Agenda-Item-Number-6-Attachment-1-7621-Healdsburg-Ave — Sebastopol City Council, November 5, 2024

1 City of Sebastopol
Planning Department
7120 Bodega Avenue
Sebastopol, CA 95472
(707) 823-6167

MASTER PLANNING

APPLICATION FORM

APPLICATION TYPE
☐ Administrative Permit Review ☐ Lot Line Adjustment/Merger ☐ Temporary Use Permit ☐ Alcohol Use Permit/ABC Transfer ☐ Preapplication Conference ☐ Tree Removal Permit ☐ Conditional Use Permit ☐ Preliminary Review ☐ Variance ☐ Design Review ☐ Sign Permit ☐ Other___________________________ This application includes the checklist(s) or supplement form(s) for the type of permit requested: ☐ Yes ☐ No

REVIEW/HEARING BODIES
☐ Staff/Admin ☐ Design Review/Tree Board ☐ Planning Commission ☐ City Council ☐ Other_______

APPLICATION FOR
Street Address: Assessor’s Parcel No(s):

Present Use of Property: Zoning/General Plan Designation:

APPLICANT INFORMATION
Property Owner Name:

Mailing Address: Phone:

City/State/ZIP: Email:

Signature: Date:

Authorized Agent/Applicant Name:

Mailing Address: Phone:

City/State/ZIP: Email:

Signature: Date:

Contact Name (If different from above): Phone/Email:

PROJECT DESCRIPTION AND PERMITS REQUESTED (ATTACH ADDITIONAL PAGES IF NECESSARY)

CITY USE ONLY
Fill out upon receipt: Action: Action Date:

Application Date: Staff/Admin: Date: ____________
Planning File #: Planning Director: Date: ____________
Received By: Design Review/Tree Board: Date: ____________ Fee(s): $ Planning Commission: Date: ____________
Completeness Date: City Council: Date: ____________
Agenda Item Number 6 Agenda Item Number: 6
City Council Meeting Packet of: November 5, 2024

Page 67 of 256 ends

2 SITE DATA TABLE
If an item is not applicable to your project, please indicate “Not Applicable” or “N/A” in the appropriate box; do not leave cells blank.

SITE DATA TABLE

REQUIRED / ZONING

STANDARD

EXISTING PROPOSED
Zoning N/A
Use N/A
Lot Size
Square Feet of Building/Structures
(if multiple structures include all
separately)
Floor Area Ratio (F.A.R) ____.________FAR ____.________FAR ____.________FAR Lot Coverage ____________% of lot ____________% of lot ____________% of lot ______________sq. ft. ______________sq. ft. ______________sq. ft.

Parking
Building Height
Number of Stories
Building Setbacks – Primary
Front
Secondary Front Yard (corner lots)
Side – Interior
Rear
Building Setbacks – Accessory
Front
Secondary Front Yard (corner lots)
Side – Interior
Rear
Special Setbacks (if applicable)
Other (______________________)
Number of Residential Units
Residential Density
______Dwelling Unit(s) ______Dwelling Unit(s) _______Dwelling Unit(s) 1 unit per______ sq. ft. 1 unit per______ sq. ft. 1 unit per_______ sq. ft.

Useable Open Space _____________sq. ft. _____________sq. ft. _____________sq. ft.

Grading Grading should be
minimized to the
extent feasible to
reflect existing
topography and
protect significant site
features, including
trees.

N/A
Total: ________ cu. yds
Cut: _______ cu. yds.

Fill: _______ cu. yds.

Off-Haul: ______cu. yds
Impervious Surface Area N/A ____________% of lot ____________% of lot ______________sq. ft. ______________sq. ft.

Pervious Surface Area N/A
____________% of lot ____________% of lot
______________sq. ft. ______________sq. ft.

Agenda Item Number 6 Agenda Item Number: 6
City Council Meeting Packet of: November 5, 2024

Page 68 of 256 ends

Agenda Item Number 6 Agenda Item Number: 6
City Council Meeting Packet of: November 5, 2024

Page 69 of 256 ends

Agenda Item Number 6 Agenda Item Number: 6
City Council Meeting Packet of: November 5, 2024

Page 70 of 256 ends

Page | 1
December 14, 2023
Pacific Knolls, 7621 Healdsburg Ave.

Proposed Development of 12 Apartments + 12 Town Homes
From: Katherine Austin, AIA Project Architect
Project Description:

Zoning:

The parcel has split zoning. The north portion of the site is Zoned CO Commercial Office, and the southerly portion of the site is zoned R7 High Density Residential. We received preliminary support from the Planning Commission to propose 100% Residential in the CO zone as housing is a much greater need than more commercial space. Our proposal is to provide much needed housing for Sebastopol by providing 12 town homes accessed off Murphy Ave. and 12 apartments accessed off Healdsburg Avenue through a Use Permit.

Tree Preservation:

We propose to save as many mature oak trees on the site as possible while still providing the needed circulation and parking required per city standards. Grading was carefully considered to save many trees in the south and east behind the town homes and between the parking lot and east property line. We have changed the location of the access drive of the parking lot to the west side of the proposed apartment building which provides greater retention of oaks on the east and minimizes grading.

Landscaping: large, boxed specimen native oak trees are being proposed for an immediate effect, to mitigate the removal of trees. Six street trees are proposed.

Town Homes:

The town homes are designed with a pier and grade beam foundation around root zones and are internally stepped down where needed for driveway access to minimize grading where possible. We are providing universal design access where grading permits. Full baths are on the first floor of 5 of the 12 town homes for universal design. EV charging will be provided in garages of each unit and PVs on each roof. Heat Pump mini-splits and WH will be used, and bike storage is provided in a rear exterior closet. Private rear patios and yards are provided for each town home. Town Homes are as follows: (7) 1120SF - 2 BR 2 1/2 Baths and (5) 1148 SF – 2 BR 3 Baths. The town homes have (2) BR suites to allow for flexible living. A multi-unit mailbox will be sited in coordination with the post office. 1st Fl plate is 9’, 2nd floor plate 8’. No roof ridge exceeds 30 from average grade.

Apartments:

The apartment building is located on a gently sloped area behind the sidewalk along Healdsburg Ave and parking is in the rear, accessed off Healdsburg Ave on the westerly side of the new building. An elevator is proposed to provide an accessible route of travel to both floors so that all units can be adaptable for ADA. PVs and mini split units as well as heat pump WH will be provided on the roof concealed by parapets. Each upper unit has their own laundry and there is a skylight letting light into the center of the units. The lower units may have stacked w/d units provided. A California Access Specialist will review all plans for compliance with ADA including all path of travel signage. Private outdoor Agenda Item Number 6 Agenda Item Number: 6
City Council Meeting Packet of: November 5, 2024

Page 71 of 256 ends

Page | 2
spaces are provided for each apartment: 104+/- SF 2nd Fl & 143 +/- 1st fl. Apartments are as follows: (6) 590 SF 1-BD, 1-BA (6) 760 SF 1-BD, 1BA. The smaller apartments are necessary to provide for the depth of the required rear parking lot and retaining wall between the lower north side and higher south side of the site. Additional outdoor space is provided in the garden seating area on the west side. A multi-unit mailbox will be sited in coordination with the post office. Parapets do not exceed 30’ from average grade.

Town Home Site & Access:

To access the town homes, we propose a 20' private drive plus 4’ sidewalk off Murphy Ave with a "T" turn around and a 20' wide private drive plus 4’ sidewalk for 4 of the town homes. The roadway is wider than 26' next to the fire hydrant per the Fire Dept. The trash and recycle center are located near the center of the access road and will be landscaped.

The turnaround is sufficient for the trash hauler. Each town home has a 1 car garage and 1 tandem space in the driveway. We propose to make those driveways of permeable concrete. Between driveways we propose planting trees per the landscape plan to help with the storm water mitigation which is provided around the site in many retention areas as indicated in the Civil Engineering plans. Note there is a retention basin in the rear of each town home to retain the existing drainage pattern on site. A pathway from the town homes leads down the east side of the site. It steps down the hill to avoid grading under the trees proposed to be retained. The accessible route of travel is by private sidewalk to public sidewalk along Murphy Ave to Healdsburg Ave.

Apartment Site & Access:

A 20' driveway off Healdsburg Ave. on the west side of the new building is proposed, providing access to the rear 18 space parking lot for the 12 1-BR apartments. Half of the parking spaces are “tuck-under” the walkway above. On the south side of the parking lot is a planting area that will contain storm water filtration and include plantings. A retaining wall between the lower and upper area is provided with a guardrail placed at the top of the wall. Dark sky compliant lighting is indicated in the landscape plans as is 40% (7) EV charging spaces in the parking lot.

A handicap parking space is provided next to the elevator that serves the upper apartments which each have a semiprivate outdoor area on the south side. One unit, to be determined, will be built out for accessibility and the remainder will be adaptable. Bike parking is provided next to the garden seating area on the west side of the parking lot.

There is a walled multi-unit trash/recycle enclosure under the walkway and beside the stairs for the apartments that will be managed by the owner transporting the bins to the streetside and back. The sidewalk along Healdsburg Ave is proposed to be widened so that the cans can be placed on trash day without blocking the path of travel. This is after discussion with the trash hauler, Recology, who will not pull into or back out of the driveway onto Healdsburg Ave.

Possible Easement on South Property Line
There is a small triangular area at the rear of lots 2-5 of the town homes that is above the slope and on our side of the existing fence that belongs to the adjacent property. Should our project be approved, we would like to work with the neighboring property to obtain an easement to use that as yard area and replace the fence with a new one.

Agenda Item Number 6 Agenda Item Number: 6
City Council Meeting Packet of: November 5, 2024

Page 72 of 256 ends

Street View of Healdsburg Avenue
Street View of Murphy Avenue with proposed new private street entrance to Town Homes Street Views of BothHealdsburg & Murphy Aves.

Agenda Item Number 6 Agenda Item Number: 6
City Council Meeting Packet of: November 5, 2024

Page 73 of 256 ends

Perspective of Apartments looking from North East Corner along Healdsburg Avenue Perspective of the Apartments from the rear Parking Lot Apartments Perspectives
Agenda Item Number 6 Agenda Item Number: 6
City Council Meeting Packet of: November 5, 2024

Page 74 of 256 ends

20'-0"
::r
ell
DRIVE LAYOI.IT DIM PER CIVIL
Private Drive

AS CONDI TIC NS
PERMIT
If-¾ -
"---,-
1[ ____ �
'I>
I 'I r I
"
1r----- lf-----+-
lt-----
1!----- If----<>-
�EVAT0R exlO'
e"-o"
�
I
I
ii'�
,��
-
-
I
R
FACE OF C,IJRB ---------..,
�--------+-SIDEl"lALK --
18'-0" - VERIFY
- -,_
6050 SL
8'HEAD
BE
10 6'-h'
I '
·�t��=
-
>==a
I I I I I ,I II , □ '�N
MIN
92" c.CR
BEYOND
+2" � =-
I ila
EA
BARN
JAMB,
DOOR ,.!!,,-,
i
' -
(1 l
_
n
c -
( �
, ]
lvi'i'iKITC:::Ei
""
I
N:
• -f-'==='==='J
( c-1
I
(l___ �1
\'To:"
I
,

,"'
�
,:
/ 60<><> SL
II ,
s:i" cL1c. +2'

MIN EIE'T'OND

EA JAMB,

BARN DOOR
' I I
>==a
D'
11 , , I
s2· cl.1-t.+2" �
MIN

EA JAMB
SEYOND
,
�
llr----a _Q_
LIVING

BARN DOOR T
I
< i
I
L
<
-
-
-
;
I I'=='==="
( r:�1
1 KITCH Ni
�
1 �-" I 11
\Il("II" >==a
I
92" c.LR +2"

MIN BEYOND

EA JAMB,

BARN DOOR
( i
( --- [I]
( -Pl\, KITC� I
• . '
' '--- ..,
( I
I !
\rr.:-I
,

,"'
�
,:
� '
,:
□ / 6080SL □ / 6080SL
PATIO � �
PATIO gt''l;".'V=•!O�.�;:i==;i=,��k--_�---PATIO
El' HEAD 6-;:�LR
5 " CLR
El' HEAD 62' CL�
" CLR
IDTH·TYP I IDn+-TYP I
SIDEl'tALK
' ' '
bECOND FLook
I I I
I I I

HEALDSBURG AVENUE
_-_---=-_-_-- I I ' ' ' --=-_-_-_---=--
��'
I
6050 SL 6050 SL
8'HEAD El' HEAD
4 Da
1 �
1'l QM
,,

I KITCHEN
m,,,_
I
1& PULL
I
I
I
I
I
DN
I
I I
I
I
I
-�-
I
�H--1-+ - ---fi
II i I �
II
I I
II
I
I I
I
'
I I ! I
I
'
g,!I • Ml "'I'< ""'"
..._-----_
""
1E :
s
I

I KITCHEN I
9000 POG,
62" CLR I'll'
v~=a___•---1 ..l..

ACCE551BLf PULL
r266 cs.
----- r--\,0--1:6 ' •
6050 SL N
V HEAD
- D" L t::=6=1LJ ,....
�QM s � I KITCHE I
60EIO �\g:I. _ _j J_ :
1 �C��I: PULL
I
I
I
i�t-r-;::±::::±==i�" llr;::::1====1,--;,--;,--;,--;r;::====================i,--;,--;-r;:===================:::;i-• iJ� BIORETENTION � e- -� I _
Bl�E�N�N- _
� i _ � f-- -
�
1 __ B�R��O�
J
I
1 _
_
_ _ _ _
I BIORETE�
O� ____ -�
�EVAT0R
ElxlO'
{_4 t% 1 ---- --r 1 --�---r � 1�------i 1 ------1' 1
=
-1-+E3+i'
1 □ □ -
, � 11 I 11 I vv/11 I 11 I 11 LJ 4--.J - L,/-"'-�,�

L - - - - - - -
I -F=�- 0
" � ;;,_7,;_-00 � I WI
J 'f'-6" e"-o" 9'-6'
c,+--�------�--,...=---=---,- 5'-0" 5'-0"

IDDDDDI
6 1
-0"
i. ..... ~1'-6"
I I j I :

I I : I
I 1r<'H-1-+-�
I I I I !/

I I I I
UP 2 JI
�.,..._l ____ -21'_-0_" ____ ---,f--_____ 2-1'_-0_' ____ _,_ _____ 2_1'-0�'-----+------2-1'-0�'-' ____ --,f---_____ 2_1'-�0'_-+-__ t+-,f_-+-___ 2�1'-0_" ____ _,. ':2 '
pROUNDFLOO�
_l.ll'ila QE � - PATIO RECESS fOS
_!.INE OF :2nd_f_LOOR F05
ALl5N----..
(
'
(
'
ALl5N----..

I
/
I
I
I
I
I
Proposed Apartments
7621 Healdsburg Ave
Sebastopol,CA
Agenda Item Number 6 Agenda Item Number: 6
City Council Meeting Packet of: November 5, 2024

Page 75 of 256 ends

East Elevation North Elevation along Healdsburg Avenue
West Elevation with elevator tower South Elevation facing parking lot Apartment Building Elevations NTS
Apartment Elevations
Agenda Item Number 6 Agenda Item Number: 6
City Council Meeting Packet of: November 5, 2024

Page 76 of 256 ends

Perspective of Town Homes lots 8 through 5 left to right Perspective of Town Homes 4 through 1 left to right
Town Home Perspectives
Agenda Item Number 6 Agenda Item Number: 6
City Council Meeting Packet of: November 5, 2024

Page 77 of 256 ends

I
I
I
I
I - - >- - -'.
1 I ---
I ---
---
I
---
---
-
.... ....

I
»<l'
»<l'
....
�
'il m OOOCI>"'-
I
DNNG
I I
8 I i1 ,_
-�,,; �1 I HALL
mil- ----l- --- i �lei I I
I
11-CAR GARAGE
I I
I
I """"' """
,L __ _j_ ___ J
:1 1'
'I 1
1 I
'I I,
L--1. ____ _
I
I I
� I
I
....

I
�
'il m
LIVNG
.. �.

HALL
I
1' I ....

I .... I
- -
-
2nd FLOOR
DINING
7 �
--1
1-CAAGARA
I
""""
!
""'
DINNG
�""
'
- ---1-- - _i
....

LIVING
....
f-----<f>--� ,----- I _____ ::;J
,___�__,I i ,__I �___,J i
I. ,.... I

GROUND FLOOR
I
I.
.... I
»<l'
eo4, "-
DINING
5 l��I
11-CAR GARAGE I
""""' """
___ ...)_ __
....
��
'il
LMNG
.. �
I
I
,f---�--�:'.:'.I
i
i��
�.,tc
I
j:
-
BEDROOM2
6068BYPA555L
�
'
I
I
I
I
I
'
I
4!
I
I -
....

I
I I
I
I I
I I
I
....

I .., .., i!
"
I
2nd FLOOR
»<l'
I
' .... "Of
I
-
' �m
I <' �
lr;:::=±::::::::::r=::::¥===,t::::::'::::'-'===;' lr.======1:::r-==�=ia-- a=a "'- ==I ='-'=l!==!�
I
I
�
I <
�"'- I I �
I
I
I
I
I
I
1 1
1 ....
'I' ""
»<l'
I " �
I
I
....
-
--
✓--
f----
<
µ �
�
I eo4,.._ 1 n i
I r;::::=:::::::r--=��::'::::'_L==f l1r;:==::::::r-=��"'1:::::::::
i
eo4, 5L I I �
i
f--
7 6S'xS'

MOVABLE

KITCHEN
,:�-r:_:
,-,
,_, i_)!
,';! i
4 I ,__I�-_____,I
LIVING
"',..
-
2 -
I
I
I
DINNG
3 6S'xS'

MOVABLE

KITCHEN
I
___/
4\ T
LIVING
.., ..

HALL
--- .,
I t 1)
r
"'� 7 I
J- f:_.

I ,__I�-_____,I
DINNG
I

GROUND FLOOR
H!---,--1 i
��t=::1 I
I
I
I
I
I
I
I
I
7 Town Homes lots 1 - 8
Floor Plans
1/8"=1'-0"
Town Homes 1,5,8 = 1148 +/- SF
Town Homes 2,3,4,6&7 = 1120 +/- SF
Agenda Item Number 6 Agenda Item Number: 6
City Council Meeting Packet of: November 5, 2024

Page 78 of 256 ends

East Elevation Lot 4
North Elevations lots 4 through 1 left to right
West Elevation lot 1 on Murphy Avenue South Elevations lots 1 through 4 left to right Town Home Elevations lots 1 through 4
Agenda Item Number 6 Agenda Item Number: 6
City Council Meeting Packet of: November 5, 2024

Page 79 of 256 ends

East Elevation lot 8
North Elevation lots 8 through 5 left to right
West Elevation lot 5 South Elevation lots 5 through
Town Home Elevations lots 5 through 8 NTS
Agenda Item Number 6 Agenda Item Number: 6
City Council Meeting Packet of: November 5, 2024

Page 80 of 256 ends

I I
,,...
.,..
2nd FLOOR

GROUND FLOOR
,,...
s�
I I
I I
t
--+-------+
Town Homes 9 - 12
Floor Plans
1/8"=1'0"
Town Homes 9 & 12 = 1148 +/- SF
Town Homes 10 & 11 =1120 +/-
SF
Agenda Item Number 6 Agenda Item Number: 6
City Council Meeting Packet of: November 5, 2024

Page 81 of 256 ends

North Elevation lot 9 West Elevation lots 9 through 12 left to right South Elevation lot 12 East Elevation lots 12 through 9 left to right Town Home Elevations lots 9 through 12 NTS
Agenda Item Number 6 Agenda Item Number: 6
City Council Meeting Packet of: November 5, 2024

Page 82 of 256 ends

Street View of Healdsburg Avenue Revised to show access drive on east Street View of Murphy Avenue with proposed new private street entrance to Town Homes Street Views of BothHealdsburg & Murphy Aves.
8-13-2024 KA
Agenda Item Number 6 Agenda Item Number: 6
City Council Meeting Packet of: November 5, 2024

Page 83 of 256 ends

Perspective of Apartments looking from North East Corner along Healdsburg Avenue, Revised to show access on East Perspective of the Apartments from the rear Parking Lot, Revised to show access on East Apartments Perspectives
8-13-2024 KA
Agenda Item Number 6 Agenda Item Number: 6
City Council Meeting Packet of: November 5, 2024

Page 84 of 256 ends

20'-0"
::r
ell
DRIVE LAYOI.IT DIM PER CIVIL
Private Drive

MIN EIE'T'OND

EA JAMB,

BARN DOOR
' I I
>==a
D'
11 , , I
s2· cl.1-t.+2" �
MIN

EA JAMB
SEYOND
,
�
llr----a _Q_
LIVING

BARN DOOR T
I
< i
I
L
<
-
-
-
;
I I'=='==="
( r:�1
1 KITCH Ni
�
1 �-" I 11
\Il("II" >==a
I
92" c.LR +2"

MIN BEYOND

EA JAMB,

HEALDSBURG AVENUE
_-_---=-_-_-- I I ' ' ' --=-_-_-_---=--
��'
I
6050 SL 6050 SL
8'HEAD El' HEAD
4 Da
1 �
1'l QM
,,

I KITCHEN
m,,,_
I
1& PULL
I
I
I
I
I
DN
I
I I
I
I
I
-�-
I
�H--1-+ - ---fi
II i I �
II
I I
II
I
I I
I
'
I I ! I
I
'
g,!I • Ml "'I'< ""'"
..._-----_
""
1E :
s
I

I KITCHEN I
9000 POG,
62" CLR I'll'
v~=a___•---1 ..l..

