime light sources associated with lighting of proposed buildings and could introduce glare associated with onsite residences and associated passenger vehicles. The project would not create a new source of substantial light or glare that would adversely affect daytime or nighttime views in the area. Potentially significant impacts related to outdoor lighting would be reduced to a less than significant level with Mitigation Measure AES-4.

3.Air Quality Impact AQ-3. The project would not increase carbon monoxide concentrations such that it would create carbon monoxide hotspots. However, project construction could potentially expose sensitive receptors to substantial pollutant concentrations in the form of toxic air contaminant emissions given the proximity to surrounding and future onsite sensitive receptors. Potentially significant impacts would be reduced to a less than significant level with implementation of Mitigation Measure AQ-1.

4.Biological Resources Impact BIO-1. The project would have the potential to result in a substantial adverse effect on special status animal species. Potentially significant impacts would be reduced to a less than significant level with implementation of Mitigation Measure BIO-1(a), BIO-1(b), and BIO-1(c).

5.Biological Resources Impact BIO-3. The project could conflict with the City of Sebastopol Municipal Code tree protection ordinance. Potentially significant impacts would be reduced to a less than significant level with implementation of Mitigation Measure BIO-2.

6.Cultural Resource Impact CUL-2. Grading and excavation required for the proposed project would have the potential to unearth and adversely change or damage previously unidentified historical and archaeological resources. Potentially significant impacts would be reduced to a less than significant level with implementation of Mitigation Measure CUL-2.

7.Geology and Soils Impact GEO-1. The project has the potential to significantly impact paleontological resources. Potentially significant impacts would be reduced to a less than significant level with implementation of Mitigation Measure GEO-1.

8.Greenhouse Gas Impact GHG-1. The proposed project would be consistent with BAAQMD’s GHG thresholds for buildings and transportation with implementation of Mitigation Measure GHG-1. Therefore, the project would not generate GHG emissions that may have a significant impact on the environment. Potentially significant impacts related to electrical vehicle parking requirements would be reduced to a less than significant level with implementation of Mitigation Measure GHG-1 and in accordance with CALGreen Tier 2.

9.Hazards and Hazardous Materials Impact HAZ-2. Sebastopol Independent Charter School is located within 0.25 mile of the proposed project. The proposed project Agenda Item Number 3 Agenda Item 3 Number
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would not emit or handle hazardous or acutely hazardous materials. Potentially significant impacts would be reduced to a less than significant level with implementation of Mitigation Measure HAZ-3(b).

10. Hazards and Hazardous Materials Impact HAZ-3. While not listed on Government Code Section 65962.5(a), which constitutes DTSC’s portion of the Cortese List, the project site is associated with an active Voluntary Agreement cleanup case with regulatory agency oversight by the DTSC (DTSC 2023a). There are known hazardous material impacts to soil at the project site. However, compliance with applicable regulations and mitigation for impacts from potential soil and/or groundwater contamination at the project site would minimize hazards from the proposed project. Potentially significant impacts would be reduced to a less than significant level with implementation of Mitigation Measures HAZ-3(a) and HAZ3(b).

11. Hydrology and Water Quality Impact HYD-5. The proposed project would alter drainage patterns and increase runoff in the area but would not exceed the capacity of existing or planned stormwater drainage systems or provide substantial additional polluted runoff. Potentially significant impacts would be reduced to a less than significant level with implementation of Mitigation Measures HAZ-3(a) and HAZ-3(b).

12. Hydrology and Water Quality Impact HYD-6. The proposed project would not conflict with or obstruct the North Coast RWQCB Basin Plan or Santa Rosa Plain Subbasin GSP, pursuant to compliance with applicable water quality regulations.

Potentially significant impacts would be reduced to a less than significant level with implementation of Mitigation Measures HAZ-3(a) and HAZ-3(b).

13. Noise Impact NOI-1. Construction of the project would temporarily increase ambient noise levels, but noise levels would not exceed applicable standards.

Ambient noise in the project vicinity would increase from on-site activities and increased traffic. Traffic noise increases would be less than significant. operational stationary source noise would exceed standards established by the City.

Potentially significant impacts would be reduced to a less than significant level with implementation of Mitigation Measure NOI-1.

14. Transportation Impact TRA-1. The project would conflict with General Plan Action CIR 1f relating to pedestrian facilities. Incorporation of Mitigation Measure TRA-1 would ensure compliance with all relevant plans, programs, ordinances and policies. Potentially significant impacts would be reduced to a less than significant level with implementation of Mitigation Measure TRA-1.