L - - - - - - -
I -F=�- 0
" � ;;,_7,;_-00 � I WI
J 'f'-6" e"-o" 9'-6'
c,+--�------�--,...=---=---,- 5'-0" 5'-0"

IDDDDDI
6 1
-0"
i. ..... ~1'-6"
I I j I :

I I : I
I 1r<'H-1-+-�
I I I I !/

I
/
I
I
I
I
I
Proposed Apartments
7621 Healdsburg Ave
Sebastopol,CA
Agenda Item Number 6 Agenda Item Number: 6
City Council Meeting Packet of: November 5, 2024

Page 85 of 256 ends

East ElevationZLWKHOHYDWRUWRZHU North Elevation along Healdsburg Avenue West Elevation South Elevation facing parking lot
Apartment Building Elevations NTS
Apartment Elevations
8-13-2024 KA
8-13-2024 Revised to show access drive on east
Agenda Item Number 6 Agenda Item Number: 6
City Council Meeting Packet of: November 5, 2024

Page 86 of 256 ends

BUILDING ABOVE HEALDSBURG AVENUE 1 2 3 4 5 6 7 8 9101112 MATCH
LINE TRASH LIGHT FIXTURE CONCRETE ASPHALT CELL PAVERS LOW HEDGE BIORETENTION GENERAL PLANTING PRIVATE YARDS MULCH 3 4 5 6 1 2 MURPHY AVENUE EXISTING TREES TO REMAIN PROPOSED OAK TREES PROPOSED STREET TREES PROPOSED FLOWERING ACCENT TREES PROPOSED BIORETENTION TREES GUARDRAILS VALLEY OAKS + LIVE OAKS LIGHT FIXTURES TYPE A - BOLLARD TYPE B - BOLLARD TYPE C - PATH LIGHT TYPE D - WALL SCONCE LIGHT FIXTURES BIKE & SEATING AREA TRASH ELECTRIC VEHICLE CHARGING STATION OVERALL PRELIMINARY LANDSCAPE PLAN SHEET NUMBER L10 ̀ PHWDOXPD CDOLIRUQLD 94952 =AC LDQGVFDSH AUFKLWHFWV IQF 707
696-2967 404 EDVW D SWUHHW .................... VU#]DFODQGVFDSHFRP DATE SHEET TITLE SCALE: 1"=20' 0' 10' 20' 40' 12-11-2023 HEALDSBURG AVENUE SEBASTOPOL CALIFORNIA

NORTH TREE LEGEND MATERIAL LEGEND
Agenda Item Number 6
Agenda Item Number: 6
City Council Meeting Packet of: November 5, 2024

Page 87 of 256 ends

HEALDSBURG AVENUE 9 3 4 5 6 1 2 BUILDING ABOVE GUARDRAILS TRASH MEDIUM + LARGE SHRUBS TO CASCADE OVER WALL BIKE + SEATING AREA TRASH CREEPING VINE TO COVER WALL + FLOWERING VINE TO ATTACH TO GUARDRAILS CELL PAVERS + WALK/DRIVE-ON GROUNDCOVER ORNAMENTAL GRASS + SHRUBS TO SHIELD CARS EXISTING TREES TO REMAIN PROPOSED OAK TREES PROPOSED STREET TREEPROPOSED FLOWERING ACCENT TREES PROPOSED BIORETENTION TREES LIVE OAK VALLEY OAK SHEET NUMBER L11 ̀ PHWDOXPD CDOLIRUQLD 94952 =AC LDQGVFDSH AUFKLWHFWV IQF 0
696-296 404 EDVW D SWUHHW .................... VU#]DFODQGVFDSHFRP DATE SHEET TITLE 0' 5' 10' 20' SCALE: 1"=10' 12-11-2023 HEALDSBURG AVENUE SEBASTOPOL CALIFORNIA

NORTH TREE LEGEND PRELIMINARY LANDSCAPE PLAN APARTMENTS Agenda Item Number 6
Agenda Item Number: 6
City Council Meeting Packet of: November 5, 2024

Page 88 of 256 ends

1 2 3 4 5 6 7 8
MATCH
LINE MURPHY AVENUE TRASH MEDIUM + LARGE SHRUBS TO CASCADE OVER WALL BIKE + SEATING AREA CELL PAVERS + WALK/DRIVE-ON GROUNDCOVER EXISTING TREES TO REMAIN PROPOSED OAK TREES PROPOSED STREET TREEPROPOSED FLOWERING ACCENT TREES PROPOSED BIORETENTION TREES LIVE OAK VALLEY OAK PRELIMINARY LANDSCAPE PLAN SHEET NUMBER L12 ̀ PHWDOXPD CDOLIRUQLD 4 52 =AC LDQGVFDSH AUFKLWHFWV IQF
707
6 6-2
67 404 EDVW D SWUHHW .................... VU#]DFODQGVFDSHFRP DATE SHEET TITLE 0' 5' 10' 20' SCALE: 1"=10' 12-11-2023 HEALDSBURG AVENUE SEBASTOPOL CALIFORNIA

NORTH TREE LEGEND TOWNHOUSES WEST
Agenda Item Number 6
Agenda Item Number: 6
City Council Meeting Packet of: November 5, 2024

Page 89 of 256 ends

7 8 9101112
MATCH
LINE A A AAAA B B B B B C C C C C C C C C C C GUARDRAILS MEDIUM + LARGE SHRUBS TO CASCADE OVER WALL CELL PAVERS + WALK/DRIVE-ON GROUNDCOVER EV EV EXISTING TREES TO REMAIN PROPOSED OAK TREES PROPOSED STREET TREEPROPOSED FLOWERING ACCENT TREES PROPOSED BIORETENTION TREES LIVE OAK VALLEY OAK SHEET NUMBER L1 PHWDOXPD CDOLIRUQLD 9952 =AC LDQGVFDSH AUFKLWHFWV IQF 707
9-297 0 EDVW D SWUHHW .................... VU#]DFODQGVFDSHFRP DATE SHEET TITLE 0' 5' 10' 20' SCALE: 1"=10' 12-11-202 HEALDSBURG AVENUE SEBASTOPOL CALIFORNIA

NORTH TREE LEGEND PRELIMINARY LANDSCAPE PLAN TOWNHOUSES EAST Agenda Item Number 6
Agenda Item Number: 6
City Council Meeting Packet of: November 5, 2024

Page 90 of 256 ends

PL 0' 2' 4' 8' SCALE: 1/4"=1'-0" SEA7 :ALL DW B,2RE7EN7,2N LANDSCAPE SEC7,2NS SHEE7 NU0BER L14 ̀ PHWDOXPD CDOLIRUQLD 4 2 =AC LDQGVFDSH AUFKLWHFWV ,QF
0

-2
404 EDVW D SWUHHW .................... DA7E SHEE7 7,7LE 12-11-202 HEALDSBURG AVENUE SEBAS72P2L CAL,)2RN,A Agenda Item Number 6
Agenda Item Number: 6
City Council Meeting Packet of: November 5, 2024

Page 91 of 256 ends

1 2 3 4 5 6 7 8 9101112 12" OAK 35' DL 239 36" OAK 60' DL 240 9" OAK 25' DL 258 6" OAK 25' DL 253 9" OAK 25' DL 254 4 5 6 1 2 3 LOW HEDGE BIORETENTION GENERAL PLANTING PRIVATE YARDS MULCH OVERALL PLANTING CONCEPT PLAN SHEET NUMBER L2.0 PHWDOXPD CDOLIRUQLD 94952 =AC LDQGVFDSH AUFKLWHFWV IQF. 707
6962967 404 EDVW D SWUHHW ZZZ.]DFODQGVFDSH.FRP VU#]DFODQGVFDSH.FRP DATE SHEET TITLE 0' 15' 30' 60' SCALE: 1"=30' 12112023 HEALDSBURG AVENUE SEBASTOPOL CALIFORNIA NORTH PLANTING LEGEND TREES GENERAL PLANTING BIORETENTION NOTES: GENERAL PLANTING WILL ALSO INCLUDE PLANTS FROM BIORETENTION LIST PLANTING PLAN TO COMPLY WITH THE CRITERIA OF THE WATER EFFICIENT LANDSCAPE ORDINANCE AND APPLY THEM FOR THE EFFICIENT USE OF WATER IN THE LANDSCAPE DESIGN PLAN AND IN THE IRRIGATION DESIGN PLAN. BIORETENTION PLANTING TO COMPLY WITH BASMAA POST CONSTRUCTION MANUAL APPENDIX E 2019 UPDATE.

Agenda Item Number 6
Agenda Item Number: 6
City Council Meeting Packet of: November 5, 2024

Page 92 of 256 ends

1 2 3 4 5 6 7 8 9101112 12" OAK 35' DL 239 36" OAK 60' DL 240 9" OAK 25' DL 258 6" OAK 25' DL 253 9" OAK 25' DL 254 A A A A A A A A A AAAA B B B B B B D D D D D CC C C C C C C C C C C C C C C CC C C D D 3 4 5 6 1 2 D D D D D D D D C C D D EV EV EV EV ALIGHT FIXTURES BCD TYPE A - BOLLARD TYPE B - BOLLARD TYPE C - PATH LIGHT TYPE D - WALL SCONCE EV ELECTRIC VEHICLE CHARGING STATION OVERALL PRELIINARY LIGHTING PLAN ̀ SHEET NU0BER L30 ̀ PHWDOXPD CDOLIRUQLD 94952 =AC LDQGVFDSH AUFKLWHFWV IQF 707
696-2967 404 EDVW D SWUHHW .................... VU#]DFODQGVFDSHFRP DATE SHEET TITLE SCALE: 1"=20' 0' 10' 20' 40' 12-11-2023 HEALDSBURG AVENUE SEBASTOPOL CALIFORNIA

NORTH FIXTURE LEGEND FIXTURE TYPES
Agenda Item Number 6
Agenda Item Number: 6
City Council Meeting Packet of: November 5, 2024

Page 93 of 256 ends

Agenda Item Number 6 Agenda Item Number: 6
City Council Meeting Packet of: November 5, 2024

Page 94 of 256 ends

Agenda Item Number 6 Agenda Item Number: 6
City Council Meeting Packet of: November 5, 2024

Page 95 of 256 ends

Agenda Item Number 6 Agenda Item Number: 6
City Council Meeting Packet of: November 5, 2024

Page 96 of 256 ends

Agenda Item Number 6 Agenda Item Number: 6
City Council Meeting Packet of: November 5, 2024

Page 97 of 256 ends

Agenda Item Number 6 Agenda Item Number: 6
City Council Meeting Packet of: November 5, 2024

Page 98 of 256 ends

Agenda Item Number 6 Agenda Item Number: 6
City Council Meeting Packet of: November 5, 2024

Page 99 of 256 ends

Agenda Item Number 6 Agenda Item Number: 6
City Council Meeting Packet of: November 5, 2024

Page 100 of 256 ends

Agenda Item Number 6 Agenda Item Number: 6
City Council Meeting Packet of: November 5, 2024

Page 101 of 256 ends

Agenda Item Number 6 Agenda Item Number: 6
City Council Meeting Packet of: November 5, 2024

Page 102 of 256 ends

Agenda Item Number 6 Agenda Item Number: 6
City Council Meeting Packet of: November 5, 2024

Page 103 of 256 ends

Agenda Item Number 6 Agenda Item Number: 6
City Council Meeting Packet of: November 5, 2024

Page 104 of 256 ends

Agenda Item Number 6 Agenda Item Number: 6
City Council Meeting Packet of: November 5, 2024

Page 105 of 256 ends

Agenda Item Number 6 Agenda Item Number: 6
City Council Meeting Packet of: November 5, 2024

Page 106 of 256 ends

Agenda Item Number 6 Agenda Item Number: 6
City Council Meeting Packet of: November 5, 2024

Page 107 of 256 ends

Agenda Item Number 6 Agenda Item Number: 6
City Council Meeting Packet of: November 5, 2024

Page 108 of 256 ends

Agenda Item Number 6 Agenda Item Number: 6
City Council Meeting Packet of: November 5, 2024

Page 109 of 256 ends

Agenda Item Number 6 Agenda Item Number: 6
City Council Meeting Packet of: November 5, 2024

Page 110 of 256 ends

Agenda Item Number 6 Agenda Item Number: 6
City Council Meeting Packet of: November 5, 2024

Page 111 of 256 ends

Agenda Item Number 6 Agenda Item Number: 6
City Council Meeting Packet of: November 5, 2024

Page 112 of 256 ends

Agenda Item Number 6 Agenda Item Number: 6
City Council Meeting Packet of: November 5, 2024

Page 113 of 256 ends

Agenda Item Number 6 Agenda Item Number: 6
City Council Meeting Packet of: November 5, 2024

Page 114 of 256 ends

Agenda Item Number 6 Agenda Item Number: 6
City Council Meeting Packet of: November 5, 2024

Page 115 of 256 ends

Agenda Item Number 6 Agenda Item Number: 6
City Council Meeting Packet of: November 5, 2024

Page 116 of 256 ends

Agenda Item Number 6 Agenda Item Number: 6
City Council Meeting Packet of: November 5, 2024

Page 117 of 256 ends

Agenda Item Number 6 Agenda Item Number: 6
City Council Meeting Packet of: November 5, 2024

Page 118 of 256 ends

Agenda Item Number 6 Agenda Item Number: 6
City Council Meeting Packet of: November 5, 2024

Page 119 of 256 ends

Agenda Item Number 6 Agenda Item Number: 6
City Council Meeting Packet of: November 5, 2024

Page 120 of 256 ends

Agenda Item Number 6 Agenda Item Number: 6
City Council Meeting Packet of: November 5, 2024

Page 121 of 256 ends

Agenda Item Number 6 Agenda Item Number: 6
City Council Meeting Packet of: November 5, 2024

Page 122 of 256 ends

Agenda Item Number 6 Agenda Item Number: 6
City Council Meeting Packet of: November 5, 2024

Page 123 of 256 ends

Agenda Item Number 6 Agenda Item Number: 6
City Council Meeting Packet of: November 5, 2024

Page 124 of 256 ends

Agenda Item Number 6 Agenda Item Number: 6
City Council Meeting Packet of: November 5, 2024

Page 125 of 256 ends

Agenda Item Number 6 Agenda Item Number: 6
City Council Meeting Packet of: November 5, 2024

Page 126 of 256 ends

Pacific Knolls
Storm Water Low Impact Development Report
Prepared For
Pacific Realty Development LLC
7261 Healdsburg Ave
Sebastopol, CA 95472
405-686-0772
LACO Job No. 9272.02
APN: 164-150-054

PREPARED BY

LACO ASSOCIATES
1550 Airport Blvd, Suite 120
Santa Rosa, Ca 95403
(707) 525-1222
March, 2024
Prepared under the supervision of
Paul Peck, PE
Agenda Item Number 6 Agenda Item Number: 6
City Council Meeting Packet of: November 5, 2024

Page 127 of 256 ends

Project Description:

The project involves the construction of six new townhomes, twelve new single-family duplexes, construction of two residential driveways including grading and drainage, and associated site improvements.

Existing Site Description:

The site is located at 4245 Hargrave Ave. Sebastopol, CA. The total project area contained within parcel 164-150-054 encompasses 1.28 acres and consists primarily of oak woodland, tall grass, and scattered shrubs. The site includes a one-story dilapidated house with minimal concrete walkways around it. All existing structures and concrete will be demolished and removed. Pre-development on-site runoff consists of sheet flow from the southeast corner of the site flowing both north and west toward Healdsburg Ave and Murphy Ave, where it then collects into the city storm drain system. Once in the storm drain system, runoff eventually exits at the Morris St outfall into the Laguna de Santa Rosa. Of the 68 existing trees on the site, 27 will be preserved and remain and there are no other sensitive features. See Tree Preservation Plan.

Project Triggers:

The project will involve the construction of 37,192 SF (0.85 acres) of new or replaced impervious areas. According to Chapter 2, of the 2020 Storm Water LID Technical Design Manual (LIDTDM), project sites that create or replace more than 10,000 SF and less than 1.0 acres of impervious surface are required to incorporate permanent Storm Water BMPs to achieve 100% delta volume Capture as required by the NPDES MS4 Permit. There are no creek outfalls and therefore the size of the impervious area is the only project trigger.

Runoff Reduction Measures:

Downspouts from roof gutters will be disconnected from the storm drain system and discharge into landscape areas and swales. Drainage Management Area (DMA) 7 is the only DMA that takes credit for impervious area disconnection and trees. The total tributary area used for BMP sizing calculations has been reduced by 2,210 SF in the by taking credit for these measures.

Because it is a residential project, the only pollution prevention measures that will be required is that trash be kept inside a covered trash enclosure. There are no other pollution prevention requirements.

Types of BMPs
The selected BMPs for the developed site will include the following:

Universal LID Features
Impervious area disconnection: Allows stormwater coming from impervious areas to pervious areas that more effectively treat storm water and allow for infiltration.

Paved area disconnection is used on the site to disconnect direct discharge.

Interceptor Trees: Existing trees that intercept rain water on their leaves and branches, allowing rain water to evaporate or run down the branches and trunk of the tree where it readily infiltrates into the soil. Tree roots also increase infiltration.

Trees also provide shade over impervious surfaces which reduce peak flow in streams and provide shade which reduces the heat island effects of urban areas.

Priority 2 BMPs
Roadside Bio-retention – No Curb and Gutter (P2-05): Priority two bioretention facilities are designed with perforated pipe beneath the engineered treatment material that allows gradual drainage after the runoff is treated. (See attached detail)
Agenda Item Number 6 Agenda Item Number: 6
City Council Meeting Packet of: November 5, 2024

Page 128 of 256 ends

Pre & Post Development Runoff Conditions:

We have analyzed the pre and post development condition by using the Santa Rosa LID runoff curve number worksheet. We compared the pre and post development worksheets and determined the following composite curve numbers (CN) and runoff coefficients (C).

DMA # Curve Number (CN) Runoff Coefficient (C)
1 90.0 0.80
2 89.6 0.80
3 90.0 0.80
4 89.3 0.80
5 89.5 0.80
6 89.4 0.80
7 83.1 0.36
8 87.4 0.46
9 85.1 0.49
10 87.3 0.63

For the CN calculations, it was assumed that the native soil type had an infiltration rate of 0.05 in/hr and a cover description of 50% woods, 50% grass and curve number of 76. See attached for the composite curve numbers (CN) and runoff coefficients (C) calculations.

By utilizing the City of Santa Rosa Storm Water Calculator we modeled the pre vs. post condition.

The imported BMP fill material (Soiland BASMAA Bioswale Mix) for the priority one bioretention facility will have an infiltration rate of 5 in/hr. Additionally, porosity of the imported BMP soil was assumed to be 0.30 or better.

The results show that, with the designed bioretention areas, the 100% volume capture requirement is achieved. Furthermore, the bioretention facilities effectively meet the 100% treatment requirement. The bioretention facilities are designed and will be constructed to effectively treat trash debris. The mechanism for this is the flora and engineered soil that filters and intercept particles down to 100 microns in size, before entering the downstream waterways. Trash capture will not be an issue on this site given the nature of the project such as site use and location.

See all calculations in attached documents. As a result, this project conforms to County standards and post construction water quality impacts are not anticipated.

Maintenance and Funding
BMPs shall be inspected and maintained as described in the Storm Water Low Impact Development Technical Design Manual. All BMPs are located on private land throughout the entire property. Furthermore, BMPs will be the sole responsibility of and funded by the owner. All legal documents and agreements have been provided within this Report.

Maintenance of BMPs
The maintenance of selected BMPs is recommended as follows:

Impervious Area Disconnection
At a minimum inspection and maintenance shall include the following:
• Routinely inspect for ponding water near building foundation • Annually inspect for undercutting/washouts at the outlet of pipe • Annually inspect for splash blocks or rain chain damage • Annually inspect for vegetation or debris blocking outlet of pipe Agenda Item Number 6 Agenda Item Number: 6
City Council Meeting Packet of: November 5, 2024

Page 129 of 256 ends

Roadside Bio-retention – No Curb and Gutter (P2-05)
At a minimum maintenance shall include the following:
• Dry street sweeping upon completion of construction
• Dry street sweeping annually, and
o When water is observed flowing in the gutter during a low intensity storm. o Algae is observed in the gutter.
o Sediment/debris covers 1/3 of the gutter width or more. • Inspect twice during the rainy season for ponded water. • Obstructions and trash shall be removed and properly disposed of. • Pesticides and fertilizers shall not be used in the bioretention area. • Plants should be pruned, weeds pulled, and dead plants replaced as needed. • Inspection - $100
• Annual Maintenance - $300
• Replacement (30 years) - $5000
Inspections of all BMPs will be recorded using the checklists attached at the end of this document.

The property owner is responsible for following all county inspection and maintenance requirements. BMP inspection record keeping requirements, provisions for unscheduled maintenance, estimated costs associated with inspection & maintenance, design life and estimated replacement costs can be found in the operations and maintenance agreement.

Agenda Item Number 6 Agenda Item Number: 6
City Council Meeting Packet of: November 5, 2024

Page 130 of 256 ends

Attachments:

1. Preliminary SUSMP Submittal Guide

2. Determination Worksheet

3. BMP Selection Tables

4. Calculations (CN Composite Worksheet, Storm Water Calculator, and BMP Sizing Calculations)

4. BMP Details

5. Fact Sheets

6. Inspection & Maintenance Checklists

7. Soils Data

8. Pre and Post development Conditions & BMP Location Exhibits Agenda Item Number 6 Agenda Item Number: 6
City Council Meeting Packet of: November 5, 2024

Page 131 of 256 ends

^ƚŽƌŵtĂƚĞƌ>Žǁ/ŵƉĂĐƚĞǀĞůŽƉŵĞŶƚ^ƵďŵŝƚƚĂůŽǀĞƌƐŚĞĞƚ dŽďĞƐƵďŵŝƚƚĞĚǁŝƚŚĂůů^t>/ƐƵďŵŝƚƚĂůƐ

1. Submittal Information:

Initial SW LIDSFinal SW LID^

2. Applicant Information:

Applicant Name (Owner or Developer): __________________________________________________ Mailing Address:______________________________________________________________ City/State/Zip: ____________________________________________________________________ Phone/Email/Fax: _________________________________________________________________ WƌŽũĞĐƚEĂŵĞ͗
ĂƚĞ͗
WĂŐĞϭ
ĞƐŝŐŶDĂŶƵĂůhƐĞĚĨŽƌĚĞƐŝŐŶ͗
ϮϬϬϱ^ƚĂŶĚĂƌĚhƌďĂŶ^ƚŽƌŵtĂƚĞƌDŝƚŝŐĂƚŝŽŶWůĂŶ
ϮϬϭϭ^ƚŽƌŵtĂƚĞƌ>Žǁ/ŵƉĂĐƚĞǀĞůŽƉŵĞŶƚdĞĐŚŶŝĐĂůĞƐŝŐŶDĂŶƵĂů ϮϬϭϳ^ƚŽƌŵtĂƚĞƌ>Žǁ/ŵƉĂĐƚĞǀĞůŽƉŵĞŶƚdĞĐŚŶŝĐĂůĞƐŝŐŶDĂŶƵĂů -/1%&41FSNJU=-*%5FDIOJDBM.BOVBM=-*%.BOVBM6QEBUF=*OJUJBM48-*%4$PWFSTIFFU Pacific Knolls
@3/22/2024@@@@@@@@@@@@@@
Submittal Date: ______________
✔
✔
Pacific Realty Development LLC
1555 Grant Ave
Novato, CA 94945
405-686-0772
Agenda Item Number 6 Agenda Item Number: 6
City Council Meeting Packet of: November 5, 2024

Page 132 of 256 ends

WƌŽũĞĐƚEĂŵĞ͗
ĂƚĞ͗
^ƚŽƌŵtĂƚĞƌ>Žǁ/ŵƉĂĐƚĞǀĞůŽƉŵĞŶƚ^ƵďŵŝƚƚĂůŽǀĞƌƐŚĞĞƚ Subdivision Grading Permit Building Permit Design Review Use Permit
KƚŚĞƌ͗
Hillside Development Encroachment Time Extension WĂŐĞϮ
dŽďĞƐƵďŵŝƚƚĞĚǁŝƚŚĂůů^t>/ƐƵďŵŝƚƚĂůƐ
ϯ͘ WƌŽũĞĐƚ/ŶĨŽƌŵĂƚŝŽŶ͗
WƌŽũĞĐƚEĂŵĞ͗
^ŝƚĞĚĚƌĞƐƐ͗
ŝƚǇͬ^ƚĂƚĞͬŝƉ͗
WE;ƐͿ͗
WĞƌŵŝƚη;ƐͿ͗
-/1%&41FSNJU=-*%5FDIOJDBM.BOVBM=-*%.BOVBM6QEBUF=*OJUJBM48-*%4$PWFSTIFFU Pacific Knolls
3/22/2024@@@@@@@@@@@@@
Pacific Knolls
7261 Healsburg Ave.

Sebastopol, CA
164-150-054
Agenda Item Number 6 Agenda Item Number: 6
City Council Meeting Packet of: November 5, 2024

Page 133 of 256 ends

6WRUP:DWHU/RZ,PSDFW'HYHORSPHQW6XEPLWWDO&RYHUVKHHW Project Description
Description of proposed project type, size, location, and any specific uses or features.

Description of any sensitive features (creeks, wetlands, trees, etc.) and whether they are going to be preserved, removed or altered.

Description of the existing site.

Description of how this project triggers these requirements (impervious area, CALGreen, 401 Permit, etc.). Describe any “onͲsite offset” used.

Pollution Prevention and Runoff Reduction Measures
Description of all proposed pollution prevention measures (street sweeping, covered trash enclosures, indoor uses, etc).

Description of all Runoff Reduction Measures (Interceptor Trees, Impervious Area Disconnection, and/or Alternative Driveway Design).

Type of BMPs Proposed
Description of the types of BMPs selected including priority group that each is in.

Description of level of treatment and volume capture achieved for eachBMP.

Description of maintenance for each type of BMP.

Description of funding mechanism.

Designation of Responsible Party.
EĂƌƌĂƚŝǀĞ͗
WƌŽũĞĐƚEĂŵĞ͗
ĂƚĞ͗
WĂŐĞϯ
dŽďĞƐƵďŵŝƚƚĞĚǁŝƚŚĂůů^t>/ƐƵďŵŝƚƚĂůƐ
ϰ͘ ĞƐŝŐŶ/ŶĨŽƌŵĂƚŝŽŶ͗
-/1%&41FSNJU=-*%5FDIOJDBM.BOVBM=-*%.BOVBM6QEBUF=*OJUJBM48-*%4$PWFSTIFFU DĂŝŶƚĞŶĐĞ
Pacific Knolls
3/22/2024@@@@@@
✔
✔
✔
✔
✔
✔
✔
✔
✔
✔
✔
Agenda Item Number 6 Agenda Item Number: 6
City Council Meeting Packet of: November 5, 2024

Page 134 of 256 ends

Existing Condition Exhibit
Exhibit should include: street names, property lines, proposed storm drainage system, waterways, title block, scale, and north arrow.

Soil Type of existing site.

Proposed tributary areas shown for all proposed inlets (including offsite drainage areas). Existing impervious areas.

Existing impervious area.

BMP Details:
etail for each type of BMP selectedͲprovide a preliminary 8.5”x11” detail for each BMP type or include on submitted drawings. These can be taken straight from the Fact Sheets if no significant changes are proposed. On Plans:

Show all applicable elements of the selected BMPs on the appropriate plan sheets. Calculations:
alculatŝŽŶƐ͕ĨŽƌĞĂĐŚŝŶůĞƚ͕ĂŶĚsummary sheetƵƐŝŶŐƚŚĞ^ƚŽƌŵtĂƚĞƌĂůĐƵůĂƚŽƌĨŽƵŶĚĂƚ ǁǁǁ͘ƐƌĐŝƚǇ͘ŽƌŐͬƐƚŽƌŵǁĂƚĞƌ>/
Supplemental or supporting calculation if applicable.

Page 4 ends

WƌŽũĞĐƚEĂŵĞ͗
ĂƚĞ͗

ǆŚŝďŝƚƐ͗
WƌŽƉŽƐĞĚ^t>/
ǆŚŝďŝƚ͗

ǆŚŝďŝƚƐŚŽƵůĚŝŶĐůƵĚĞ͗ƐƚƌĞĞƚŶĂŵĞƐ͕ƉƌŽƉĞƌƚǇůŝŶĞƐ͕ƐƚƌŽŵĚƌĂŝŶĂŐĞƐǇƐƚĞŵ͕ǁĂƚĞƌǁĂǇƐ͕ƚŝƚůĞďůŽĐŬ͕ƐĐĂůĞĂŶĚŶŽƌƚŚ ĂƌƌŽǁ͘
dƌŝďƵƚĂƌǇĂƌĞĂƐƐŚŽǁŶĨŽƌĂůůŝŶůĞƚƐ;ŝŶĐůƵĚŝŶŐŽĨĨͲƐŝƚĞĚƌĂŝŶĂŐĞĂƌĞĂƐͿ͘ ůůƉƌŽƉŽƐĞĚDWƐƐŚŽǁŶŝŶĐůƵĚŝŶŐĚŝŵĞŶƐŝŽŶƐ͘
ǀĂůƵĞĨŽƌĞĂĐŚƚƌŝďƵƚĂƌǇĂƌĞĂ͘
^ŽŝůdǇƉĞŽĨĞǆŝƐƚŝŶŐƐŝƚĞ͘
EĞǁŽƌƌĞƉůĂĐĞĚŝŵƉĞƌǀŝŽƵƐĂƌĞĂƐŚŽǁŶ͘
ůůŝŶůĞƚƐĂŶĚDW͕ƐŚŽǁŶ;ŝŶĐůƵĚŝŶŐƵŶŝƋƵĞŝĚĞŶƚŝĨŝĞƌͿ͘ ůůŝŶƚĞƌĐĞƉƚŽƌƚƌĞĞƐƐŚŽǁŶ͘
6WRUP:DWHU/RZ,PSDFW'HYHORSPHQW6XEPLWWDO&RYHUVKHHW dŽďĞƐƵďŵŝƚƚĞĚǁŝƚŚĂůů^t>/ƐƵďŵŝƚƚĂůƐ
-/1%&41FSNJU=-*%5FDIOJDBM.BOVBM=-*%.BOVBM6QEBUF=*OJUJBM48-*%4$PWFSTIFFU Pacific Knolls
3/22/2024@@@@@@@@
✔
✔
✔
✔
✔
✔
✔
✔
✔
✔
✔
✔
✔
✔
✔
Agenda Item Number 6 Agenda Item Number: 6
City Council Meeting Packet of: November 5, 2024

Page 135 of 256 ends

GradingWĞƌŵŝƚ
UseWĞƌŵŝƚ
ĞƐŝŐŶĞƌŝƚǇͬ^ƚĂƚĞͬŝƉ
WhZWK^
EWW>//>/dz͗dŚŝƐĚĞƚĞƌŵŝŶĂƚŝŽŶǁŽƌŬƐŚĞĞƚŝƐŝŶƚĞŶĚĞĚƚŽƐĂƚŝƐĨǇƚŚĞƐƉĞĐŝĨŝĐƌĞƋƵŝƌĞŵĞŶƚƐŽĨ͞KZ ZEK͘
ZϭͲϮϬϭϱͲϬϬϯϬ͕EW
^EK͘ϬϬϮϱϬϱϰEd/KE>WK>>hdEd/^,Z'

>/D/Ed/KE^z^d
D;EW
^ͿW
ZD/dEt^d

/^,Z'
Z
Yh/Z
D
Ed^&KZ/^,Z'
^&ZKDd,
DhE//W>^
WZd
^dKZD^
t
Z^z^d
D^͘͟ĚĚŝƚŝŽŶĂůĚĞƐŝŐŶ
ƌĞƋƵŝƌĞŵĞŶƚƐŝŵƉŽƐĞĚďǇ'ŽǀĞƌŶŝŶŐŐĞŶĐŝĞƐ͕ƐƵĐŚĂƐůŽĐĂůŐƌĂĚŝŶŐŽƌĚŝŶĂŶĐĞƐ͕>'ƌĞĞŶ͕ Y͕ϰϬϭƉĞƌŵŝƚƚŝŶŐ͕ĂŶĚŚǇĚƌĂƵůŝĐĚĞƐŝŐŶ
ĨŽƌĨůŽŽĚĐŽŶƚƌŽůƐƚŝůůĂƉƉůǇĂƐĂƉƉƌŽƉƌŝĂƚĞ͘ĚĚŝƚŝŽŶĂůůǇ͕ĐŽǀĞƌĂŐĞƵŶĚĞƌĂŶŽƚŚĞƌƌĞŐƵůĂƚŝŽŶŵĂǇƚƌŝŐŐĞƌƚŚĞƌĞƋƵŝƌĞŵĞŶƚƚŽĚĞƐŝŐŶŝŶ ĂĐĐŽƌĚĂŶĐĞǁŝƚŚƚŚĞ^ƚŽƌŵtĂƚĞƌ>/dĞĐŚŶŝĐĂůĞƐŝŐŶDĂŶƵĂů͘ ϮϬϭϳ^ƚŽƌŵtĂƚĞƌ>/ĞƚĞƌŵŝŶĂƚŝŽŶtŽƌŬƐŚĞĞƚ
dǇƉĞŽĨƉƉůŝĐĂƚŝŽŶͬWƌŽũĞĐƚ͗
WĂŐĞϭ
ϲͬϭͬϮϬϭϳsĞƌƐŝŽŶϴ
YesNo
ϭ/ŵƉĞƌǀŝŽƵƐƐƵƌĨĂĐĞƌĞƉůĂĐĞŵĞŶƚ͕ƐƵĐŚĂƐƚŚĞƌĞĐŽŶƐƚƌƵĐƚŝŽŶŽĨƉĂƌŬŝŶŐůŽƚƐŽƌĞǆĐĂǀĂƚŝŽŶƚŽƌŽĂĚǁĂǇƐƵďŐƌĂĚĞƐ͕ŝƐŶŽƚĂƌŽƵƚŝŶĞŵĂŝŶƚĞŶĂŶĐĞ ĂĐƚŝǀŝƚǇ͘ZĞĐŽŶƐƚƌƵĐƚŝŽŶŝƐĚĞĨŝŶĞĚĂƐǁŽƌŬƚŚĂƚƌĞƉůĂĐĞƐƐƵƌĨĂĐĞƐĚŽǁŶƚŽƚŚĞƐƵďŐƌĂĚĞ͘KǀĞƌůĂǇƐ͕ƌĞƐƵƌĨĂĐŝŶŐ͕ƚƌĞŶĐŚŝŶŐĂŶĚƉĂƚĐŚŝŶŐĂƌĞ ĚĞĨŝŶĞĚĂƐŵĂŝŶƚĞŶĂŶĐĞĂĐƚŝǀŝƚŝĞƐ ƉĞƌƐĞĐƚŝŽŶs/͘͘Ϯ͘ď͘ ,ŝůůƐŝĚĞĞǀĞůŽƉŵĞŶƚ
dŝŵĞ
ǆƚĞŶƐŝŽŶƐ
Building Permit

ŶĐƌŽĂĐŚŵĞŶƚ KƚŚĞƌ

@@@@@@@@@@@@@@@@
/ƐƚŚŝƐĂƉƌŽũĞĐƚƚŚĂƚĐƌĞĂƚĞƐŽƌƌĞƉůĂĐĞƐůĞƐƐƚŚĂŶϭϬ͕ϬϬϬƐƋƵĂƌĞĨĞĞƚŽĨŝŵƉĞƌǀŝŽƵƐƐƵƌĨĂĐĞϭ͕ŝŶĐůƵĚŝŶŐĂůůƉƌŽũĞĐƚ ƉŚĂƐĞƐĂŶĚŽĨĨͲƐŝƚĞŝŵƉƌŽǀĞŵĞŶƚƐ͍
^ƵďĚŝǀŝƐŽŶ
ĞƐŝŐŶZĞǀŝĞǁ
WZdϮ͗WƌŽũĞĐƚ
ǆĞŵƉƚŝŽŶƐ
Pacific Realty Development LLC
ƉƉůŝĐĂŶƚ;ŽǁŶĞƌŽƌĚĞǀĞůŽƉĞƌͿEĂŵĞ
1555 Grant Ave
ƉƉůŝĐĂŶƚDĂŝůŝŶŐĚĚƌĞƐƐ
Novato, California
ƉƉůŝĐĂŶƚŝƚǇͬ^ƚĂƚĞͬŝƉ
WĂƌƚϭ͗WƌŽũĞĐƚ/ŶĨŽƌŵĂƚŝŽŶ
Pacific Knolls
Project Name
7261 Healsburg Ave
WƌŽũĞĐƚ^ŝƚĞĚĚƌĞƐƐ
Sebastopol, California, 95472
WƌŽũĞĐƚCity/^ƚĂƚĞͬZip
WĞrmit Number(s)Ͳ ;if applicableͿ
David Thiessen
ĞƐŝŐŶĞƌName
Santa Rosa, CA 95403
707-236-7624
1550 Airport Blvd., Ste 120 Santa Rosa, CA 95
ĞƐŝŐŶĞƌMailing Address
707-525-1222 [email protected]
ĞƐŝŐŶĞƌPhone/Email

✔
Agenda Item Number 6 Agenda Item Number: 6
City Council Meeting Packet of: November 5, 2024

Page 136 of 256 ends

ϮϬϭϳ^ƚŽƌŵtĂƚĞƌ>/ĞƚĞƌŵŝŶĂƚŝŽŶtŽƌŬƐŚĞĞƚ
ϯ.

EK͗ PůĞĂƐĞĐŽŵƉůĞƚĞƚŚĞƌĞŵĂŝŶĚĞƌŽĨƚŚŝƐǁŽƌŬƐŚĞĞƚ.
ŝĚǇŽƵĂŶƐǁĞƌΗz
^ΗƚŽĂŶǇŽĨƚŚĞƋƵĞƐƚŝŽŶƐŝŶWĂƌƚϮ͍
WƌŽũĞĐƚƐƚŚĂƚdƌŝŐŐĞƌZĞƋƵŝƌĞŵĞŶƚƐ͗
Please answer the following questions to determine whether this project requires permanent Storm Water BMP's and the submittal of a St>/ƐĂƐƌĞƋƵŝƌĞĚďǇƚŚĞEW
^D^ϰWĞƌŵŝƚŽƌĚĞƌEŽ͘ZϭͲϮϬϭϱͲϬϬϯϬ͘
WĂƌƚϯ͗WƌŽũĞĐƚdƌŝŐŐĞƌƐ

1. Does this ƉƌŽũĞĐƚ create or replace a combined total of 1Ϭ͕ϬϬϬƐƋƵĂƌĞĨĞĞƚor moreŽĨŝŵƉĞƌǀŝŽƵƐƐƵƌĨĂĐĞϭ ϮΗZŽƵŶƚŝŶĞDĂŝŶƚĞŶĂŶĐĞĐƚŝǀŝƚǇΗŝŶĐůƵĚĞƐĂĐƚŝǀŝƚŝĞƐƐƵĐŚĂƐŽǀĞƌůĂǇƐĂŶĚͬŽƌƌĞƐƵƌĨĂĐŝŶŐŽĨĞǆŝƐƚŝŶŐƌŽĂĚƐŽƌƉĂƌŬŝŶŐůŽƚƐĂƐǁĞůůĂƐƚƌĞŶĐŚŝŶŐĂŶĚ ƉĂƚĐŚŝŶŐĂĐƚŝǀŝƚŝĞƐĂŶĚƌĞƌŽŽĨŝŶŐĂĐƚŝǀŝƚŝĞƐƉĞƌƐĞĐƚŝŽŶs/͘͘Ϯ͘ď͘

2. z
^͗dŚŝƐƉƌŽũĞĐƚǁŝůůŶĞĞĚƚŽŝŶĐŽƌƉŽƌĂƚĞƉĞƌŵĂŶĞŶƚ^ƚŽƌŵtĂƚĞƌDWΖƐĂƐƌĞƋƵŝƌĞĚďǇƚŚĞEW ^ D^ϰ
WĞƌŵŝƚ͘WůĞĂƐĞĐŽŵƉůĞƚĞƌĞŵĂŝŶĚĞƌŽĨǁŽƌŬƐŚĞĞƚĂŶĚƐŝŐŶƚŚĞΗĐŬŶŽǁůĞĚŐĞŵĞŶƚ^ŝŐŶĂƚƵƌĞ^ĞĐƚŝŽŶΗŽŶ WĂŐĞϰ͘
EK͗dŚŝƐƉƌŽũĞĐƚǁŝůůŶŽƚŶĞĞĚƚŽŝŶĐŽƌƉŽƌĂƚĞƉĞƌŵĂŶĞŶƚ^ƚŽƌŵtĂƚĞƌDWΖƐĂƐƌĞƋƵŝƌĞĚďǇƚŚĞEW ^
D^ϰƉĞƌŵŝƚ͘WůĞĂƐĞĐŽŵƉůĞƚĞƚŚĞΗ
ǆĞŵƉƚŝŽŶ^ŝŐŶĂƚƵƌĞ^ĞĐƚŝŽŶΗŽŶWĂŐĞϰ͘
z
^͗ dŚŝƐƉƌŽũĞĐƚ ǁŝůůŶŽƚŶĞĞĚƚŽŝŶĐŽƌƉŽƌĂƚĞƉĞƌŵĂŶĞŶƚ^ƚŽƌŵtĂƚĞƌDWΖƐĂƐƌĞƋƵŝƌĞĚďǇ ƚŚĞEW
^D^ϰWĞƌŵŝƚ͘WůĞĂƐĞĐŽŵƉůĞƚĞƚŚĞΗ
ǆĞŵƉƚŝŽŶ^ŝŐŶĂƚƵƌĞ^ĞĐƚŝŽŶΗŽŶWĂŐĞϰ͘
Project Name
zĞƐ EŽ
/ƐƚŚŝƐƉƌŽũĞĐƚĂƌŽƵƚŝŶĞŵĂŝŶƚĞŶĂŶĐĞĂĐƚŝǀŝƚǇϮƚŚĂƚŝƐďĞŝŶŐĐŽŶĚƵĐƚĞĚƚŽŵĂŝŶƚĂŝŶŽƌŝŐŝŶĂůůŝŶĞĂŶĚŐƌĂĚĞ͕ ŚǇĚƌĂƵůŝĐĐĂƉĂĐŝƚǇ͕ĂŶĚŽƌŝŐŝŶĂůƉƵƌƉŽƐĞŽĨĨĂĐŝůŝƚǇƐƵĐŚĂƐƌĞƐƵƌĨĂĐŝŶŐĞǆŝƐƚŝŶŐƌŽĂĚƐĂŶĚƉĂƌŬŝŶŐůŽƚƐ͍ ϯ͘
Ϯ͘
ϰ͘
ϰ͘
WĂŐĞϮ
ϲͬϭͬϮϬϭϳsĞƌƐŝŽŶϴ
ϭ/ŵƉƌĞǀŝŽƵƐƐƵƌĨĂĐĞƌĞƉůĂĐĞŵĞŶƚ͕ƐƵĐŚĂƐƚŚĞƌĞĐŽŶƐƚƌƵĐƚŝŽŶŽĨƉĂƌŬŝŶŐůŽƚƐŽƌĞǆĐĂǀĂƚŝŽŶƚŽƌŽĂĚǁĂǇƐƵďŐƌĂĚĞƐ͕ŝƐŶŽƚĂƌŽƵƚŝŶĞŵĂŝŶƚĞŶĐĞĂĐƚŝǀŝƚǇ͘ ZĞĐŽŶƐƚƌƵĐƚŝŽŶŝƐĚĞĨŝŶĞĚĂƐǁŽƌŬƚŚĂƚƌĞƉůĂĐĞƐƐƵƌĨĂĐĞƐĚŽǁŶƚŽƚŚĞƐƵďŐƌĂĚĞ͘KǀĞƌůĂǇƐ͕ƌĞƐƵƌĨĂĐŝŶƚ͕ƚƌĞŶĐŚŝŶŐĂŶĚƉĂƚĐŚŝŶŐĂƌĞĚĞĨŝŶĞĚĂƐ ŵĂŝŶƚĞŶĂŶĐĞĂĐƚŝǀŝƚŝĞƐƉĞƌƐĞĐƚŝŽŶs/͘͘Ϯ͘ď͘
ϯΗZĞĐŽŶƐƚƌƵĐƚŝŽŶΗŝƐĚĞĨŝŶĞĚĂƐǁŽƌŬƚŚĂƚĞǆƚĞŶĚƐŝŶƚŽƚŚĞƐƵďŐƌĂĚĞŽĨĂƉĂǀĞŵĞŶƚƉĞƌƐĞĐƚŝŽŶs/͘͘Ϯ͘ď͘ /ƐƚŚŝƐƉƌŽũĞĐƚĂƐƚĂŶĚĂůŽŶĞƉĞĚĞƐƚƌŝĂŶƉĂƚŚǁĂǇ͕ƚƌĂŝůŽƌŽĨĨͲƐƚƌĞĞƚďŝŬĞůĂŶĞ͍ zĞƐ EŽ
7261 Healdsburg Ave.
✔
✔
✔
ŝŶĐůƵĚŝŶŐĂůůƉƌŽũĞĐƚƉŚĂƐĞƐĂŶĚŽĨĨͲƐŝƚĞŝŵƉƌŽǀĞŵĞŶƚƐ͍ ✔ zĞƐ EŽ
Does this project create or replace a combined total or 10,000ƐƋƵĂƌĞ fĞĞt or more of ŝŵƉĞƌǀŝŽƵƐƐƚƌĞĞƚƐ͕ ƌŽĂĚƐ͕ŚŝŐŚǁĂǇƐ͕ŽƌĨƌĞĞǁĂǇĐŽŶƐƚƌƵĐƚŝŽŶŽƌƌĞĐŽŶƐƚƌƵĐƚŝŽŶϯ͍ zĞƐ No ŽĞƐƚŚŝƐƉƌŽũĞĐƚĐƌĞĂƚĞŽƌƌĞƉůĂĐĞĂĐŽŵďŝŶĞĚƚŽƚĂůŽĨϭ͘ϬĂĐƌĞŽƌŵŽƌĞŽĨŝŵƉĞƌǀŝŽƵƐƐƵƌĨĂĐĞϭŝŶĐůƵĚŝŶŐĂůů ƉƌŽũĞĐƚƉŚĂƐĞƐĂŶĚŽĨĨͲƐŝƚĞŝŵƉƌŽǀĞŵĞŶƚƐ͍

zĞƐ E Ž
ŝĚǇŽƵĂŶƐǁĞƌΗz
^ΗƚŽĂŶǇŽĨƚŚĞĂďŽǀĞƋƵĞƐƚŝŽŶƐŝŶWĂƌƚϯ͍
✔
✔
✔
Agenda Item Number 6 Agenda Item Number: 6
City Council Meeting Packet of: November 5, 2024

Page 137 of 256 ends

ϮϬϭϳ^ƚŽƌŵtĂƚĞƌ>/ĞƚĞƌŵŝŶĂƚŝŽŶtŽƌŬƐŚĞĞƚ

3. Existing impervious surface area: square feet
acres

4. Proposed Land Use(s): (check all that apply)

2. Existing land use(s): (check all that apply)

1. Total Project area: Ɛquare feet
acres
WĂƌƚϰ͗WƌŽũĞĐƚĞƐĐƌŝƉƚŝŽŶ
ϱ. Existing impervious surface area: square feet
acres
WĂŐĞϯ
ϲͬϭͬϮϬϭϳsĞƌƐŝŽŶϴ
Proposed
Project NamĞ
7261 Healdsburg Ave.

1.28 Commercial Industrial Residential Public Other
Description of buildings, creeks, wetlands, heritage trees, etc on the site.

There are is one existing building that will be demolished, but there are no creeks, wetlands, heritage trees, etc on the site.