15. Tribal Cultural Resources Impact TCR-1. Grading and excavation required for the proposed project would have potential to unearth and impact or damage Tribal Cultural Resources. Potentially significant impacts would be reduced to a less than significant level with implementation of Mitigation Measure TCR-1.

WHEREAS, the Project complies with CEQA Guidelines Section 15090 as detailed below:
a.Prior to approving a project the lead agency shall certify that:
a. The final EIR has been completed in compliance with CEQA; Agenda Item Number 3 Agenda Item 3 Number
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b. The final EIR was presented to the decision-making body of the lead agency, and that the decision-making body reviewed and considered the information contained in the final EIR prior to approving the project; and c. The final EIR reflects the lead agency‘s independent judgment and analysis.

WHEREAS, the project complies with CEQA Guidelines Section 15091 as detailed below:
a) No public agency shall approve or carry out a project for which an EIR has been certified which identifies one or more significant environmental effects of the project unless the public agency makes one or more written findings for each of those significant effects, accompanied by a brief explanation of the rationale for each finding. The possible findings are:
a. Changes or alterations have been required in, or incorporated into, the project which avoid or substantially lessen the significant environmental effect as identified in the final EIR.
i. In that the attached Mitigation Monitoring Responsibility Program (MMRP) labeled Exhibit D requires modifications to mitigate potential significant environmental effects; the MMRP, and b. Such changes or alterations are within the responsibility and jurisdiction of another public agency and not the agency making the finding. Such changes have been adopted by such other agency or can and should be adopted by such other agency.
i. In that the attached Mitigation Monitoring Responsibility Program identifies the City Department or outside agency responsible monitoring the mitigation.
c. Specific economic, legal, social, technological, or other considerations, including provision of employment opportunities for highly trained workers, make infeasible the mitigation measures or project alternatives identified in the final EIR.
i. in that no mitigations required to reduce any potentially significant impacts to less than significant are found to be infeasible. b) The findings required by subdivision (a) shall be supported by substantial evidence in the record.
a. In that the project will be required to submit the final subdivision map to the City Engineer for approval pursuant to the Subdivision Map Act. c) The finding in subdivision (a)(2) shall not be made if the agency making the finding has concurrent jurisdiction with another agency to deal with identified feasible mitigation measures or alternatives. The finding in subdivision (a)(3) shall describe the specific reasons for rejecting identified mitigation measures and project alternatives.
d) When making the findings required in subdivision (a)(1), the agency shall also adopt a program for reporting on or monitoring the changes which it has either required in the project or made a condition of approval to avoid or substantially lessen significant environmental effects. These measures must be fully Agenda Item Number 3 Agenda Item 3 Number
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enforceable through permit conditions, agreements, or other measures. a. In that the attached Mitigation Monitoring Responsibility Program is attached to this Resolution as Exhibit D.
e) The public agency shall specify the location and custodian of the documents or other material which constitute the record of the proceedings upon which its decision is based.
a. In that a copy of the Final EIR and MMRP’s will be on file with the City of Sebastopol Planning Department for public viewing.

WHEREAS, on August 21, 2019, the Design Review Board and on October 8, 2019, the Planning Commission conducted a preliminary review of the proposed project, heard public comment, and provided comments to the applicant; and WHEREAS, on March 12, 2024, the Planning Commission opened a duly noticed public hearing to review the proposed residential development with the following entitlements of a use permit, vesting tentative map, and density bonus for building height, heard a staff report and public testimony, and deliberated.

NOW, THEREFORE, BE IT RESOLVED THAT, The Planning Commission of the City of Sebastopol, California, does hereby recommend the City Council Certify the Environmental Impact Report and adoption of findings pursuant to the California Environmental Quality Act as set forth above, with the mitigation measures set forth above and in the Environmental Impact Report, which are hereby incorporated into the Project and made Conditions of the Project.

The above and foregoing Resolution was duly passed, approved and adopted at a meeting by the Planning Commission on the 12th day of March 2024, by the following vote:

VOTE:

Ayes: Chair Fritz, Vice Chair Hanley, Commissioners Fernandez, Oetinger Noes: None
Abstain: None

Absent: Commissioner Burnes
Certified: __________________________
Kari Svanstrom, Planning Director
Attachments:

Exhibit D: Mitigation Monitoring Reporting Program

1/2022
Agenda Item Number 3 Agenda Item 3 Number
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RESOLUTION NO. 24-03

RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF SEBASTOPOL

RECOMMENDING THE CITY COUNCIL APPROVE A USE PERMIT, VESTING TENTATIVE MAP, AND DENSISTY BONUS FOR THE PROPERTY AT 1009-1011 GRAVENSTEIN HIGHWAY NORTH (APN 060-261-026, 060-261-028)
WHEREAS, the City of Sebastopol completed a comprehensive General Plan update with adoption of a new General Plan on November 15, 2016; and WHEREAS, the City of Sebastopol completed a Housing Element Update to the General Plan with adoption of a new Housing Element on January 3, 2023, and Certified by the State of California Department of Housing and Community Development (HCD) on March 7, 2023; and,
WHEREAS, pursuant to the California Environmental Quality Act (CEQA, codified at Public Resources Code § 21000 et seq.) and the State CEQA Guidelines (14 CCR, § 15000 et seq.), on November 15, 2016, the City Council certified and adopted an Environmental Impact Report (EIR) for the Sebastopol General Plan (the “Project”; State Clearinghouse No. 2016032001); and
WHEREAS, an application for a Conditional Use Permit for residential development in a Office Light Industrial district, a State Density Bonus for building height, and a Vesting Tentative Map for an 80-Unit townhome project known as Canopy (the “Project”), was filed on November 8
th
, 2023, by Samantha Hauser / City Ventures, which consists of subdividing two vacant parcels, 6.1 acres (APN 060-261-026, 060-261-028) into 80 lots and 107,200 square feet of private open space, to be developed with 80 townhome units, landscaped areas, and parking. Parking will be provided via a surface parking lot on site as well as garage parking for all of the units; and WHEREAS, the project, as conditioned, is consistent with the General Plan, in that it conforms to the following goals/programs/policies; and, • Goal LU1 - Maintain Sebastopol as a unique, charming, and environmentally sensitive small town that provides residents, businesses, and visitors with opportunities to enjoy a high quality of life, in that the project will provide housing opportunities that are environmentally friendly with the low water landscape, all electric development, and improvements to existing pedestrian facilities.
• Policy LU 1-2: Avoid urban sprawl by concentrating development within the City limits; favor infill development over annexation, in that the project is an infill development as it intends to develop two vacant parcels within city limits.
• Policy LU 1-7: Encourage new development to be contiguous to existing development, whenever possible, in that the project reflects similar Agenda Item Number 3 Agenda Item 3 Number
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characteristics to the existing development of the O’Reilly media office buildings to the west, and utilizes existing access points for both vehicles and pedestrians through the site, and enhances the connectivity to the existing urban resources.
• Policy LU 5-5: Strongly encourage residential development in a balanced and efficient pattern that reduces sprawl, preserves open space, and creates convenient connections to other land uses, in that the project provides connections to the West County Trail, pedestrian access to an adjacent bus line, and is within walking distance of a major shopping center.
• Policy LU 6-1: Promote increased residential densities in that the project provides a residential development of 13.11 dwelling units per acre, which is within the minimum and maximum densities allowed in the R7 multifamily zoning district.
• Policy LU 6-2: Promote compact urban form that provides residential opportunities in close proximity to jobs, services, and transit, in that the project is a compact design of townhomes located in close proximity to a large shopping center, bus stop and two schools.
• Policy CIR 1-5: When analyzing impacts to the circulation network created by new development or roadway improvements, consider the needs of all users, including those with disabilities, ensuring that pedestrians, bicyclists, and transit riders are considered preeminent to automobile drivers in that the project provides connectivity to the West County Trail and adjacent to a bus transit line.
• Housing Element Policy C-4: The City will encourage development of new housing to meet a range of income levels, including market-rate housing, and a variety of housing sizes and types, in that the project includes both market-rate housing as well as fifteen percent of the units to be sold at 120% or less of the average median income (AMI) in perpetuity. • Housing Element Goal D-1: Promote Housing Affordability for both Renters and Homeowners, in that fifteen percent of the units to be sold at 120% or less of the average median income (AMI).
• Community Design Policy 1-2: Ensure that new residential and commercial development is sensitive to the surrounding architecture, topography, landscaping, character, scale, and ambiance of the surrounding neighborhood, in that it is the same scale or lower than the adjacent office buildings, it has significant setbacks from adjoining residential structures, it breaks down the massing of the development by proposing twenty separate structures for the units, it retains the majority of trees between the site and the adjoining residential uses, and maintains two-thirds of the site as open space, and will be planting additional trees.

And,
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WHEREAS, granting a Conditional Use Permit for the Project is appropriate as it complies with SMC 17.415.030 as detailed below:

1.The proposed use is consistent with the General Plan and all applicable provisions of this title in that residential development in an Office Light Industrial zoning district is allowed with the approval of a Conditional Use Permit.

2.The establishment, maintenance, and operation of the use applied for will not, under the circumstances of the particular case (location, size, design, and operating characteristics), be detrimental to the health, safety, peace, morals, comfort, or general welfare of persons residing or working in the area of such use or be detrimental or injurious to property and improvements in the neighborhood or to the general welfare of the City in that:
i. The proposed use of a residential development is compatible with the surrounding uses of residential, office, and scholastic. ii. The Project maintains the existing trees and screening to the adjoining residential areas, as well as appropriate setbacks from adjoining properties. iii. The Project maintains pedestrian and bicycle connections to the West County Trail which will remain public, and will enhance the pedestrian connectivity by providing new pedestrian and bicycle access to both Gravenstein Highway north and Hurlbut Avenue.
iv. The Project will provide a range of housing, including market rate townhomes, Accessory Dwelling Units, and deed-restricted Moderate income housing. v. The Project is consistent with the R7 Multi-family housing zoning requirements.
vi. The Project, with the approval of a Use Permit, is consistent with the Office and Light Industrial Zoning District.
vii. The Project underwent an Environmental Impact Report (EIR), which requires mitigations related to noise, drainage, soil remediation, air quality, and light glare to ensure health and safety to the community and the new residents. viii. And,
WHEREAS, granting a Tentative Map for the Project is appropriate as it complies with SMC

16.28.070(A) in that:

1. The proposed subdivision, together with the provisions for its design and improvement, is consistent with the General Plan as detailed above, and other applicable provisions of SMC Chapter 16 and the State Subdivision Map Act (SMA); and

2. The design of the proposed subdivision provides, to the extent feasible, for future passive or natural heating or cooling opportunities in the subdivision, as described in the State Subdivision Map Act and any guidelines promulgated by the City Council.
i. The Project is required to comply with the California Green Building Standard Code (CalGreen) requirements for energy efficient buildings and appliances, Agenda Item Number 3 Agenda Item 3 Number
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including Tier 2 standards required by the City of Sebastopol (which are higher than the base State requirements for green design). CalGreen Standards require that buildings reduce water consumption, employ building commissioning to increase building system efficiencies, divert construction waste from landfills, and install low pollutant‐emitting finish materials. The project also incorporates many sustainable features which help reduce energy consumption, such as:
• All-electric construction
• Low water use landscape
• Native Plant materials
• Accessible/adaptable features in all buildings
WHEREAS, the project was subject to an Environmental Impact Report (EIR) prepared in compliance with the California Environmental Quality Act (CEQA), which was circulated for public comment on December 7, 2023, to January 24, 2024, including CEQAnet and the Federated Indians of the Graton Rancheria, consistent with local and State CEQA requirements, and complies with CEQA Guidelines Section 15074 as detailed in the CEQA Resolution; and,
WHEREAS, on August 21, 2019, the Design Review conducted a preliminary review of the proposed project and provided comments to the applicant; and, WHEREAS, on October 8, 2019, the Planning Commission conducted a preliminary review of the proposed project and provided comments to the applicant; and, WHEREAS, on January 23rd, 2024, the Planning Commission held a duly noticed public hearing to receive comments on the Draft Environmental Impact Report; and, WHEREAS, on March 12, 2024, the Planning Commission held a duly noticed public hearing to review the proposed residential development with the following entitlements of a use permit, tentative map, and density bonus for building height, heard a staff report and public testimony, and deliberated; and,
WHEREAS, The City of Sebastopol Planning Commission recommended the adoption of an Environmental Impact Report for the “Canopy” Project (the “Project”) located at 1009 and 1011 Gravenstein Highway North in a separate Resolution based on the findings of fact of the Adopting of Resolution No. 24-02.

NOW, THEREFORE, BE IT RESOLVED THAT, The Planning Commission of the City of Sebastopol, California, does hereby recommend approval to the City Council, based on the findings above and subject to the Conditions of Approval in Exhibit B and Exhibit C:

1. A use permit for residential development in an Office Light Industrial district.

2. A tentative map for the creation of two new lots and 80 condominium units as shown in Exhibit A.

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3. A density bonus for the increase in building height from the allowable 30’ and two stories as required in the zoning ordinance to 40’ and three stories Approved on March 12, 2024 by the following vote:

AYES: Chair Fritz, Vice Chair Hanley, Commissioners Fernandez, Oetinger NOES: None.

ABSTAIN: None.

ABSENT: Commissioner Burnes
Certified: __________________________
Kari Svanstrom, Planning Director

1/2022
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Sebastopol City CouncilApril 2, 2024

Sebastopol City Council
April 2, 2024