0.03 0.85
Commercial Industrial Residential Public Other
Description of buildings, creeks, wetlands, heritage trees, etc on the site. ✔
Agenda Item Number 6 Agenda Item Number: 6
City Council Meeting Packet of: November 5, 2024

Page 138 of 256 ends

Agenda Item Number 6 Agenda Item Number: 6
City Council Meeting Packet of: November 5, 2024

Page 139 of 256 ends

Agenda Item Number 6 Agenda Item Number: 6
City Council Meeting Packet of: November 5, 2024

Page 140 of 256 ends

Agenda Item Number 6 Agenda Item Number: 6
City Council Meeting Packet of: November 5, 2024

Page 141 of 256 ends

STORM WATER CALCULATOR
Project Name: Mean Seasonal Precipitation (MSP) of Project Site: 35.00 (inches) Address/Location: K=MSP/30 K= 1.17
Designer:

Date: Impervious area - pre development: ft2
Impervious area - post development: ft2
BMP ID:

Tributary
Area (ft2.)
Runoff
Reduction
Measures
(Y/N)
Percent
Achieved
Required
VHydromod
(ft3)
Achieved
(ft3)
Required
Q
Treatment
(cfs)
Achieved
(ft3)
Required
Vdelta (ft3)
Achieved
(ft3)
1 DMA 1 3,588 No 101.3 106.7071 360.45002 DMA 2 1,411 No 112.7 39.9454 150.00003 DMA 3 1,405 No 113.1 39.7756 150.00004 DMA 4 807 No 109.3 21.9504 80.00005 DMA 5 4,081 No 104.4 114.3496 397.90006 DMA 6 2,776 No 110.9 76.2567 282.00007 DMA 8 15,465 No 111.8 329.4045 1227.50008 DMA 9 3,339 No 141.9 50.7528 240.00009 DMA 10 8,873 No 104.3 187.0428 650.0000 10 DMA 7 9,405 Yes 105.3 77.9219 273.60001112131415161718192021222324252627282930 Delta Volume Capture Priority 2: P2-05 Roadside Bioretention - No Curb AND GutterDelta Volume Capture Priority 2: P2-05 Roadside Bioretention - No Curb AND GutterDelta Volume Capture Priority 2: P2-05 Roadside Bioretention - No Curb AND GutterDelta Volume Capture Priority 2: P2-05 Roadside Bioretention - No Curb AND GutterDelta Volume Capture Priority 2: P2-05 Roadside Bioretention - No Curb AND GutterDelta Volume Capture Priority 2: P2-05 Roadside Bioretention - No Curb AND GutterDelta Volume Capture Priority 2: P2-05 Roadside Bioretention - No Curb AND GutterDelta Volume Capture Priority 2: P2-05 Roadside Bioretention - No Curb AND GutterDelta Volume Capture Priority 2: P2-05 Roadside Bioretention - No Curb AND GutterDelta Volume Capture Priority 2: P2-05 Roadside Bioretention - No Curb AND Gutter Tributary Area Requirements
BMP Design Results
Hydromodification
Control Flow Base Treatment Delta Volume Capture
Type of Requirement Met Type of BMP Design
David Thiessen3/1/2024 1,250.3 Delta Volume & Treatment 36,805.0
Summary of Saved BMP Results:

LID BMP Summary Page & Site Global ValuesProject Information: Site Information: Based upon the pre and post development impervious area, the post construction BMP requirement is:
9272.02 Pacific Realty7261 Healdsburg Ave
klhj
Release 8 Draft Rev. 5
3/22/2024
Agenda Item Number 6
Agenda Item Number: 6
City Council Meeting Packet of: November 5, 2024

Page 142 of 256 ends

STORM WATER CALCULATOR
BMP Tributary Parameters Project Name:

BMP ID:

BMP Design Criteria:

Type of BMP Design:

BMP's Physical Tributary Area: 3,588.0 ft2
Description/Notes:

Delta Volume Capture; VDelta VDELTA = 106.71 ft3
Hydrologic soil type within tributary area:

Predevelopment ground cover description:

Post development ground cover description:

CNPRE: 76
CNPOST: 90
User Composite Predevelopment CN: 0.0
User Composite Post development CN: 0.0
BMP Sizing Tool Delta Volume Capture Requirement Percent of Goal Achieved = 101.34 % Porosity: 0.30
Depth below perforated pipe if present: 2.67 ft Depth: 0.00 ft Width: 9.00 ft Width: 0.00 ft
Length: 15.00 ft Length: 0.00 ft
Area: 0.00 ft2 Area: 0.00 ft2
BMP Volume
Below Ground
Ponded Water
Above
Ground
C: 0.05 - 0.15 in/hr infiltration (transmission) rateWoods (50%), grass (50%) combination (orchard or tree farm) - FairResidential - 1/8 acre or less (town houses) 9272.02 Pacific Realty
DMA 1Delta Volume & TreatmentPriority 2: P2-05 Roadside Bioretention - No Curb AND Gutter Release 8 Rev. 5
3/22/2024
Agenda Item Number 6
Agenda Item Number: 6
City Council Meeting Packet of: November 5, 2024

Page 143 of 256 ends

STORM WATER CALCULATOR
BMP Tributary Parameters Project Name:

BMP ID:

BMP Design Criteria:

Type of BMP Design:

BMP's Physical Tributary Area: 1,411.0 ft2
Description/Notes:

Delta Volume Capture; VDelta VDELTA = 39.95 ft3
Hydrologic soil type within tributary area:

Predevelopment ground cover description:

Post development ground cover description:

CNPRE: 76
CNPOST:

User Composite Predevelopment CN: 0.0
User Composite Post development CN: 89.6
BMP Sizing Tool Delta Volume Capture Requirement Percent of Goal Achieved = 112.65 % Porosity: 0.30
Depth below perforated pipe if present: 2.50 ft Depth: 0.00 ft Width: 5.00 ft Width: 0.00 ft
Length: 12.00 ft Length: 0.00 ft
Area: 0.00 ft2 Area: 0.00 ft2
BMP Volume
Below Ground
Ponded Water
Above
Ground
C: 0.05 - 0.15 in/hr infiltration (transmission) rateWoods (50%), grass (50%) combination (orchard or tree farm) - FairImpervious - Paved Parking, Rooftop, Driveways 9272.02 Pacific Realty
DMA 2Delta Volume & TreatmentPriority 2: P2-05 Roadside Bioretention - No Curb AND Gutter Release 8 Rev. 5
3/22/2024
Agenda Item Number 6
Agenda Item Number: 6
City Council Meeting Packet of: November 5, 2024

Page 144 of 256 ends

STORM WATER CALCULATOR
BMP Tributary Parameters Project Name:

BMP ID:

BMP Design Criteria:

Type of BMP Design:

BMP's Physical Tributary Area: 1,405.0 ft2
Description/Notes:

Delta Volume Capture; VDelta VDELTA = 39.78 ft3
Hydrologic soil type within tributary area:

Predevelopment ground cover description:

Post development ground cover description:

CNPRE: 76
CNPOST:

User Composite Predevelopment CN: 0.0
User Composite Post development CN: 89.6
BMP Sizing Tool Delta Volume Capture Requirement Percent of Goal Achieved = 113.13 % Porosity: 0.30
Depth below perforated pipe if present: 2.50 ft Depth: 0.00 ft Width: 5.00 ft Width: 0.00 ft
Length: 12.00 ft Length: 0.00 ft
Area: 0.00 ft2 Area: 0.00 ft2
BMP Volume
Below Ground
Ponded Water
Above
Ground
C: 0.05 - 0.15 in/hr infiltration (transmission) rateWoods (50%), grass (50%) combination (orchard or tree farm) - FairImpervious - Paved Parking, Rooftop, Driveways 9272.02 Pacific Realty
DMA 3Delta Volume & TreatmentPriority 2: P2-05 Roadside Bioretention - No Curb AND Gutter Release 8 Rev. 5
3/22/2024
Agenda Item Number 6
Agenda Item Number: 6
City Council Meeting Packet of: November 5, 2024

Page 145 of 256 ends

STORM WATER CALCULATOR
BMP Tributary Parameters Project Name:

BMP ID:

BMP Design Criteria:

Type of BMP Design:

BMP's Physical Tributary Area: 807.0 ft2
Description/Notes:

Delta Volume Capture; VDelta VDELTA = 21.95 ft3
Hydrologic soil type within tributary area:

Predevelopment ground cover description:

Post development ground cover description:

CNPRE: 76
CNPOST:

User Composite Predevelopment CN: 0.0
User Composite Post development CN: 89.3
BMP Sizing Tool Delta Volume Capture Requirement Percent of Goal Achieved = 109.34 % Porosity: 0.30
Depth below perforated pipe if present: 2.50 ft Depth: 0.00 ft Width: 4.00 ft Width: 0.00 ft
Length: 8.00 ft Length: 0.00 ft
Area: 0.00 ft2 Area: 0.00 ft2
BMP Volume
Below Ground
Ponded Water
Above
Ground
C: 0.05 - 0.15 in/hr infiltration (transmission) rateWoods (50%), grass (50%) combination (orchard or tree farm) - FairImpervious - Paved Parking, Rooftop, Driveways 9272.02 Pacific Realty
DMA 4Delta Volume & TreatmentPriority 2: P2-05 Roadside Bioretention - No Curb AND Gutter Release 8 Rev. 5
3/22/2024
Agenda Item Number 6
Agenda Item Number: 6
City Council Meeting Packet of: November 5, 2024

Page 146 of 256 ends

STORM WATER CALCULATOR
BMP Tributary Parameters Project Name:

BMP ID:

BMP Design Criteria:

Type of BMP Design:

BMP's Physical Tributary Area: 4,081.0 ft2
Description/Notes:

Delta Volume Capture; VDelta VDELTA = 114.35 ft3
Hydrologic soil type within tributary area:

Predevelopment ground cover description:

Post development ground cover description:

CNPRE: 76
CNPOST:

User Composite Predevelopment CN: 0.0
User Composite Post development CN: 89.5
BMP Sizing Tool Delta Volume Capture Requirement Percent of Goal Achieved = 104.39 % Porosity: 0.30
Depth below perforated pipe if present: 2.30 ft Depth: 0.00 ft Width: 0.00 ft Width: 0.00 ft
Length: 0.00 ft Length: 0.00 ft
Area: 173.00 ft2 Area: 0.00 ft2
BMP Volume
Below Ground
Ponded Water
Above
Ground
C: 0.05 - 0.15 in/hr infiltration (transmission) rateWoods (50%), grass (50%) combination (orchard or tree farm) - FairImpervious - Paved Parking, Rooftop, Driveways 9272.02 Pacific Realty
DMA 5Delta Volume & TreatmentPriority 2: P2-05 Roadside Bioretention - No Curb AND Gutter Release 8 Rev. 5
3/22/2024
Agenda Item Number 6
Agenda Item Number: 6
City Council Meeting Packet of: November 5, 2024

Page 147 of 256 ends

STORM WATER CALCULATOR
BMP Tributary Parameters Project Name:

BMP ID:

BMP Design Criteria:

Type of BMP Design:

BMP's Physical Tributary Area: 2,776.0 ft2
Description/Notes:

Delta Volume Capture; VDelta VDELTA = 76.26 ft3
Hydrologic soil type within tributary area:

Predevelopment ground cover description:

Post development ground cover description:

CNPRE: 76
CNPOST:

User Composite Predevelopment CN: 0.0
User Composite Post development CN: 89.4
BMP Sizing Tool Delta Volume Capture Requirement Percent of Goal Achieved = 110.94 % Porosity: 0.30
Depth below perforated pipe if present: 2.00 ft Depth: 0.00 ft Width: 0.00 ft Width: 0.00 ft
Length: 0.00 ft Length: 0.00 ft
Area: 141.00 ft2 Area: 0.00 ft2
BMP Volume
Below Ground
Ponded Water
Above
Ground
C: 0.05 - 0.15 in/hr infiltration (transmission) rateWoods (50%), grass (50%) combination (orchard or tree farm) - FairImpervious - Paved Parking, Rooftop, Driveways 9272.02 Pacific Realty
DMA 6Delta Volume & TreatmentPriority 2: P2-05 Roadside Bioretention - No Curb AND Gutter Release 8 Rev. 5
3/22/2024
Agenda Item Number 6
Agenda Item Number: 6
City Council Meeting Packet of: November 5, 2024

Page 148 of 256 ends

STORM WATER CALCULATOR
BMP Tributary Parameters Project Name:

BMP ID:

BMP Design Criteria:

Type of BMP Design:

BMP's Physical Tributary Area: 9,405.0 ft2
Description/Notes:

Runoff Reduction Measures Resulting reduced Tributary Area used for BMP sizing = 7,195.0 ft2 Total Runoff Reduction Measures = 2,210.0 ft2
Interceptor Trees
Number of new interceptor Evergreen Trees : 0 Total Number of New trees in BMP Tributary Area: 0 Number of new interceptor Deciduous Trees : 0
Square footage of qualifying existing tree canopy: 3,500.0 ft2 Disconnected Roof Drains
Select disconnection condition:

Disconnected Roof Drains Method 1 Disconnected Roof Drains Method 2 Roof area of disconnected downspouts: 1,840 ft2 Percent of rooftop area: 0 % Select Density: 1 Units per Acre
Paved Area Disconnection
Paved Area Type:

Alternatively designed paved area: 0.0 ft2
Area draining to a Buffer Strip or Bovine Terrace: 0.0 ft2 Delta Volume Capture; VDelta VDELTA = 77.92 ft3
Hydrologic soil type within tributary area:

Predevelopment ground cover description:

Post development ground cover description:

CNPRE: 76
CNPOST:

User Composite Predevelopment CN: 0.0
User Composite Post development CN: 83.1
BMP Sizing Tool Delta Volume Capture Requirement Percent of Goal Achieved = 105.34 % Porosity: 0.30
Depth below perforated pipe if present: 1.80 ft Depth: 0.00 ft Width: 0.00 ft Width: 0.00 ft
Length: 0.00 ft Length: 0.00 ft
Area: 152.00 ft2 Area: 0.00 ft2
BMP Volume
Below Ground
Ponded Water
Above
Ground
C: 0.05 - 0.15 in/hr infiltration (transmission) rateWoods (50%), grass (50%) combination (orchard or tree farm) - FairImpervious - Paved Parking, Rooftop, DrivewaysSelect paved area type Buffer Strips & Bovine Terraces
9272.02 Pacific Realty
DMA 7
Delta Volume & TreatmentPriority 2: P2-05 Roadside Bioretention - No Curb AND GutterRunoff is directed across landscape; Width of area: 5' to 9' Release 8 Rev. 5
3/22/2024
Agenda Item Number 6
Agenda Item Number: 6
City Council Meeting Packet of: November 5, 2024

Page 149 of 256 ends

STORM WATER CALCULATOR
BMP Tributary Parameters Project Name:

BMP ID:

BMP Design Criteria:

Type of BMP Design:

BMP's Physical Tributary Area: 15,465.0 ft2
Description/Notes:

Delta Volume Capture; VDelta VDELTA = 329.40 ft3
Hydrologic soil type within tributary area:

Predevelopment ground cover description:

Post development ground cover description:

CNPRE: 76
CNPOST:

User Composite Predevelopment CN: 0.0
User Composite Post development CN: 87.4
BMP Sizing Tool Delta Volume Capture Requirement Percent of Goal Achieved = 111.79 % Porosity: 0.30
Depth below perforated pipe if present: 2.50 ft Depth: 0.00 ft Width: 0.00 ft Width: 0.00 ft
Length: 0.00 ft Length: 0.00 ft
Area: 491.00 ft2 Area: 0.00 ft2
BMP Volume
Below Ground
Ponded Water
Above
Ground
C: 0.05 - 0.15 in/hr infiltration (transmission) rateWoods (50%), grass (50%) combination (orchard or tree farm) - FairOpen Space (lawns, parks, golf courses, cemeteries, etc.) - Fair (50% to 75% grass cover) 9272.02 Pacific Realty
DMA 8Delta Volume & TreatmentPriority 2: P2-05 Roadside Bioretention - No Curb AND Gutter Release 8 Rev. 5
3/22/2024
Agenda Item Number 6
Agenda Item Number: 6
City Council Meeting Packet of: November 5, 2024

Page 150 of 256 ends

STORM WATER CALCULATOR
BMP Tributary Parameters Project Name:

BMP ID:

BMP Design Criteria:

Type of BMP Design:

BMP's Physical Tributary Area: 3,339.0 ft2
Description/Notes:

Delta Volume Capture; VDelta VDELTA = 50.75 ft3
Hydrologic soil type within tributary area:

Predevelopment ground cover description:

Post development ground cover description:

CNPRE: 76
CNPOST:

User Composite Predevelopment CN: 0.0
User Composite Post development CN: 85.1
BMP Sizing Tool Delta Volume Capture Requirement Percent of Goal Achieved = 141.86 % Porosity: 0.30
Depth below perforated pipe if present: 1.00 ft Depth: 0.00 ft Width: 0.00 ft Width: 0.00 ft
Length: 0.00 ft Length: 0.00 ft
Area: 240.00 ft2 Area: 0.00 ft2
BMP Volume
Below Ground
Ponded Water
Above
Ground
C: 0.05 - 0.15 in/hr infiltration (transmission) rateWoods (50%), grass (50%) combination (orchard or tree farm) - FairImpervious - Paved Parking, Rooftop, Driveways 9272.02 Pacific Realty
DMA 9Delta Volume & TreatmentPriority 2: P2-05 Roadside Bioretention - No Curb AND Gutter Release 8 Rev. 5
3/22/2024
Agenda Item Number 6
Agenda Item Number: 6
City Council Meeting Packet of: November 5, 2024

Page 151 of 256 ends

STORM WATER CALCULATOR
BMP Tributary Parameters Project Name:

BMP ID:

BMP Design Criteria:

Type of BMP Design:

BMP's Physical Tributary Area: 8,873.0 ft2
Description/Notes:

Delta Volume Capture; VDelta VDELTA = 187.04 ft3
Hydrologic soil type within tributary area:

Predevelopment ground cover description:

Post development ground cover description:

CNPRE: 76
CNPOST:

User Composite Predevelopment CN: 0.0
User Composite Post development CN: 87.3
BMP Sizing Tool Delta Volume Capture Requirement Percent of Goal Achieved = 104.25 % Porosity: 0.30
Depth below perforated pipe if present: 2.50 ft Depth: 0.00 ft Width: 4.00 ft Width: 0.00 ft
Length: 65.00 ft Length: 0.00 ft
Area: 0.00 ft2 Area: 0.00 ft2
BMP Volume
Below Ground
Ponded Water
Above
Ground
C: 0.05 - 0.15 in/hr infiltration (transmission) rateWoods (50%), grass (50%) combination (orchard or tree farm) - FairImpervious - Paved Parking, Rooftop, Driveways 9272.02 Pacific Realty
DMA 10Delta Volume & TreatmentPriority 2: P2-05 Roadside Bioretention - No Curb AND Gutter Release 8 Rev. 5
3/22/2024
Agenda Item Number 6
Agenda Item Number: 6
City Council Meeting Packet of: November 5, 2024

Page 152 of 256 ends

STORM WATER CALCULATOR
Project Name: Mean Seasonal Precipitation (MSP) of Project Site: 35.00 (inches) Address/Location: K=MSP/30 K= 1.17
Designer:

Date: Impervious area - pre development: ft2
Impervious area - post development: ft2
BMP ID:

Tributary
Area (ft2.)
Runoff
Reduction
Measures
(Y/N)
Percent
Achieved
Required
VHydromod
(ft3)
Achieved
(ft3)
Required
Q
Treatment
(cfs)
Achieved
(ft3)
Required
Vdelta (ft3)
Achieved
(ft3)
1 DMA 1 3,588 No 101.6 0.0154 0.01562 DMA 2 1,411 No 114.9 0.0060 0.00693 DMA 3 1,405 No 115.3 0.0060 0.00694 DMA 4 807 No 107.1 0.0035 0.00375 DMA 5 4,081 No 143.1 0.0175 0.02506 DMA 6 2,776 No 136.8 0.0119 0.01637 DMA 8 15,465 No 161.6 0.0381 0.06168 DMA 9 3,339 No 330.2 0.0088 0.02899 DMA 10 8,873 No 100.5 0.0299 0.0301 10 DMA 7 9,405 Yes 100.7 0.0139 0.01401112131415161718192021222324252627282930 100% Vertical Flow Treatment Priority 2: P2-05 Roadside Bioretention - No Curb AND Gutter100% Vertical Flow Treatment Priority 2: P2-05 Roadside Bioretention - No Curb AND Gutter100% Vertical Flow Treatment Priority 2: P2-05 Roadside Bioretention - No Curb AND Gutter100% Vertical Flow Treatment Priority 2: P2-05 Roadside Bioretention - No Curb AND Gutter100% Vertical Flow Treatment Priority 2: P2-05 Roadside Bioretention - No Curb AND Gutter100% Vertical Flow Treatment Priority 2: P2-05 Roadside Bioretention - No Curb AND Gutter100% Vertical Flow Treatment Priority 2: P2-05 Roadside Bioretention - No Curb AND Gutter100% Vertical Flow Treatment Priority 2: P2-05 Roadside Bioretention - No Curb AND Gutter100% Vertical Flow Treatment Priority 2: P2-05 Roadside Bioretention - No Curb AND Gutter100% Vertical Flow Treatment Priority 2: P2-05 Roadside Bioretention - No Curb AND Gutter Tributary Area Requirements
BMP Design Results
Hydromodification
Control Flow Base Treatment Delta Volume Capture
Type of Requirement Met Type of BMP Design
David Thiessen3/1/2024 1,250.3 Delta Volume & Treatment 36,805.0
Summary of Saved BMP Results:

Page 153 of 256 ends

STORM WATER CALCULATOR
BMP Tributary Parameters Project Name:

BMP ID:

BMP Design Criteria:

Type of BMP Design:

BMP's Physical Tributary Area: 3,588.0 ft2
Description/Notes:
100% Treatment QTREATMENT = 0.0154 cfs
Post surface type:

CPOST: 0.80
User Composite post development CPOST: 0.00 Treatment Factor (Tf): 1 Calculated User Input IHistorical: 0.00 in./hr. IDesign Storm: 0.20 in./hr.

BMP Sizing 100% Treatment Vertical Percent of Goal Achieved = 101.62 % Infiltration rate of the specified BMP soil: 5.00 in./hr.

Depth of drainage pipe: 1.50 ft
BMP Length: 15.00 ft
BMP Width: 9.00 ft
Concrete
9272.02 Pacific Realty
DMA 1Delta Volume & TreatmentPriority 2: P2-05 Roadside Bioretention - No Curb AND Gutter Release 8 Rev. 5
3/22/2024
Agenda Item Number 6
Agenda Item Number: 6
City Council Meeting Packet of: November 5, 2024

Page 154 of 256 ends

STORM WATER CALCULATOR
BMP Tributary Parameters Project Name:

BMP ID:

BMP Design Criteria:

Type of BMP Design:

BMP's Physical Tributary Area: 1,411.0 ft2
Description/Notes:
100% Treatment QTREATMENT = 0.0060 cfs
Post surface type:

CPOST: 0.80
User Composite post development CPOST: 0.00 Treatment Factor (Tf): 1 Calculated User Input IHistorical: 0.00 in./hr. IDesign Storm: 0.20 in./hr.

BMP Sizing 100% Treatment Vertical Percent of Goal Achieved = 114.85 % Infiltration rate of the specified BMP soil: 5.00 in./hr.

Depth of drainage pipe: 1.50 ft
BMP Length: 12.00 ft
BMP Width: 5.00 ft
Concrete
9272.02 Pacific Realty
DMA 2Delta Volume & TreatmentPriority 2: P2-05 Roadside Bioretention - No Curb AND Gutter Release 8 Rev. 5
3/22/2024
Agenda Item Number 6
Agenda Item Number: 6
City Council Meeting Packet of: November 5, 2024

Page 155 of 256 ends

STORM WATER CALCULATOR
BMP Tributary Parameters Project Name:

BMP ID:

BMP Design Criteria:

Type of BMP Design:

BMP's Physical Tributary Area: 1,405.0 ft2
Description/Notes:
100% Treatment QTREATMENT = 0.0060 cfs
Post surface type:

CPOST: 0.80
User Composite post development CPOST: 0.00 Treatment Factor (Tf): 1 Calculated User Input IHistorical: 0.00 in./hr. IDesign Storm: 0.20 in./hr.

BMP Sizing 100% Treatment Vertical Percent of Goal Achieved = 115.34 % Infiltration rate of the specified BMP soil: 5.00 in./hr.

Depth of drainage pipe: 2.50 ft
BMP Length: 12.00 ft
BMP Width: 5.00 ft
Concrete
9272.02 Pacific Realty
DMA 3Delta Volume & TreatmentPriority 2: P2-05 Roadside Bioretention - No Curb AND Gutter Release 8 Rev. 5
3/22/2024
Agenda Item Number 6
Agenda Item Number: 6
City Council Meeting Packet of: November 5, 2024

Page 156 of 256 ends

STORM WATER CALCULATOR
BMP Tributary Parameters Project Name:

BMP ID:

BMP Design Criteria:

Type of BMP Design:

BMP's Physical Tributary Area: 807.0 ft2
Description/Notes:
100% Treatment QTREATMENT = 0.0035 cfs
Post surface type:

CPOST: 0.80
User Composite post development CPOST: 0.00 Treatment Factor (Tf): 1 Calculated User Input IHistorical: 0.00 in./hr. IDesign Storm: 0.20 in./hr.

BMP Sizing 100% Treatment Vertical Percent of Goal Achieved = 107.10 % Infiltration rate of the specified BMP soil: 5.00 in./hr.

Depth of drainage pipe: 2.50 ft
BMP Length: 8.00 ft
BMP Width: 4.00 ft
Concrete
9272.02 Pacific Realty
DMA 4Delta Volume & TreatmentPriority 2: P2-05 Roadside Bioretention - No Curb AND Gutter Release 8 Rev. 5
3/22/2024
Agenda Item Number 6
Agenda Item Number: 6
City Council Meeting Packet of: November 5, 2024

Page 157 of 256 ends

STORM WATER CALCULATOR
BMP Tributary Parameters Project Name:

BMP ID:

BMP Design Criteria:

Type of BMP Design:

BMP's Physical Tributary Area: 4,081.0 ft2
Description/Notes:
100% Treatment QTREATMENT = 0.0175 cfs
Post surface type:

CPOST: 0.80
User Composite post development CPOST: 0.00 Treatment Factor (Tf): 1 Calculated User Input IHistorical: 0.00 in./hr. IDesign Storm: 0.20 in./hr.

BMP Sizing 100% Treatment Vertical Percent of Goal Achieved = 143.09 % Infiltration rate of the specified BMP soil: 5.00 in./hr.

Depth of drainage pipe: 2.30 ft
BMP Length: 46.00 ft
BMP Width: 4.70 ft
Concrete
9272.02 Pacific Realty
DMA 5Delta Volume & TreatmentPriority 2: P2-05 Roadside Bioretention - No Curb AND Gutter Release 8 Rev. 5
3/22/2024
Agenda Item Number 6
Agenda Item Number: 6
City Council Meeting Packet of: November 5, 2024

Page 158 of 256 ends

STORM WATER CALCULATOR
BMP Tributary Parameters Project Name:

BMP ID:

BMP Design Criteria:

Type of BMP Design:

BMP's Physical Tributary Area: 2,776.0 ft2
Description/Notes:
100% Treatment QTREATMENT = 0.0119 cfs
Post surface type:

CPOST: 0.80
User Composite post development CPOST: 0.00 Treatment Factor (Tf): 1 Calculated User Input IHistorical: 0.00 in./hr. IDesign Storm: 0.20 in./hr.

BMP Sizing 100% Treatment Vertical Percent of Goal Achieved = 136.80 % Infiltration rate of the specified BMP soil: 5.00 in./hr.

Depth of drainage pipe: 1.50 ft
BMP Length: 38.00 ft
BMP Width: 3.70 ft
Concrete
9272.02 Pacific Realty
DMA 6Delta Volume & TreatmentPriority 2: P2-05 Roadside Bioretention - No Curb AND Gutter Release 8 Rev. 5
3/22/2024
Agenda Item Number 6
Agenda Item Number: 6
City Council Meeting Packet of: November 5, 2024

Page 159 of 256 ends

STORM WATER CALCULATOR
BMP Tributary Parameters Project Name:

BMP ID:

BMP Design Criteria:

Type of BMP Design:

BMP's Physical Tributary Area: 9,405.0 ft2
Description/Notes:

Alternatively designed paved area: 0.0 ft2
Area draining to a Buffer Strip or Bovine Terrace: 0.0 ft2 100% Treatment QTREATMENT = 0.0139 cfs
Post surface type:

CPOST:

User Composite post development CPOST: 0.36 Treatment Factor (Tf): 1 Calculated User Input IHistorical: 0.00 in./hr. IDesign Storm: 0.20 in./hr.

BMP Sizing 100% Treatment Vertical Percent of Goal Achieved = 100.73 % Infiltration rate of the specified BMP soil: 5.00 in./hr.

Depth of drainage pipe: 1.50 ft
BMP Length: 34.50 ft
BMP Width: 3.50 ft
ConcreteSelect paved area type
Buffer Strips & Bovine Terraces
9272.02 Pacific Realty
DMA 7
Delta Volume & TreatmentPriority 2: P2-05 Roadside Bioretention - No Curb AND GutterRunoff is directed across landscape; Width of area: 5' to 9' Release 8 Rev. 5
3/22/2024
Agenda Item Number 6
Agenda Item Number: 6
City Council Meeting Packet of: November 5, 2024

Page 160 of 256 ends

STORM WATER CALCULATOR
BMP Tributary Parameters Project Name:

BMP ID:

BMP Design Criteria:

Type of BMP Design:

BMP's Physical Tributary Area: 15,465.0 ft2
Description/Notes:
100% Treatment QTREATMENT = 0.0381 cfs
Post surface type:

CPOST:

User Composite post development CPOST: 0.46 Treatment Factor (Tf): 1 Calculated User Input IHistorical: 0.00 in./hr. IDesign Storm: 0.20 in./hr.

BMP Sizing 100% Treatment Vertical Percent of Goal Achieved = 161.59 % Infiltration rate of the specified BMP soil: 5.00 in./hr.

Depth of drainage pipe: 1.50 ft
BMP Length: 66.50 ft
BMP Width: 8.00 ft
Concrete
9272.02 Pacific Realty
DMA 8Delta Volume & TreatmentPriority 2: P2-05 Roadside Bioretention - No Curb AND Gutter Release 8 Rev. 5
3/22/2024
Agenda Item Number 6
Agenda Item Number: 6
City Council Meeting Packet of: November 5, 2024

Page 161 of 256 ends

STORM WATER CALCULATOR
BMP Tributary Parameters Project Name:

BMP ID:

BMP Design Criteria:

Type of BMP Design:

BMP's Physical Tributary Area: 3,339.0 ft2
Description/Notes:
100% Treatment QTREATMENT = 0.0088 cfs
Post surface type:

CPOST:

User Composite post development CPOST: 0.49 Treatment Factor (Tf): 1 Calculated User Input IHistorical: 0.00 in./hr. IDesign Storm: 0.20 in./hr.

BMP Sizing 100% Treatment Vertical Percent of Goal Achieved = 330.16 % Infiltration rate of the specified BMP soil: 5.00 in./hr.

Depth of drainage pipe: 1.50 ft
BMP Length: 50.00 ft
BMP Width: 5.00 ft
Asphalt
9272.02 Pacific Realty
DMA 9Delta Volume & TreatmentPriority 2: P2-05 Roadside Bioretention - No Curb AND Gutter Release 8 Rev. 5
3/22/2024
Agenda Item Number 6
Agenda Item Number: 6
City Council Meeting Packet of: November 5, 2024

Page 162 of 256 ends

STORM WATER CALCULATOR
BMP Tributary Parameters Project Name:

BMP ID:

BMP Design Criteria:

Type of BMP Design:

BMP's Physical Tributary Area: 8,873.0 ft2
Description/Notes:
100% Treatment QTREATMENT = 0.0299 cfs
Post surface type:

CPOST:

User Composite post development CPOST: 0.63 Treatment Factor (Tf): 1 Calculated User Input IHistorical: 0.00 in./hr. IDesign Storm: 0.20 in./hr.

BMP Sizing 100% Treatment Vertical Percent of Goal Achieved = 100.50 % Infiltration rate of the specified BMP soil: 5.00 in./hr.

Depth of drainage pipe: 1.50 ft
BMP Length: 65.00 ft
BMP Width: 4.00 ft
Concrete
9272.02 Pacific Realty
DMA 10Delta Volume & TreatmentPriority 2: P2-05 Roadside Bioretention - No Curb AND Gutter Release 8 Rev. 5
3/22/2024
Agenda Item Number 6
Agenda Item Number: 6
City Council Meeting Packet of: November 5, 2024

Page 163 of 256 ends

BMP Selection Table APPENDIX B
A-7
Project Name: _______________________________________
Best Management
Practice (BMP)
Detail
Sheet Detail Title Can be used with…
High Ground WaterContaminationSlope Constraints
Achieves…
TreatmentVolume CaptureRunoff Reduction Measure
BMP in priority selected?
YesNoUnique Identifier of BMP per planesExplanation of selectionOther notes:

Living Roof N/A N/A X X X X X
Rainwater
Harvesting N/A N/A X X X X
Interceptor Trees N/A N/A X X X X
Bovine Terrace RRM-01 Bovine Terrace X X
Vegetated Buffer
Strip RRM-02 Vegetated Buffer Strip X
Impervious Area
Disconnection N/A N/A X X X X
Bioretention P1-02
Roadside
Bioretention -
no C & G
X X
Vegetated Swalewith Bioretention P1-06 Swale with
Bioretention X X
Constructed
Wetlands N/A N/A X X
P2-02
Roadside
Bioretinton -
Flush Design
Roadside
X X
P2-03
Roadside
BioretenionContiguous SW
X X
P2-04
Roadside
BioretenionCurb Opening
X X
P2-05
Roadside
Bioretenion- No
C & G
X X
Constructed
Wetlands N/A N/A X X
Date: _______________ Page _____ of _____
Bioretention
Universal BMP- to be
considered on all
projects.

Runoff Reduction
Measures
Priority 1- to be
installed with no
underdrains or liners.

Must drain all stading
water within 72
hours.

Priority 2 BMPs- with
subsurface drains
installed above the
capture volume.

Agenda Item Number 6 Agenda Item Number: 6
City Council Meeting Packet of: November 5, 2024

Page 164 of 256 ends

BMP Selection Table APPENDIX B
A-7
Best Management
Practice (BMP)
Detail
Sheet Detail Title Can be used with…
High Ground WaterContaminationSlope Constraints
Achieves…
TreatmentVolume CaptureRunoff Reduction Measure
BMP in priority selected?
YesNoUnique Identifier of BMP per planesExplanation of selectionOther notes:

P3-02
Roadside
Bioretinton -
Flush Design
Roadside

X X X X
P3-03
Roadside
BioretenionContiguous SWX X X X
P3-04
Roadside
BioretenionCurb OpeningX X X X
Flow Through
Planters P3-05 Flow Through Planters X X X X
P3-06 With
Bioretention X X X X X
P3-07 Vegetated
Swale X X X X
Tree Filter Unit X X X X
Modular
Bioretention X X X X
Chambered
Separator Units X X X X
Centrifugal
Separator Units X X X X
Trash Excluders X X X X
Filter Inserts X X X X
Priority 6 BMPs- see
the "Offset Program"
chapter for details.

Offset Program N/A N/A N/A
Other Detention X
Priority 4 BMPs- does
not achieve volume
capture and must be
used as part of a
Priority 5 BMPs- does
not achieve volume
capture and must be
used as part of a
treatment train.

Vegetated Swale
Priority 3 BMPsinstalled with
subdrains and/or
impermeable liner.

Does not achieve
volume capture and
must be used as part
of a treatment train.

Bioretention
Agenda Item Number 6 Agenda Item Number: 6
City Council Meeting Packet of: November 5, 2024

Page 165 of 256 ends

FAC
A‐47
IMPER
Including

OVERVIE
Impervio
pavemen
Impervio
impervio
vegetatio
which ma
addresse
emitter,
ADVANT
• C
ca
• C
a
in

CT SHEE
City of Sant

RVIOUS A
g: splash bloc
EW
ous area disc
nt, to be dir
ous surfaces
ous area. Th
on and soil.
ay contribut
es these issu
and paved a
SPLA
Splas
down
TAGES
an be used
apture BMP
an reduce t
nd volume
nfiltration.

ET‐ IMP
ta Rosa and C

REA DISC
cks, rain cha
connection a
rected to pe
that drain d
hese areas p
Impervious
te to peak fl
ues by disco
area disconn

ASH BLOCK D
sh blocks are
nspouts can
d as part o
s.
he size of do
capture BM
PERVIO
County of Son

CONNECT
ains, bubble
allows storm
ervious natu
directly to ca
revent storm
areas also in
ows and sco
onnecting di
nection.

DESCRIPTION
e a low tech
be retrofitt
of a treatm
ownstream
MPs by incre
OUS AR
oma
TION
up emitters
m water from
ral or lands
atch basins o
m water infi
ncrease the
our in downs
irect dischar
N
h option to h
ed using spl
ment train w
water qualit
easing the p

REA DIS
, and pavem
m impervious
scaped areas
or storm dra
iltration into
speed and a
stream cree
rges by usin
hard piped d
ash blocks.
with volume
ty treatmen
potential fo
SCONN
ment disconn
s areas, such
s and infiltra
ains are a di
o the soil or
amount of ru
ks and wate
ng: splash b
downspout
e
t
or
NECTIO
nection.
h as rooftops
ate into the
rectly conne
filtering thr
unoff from a
erways. This
locks, bubb
systems. Ex
ON
s and
e soil.
ected
rough
a site,
BMP
le‐up
isting
Agenda Item Number 6 Agenda Item Number: 6
City Council Meeting Packet of: November 5, 2024

Page 166 of 256 ends

FAC
A‐48
• C
• C

LIMITATI
• A
• M

KEY DESI
• Si
• R
• D
• La
e
BUBBLE‐
Bubble‐u
further f
building.

ADVANT
• C
vo
• C
tr
th
• C
• C

LIMITATI
• A
• M

KEY DESI
• R
• D
• 4

CT SHEE
Low Impact
an be used a
an be used t
IONS
Adjacent buil
May not be a

IGN FEATUR
ites should b
ain water m
Downspouts
andscaped a
rosion.
‐UP EMITTER
up emitters w
from the bu
TAGES
an be used
olume captu
an reduce t
reatment an
he potential
an be used a
an be used t
IONS
Adjacent buil
May not be a

IGN FEATUR
ain water m
Downspouts
” diameter S
ET‐ IMP
t Developmen
as a retrofit
to direct sto
dings and ov
ppropriate o
RES
be evaluated
must be direc
should not b
areas receiv

R DESCRIPTI
work very m
uilding and e
d as part of
ure BMPs.
the size of d
nd volume ca
for infiltrati
as a retrofit
to direct sto
dings and ov
ppropriate o
RES
must be direc
should not b
SDR‐35 pipe
PERVIO
nt Technical D
BMP.
rm water to
verflow requ
on all sites d
d to ensure t
cted away fro
be directed t
ing roof wat
ON
much like spla
even in land
f a treatme
downstream
apture BMPs
ion.

BMP.
rm water to
verflow requ
on all sites d
cted away fro
be directed t
required as
OUS AR
Design Manua
o other BMPs
uirements n
due to space
that splash b
om foundati
to paved are
ter should b
ash blocks, b
dscape area
ent train w
water qual
s by increasi
o other BMPs
uirements n
due to space
om foundati
to paved are
a minimum

REA DIS
al
s
eed to be co
constraints
blocks won’t
ions and foo
eas or across
be adequate
but allow fo
as that are
ith
ity
ng
s
eed to be co
constraints
ions and foo
eas or across
m.

SCONN
onsidered in
.
t have negat
otings.
s sidewalks.
ly sized to p
r storm wate
not directly
onsidered in
.
otings.
s sidewalks.

NECTIO
design.
tive impacts.
prevent runo
er to be rele
adjacent to
design.

ON
.
off or
eased
o the
Agenda Item Number 6 Agenda Item Number: 6
City Council Meeting Packet of: November 5, 2024

Page 167 of 256 ends

FAC
A‐49
• D
G
• La
e
• La
a
• M
fo
o
• E
p

PAVED A
Paved ar
natural a
treatmen
ADVANT
• C
o
• C
a
p

LIMITATI
• A
si
• M
• O
• M

KEY DESI
• R
• La
e
• La
a

CT SHEE
City of Sant
Distance and
Geotechnical
andscaped a
rosion.
andscaped a
nd to preven
May be insta
or infiltratio
ver drain ro
mitter shou
revent mosq

AREA DISCON
reas that ca
area can incr
nt.

TAGES
an be used
ther BMPs.
an reduce t
nd volume
otential for
IONS
Areas receivi
ized and sta
May be limit
Overflow dra
May not be a

IGN FEATUR
ain water m
andscaped a
rosion.
andscaped a
nd to preven
ET‐ IMP
ta Rosa and C
location of
Engineer.
areas receiv
areas receiv
nt ponding w
lled with a b
n. Bottom o
ck to preven
ld be equip
quito breedi

NNECTION D
n be graded
rease the op
as part of a
he size of do
capture BM
infiltration.
ing flow ne
bilized.
ed by site sl
inage must
ppropriate o
RES
must be direc
areas receivi
areas receiv
nt ponding w
PERVIO
County of Son
emitter rela
ing roof wat
ing roof wat
water.
bottomless
of emitter s
nt sedimenta
ped with “p
ng.

DESCRIPTION
d so that th
pportunity fo
a treatment
ownstream
MPs by incre
eed to be a
opes.
be provided
on all sites.
cted away fro
ing storm wa
ing roof wat
water.

OUS AR
oma
ative to the b
ter should b
ter need to
emitter to a
hould be pl
ation of pipe
pop up” cove
N
hey drain on
or infiltratio
train with
treatment
easing the
adequately
.
om foundati
ater should
ter need to

REA DIS
building mus
be adequate
be designed
allow
aced
e.
er to
nto pervious
on and minim
ions and foo
be adequate
be designed
SCONN
st be approv
ly sized to p
d to ensure
s area, such
mize the size
otings.
ely sized to p
d to ensure
NECTIO
ved by a Lice
prevent runo
proper drai
as landscap
e of downst
prevent runo
proper drai
ON
ensed
off or
inage
pe or
ream
off or
inage
Agenda Item Number 6 Agenda Item Number: 6
City Council Meeting Packet of: November 5, 2024

Page 168 of 256 ends

IMPERVIOUS AREA DISCONNECTION‐ CHECKLIST
A‐50 City of Santa Rosa and County of Sonoma
Impervious Area Disconnection Date of Inspection:Inspection and Maintenance Checklist Inspector(s):(aka: splash blocks, rain chains, bubble up emitters and pavement disconnection) BMP ID #:

Property Owner:

Location Description:

Type of Inspection: Pre‐rainy Season (PRS) Rainy Season (RS) After‐rainy Season (ARS) This Inspection and Maintenance Checklist is to be usde in conjunction with its corresponding LID Factsheet and Maintenance Plan. Please review these documents before performing the field inspection.

Inspection
Category
When to
Inspect Maintenance Issue
Is the Issue
Present? Require Maintenance
Comments (Describe maintenancecompleted and if needed maintenance wasnot conducted, note when it will be done) Drainage
RS Is there standing or pooling of
water after 3 days of dryweather?
• Regrade drainage area.
• Reposition splash block.
• Clean inlets/outlets of obstructions.

RS Is there excessive
splashing/spray?
• Reposition splash block or dissipater
to reduce or eliminate splash/spray.

RS Are the house/building gutters
overflowing during a rain
event?
• Flush bubble up pipe to remove any
obstructions.
• Check gutter down spout and gutter
for obstructions. Clean if necessary.

Agenda Item Number 6
Agenda Item Number: 6
City Council Meeting Packet of: November 5, 2024

Page 169 of 256 ends

IMPERVIOUS AREA DISCONNECTION‐ CHECKLIST
A‐51 City of Santa Rosa and County of Sonoma
Inspection
Category
When to
Inspect Maintenance Issue
Is the Issue
Present? Require Maintenance
Comments (Describe maintenance completedand if needed maintenance was not conducted,note when it will be done) Erosion
RSARS
Is there evidence of under
cutting or washouts around
splash block/dissipater?
• Reposition the inlet splash block or
dissipater.
• Fill in eroded areas and regrade.

RSARS
Is there channelization (gully)forming around the bubbleups? • Fill in eroded areas and regrade.

RSARS
Is there accumulation of
sediment (sand, dirt, mud) in
the inlets/outlets areas?
• Remove sediment and check the
grading.

RSARS
Are there voids or holes alongthe path of the bubble up pipe or excess sediment in and
around the bubble up outlet?
• Flush and inspect pipe for damage.
• Replace damage pipe, fill in voids,
and regrade.

Agenda Item Number 6
Agenda Item Number: 6
City Council Meeting Packet of: November 5, 2024

Page 170 of 256 ends

IMPERVIOUS AREA DISCONNECTION‐ CHECKLIST
A‐52 City of Santa Rosa and County of Sonoma
Inspection
Category
When to
Inspect Maintenance Issue
Is the Issue
Present? Require Maintenance
Comments (Describe maintenance completedand if needed maintenance was not conducted,note when it will be done) Vegetation

PRSRSARS
Is the vegetation clogging the
Inlet/outlet areas?
• Trim and/or remove the excess
vegetation around the inlet/outlet
areas.

PRSRSARS
Is the mulch spread evenlythroughout the vegetationarea? • Redistribute and add additional
mulch if needed.
• Regrade vegetation area.

PRSRSARS
Are there dead or dryplants/weeds?
• Remove dead and/or dry
vegetation. Replace as needed.
• Remove or trim any vegetation that
is causing a visual barrier hazard.

Agenda Item Number 6
Agenda Item Number: 6
City Council Meeting Packet of: November 5, 2024

Page 171 of 256 ends

IMPERVIOUS AREA DISCONNECTION‐ CHECKLIST
A‐53 City of Santa Rosa and County of Sonoma
Inspection
Category
When to
Inspect Maintenance Issue
Is the Issue
Present? Require Maintenance
Comments (Describe maintenance completedand if needed maintenance was not conducted,note when it will be done) BMP General

PRSRSARS
Is there debris/trash in the
area?
• Remove all trash and debris.

PRSRSARS
Is the surrounding areamarked with graffiti?
• Remove all graffiti from the area.

PRSRSARS
Are there missing or disturbedaesthetics features?
• Replace and/or reposition aesthetic
features to original placement.
• Placement should not disrupt flow
characteristics/design.

PRSRSARS
Check for broken or damagedrain inlets/outlets, splashblocks, bubble ups, and grates. • Replace or repair all damaged
features.

PRSRSARS
Is the vegetation irrigationfunctional?
• Repaired broken missing spray/drip
emitters.
• Reposition to eliminate over spray
and/or over watering.

PRSRSARS
Are the aesthetic featuresfirmly secured in placed?
• Repair and/or replace loose or
damaged features.

Agenda Item Number 6
Agenda Item Number: 6
City Council Meeting Packet of: November 5, 2024

Page 172 of 256 ends

FACT SHEET‐ BIORETENTION
A‐64 City of Santa Rosa and County of Sonoma

BIORETENTION
Also know as: Street rain garden, roadside bioretention, and bioretention cell

DESCRIPTION
The bioretention area best management practice (BMP) functions as a soil and plant‐based filtration and infiltration feature that removes pollutants through a variety of natural physical, biological, and chemical treatment processes.

ADVANTAGES
• Achieves both water quality and volume capture objectives. • Bioretention areas provide storm water treatment that enhances the quality of downstream water bodies by using natural processes.
• The vegetation provides shade and wind breaks, absorbs noise, reduces heat island effects and improves an area's landscape.
• Bioretention provides habitat for birds and attracts other pollinators like butterflies and bees.
• Does not interrupt utility installation.
• Does not interfere with tree planting.

Agenda Item Number 6 Agenda Item Number: 6
City Council Meeting Packet of: November 5, 2024

Page 173 of 256 ends

FACT SHEET‐ BIORETENTION
A‐65 Low Impact Development Technical Design Manual

LIMITATIONS
• Bioretention is not recommended for areas where street slopes exceed 10%. • Should not be used in areas of known contamination. If soil and/or groundwater contamination is present on the site or within a 100’ radius of the proposed BMP location, the North Coast Regional Water Quality Control Board will need to be contacted and the site reviewed.
• Should not be used in areas of high groundwater. In general a minimum of 2’ of clearance should be provided between the bottom of the bioretention cell and seasonal high groundwater.
• Should not be used in areas of slope instability where infiltrated storm water may cause failure. Slope stability should be determined by a licensed geotechnical engineer. • Do not use in locations that can negatively impact building foundation or footings. Location shall be approved by a licensed Geotechnical Engineer.

KEY DESIGN FEATURES

ALL BIORETENTION
• Structural soil should be used within the bioretention area requiring load bearing capacity (adjacent to roadways and/or buildings.)
• Structural soil shall be installed as described in Reference Document E. • Some BMPs may not require the use of structural soil and a more organic type planting soil and/or treatment media may be used in its place. It may be possible in some cases to use native soil or to amend the native soil so that it is suitable. Use of non‐structural soil will depend on evaluation of the criteria in “Chapter 4‐Site Assessment” as well as consideration of structural needs and may require evaluation by a licensed Geotechnical Engineer.
• Native soil should remain uncompacted to preserve infiltration capacity. Fence off the area during construction to protect it from compaction. • Bottom of bioretention should be unlined to allow infiltration into native soil. • Moisture barrier must be installed to protect road sub‐base and any trenches adjacent to the bioretention area.
• If used, pervious concrete shall be designed and installed as described in Appendix G. • If used, porous gutter must be protected during construction to prevent sediment loading.
• If the porous gutter design option is used additional trash and sediment capture BMPs may be required
• A curb opening type design may be used in place of a porous gutter if appropriate for the project.
• Bioretention areas shall be planted with plants from the approved plant and tree list included in Appendix F and shall be planted to achieve 51% cover.

Agenda Item Number 6 Agenda Item Number: 6
City Council Meeting Packet of: November 5, 2024

Page 174 of 256 ends

FACT SHEET‐ BIORETENTION
A‐66 City of Santa Rosa and County of Sonoma
• All bioretention areas shall be designed with a designated high flow bypass inlet for storms larger than the design storm.
• 6” perforated pipe to be installed at a depth of 6” below road structural section. • Perforated pipe shall be installed in straight runs.
• The volume below the perforated pipe must be sufficient to hold and infiltrate the design volume.

SIZING DESIGN‐ GOAL AND REQUIREMENTS
• The design goal for all bioretention areas is to capture (infiltration and/or reuse) 100% of the volume of runoff generated by the 85th percentile 24 hour storm event. This is a retention requirement. If 100% volume capture is achieved than no additional treatment is required.
• If the design goal is not achievable, then the bioretention area sizing requirement is:
o Water Quality Treatment of 100% of the flow generated by the 85th percentile 24 hour storm event, as calculated using the Rational Method and a known intensity of 0.20 inches per hour, and
o Volume Capture (infiltration and/or reuse) of the increase in volume of storm water due to development generated by the 85th percentile 24 hour storm event. This is a retention requirement.
• All calculations shall be completed using the “Storm Water Calculator” available at www.srcity.org/stormwaterLID.

INSPECTION AND MAINTENANCE REQUIREMENTS
A maintenance plan shall be provided with the Final SUSMP. The maintenance plan shall include recommended maintenance practices, state the parties responsible for maintenance and upkeep, specify the funding source for ongoing maintenance with provisions for full replacement when necessary and provide site specific inspection checklist.

At a minimum maintenance shall include the following:
• Dry street sweeping upon completion of construction
• Dry street sweeping annually, and
o When water is observed flowing in the gutter during a low intensity storm. o Algae is observed in the gutter.
o Sediment/debris covers 1/3 of the gutter width or more. • Inspect twice annually for sedimentation and trash accumulation in the gutter.

Obstructions and trash shall be removed and properly disposed of. • Inspect twice during the rainy season for ponded water. • Pesticides and fertilizers shall not be used in the bioretention area. • Plants should be pruned, weeds pulled and dead plants replaced as needed.

Agenda Item Number 6 Agenda Item Number: 6
City Council Meeting Packet of: November 5, 2024

Page 175 of 256 ends

Agenda Item Number 6 Agenda Item Number: 6
City Council Meeting Packet of: November 5, 2024

Page 176 of 256 ends

PLANTER STRIP BIORETENTION‐ CHECKLIST
A‐67 City of Santa Rosa and County of Sonoma
Planter Strip Bioretention Date of Inspection:Inspection and Maintenance Checklist Inspector(s):(aka: Street Rain Garden, Roadside Bioretention, Bioretention Cell) BMP ID #:

Property Owner:

Location Description:

Type of Inspection: Pre‐rainy Season (PRS) Rainy Season (RS) After‐rainy Season (ARS) This Inspection and Maintenance Checklist is to be used in conjunction with its corresponding LID Factsheet and Maintenance Plan. Please reviewthese documents before performing the field inspection.

Inspection
Category
When to
Inspect Maintenance Issue
Is the Issue
Present? Require Maintenance
Comments (Describe maintenancecompleted and if needed maintenance wasnot conducted, note when it will be done) Drainage
RS Is there standing or pooling of
water in the Bioretention area
after 3 days of dry weather?
• Check perforated pipe outlet for
obstruction or damage. *
• Flush perforated pipe to remove
obstructions/sediment. *
• Remove and replace the first few inches of
topsoil.
• Remove soil and inspect perforated pipe.

Repair or replace perforated pipe, replace
with new soil and regrade.

Is water not draining into catch
basin from the overflow pipe
during a high intensity storm? *

PRSRSARS
Is there sediment visible in the
gutter?
• In dry weather, use a mechanical sweeper
or a Vactor truck to clean gutter pan.

RS Is there water flowing in the
pervious concrete gutter section
during a low intensity storm? *
• In wet weather, use a Vactor truck to
clean gutter pan.
* If perforated pipe is present.

Agenda Item Number 6
Agenda Item Number: 6
City Council Meeting Packet of: November 5, 2024

Page 177 of 256 ends

PLANTER STRIP BIORETENTION‐ CHECKLIST
A‐68 City of Santa Rosa and County of Sonoma
Inspection
Category
When to
Inspect Maintenance Issue
Is the Issue
Present? Require Maintenance
Comments (Describe maintenance completedand if needed maintenance was not conducted,note when it will be done) Erosion
RSARS
Is there under cutting or
washouts along the sidewalksand/or curbs abutting theplanter strip? • Fill in eroded areas and regrade.

RSARS
Is there channelization (gully)forming along the length of the planter area?
• Fill in eroded areas and regrade.

RSARS
Is there accumulation of
sediment (sand, dirt, mud) in
the planter?
• Remove sediment and check the
grading. Add replacement soil
and/or mulch.

PRSRSARS
Is the mulch unevenly
distributed in the planter area?
• Redistribute and add additional
mulch if needed.
• Regrade planter area.

PRSRSARS
Are there voids or deep holespresent?Is there sediment present in the catch basin and in the overflow
pipe?
• Check the perforated pipe for
damage.*

PRSRSARS
Is there evidence of animalactivity such as holes or dirt mounds from digging orborrowing?
• Repair and fill in damage areas.• Rodent control activities must be in accordance with applicable lawsand do not affect any protected species.
* If perforated pipe is present.

Agenda Item Number 6
Agenda Item Number: 6
City Council Meeting Packet of: November 5, 2024

Page 178 of 256 ends

PLANTER STRIP BIORETENTION‐ CHECKLIST
A‐69 City of Santa Rosa and County of Sonoma
Inspection
Category
When to
Inspect Maintenance Issue
Is the Issue
Present? Require Maintenance
Comments (Describe maintenance completedand if needed maintenance was not conducted,note when it will be done) Vegetation

PRSRSARS
Is the vegetation clogging the
inlet flow areas?
• Trim and/or remove the excess
vegetation.

PRSRSARS
Is the mulch distributed
evenly throughout the planterarea?
• Redistribute and add additional
mulch if needed.
• Regrade planter area.

PRSRSARS
Are there dead or dryplants/weeds?
Is the vegetation over grown?
• Remove dead and/or dry
vegetation. Replace as needed.
• Remove or trim any vegetation that
is causing a visual barrier, trip, andor obstruction hazard.

Agenda Item Number 6
Agenda Item Number: 6
City Council Meeting Packet of: November 5, 2024

Page 179 of 256 ends

PLANTER STRIP BIORETENTION‐ CHECKLIST
A‐70 City of Santa Rosa and County of Sonoma
Inspection
Category
When to
Inspect Maintenance Issue
Is the Issue
Present? Require Maintenance
Comments (Describe maintenance completedand if needed maintenance was not conducted,note when it will be done) BMP General

PRSRSARS
Is there debris/trash in the
planter area?
• Remove all trash and debris.

PRSRSARS
Is graffiti present? • Remove all graffiti from the area.

PRSRSARS
Are there missing or disturbedaesthetics features?
• Replace and/or reposition
aesthetics features to original
placement.
• Placement should not disrupt flow
characteristics/design.

PRSRSARS
Is the vegetation irrigationfunctional?
• Repaired broken missing spray/drip
emitters.
• Reposition and/or adjust to
eliminate over spray and/or over
watering.

PRSRSARS
Are the aesthetic featuresfirmly secured in placed?
• Repair and/or replace loose or
damage features.

PRSRSARS
Check for damage sidewalk,curb, gutter, and catch basin including uplift and settling.
• Remove and replace damaged
areas.

Agenda Item Number 6
Agenda Item Number: 6
City Council Meeting Packet of: November 5, 2024

Page 180 of 256 ends

SITE LOCATION
Agenda Item Number 6 Agenda Item Number: 6
City Council Meeting Packet of: November 5, 2024

Page 181 of 256 ends

Agenda Item Number 6 Agenda Item Number: 6
City Council Meeting Packet of: November 5, 2024

Page 182 of 256 ends

Agenda Item Number 6
Agenda Item Number: 6
City Council Meeting Packet of: November 5, 2024

Page 183 of 256 ends

Agenda Item Number 6 Agenda Item Number: 6
City Council Meeting Packet of: November 5, 2024

Page 184 of 256 ends

Agenda Item Number 6 Agenda Item Number: 6
City Council Meeting Packet of: November 5, 2024

Page 185 of 256 ends

Hydrology & Hydraulics Report
Prepared For
Pacific Realty Development LLC
7261 Healdsburg Ave
Sebastopol, CA 95472
405-686-0772
LACO Job No. 9272.02
APN: 164-150-054

PREPARED BY

LACO ASSOCIATES
2561 California Park Dr #200
Chico, Ca 95928
(530) 801-6170
March, 2024
Prepared under the supervision of
Paul Peck, PE
Agenda Item Number 6 Agenda Item Number: 6
City Council Meeting Packet of: November 5, 2024

Page 186 of 256 ends

9272.02 Pacific Knolls 2
Project Description:

The project involves the development of a mixed-use subdivision, which will include the construction of townhomes, apartment and commercial buildings, a drive aisle, and a parking structure. The project will include grading & earthwork fill, storm drainage, and associated site improvements.

Pre & Post Development Runoff Conditions:

The total project area contained within parcel 004-291-019 encompasses 1.28 acres.

Pre-development on-site runoff primarily consists of sheet flow that begins at the southeast corner of the site and flows both north and west toward Healdsburg Ave and Murphy Ave, where it then collects into the city storm drain system.

Once in the storm drain system, runoff eventually exits at the Morris St outfall into the Laguna de Santa Rosa. Refer to the attached Existing Conditions Exhibit for Pre-Development conditions which also shows an outline of impervious areas.

Post-development on-site runoff will generally flow through proposed gutters and collect into the various proposed bioretention areas. Tributary Areas 7, 9, 10, and 12 will drain through grass swales behind the townhomes before entering bioretention areas. When bioretention areas are at capacity, overflow will enter the proposed storm drain system and be conveyed to the city storm drain system at Healdsburg Ave, or overland flow to Healdsburg and Murphy Ave where it will collect into the city storm drain system.

Potential Impacts
Industrial operations occur on highly impervious surfaces such as gravel equipment parking areas, concrete, and asphalt paving. In addition to the high rate of runoff from these types of surfaces, non-visible pollutants such as sediment and sand, hydrocarbon emissions from vehicles and equipment, oils and greases, and particulate matter all pose potential environmental impacts. In accordance with CASQA and the USEPA, the project is being designed with Low Impact Development (LID) features to capture and treat stormwater runoff which may contain sediment and pollutants. Please see the document entitled “Pacific Knolls Storm Water Low Impact Development Report.”
Concentrating and channelizing stormwater runoff increases the chance of erosion and sedimentary deposit, and increasing the impervious area will increase the flow rate of runoff. Design elements included in this project include bioretention areas and drop inlets set above grade to allow for settling and infiltration as a primary means of stormwater flood control.

Agenda Item Number 6 Agenda Item Number: 6
City Council Meeting Packet of: November 5, 2024

Page 187 of 256 ends

9272.02 Pacific Knolls 3
Flood Control Hydrology
The project existing site consists of an old building, a concrete walkway, a gravel driveway, dirt, grass, and trees. The existing site drainage consists generally of sheet flow from south to north and east to west over grass, dirt, and gravel.

The proposed drainage will route runoff to landscaped areas and then to bioretention areas that will eventually overflow into storm drain inlets. Overflow inlets are set 6” over grade.

Websoil survey has identified one soil type for this site: Sebastopol sandy loam, which belongs to hydrologic soil group C.

For the purposes of the flood control portion of this drainage report we used the Flood Management Design Manual (FMDM) as a guideline for estimating runoff.

In accordance with the FMDM, the rational method was used to estimate flow rates. The FMDM also provides the following mathematical models and constant values used in the hydraulic analysis:

Design Storm Event 10 Year
Runoff Coefficient: C = 0.85
(FMDM, Table C-1)
Time of Concentration 7 min
Rainfall Intensity (NOAA Atlas 14)
Table C-1 of the FMDM was used to calculate the composite runoff coefficient.

Per the FMDM, a runoff coefficient value of 0.47 was used for the pervious area and 0.90 for impervious area. A slope greater than twelve percent was assumed for the future landscaped area to make the design conservative. See attached spreadsheet calculation and tabulation called “Pre and Post Development Flow Calculations” for each tributary area (includes 10 and 100 year flows). Attached Hydrology exhibit shows the tributary areas. Predevelopment and Postdevelopment overall flows were calculated. The project design includes closed pipe systems which were designed to convey the 10 year storm; see attached Channel report.

Associated design elements from Storm Water Low Impact Development have been sized to capture and treat the increase in runoff from the predevelopment to post-development. More detailed information can be found in the document titled “Pacific Knolls Storm Water Low Impact Development Report.” 100 year storm overland release route is shown on the 100 Year Overland Flow Exhibit. Note that site design features and slopes mimic existing patterns, especially in terms of outfall locations from the project, and proposed grading maintains a general south to north and east to west drainage pattern. Should the proposed on-site storm drain system become inundated, overland flow release Agenda Item Number 6 Agenda Item Number: 6
City Council Meeting Packet of: November 5, 2024

Page 188 of 256 ends

9272.02 Pacific Knolls 4
from the project site will remain at the existing north and west locations for the vast majority of the project area. Grades at the northern overland release locations are 132.29 and 129.59, and grades at the western overland release locations are 140.25 and 139.95.

Table 1: C-Values
C value taken as 0.9 for post-development impervious areas. C value taken as

0.47 for pervious areas given the soil Hydrologic group C and Ag and open space land use with average slopes of >12% coupled with Table 1 above, per FMDM.

Agenda Item Number 6 Agenda Item Number: 6
City Council Meeting Packet of: November 5, 2024

Page 189 of 256 ends

9272.02 Pacific Knolls 5
Table 2: Manning’s n
Manning’s roughness coefficient is selected as 0.012 for storm drain HDPE pipe.

A value of 0.035 was used for grass swales and channels.

Hydraulics
Hydraflow Express Civil 3D extension was used to model proposed storm drain pipes and swales using the calculated flow for a 10 year storm. The proposed storm drain system outfalls into the city storm drain system at the northeast corner of the site through a 12” HDPE pipe. A 12” HDPE pipe was modeled with the flow from the entire site to ensure it had the capacity for a 10 year storm. The three proposed swales that will transport the water from Tributary Areas 7, 9,10, and 12 will be 6” deep with 2:1 side slopes and have the capacity to carry the flows from each of the respective areas. See attached for full calculations and channel models.

Agenda Item Number 6 Agenda Item Number: 6
City Council Meeting Packet of: November 5, 2024

Page 190 of 256 ends

9272.02 Pacific Knolls 6
Conclusion
In accordance with Sonoma County Code sections 11.14.040, this project’s drainage system has been designed for the 10 year design discharge. The project has been analyzed in accordance with FMDM section 3.3.1 in utilizing the rational method for hydrology to calculate peak flow rates.

Agenda Item Number 6 Agenda Item Number: 6
City Council Meeting Packet of: November 5, 2024

Page 191 of 256 ends

9272.02 Pacific Knolls 7
Attachments:

1. Pre and Post Development Flow Calculations

2. Existing Conditions Exhibit

3. Hydrology Exhibit

4. 100 Year Overland Flow Exhibit

5. Hydraflow Express – Storm Drain Pipe Model

6. Hydraflow Express – Swale Model – Tributary Area 9

7. Hydraflow Express – Swale Model – Tributary Area 10

8. Hydraflow Express – Swale Model – Tributary Area 12

9. Hydraflow Express – Swale Model – Tributary Area 7 &12

10. NOAA Point Precipitation Frequency Estimates

11. NOAA PDS-Based Intensity-Duration-Frequency (IDF) Curves

12. NOAA Maps and Aerials

13. Websoilsurvey Soil Map and Map Unit Descriptions
Agenda Item Number 6 Agenda Item Number: 6
City Council Meeting Packet of: November 5, 2024

Page 192 of 256 ends

Tributary Area Area (SF) Pervious Area (SF) Impervious Area (SF) Trib Area (ac.) Cpervious Cimpervious Cweighted tc (min) i10 (in/hr) i100 (in/hr) Q10 (cfs) Q100 (cfs) 1 55593 54343 1250 1.28 0.47 0.9 0.48 7 3.58 5.20 2.19 3.18 Tributary Area Area (SF) Pervious Area (SF) Impervious Area (SF) Trib Area (ac.) Cpervious Cimpervious Cweighted tc (min) i10 (in/hr) i100 (in/hr) Q10 (cfs) Q100 (cfs) 1 4697 1452 3245 0.11 0.47 0.9 0.77 7 3.58 5.20 0.30 0.432 1411 58 1353 0.03 0.47 0.9 0.88 7 3.58 5.20 0.10 0.153 1405 52 1353 0.03 0.47 0.9 0.88 7 3.58 5.20 0.10 0.154 807 48 759 0.02 0.47 0.9 0.87 7 3.58 5.20 0.06 0.085 4467 604 3863 0.10 0.47 0.9 0.84 7 3.58 5.20 0.31 0.456 3054 461 2593 0.07 0.47 0.9 0.84 7 3.58 5.20 0.21 0.307 6533 4792 1741 0.15 0.47 0.9 0.58 7 3.58 5.20 0.31 0.468 16009 4012 11997 0.37 0.47 0.9 0.79 7 3.58 5.20 1.04 1.519 4397 2624 1773 0.10 0.47 0.9 0.64 7 3.58 5.20 0.23 0.34 10 3358 1584 1774 0.08 0.47 0.9 0.70 7 3.58 5.20 0.19 0.2811 6456 1717 4739 0.15 0.47 0.9 0.79 7 3.58 5.20 0.42 0.6012 3413 1662 1751 0.08 0.47 0.9 0.69 7 3.58 5.20 0.19 0.28 Avg C 0.77 Total Post 3.47 5.03
10 Yr t (min) Rainfall Intensity (in/hr) 100 Yr t Rainfall Intensity (in/hr) 5 4.21 5 6.08
10 3.02 10 4.3615 2.44 15 3.5130 1.63 30 2.3560 1.07 60 1.54 120 0.771 120 1.08180 0.633 180 0.88
Post-Development
Pre-Development
y = 10.263x-0.541
0 0.5
1 1.5
2 2.5
3 3.5
4 4.5
5 0 20 40 60 80 100 120 140 160 180 200
Rainfall Intensity (in/hr) - 10 Year Event
y = 15.18x-0.551
01234567
0 20 40 60 80 100 120 140 160 180 200
Rainfall Intensity (in/hr) - 100 Year Event
Agenda Item Number 6
Agenda Item Number: 6
City Council Meeting Packet of: November 5, 2024

Page 193 of 256 ends

X X COS 6X6 POST P Gx Gx Gx Gx Gx Wx Wx Wx Gx Gx Gx Gx Gx Gx Gx Gx Gx Gx Gx Gx
Gx Gx Gx X X X X X X X X X X X X X X X X X X X X X X X X XX X X X X X Gx Gx Gx Gx Gx Gx Gx
SDx SDx SDx SDx SDx SDx SDx SDx SDx
SDx
SDx SDx SDx SDx SDx SDx SDx SDx SDx SDx SDx SDx SDx SDx SDx SDx SDx SDx SDx SDx SLOPED BLOCK RETAINING WALL TERRACED GARDEN AREA I BEAM & WOOD RETAINING WALL 5' HIGH WOOD RETAINING WALL TERRACED AREA WOOD RETAINING WALL

PACIFIC KNOLLS
SEBASTOPOL, CA 9272.02
EXISTING CONDITIONS 1 OF 3 ENST 1954L A CO
Mar 14,2024-3:52pm
T:\Cadfiles\9200\9272.02 Pacific Realty -7261 Healdsburg Ave\Civil\DWG\ 9272.02 HYDRO EXHIBIT .dwg © © LEGEND Agenda Item Number 6
Agenda Item Number: 6
City Council Meeting Packet of: November 5, 2024

Page 194 of 256 ends

COS Gx Gx Gx Gx Gx Wx Wx Wx Gx Gx Gx Gx Gx Gx Gx Gx Gx
Gx
Gx
Gx
Gx Gx Gx Gx Gx Gx Gx Gx Gx
Gx
SDx SDx SDx SDx SDx SDx SDx SDx SDx
SDx
SDx SDx SDx SDx SDx SDx SDx SDx SDx SDx SDx SDx SDx SDx SDx SDx SDx SDx SDx SDx SLOPED BLOCK RETAINING WALL TERRACED GARDEN AREA I BEAM & WOOD RETAINING WALL 5' HIGH WOOD RETAINING WALL TERRACED AREA WOOD RETAINING WALL ENST 1954L A CO Mar 26,2024-8:58am
\\EgnyteDrive\laco\Shared\Projects\9200\9272.02 Healdsburg Ave\Civil\Civil\DWG\ 9272.02 HYDRO EXHIBIT .dwg © © LEGEND TYPICAL SECTION A NOT TO SCALE EARTH SWALE

PACIFIC KNOLLS
SEBASTOPOL, CA 9272.02
HYDROLOGY EXHIBIT 2 OF 3
Agenda Item Number 6
Agenda Item Number: 6
City Council Meeting Packet of: November 5, 2024

Page 195 of 256 ends

PACIFIC KNOLLS
SEBASTOPOL, CA 9272.02
100 YEAR OVERLAND FLOW 3 OF 3
Agenda Item Number 6
Agenda Item Number: 6
City Council Meeting Packet of: November 5, 2024

Page 196 of 256 ends

Channel Report
Hydraflow Express Extension for Autodesk® Civil 3D® by Autodesk, Inc. Thursday, Mar 14 2024 Storm Drain Pipe
Circular
Diameter (ft) = 1.00
Invert Elev (ft) = 100.00
Slope (%) = 1.00
N-Value = 0.012
Calculations
Compute by: Known Q
Known Q (cfs) = 3.47
Highlighted
Depth (ft) = 0.74
Q (cfs) = 3.470
Area (sqft) = 0.62
Velocity (ft/s) = 5.56
Wetted Perim (ft) = 2.08
Crit Depth, Yc (ft) = 0.80
Top Width (ft) = 0.88
EGL (ft) = 1.22
0 1 2 3
Elev (ft) Depth (ft) Section

99.50 -0.50
100.00 0.00
100.50 0.50
101.00 1.00
101.50 1.50
102.00 2.00
Reach (ft)
Agenda Item Number 6 Agenda Item Number: 6
City Council Meeting Packet of: November 5, 2024

Page 197 of 256 ends

Channel Report
Hydraflow Express Extension for Autodesk® Civil 3D® by Autodesk, Inc. Thursday, Mar 14 2024 Typical Swale - Trib Area 9
Triangular
Side Slopes (z:1) = 2.00, 2.00
Total Depth (ft) = 0.50
Invert Elev (ft) = 100.00
Slope (%) = 9.50
N-Value = 0.035
Calculations
Compute by: Known Q
Known Q (cfs) = 0.23
Highlighted
Depth (ft) = 0.21
Q (cfs) = 0.230
Area (sqft) = 0.09
Velocity (ft/s) = 2.61
Wetted Perim (ft) = 0.94
Crit Depth, Yc (ft) = 0.25
Top Width (ft) = 0.84
EGL (ft) = 0.32
0 .5 1 1.5 2 2.5 3
Elev (ft) Depth (ft) Section

99.75 -0.25
100.00 0.00
100.25 0.25
100.50 0.50
100.75 0.75
101.00 1.00
Reach (ft)
Agenda Item Number 6 Agenda Item Number: 6
City Council Meeting Packet of: November 5, 2024

Page 198 of 256 ends

Channel Report
Hydraflow Express Extension for Autodesk® Civil 3D® by Autodesk, Inc. Thursday, Mar 14 2024 Typical Swale - Trib Area 10
Triangular
Side Slopes (z:1) = 2.00, 2.00
Total Depth (ft) = 0.50
Invert Elev (ft) = 100.00
Slope (%) = 2.70
N-Value = 0.035
Calculations
Compute by: Known Q
Known Q (cfs) = 0.19
Highlighted
Depth (ft) = 0.25
Q (cfs) = 0.190
Area (sqft) = 0.13
Velocity (ft/s) = 1.52
Wetted Perim (ft) = 1.12
Crit Depth, Yc (ft) = 0.23
Top Width (ft) = 1.00
EGL (ft) = 0.29
0 .5 1 1.5 2 2.5 3
Elev (ft) Depth (ft) Section

99.75 -0.25
100.00 0.00
100.25 0.25
100.50 0.50
100.75 0.75
101.00 1.00
Reach (ft)
Agenda Item Number 6 Agenda Item Number: 6
City Council Meeting Packet of: November 5, 2024

Page 199 of 256 ends

Channel Report
Hydraflow Express Extension for Autodesk® Civil 3D® by Autodesk, Inc. Friday, Mar 22 2024 DMA 7 & 12 Swale
Triangular
Side Slopes (z:1) = 2.00, 2.00
Total Depth (ft) = 0.50
Invert Elev (ft) = 100.00
Slope (%) = 1.00
N-Value = 0.035
Calculations
Compute by: Known Q
Known Q (cfs) = 0.50
Highlighted
Depth (ft) = 0.43
Q (cfs) = 0.500
Area (sqft) = 0.37
Velocity (ft/s) = 1.35
Wetted Perim (ft) = 1.92
Crit Depth, Yc (ft) = 0.33
Top Width (ft) = 1.72
EGL (ft) = 0.46
0 .5 1 1.5 2 2.5 3
Elev (ft) Depth (ft) Section

99.75 -0.25
100.00 0.00
100.25 0.25
100.50 0.50
100.75 0.75
101.00 1.00
Reach (ft)
Agenda Item Number 6 Agenda Item Number: 6
City Council Meeting Packet of: November 5, 2024

Page 200 of 256 ends

3/13/24, 2:17 PM Precipitation Frequency Data Server
https://hdsc.nws.noaa.gov/pfds/pfds_printpage.html?st=ca&sta=04-8072&data=intensity&units=english&series=pds 1/4 NOAA Atlas 14, Volume 6, Version 2 SEBASTOPOL
Station ID: 04-8072
Location name: Sebastopol, California, USA*
Latitude: 38.4086°, Longitude: -122.8211°
Elevation:

Elevation (station metadata): 68 ft**
* source: ESRI Maps
** source: USGS

POINT PRECIPITATION FREQUENCY ESTIMATES
Sanja Perica, Sarah Dietz, Sarah Heim, Lillian Hiner, Kazungu Maitaria, Deborah Martin, Sandra Pavlovic, Ishani Roy, Carl Trypaluk, Dale Unruh, Fenglin Yan, Michael Yekta, Tan Zhao, Geoffrey Bonnin, Daniel Brewer, Li-Chuan Chen, Tye Parzybok, John Yarchoan NOAA, National Weather Service, Silver Spring, Maryland PF_tabular | PF_graphical | Maps_&_aerials
PF tabular
PDS-based point precipitation frequency estimates with 90% confidence intervals (in inches/hour) 1 Duration
Average recurrence interval (years)
1 2 5 10 25 50 100 200 500 1000
5-min 2.42
(2.16‑2.76)

2.96 (2.64‑3.37)

3.66 (3.24‑4.18)

4.21 (3.70‑4.86)

4.96 (4.18‑5.94)

5.52 (4.54‑6.78)

6.08 (4.85‑7.69)

6.65 (5.14‑8.70)

7.40 (5.45‑10.2)

7.98 (5.64‑11.4)
10-min 1.74
(1.55‑1.97)

2.13 (1.89‑2.42)

2.62 (2.32‑2.99)

3.02 (2.65‑3.48)

3.55 (2.99‑4.26)

3.95 (3.25‑4.86)

4.36 (3.48‑5.51)

4.76 (3.68‑6.23)

5.30 (3.90‑7.29)

5.72 (4.04‑8.18)
15-min 1.40
(1.25‑1.59)

1.72 (1.52‑1.95)

2.12 (1.87‑2.41)

2.44 (2.14‑2.81)

2.86 (2.41‑3.44)

3.19 (2.62‑3.92)

3.51 (2.80‑4.44)

3.84 (2.96‑5.02)

4.28 (3.15‑5.88)

4.61 (3.26‑6.59)
30-min 0.938
(0.834‑1.07)

1.15 (1.02‑1.30)

1.41 (1.25‑1.61)

1.63 (1.43‑1.88)

1.92 (1.61‑2.30)

2.13 (1.75‑2.62)

2.35 (1.87‑2.97)

2.57 (1.98‑3.36)

2.86 (2.10‑3.93)

3.08 (2.18‑4.41)
60-min 0.616
(0.548‑0.699)

0.752
(0.668‑0.855)

0.928
(0.822‑1.06)

1.07 (0.937‑1.23)

1.26 (1.06‑1.51)

1.40 (1.15‑1.72)

1.54 (1.23‑1.95)

1.68 (1.30‑2.20)

1.88 (1.38‑2.58)

2.02 (1.43‑2.89)
2-hr 0.452
(0.402‑0.513)

0.550
(0.489‑0.625)

0.674
(0.597‑0.768)

0.771
(0.676‑0.888)

0.897
(0.756‑1.08)

0.991
(0.814‑1.22)

1.08 (0.864‑1.37)

1.17 (0.907‑1.54)

1.29 (0.950‑1.78)

1.38 (0.975‑1.97)
3-hr 0.373
(0.332‑0.424)

0.454
(0.403‑0.516)

0.554
(0.491‑0.633)

0.633
(0.555‑0.729)

0.734
(0.618‑0.880)

0.808
(0.664‑0.994)

0.880
(0.702‑1.11)

0.951
(0.734‑1.24)

1.04 (0.766‑1.43)

1.11 (0.782‑1.58)
6-hr 0.276
(0.245‑0.313)

0.337
(0.300‑0.384)

0.412
(0.365‑0.471)

0.470
(0.412‑0.542)

0.544
(0.458‑0.652)

0.596
(0.490‑0.733)

0.647
(0.516‑0.819)

0.696
(0.538‑0.911)

0.759
(0.558‑1.04)

0.803
(0.567‑1.15)
12-hr 0.189
(0.168‑0.215)

0.237
(0.211‑0.270)

0.295
(0.261‑0.336)

0.338
(0.297‑0.390)

0.393
(0.331‑0.471)

0.432
(0.355‑0.531)

0.468
(0.374‑0.593)

0.504
(0.389‑0.659)

0.548
(0.403‑0.752)

0.579
(0.409‑0.828)
24-hr 0.123
(0.111‑0.140)

0.158
(0.142‑0.180)

0.200
(0.179‑0.228)

0.232
(0.206‑0.266)

0.270
(0.233‑0.320)

0.298
(0.252‑0.359)

0.323
(0.268‑0.398)

0.348
(0.281‑0.439)

0.378
(0.294‑0.496)

0.399
(0.301‑0.540)
2-day 0.088
(0.079‑0.099)

0.113
(0.101‑0.128)

0.142
(0.127‑0.162)

0.164
(0.146‑0.188)

0.191
(0.165‑0.226)

0.210
(0.178‑0.253)

0.228
(0.189‑0.281)

0.245
(0.198‑0.310)

0.266
(0.207‑0.349)

0.281
(0.211‑0.380)
3-day 0.067
(0.061‑0.077)

0.086
(0.078‑0.098)

0.109
(0.098‑0.124)

0.126
(0.112‑0.144)

0.146
(0.126‑0.173)

0.161
(0.136‑0.194)

0.174
(0.144‑0.215)

0.187
(0.151‑0.236)

0.202
(0.157‑0.266)

0.214
(0.161‑0.289)
4-day 0.056
(0.051‑0.064)

0.072
(0.065‑0.082)

0.091
(0.081‑0.104)

0.105
(0.093‑0.120)

0.122
(0.105‑0.144)

0.134
(0.113‑0.161)

0.145
(0.120‑0.179)

0.156
(0.126‑0.197)

0.169
(0.131‑0.221)

0.178
(0.134‑0.241)
7-day 0.040
(0.036‑0.046)

0.051
(0.046‑0.058)

0.065
(0.058‑0.074)

0.074
(0.066‑0.085)

0.086
(0.075‑0.102)

0.095
(0.080‑0.114)

0.103
(0.085‑0.127)

0.110
(0.089‑0.139)

0.119
(0.093‑0.157)

0.126
(0.095‑0.170)
10-day 0.032
(0.029‑0.036)

0.041
(0.037‑0.046)

0.051
(0.046‑0.058)

0.059
(0.052‑0.068)

0.069
(0.059‑0.081)

0.075
(0.064‑0.091)

0.081
(0.067‑0.100)

0.087
(0.070‑0.110)

0.094
(0.073‑0.124)

0.099
(0.075‑0.135)
20-day 0.021
(0.019‑0.024)

0.027
(0.024‑0.031)

0.034
(0.030‑0.039)

0.039
(0.035‑0.045)

0.045
(0.039‑0.054)

0.050
(0.042‑0.060)

0.054
(0.044‑0.066)

0.057
(0.046‑0.073)

0.062
(0.048‑0.081)

0.065
(0.049‑0.088)
30-day 0.017
(0.015‑0.019)

0.022
(0.019‑0.025)

0.027
(0.024‑0.031)

0.031
(0.028‑0.036)

0.036
(0.031‑0.043)

0.039
(0.033‑0.047)

0.042
(0.035‑0.052)

0.045
(0.037‑0.057)

0.049
(0.038‑0.064)

0.051
(0.039‑0.070)
45-day 0.014
(0.012‑0.016)

0.018
(0.016‑0.020)

0.022
(0.020‑0.025)

0.025
(0.022‑0.029)

0.029
(0.025‑0.034)

0.032
(0.027‑0.038)

0.034
(0.028‑0.042)

0.036
(0.029‑0.046)

0.039
(0.030‑0.052)

0.041
(0.031‑0.056)
60-day 0.012
(0.011‑0.014)

0.015
(0.014‑0.018)

0.019
(0.017‑0.022)

0.022
(0.020‑0.025)

0.025
(0.022‑0.030)

0.028
(0.023‑0.033)

0.030
(0.025‑0.037)

0.032
(0.026‑0.040)

0.034
(0.026‑0.045)

0.036
(0.027‑0.048)
1 Precipitation frequency (PF) estimates in this table are based on frequency analysis of partial duration series (PDS).

Numbers in parenthesis are PF estimates at lower and upper bounds of the 90% confidence interval. The probability that precipitation frequency estimates (for a given duration and average recurrence interval) will be greater than the upper bound (or less than the lower bound) is 5%. Estimates at upper bounds are not checked against probable maximum precipitation (PMP) estimates and may be higher than currently valid PMP values.

Please refer to NOAA Atlas 14 document for more information.

Page 201 of 256 ends

3/13/24, 2:17 PM Precipitation Frequency Data Server
https://hdsc.nws.noaa.gov/pfds/pfds_printpage.html?st=ca&sta=04-8072&data=intensity&units=english&series=pds 2/4 Back to Top
Maps & aerials
Small scale terrain
Agenda Item Number 6 Agenda Item Number: 6
City Council Meeting Packet of: November 5, 2024

Page 202 of 256 ends

3/13/24, 2:17 PM Precipitation Frequency Data Server
https://hdsc.nws.noaa.gov/pfds/pfds_printpage.html?st=ca&sta=04-8072&data=intensity&units=english&series=pds 3/4 Large scale terrain
Large scale map
Large scale aerial
+
–
3km
2mi
+
–
100km
60mi
+
–
100km
60mi
Agenda Item Number 6 Agenda Item Number: 6
City Council Meeting Packet of: November 5, 2024

Page 203 of 256 ends

3/13/24, 2:17 PM Precipitation Frequency Data Server
https://hdsc.nws.noaa.gov/pfds/pfds_printpage.html?st=ca&sta=04-8072&data=intensity&units=english&series=pds 4/4 Back to Top
US Department of Commerce
National Oceanic and Atmospheric Administration
National Weather Service
National Water Center
1325 East West Highway
Silver Spring, MD 20910
Questions?: [email protected]
Disclaimer
+
–
100km
60mi
Agenda Item Number 6 Agenda Item Number: 6
City Council Meeting Packet of: November 5, 2024

Page 204 of 256 ends

9 Custom Soil Resource Report
Soil Map
4250710 4250720 4250730 4250740 4250750 4250760 4250770 4250780 4250790 4250710 4250720 4250730 4250740 4250750 4250760 4250770 4250780 4250790 514560 514570 514580 514590 514600 514610 514620 514630 514640 514650 514660 514670 514680 514690 514700 514560 514570 514580 514590 514600 514610 514620 514630 514640 514650 514660 514670 514680 514690 514700 38° 24' 19'' N
122° 49' 59'' W
38° 24' 19'' N
122° 49' 53'' W
38° 24' 16'' N
122° 49' 59'' W
38° 24' 16'' N
122° 49' 53'' W
N
Map projection: Web Mercator Corner coordinates: WGS84 Edge tics: UTM Zone 10N WGS84 0 30 60 120 180
Feet
0 5 10 20 30
Meters
Map Scale: 1:659 if printed on A landscape (11" x 8.5") sheet.

Soil Map may not be valid at this scale.

Agenda Item Number 6 Agenda Item Number: 6
City Council Meeting Packet of: November 5, 2024

Page 205 of 256 ends

MAP LEGEND MAP INFORMATION
Area of Interest (AOI)
Area of Interest (AOI)
Soils
Soil Map Unit Polygons
Soil Map Unit Lines
Soil Map Unit Points
Special Point Features
Blowout
Borrow Pit
Clay Spot
Closed Depression
Gravel Pit
Gravelly Spot
Landfill
Lava Flow
Marsh or swamp
Mine or Quarry
Miscellaneous Water
Perennial Water
Rock Outcrop
Saline Spot
Sandy Spot
Severely Eroded Spot
Sinkhole
Slide or Slip
Sodic Spot
Spoil Area
Stony Spot
Very Stony Spot
Wet Spot
Other
Special Line Features
Water Features
Streams and Canals
Transportation
Rails
Interstate Highways
US Routes
Major Roads
Local Roads
Background
Aerial Photography
The soil surveys that comprise your AOI were mapped at
1:20,000.

Warning: Soil Map may not be valid at this scale.

Enlargement of maps beyond the scale of mapping can cause misunderstanding of the detail of mapping and accuracy of soil line placement. The maps do not show the small areas of contrasting soils that could have been shown at a more detailed scale.

Please rely on the bar scale on each map sheet for map
measurements.

Source of Map: Natural Resources Conservation Service
Web Soil Survey URL:

Coordinate System: Web Mercator (EPSG:3857)
Maps from the Web Soil Survey are based on the Web Mercator projection, which preserves direction and shape but distorts distance and area. A projection that preserves area, such as the Albers equal-area conic projection, should be used if more accurate calculations of distance or area are required.

This product is generated from the USDA-NRCS certified data as of the version date(s) listed below.

Soil Survey Area: Sonoma County, California
Survey Area Data: Version 17, Sep 11, 2023
Soil map units are labeled (as space allows) for map scales 1:50,000 or larger.

Date(s) aerial images were photographed: Mar 26, 2022—Apr 25, 2022
The orthophoto or other base map on which the soil lines were compiled and digitized probably differs from the background imagery displayed on these maps. As a result, some minor shifting of map unit boundaries may be evident.

Custom Soil Resource Report
10 Agenda Item Number 6 Agenda Item Number: 6
City Council Meeting Packet of: November 5, 2024

Page 206 of 256 ends

Map Unit Legend
Map Unit Symbol Map Unit Name Acres in AOI Percent of AOI GdC Goldridge fine sandy loam, 2 to
9 percent slopes

0.0 0.1%
SbD2 Sebastopol sandy loam, 9 to 15
percent slopes, eroded

1.5 99.9%
Totals for Area of Interest 1.5 100.0%
Map Unit Descriptions
The map units delineated on the detailed soil maps in a soil survey represent the soils or miscellaneous areas in the survey area. The map unit descriptions, along with the maps, can be used to determine the composition and properties of a unit.

A map unit delineation on a soil map represents an area dominated by one or more major kinds of soil or miscellaneous areas. A map unit is identified and named according to the taxonomic classification of the dominant soils. Within a taxonomic class there are precisely defined limits for the properties of the soils. On the landscape, however, the soils are natural phenomena, and they have the characteristic variability of all natural phenomena. Thus, the range of some observed properties may extend beyond the limits defined for a taxonomic class.

Areas of soils of a single taxonomic class rarely, if ever, can be mapped without including areas of other taxonomic classes. Consequently, every map unit is made up of the soils or miscellaneous areas for which it is named and some minor components that belong to taxonomic classes other than those of the major soils.

Most minor soils have properties similar to those of the dominant soil or soils in the map unit, and thus they do not affect use and management. These are called noncontrasting, or similar, components. They may or may not be mentioned in a particular map unit description. Other minor components, however, have properties and behavioral characteristics divergent enough to affect use or to require different management. These are called contrasting, or dissimilar, components. They generally are in small areas and could not be mapped separately because of the scale used. Some small areas of strongly contrasting soils or miscellaneous areas are identified by a special symbol on the maps. If included in the database for a given area, the contrasting minor components are identified in the map unit descriptions along with some characteristics of each. A few areas of minor components may not have been observed, and consequently they are not mentioned in the descriptions, especially where the pattern was so complex that it was impractical to make enough observations to identify all the soils and miscellaneous areas on the landscape.

The presence of minor components in a map unit in no way diminishes the usefulness or accuracy of the data. The objective of mapping is not to delineate pure taxonomic classes but rather to separate the landscape into landforms or landform segments that have similar use and management requirements. The delineation of such segments on the map provides sufficient information for the development of resource plans. If intensive use of small areas is planned, however, Custom Soil Resource Report
11 Agenda Item Number 6 Agenda Item Number: 6
City Council Meeting Packet of: November 5, 2024

Page 207 of 256 ends

onsite investigation is needed to define and locate the soils and miscellaneous areas.

An identifying symbol precedes the map unit name in the map unit descriptions.

Each description includes general facts about the unit and gives important soil properties and qualities.

Soils that have profiles that are almost alike make up a soil series. Except for differences in texture of the surface layer, all the soils of a series have major horizons that are similar in composition, thickness, and arrangement.

Soils of one series can differ in texture of the surface layer, slope, stoniness, salinity, degree of erosion, and other characteristics that affect their use. On the basis of such differences, a soil series is divided into soil phases. Most of the areas shown on the detailed soil maps are phases of soil series. The name of a soil phase commonly indicates a feature that affects use or management. For example, Alpha silt loam, 0 to 2 percent slopes, is a phase of the Alpha series.

Some map units are made up of two or more major soils or miscellaneous areas.

These map units are complexes, associations, or undifferentiated groups.

A complex consists of two or more soils or miscellaneous areas in such an intricate pattern or in such small areas that they cannot be shown separately on the maps.

The pattern and proportion of the soils or miscellaneous areas are somewhat similar in all areas. Alpha-Beta complex, 0 to 6 percent slopes, is an example.

An association is made up of two or more geographically associated soils or miscellaneous areas that are shown as one unit on the maps. Because of present or anticipated uses of the map units in the survey area, it was not considered practical or necessary to map the soils or miscellaneous areas separately. The pattern and relative proportion of the soils or miscellaneous areas are somewhat similar. Alpha-Beta association, 0 to 2 percent slopes, is an example.

An undifferentiated group is made up of two or more soils or miscellaneous areas that could be mapped individually but are mapped as one unit because similar interpretations can be made for use and management. The pattern and proportion of the soils or miscellaneous areas in a mapped area are not uniform. An area can be made up of only one of the major soils or miscellaneous areas, or it can be made up of all of them. Alpha and Beta soils, 0 to 2 percent slopes, is an example.

Some surveys include miscellaneous areas. Such areas have little or no soil material and support little or no vegetation. Rock outcrop is an example.

Custom Soil Resource Report
12 Agenda Item Number 6 Agenda Item Number: 6
City Council Meeting Packet of: November 5, 2024

Page 208 of 256 ends

Sonoma County, California
GdC—Goldridge fine sandy loam, 2 to 9 percent slopes
Map Unit Setting
National map unit symbol: hfcy
Elevation: 200 to 2,000 feet
Mean annual precipitation: 40 inches
Mean annual air temperature: 57 degrees F
Frost-free period: 225 to 240 days
Farmland classification: Prime farmland if irrigated
Map Unit Composition
Goldridge and similar soils: 85 percent
Minor components: 15 percent
Estimates are based on observations, descriptions, and transects of the mapunit.

Description of Goldridge
Setting
Landform: Hills
Landform position (two-dimensional): Backslope
Landform position (three-dimensional): Side slope
Down-slope shape: Concave
Across-slope shape: Convex
Parent material: Residuum weathered from sandstone
Typical profile
H1 - 0 to 24 inches: fine sandy loam
H2 - 24 to 28 inches: sandy clay loam
H3 - 28 to 72 inches: sandy clay loam
Properties and qualities
Slope: 2 to 9 percent
Depth to restrictive feature: More than 80 inches
Drainage class: Moderately well drained
Runoff class: Medium
Capacity of the most limiting layer to transmit water (Ksat): Moderately high (0.20 to 0.57 in/hr)
Depth to water table: More than 80 inches
Frequency of flooding: None
Frequency of ponding: None
Available water supply, 0 to 60 inches: Moderate (about 8.7 inches) Interpretive groups
Land capability classification (irrigated): 3e
Land capability classification (nonirrigated): 3e
Hydrologic Soil Group: C
Ecological site: F004BK103CA - Upper slopes and higher elevation mountains Hydric soil rating: No
Minor Components
Cotati
Percent of map unit: 4 percent
Hydric soil rating: No
Custom Soil Resource Report
13 Agenda Item Number 6 Agenda Item Number: 6
City Council Meeting Packet of: November 5, 2024

Page 209 of 256 ends

Blucher
Percent of map unit: 4 percent
Hydric soil rating: No
Sebastopol
Percent of map unit: 3 percent
Hydric soil rating: No
Steinbeck
Percent of map unit: 3 percent
Hydric soil rating: No
Unnamed
Percent of map unit: 1 percent
Landform: Swales
Hydric soil rating: Yes
SbD2—Sebastopol sandy loam, 9 to 15 percent slopes, eroded Map Unit Setting
National map unit symbol: hfjf
Elevation: 100 to 1,000 feet
Mean annual precipitation: 40 inches
Mean annual air temperature: 55 degrees F
Frost-free period: 200 to 240 days
Farmland classification: Not prime farmland
Map Unit Composition
Sebastopol and similar soils: 85 percent
Minor components: 15 percent
Estimates are based on observations, descriptions, and transects of the mapunit.

Description of Sebastopol
Setting
Landform: Terraces
Landform position (two-dimensional): Backslope
Landform position (three-dimensional): Side slope
Down-slope shape: Concave
Across-slope shape: Convex
Parent material: Alluvium derived from sedimentary rock Typical profile
H1 - 0 to 8 inches: sandy loam
H2 - 8 to 12 inches: sandy clay loam
H3 - 12 to 43 inches: clay
H4 - 43 to 62 inches: clay loam
H5 - 62 to 72 inches: sandy clay loam
Properties and qualities
Slope: 9 to 15 percent
Custom Soil Resource Report
14 Agenda Item Number 6 Agenda Item Number: 6
City Council Meeting Packet of: November 5, 2024

Page 210 of 256 ends

Depth to restrictive feature: More than 80 inches
Drainage class: Well drained
Runoff class: Very high
Capacity of the most limiting layer to transmit water (Ksat): Moderately low to moderately high (0.06 to 0.20 in/hr)
Depth to water table: More than 80 inches
Frequency of flooding: None
Frequency of ponding: None
Available water supply, 0 to 60 inches: High (about 9.1 inches) Interpretive groups
Land capability classification (irrigated): 4e
Land capability classification (nonirrigated): 4e
Hydrologic Soil Group: C
Ecological site: R004BY066CA - CLAYPAN
Hydric soil rating: No
Minor Components
Cotati
Percent of map unit: 8 percent
Hydric soil rating: No
Goldridge
Percent of map unit: 7 percent
Hydric soil rating: No
Custom Soil Resource Report
15 Agenda Item Number 6 Agenda Item Number: 6
City Council Meeting Packet of: November 5, 2024

Page 211 of 256 ends

Order Number: 3675124-00211
Page Number: 1
Cornerstone Title Company
600 Bicentennial Way
Santa Rosa, CA 95403
PH: (707) 578-5271 FX: (707) 578-1163
UPDATED PRELIMINARY REPORT NO. 1
Mark Hanf
Pacific Private Money, Inc.
1555 Grant Ave.

Novato, CA 94945
Phone No: 415 926-4444
Escrow Officer: Lisa L. Witt
Email: [email protected]
Assistant: Team Santa Rosa
Email: [email protected]
Escrow Number: 3675124-00211
Owner: Pacific Realty Development 1, Llc, A California
Limited Liability Company
Property: 7621 Healdsburg Avenue
Sebastopol, Ca 95472
Agenda Item Number 6 Agenda Item Number: 6
City Council Meeting Packet of: November 5, 2024

Page 212 of 256 ends

Order Number: 3675124-00211
Page Number: 2
Cornerstone Title Company

PRELIMINARY REPORT
In response to the above referenced application for a policy of title insurance, this company hereby reports that it is prepared to issue, or cause to be issued, as of the date hereof, a Policy or Policies of Title Insurance describing the land and the estate or interest therein hereinafter set forth, insuring against loss which may be sustained by reason of any defect, lien or encumbrance not shown or referred to as an Exception below or not excluded from coverage pursuant to the printed Schedules, Conditions and Stipulations of said Policy forms.

The printed Exceptions and Exclusions from the coverage and Limitations on Covered Risks of said policy or policies are set forth in Exhibit B attached. The policy to be issued may contain an arbitration clause.

When the Amount of Insurance is less than that set forth in the arbitration clause, all arbitrable matters shall be arbitrated at the option of either the Company or the Insured as the exclusive remedy of the parties. Limitations on Covered Risks applicable to the CLTA and ALTA Homeowner's Policies of Title Insurance which establish a Deductible Amount and a Maximum Dollar Limit of Liability for certain coverages are also set forth in Exhibit B. Copies of the policy forms should be read. They are available from the office which issued this report.

Please read the exceptions shown or referred to below and the exceptions and exclusions set forth in Exhibit B of this report carefully. The exceptions and exclusions are meant to provide you with notice of matters which are not covered under the terms of the title insurance policy and should be carefully considered.

It is important to note that this preliminary report is not a written representation as to the condition of title and may not list all liens, defects, and encumbrances affecting title to the land.

This report (and any supplements or amendments hereto) is issued solely for the purpose of facilitating the issuance of a policy of title insurance and no liability is assumed hereby. If it is desired that liability be assumed prior to the issuance of a policy of title insurance, a Binder or Commitment should be requested.

Agenda Item Number 6 Agenda Item Number: 6
City Council Meeting Packet of: November 5, 2024

Page 213 of 256 ends

Order Number: 3675124-00211
Page Number: 3
Cornerstone Title Company
Dated as of February 22, 2024 at 7:30 A.M.

The form of Policy of title insurance contemplated by this report is:

ALTA/CLTA Homeowner's Policy of Title Insurance (2013), if applicable, or CLTA/ALTA Standard Owner's Policy 1990; and/or ALTA Loan Policy (2006).

A specific request should be made if another form or additional coverage is desired.

Title to said estate or interest at the date hereof is vested in:

Pacific Realty Development I, LLC, a California limited liability company The estate or interest in the land hereinafter described or referred to covered by this Report is:

A Fee
The Land referred to herein is described as follows:
(See attached Legal Description)
At the date hereof exceptions to coverage in addition to the printed Exceptions and Exclusions in said policy form would be as follows:

1. General and special taxes and/or assessments for the fiscal year 2024-2025, a lien, but not yet due or payable.

2. General and special taxes and/or assessments for the fiscal year 2023-2024, as follows:

Assessor’s Parcel Number: 004-291-019-000
TRA: 005014
1st Installment: $11,198.36 DELINQUENT
2nd Installment: $10,180.33 OPEN, Due on or before April 10, 2024

3. Said property has been declared tax defaulted for non-payment of delinquent taxes for the fiscal year 2020-2021, and subsequent years thereafter, if any.

Amount To Redeem: $76,538.22
If Paid By: March 31, 2024
Default Number: DEF210000060
Assessor’s Parcel Number: 004-291-019-000
The Tax Collector must be contacted to verify payment information about taxes and assessments owing for prior years, and amounts necessary to redeem.

4. The lien of supplemental taxes, if any, assessed pursuant to the provisions of Section 75, et seq. of the Revenue and Taxation Code of the State of California.

5. The taxes, lien and assessments, if any, pursuant to Chapter 29, Part of 3 of Division 7 of the California Streets and Highway Code.

6. Water rights, claims or title to water, whether or not shown by the public records.

Agenda Item Number 6 Agenda Item Number: 6
City Council Meeting Packet of: November 5, 2024

Page 214 of 256 ends

Order Number: 3675124-00211
Page Number: 4
Cornerstone Title Company

7. Easements, servitudes, lesser rights, and other matters that would be apparent from an inspection and/or survey of said land.

8. Easements, recitals, setbacks, and other matters affecting that portion of said land for the purposes stated thereon and incidental purposes as shown upon a filed map Filed: Book 806 of Record of Surveys, Page 43

9. Our examination of record title to the herein described land does not disclose any existing loans. We therefore require the Owners Declaration attached hereto be signed, notarized, and returned to us before recording.

10. Rights of parties in possession.

Agenda Item Number 6 Agenda Item Number: 6
City Council Meeting Packet of: November 5, 2024

Page 215 of 256 ends

Order Number: 3675124-00211
Page Number: 5
Cornerstone Title Company

REQUIREMENTS

1. The requirement that the owner's property statement be executed and upon review further requirements may be requested prior to the issuance of any policy of insurance.

2. The requirement that underwriting approval be obtained if any policy of title insurance is requested other than a standard owners policy.

3. The requirement that High Liability approval be obtained prior to the close and issuance of any policy of title insurance. The High Liability process must be completed according to the Policy Underwriter’s requirements.

4. Should this report be used to facilitate your transaction, we must be provided with the following prior to the issuance of the policy:

A copy of its operating agreement and any amendments thereto; If it is a California limited liability company, a certified copy of its articles of organization (LLC-1) and any certificate of correction (LLC11), certificate of amendment (LLC-2), or restatement of articles of organization (LLC-10) to be recorded in the public records; If it is a foreign limited liability company, a certified copy of its application for registration (LLC-5) to be recorded in the public records; With respect to any deed, deed of trust, lease, subordination agreement or other document or instrument executed by such limited liability company and presented for recordation by the Company or upon which the Company is asked to rely, such document or instrument must be executed in accordance with one of the following, as appropriate: If the limited liability company properly operates through officers appointed or elected pursuant to the terms of a written operating agreement, such documents must be executed by at least two duly elected or appointed officers, as follows: the chairman of the board, the president or any vice president, and any secretary, assistant secretary, the chief financial officer or any assistant treasurer; If the limited liability company properly operates through a manager or managers identified in the articles of organization and/or duly elected pursuant to the terms of a written operating agreement, such document must be executed by at least two such managers or by one manager if the limited liability company properly operates with the existence of only one manager. Requirements which the Company may impose following its review of the above material and other information which the Company may require.

Agenda Item Number 6 Agenda Item Number: 6
City Council Meeting Packet of: November 5, 2024

Page 216 of 256 ends

Order Number: 3675124-00211
Page Number: 6
Cornerstone Title Company

INFORMATIONAL NOTES
Note: The policy to be issued may contain an arbitration clause. When the Amount of Insurance is less than the certain dollar amount set forth in any applicable arbitration clause, all arbitrable matters shall be arbitrated at the option of either the Company or the Insured as the exclusive remedy of the parties. If you desire to review the terms of the policy, including any arbitration clause that may be included, contact the office that issued this Commitment or Report to obtain a sample of the policy jacket for the policy that is to be issued in connection with your transaction.

1. If this report is preparatory to the issuance of an ALTA Loan Policy we have no knowledge of any fact which would preclude the issuance of the policy with CLTA endorsement forms 100 and 116 and if applicable, 115 and 116.2 attached.

When issued, the CLTA endorsement form 116 or 116.2, if applicable will reference Vacant Land known as 7621 Healdsburg Avenue, Sebastopol, CA 95472.

2. There are no conveyances affecting said land within two (2) years of the date of this report, except the following:

None

3. The map attached, if any, may or may not be a survey of the land depicted hereon. Cornerstone Title Company expressly disclaims any liability for loss or damage which may result from reliance on this map except to the extent coverage for such loss or damage is expressly provided by the terms and provisions of the title insurance policy, if any, to which this map is attached.

Agenda Item Number 6 Agenda Item Number: 6
City Council Meeting Packet of: November 5, 2024

Page 217 of 256 ends

Order Number: 3675124-00211
Page Number: 7
Cornerstone Title Company

LEGAL DESCRIPTION

ALL THAT CERTAIN REAL PROPERTY SITUATED IN THE CITY OF SEBASTOPOL, COUNTY OF SONOMA, STATE OF CALIFORNIA, DESCRIBED AS FOLLOWS:

BEGINNING AT THE NORTHEAST CORNER OF LOT 1, AS SAID LOT IS NUMBERED AND DELINEATED UPON THE MAP ENTITLED MAP OF BATELY SUBDIVISION FILED MAY 7, 1965, IN BOOK 104 OF MAPS, AT PAGES 3 AND 4, SONOMA COUNTY RECORDS; THENCE FROM SAID POINT OF BEGINNING SOUTH 68°42' EAST 70.70 FEET TO THE EAST LINE OF MURPHY AVENUE; THENCE NORTH 7°09' WEST AND ALONG THE EAST LINE OF MURPHY AVENUE TO THE

SOUTHWEST CORNER OF THE PARCEL OF LAND DEEDED TO SONOMA COUNTY LAND TITLE COMPANY BY DEED RECORDED APRIL 23, 1959, BOOK 1663 PAGE 638, UNDER SONOMA COUNTY RECORDER'S SERIAL NO. F-71749; THENCE NORTH 88°10' EAST AND ALONG SAID SONOMA COUNTY LAND TITLE COMPANY SOUTH LINE 144.38 FEET; THENCE NORTH 1°08'45" WEST AND ALONG SONOMA COUNTY LAND TITLE COMPANY SAID WEST LINE 100.00 FEET TO THE SOUTH LINE OF HEALDSBURG AVENUE; THENCE NORTH 89°00' WEST AND ALONG THE

SOUTH LINE OF HEALDSBURG AVENUE TO THE NORTHEAST CORNER OF THE PARCEL DEEDED TO CLARA A. BATELY BY DEED RECORDED SEPTEMBER 24, 1954, BOOK 1297 PAGE 271, UNDER SONOMA COUNTY RECORDER'S SERIAL NO. E-30768; THENCE SOUTH 1°08'45" EAST AND ALONG THE EAST LINE OF THE SAID CLARA A. BATELY PARCEL TO THE NORTH LINE OF BATELY SUBDIVISION AFORESAID; THENCE NORTH 82°00' WEST 230.0 FEET TO THE POINT OF BEGINNING.

APN: 004-291-019-000
Agenda Item Number 6 Agenda Item Number: 6
City Council Meeting Packet of: November 5, 2024

Page 218 of 256 ends

Order Number: 3675124-00211
Page Number: 8
Cornerstone Title Company
THIS MAP IS FOR YOUR AID IN LOCATING YOUR LAND IN REFERENCE TO STREETS AND OTHER PARCELS. WHILE THIS MAP IS BELIEVED TO BE CORRECT, THE COMPANY ASSUMES NO LIABILITY FOR ANY LOSS OCCURRING BY REASON OF RELIANCE THEREON.

Agenda Item Number 6 Agenda Item Number: 6
City Council Meeting Packet of: November 5, 2024

Page 219 of 256 ends

Order Number: 3675124-00211
Page Number: 9
Cornerstone Title Company
NOTICE
Section 12413.1 of the California Insurance Code, effective January 1, 1990, requires that any title insurance company, underwritten title company, or controlled escrow company handling funds in an escrow or sub-escrow capacity, wait a specified number of days after depositing funds, before recording any documents in connection with the transaction or disbursing funds. This statute allows for funds deposited by wire transfer to be disbursed the same day as deposit. In the case of cashier's checks or certified checks, funds may be disbursed the next day after deposit. In order to avoid unnecessary delays of three to seven days, or more, please use wire transfer, cashier's checks, or certified checks whenever possible.

If you have any questions about the effect of this new law, please contact your escrow office for more details.

Agenda Item Number 6 Agenda Item Number: 6
City Council Meeting Packet of: November 5, 2024

Page 220 of 256 ends

Order Number: 3675124-00211
Page Number: 10
CYBER-CRIMINALS are constantly looking for new victims to wire them commissions, sales proceeds or deposits. Real estate transactions are especially vulnerable. Here’s how you can help guard your money:

CALL BEFORE SENDING
Call us initially. Before sending funds, call us at a number you know is accurate to verify the instructions. Do not use the phone number in an email – even if the email looks like it is from us.

Call us if you are suspicious. Be wary of any email asking for money early or asking for part of the money needed to close. Don’t trust an email that change, updates or is “re-sending” wire instructions – call us at a number you know is accurate if you are suspicious.

Call your bank. After talking to us, talk to your bank to confirm it has the correct information.

CALL AFTER SENDING
Call us after sending us your money. Call us to make sure we got it. It may take some time but staying in touch is the best way to be sure there is not a problem.

ACT QUICKLY IF SOMETHING SEEMS WRONG
Call the bank and the authorities. If you think your money was sent to a criminal, you might be able to get it back but time is not your friend. You should immediately:

Agenda Item Number 6 Agenda Item Number: 6
City Council Meeting Packet of: November 5, 2024

Page 221 of 256 ends

Cornerstone Title Company
Privacy Statement
Rev 5-10-2023
FACTS

WHAT DOES CORNERSTONE TITLE COMPANY DO WITH YOUR PERSONAL INFORMATION?
Why? Financial companies choose how they share your personal information. Federal law gives consumers the right to limit some but not all sharing. Federal law also requires us to tell you how we collect, share, and protect your personal information. Please read this notice carefully to understand what we do.

What? The types of personal information we collect and share depend on the product or service you have with us. This information can include:
 Social Security number and account balances
 payment history and credit card or other debt
 checking account information and wire transfer instructions When you are no longer our customer, we continue to share your information as described in this notice.

How? All financial companies need to share customers’ personal information to run their everyday business. In the section below, we list the reasons financial companies can share their customers’ personal information; the reasons Cornerstone Title Company chooses to share; and whether you can limit this sharing.

Reasons we can share your personal information Does Cornerstone Title Company share? Can you limit this sharing?
For our everyday business purposes—
such as to process your transactions, maintain
your account(s), respond to court orders and legal
investigations, or report to credit bureaus
Yes No
For our marketing purposes—
to offer our products and services to you No We don’t share For joint marketing with other financial companies No We don’t share For our affiliates’ everyday business purposes—
information about your transactions and experiences Yes No For our affiliates’ everyday business purposes—
information about your creditworthiness No We don’t share For our affiliates to market to you No We don’t share
For nonaffiliates to market to you No We don’t share
Questions? Go to http://www.anywhere.re/privacypolicy

Page 1 of 2 ends

Agenda Item Number 6 Agenda Item Number: 6
City Council Meeting Packet of: November 5, 2024

Page 222 of 256 ends

Cornerstone Title Company
Privacy Statement
Rev. 5-10-2023
Who we are
Who is providing this notice? Cornerstone Title Company What we do
How does Cornerstone Title Company
protect my personal information?
To protect your personal information from unauthorized access and use, we use security measures that comply with federal law. These measures include computer safeguards and secured files and buildings.

How does Cornerstone Title Company
collect my personal information?
We collect your personal information, for example, when you  Apply for insurance or pay insurance premiums
 Provide your mortgage information or show your driver’s license  Give us your contact information
We also collect your personal information from others, such as credit bureaus, affiliates, or other companies.

Why can’t I limit all sharing? Federal law gives you the right to limit only  Sharing for affiliates’ everyday business purposes—information about your creditworthiness
 Affiliates from using your information to market to you  Sharing for nonaffiliates to market to you
State laws and individual companies may give you additional rights to limit sharing.

Definitions
Affiliates Companies related by common ownership or control. They can be financial and nonfinancial companies.
 Our affiliates include companies that are owned in whole or in part by Anywhere Real Estate Inc., such as Better Homes and Gardens® Real Estate, CENTURY 21®, Coldwell Banker®, Coldwell Banker Commercial®, The Corcoran Group®, ERA®, Sotheby's International Realty®, Anywhere Advisors LLC, Cartus, Anywhere Leads Inc. and Anywhere Integrated Services LLC.

Nonaffiliates Companies not related by common ownership or control. They can be financial and nonfinancial companies.
 Cornerstone Title Company does not share with nonaffiliates so they can market to you
Joint marketing A formal agreement between nonaffiliated financial companies that together market financial products or services to you.
 Cornerstone Title Company does not share with nonaffiliated financial companies for joint marketing purposes
Other Important Information
For European Union Customers Please see our Privacy Policy located at http://www.anywhere.re/privacypolicy
For our California Customers Please see our notice about the California Consumer Protection Act located at http://www.anywhere.re/privacypolicy

Page 2 of 2 ends

Agenda Item Number 6 Agenda Item Number: 6
City Council Meeting Packet of: November 5, 2024

Page 223 of 256 ends

Exhibit B (Revised 11-04-22)
LIST OF PRINTED EXCEPTIONS AND EXCLUSIONS (By Policy Type)

CALIFORNIA LAND TITLE ASSOCATION
STANDARD COVERAGE POLICY – 1990 (11-09-18)

EXCLUSIONS FROM COVERAGE
The following matters are expressly excluded from the coverage of this policy and the Company will not pay loss or damage, costs, attorneys' fees or expenses which arise by reason of:

1. (a) Any law, ordinance or governmental regulation (including but not limited to building or zoning laws, ordinances, or regulations) restricting, regulating, prohibiting or relating (i) the occupancy, use, or enjoyment of the land; (ii) the character, dimensions or location of any improvement now or hereafter erected on the land; (iii) a separation in ownership or a change in the dimensions or area of the land or any parcel of which the land is or was a part; or (iv) environmental protection, or the effect of any violation of these laws, ordinances or governmental regulations, except to the extent that a notice of the enforcement thereof or a notice of a defect, lien, or encumbrance resulting from a violation or alleged violation affecting the land has been recorded in the public records at Date of Policy. (b) Any governmental police power not excluded by (a) above, except to the extent that a notice of the exercise thereof or notice of a defect, lien or encumbrance resulting from a violation or alleged violation affecting the land has been recorded in the public records at Date of Policy.

2. Rights of eminent domain unless notice of the exercise thereof has been recorded in the public records at Date of Policy, but not excluding from coverage any taking which has occurred prior to Date of Policy which would be binding on the rights of a purchaser for value without knowledge.

3. Defects, liens, encumbrances, adverse claims or other matters:
(a) whether or not recorded in the public records at Date of Policy, but created, suffered, assumed or agreed to by the insured claimant; (b) not known to the Company, not recorded in the public records at Date of Policy, but known to the insured claimant and not disclosed in writing to the Company by the insured claimant prior to the date the insured claimant became an insured under this policy; (c) resulting in no loss or damage to the insured claimant; (d) attaching or created subsequent to Date of Policy; or (e) resulting in loss or damage which would not have been sustained if the insured claimant had paid value for the insured mortgage or for the estate or interest insured by this policy.

4. Unenforceability of the lien of the insured mortgage because of the inability or failure of the insured at Date of Policy, or the inability or failure of any subsequent owner of the indebtedness, to comply with the applicable “doing business” laws of the state in which the land is situated.

5. Invalidity or unenforceability of the lien of the insured mortgage, or claim thereof, which arises out of the transaction evidenced by the insured mortgage and is based upon usury or any consumer credit protection or truth in lending law.

6. Any claim, which arises out of the transaction vesting in the insured the estate of interest insured by this policy or the transaction creating the interest of the insured lender, by reason of the operation of federal bankruptcy, state insolvency or similar creditors' rights laws.

EXCEPTIONS FROM COVERAGE - SCHEDULE B, PART I
This policy does not insure against loss or damage (and the Company will not pay costs, attorneys' fees or expenses) which arise by reason of:

1. Taxes or assessments which are not shown as existing liens by the records of any taxing authority that levies taxes or assessments on real property or by the public records.

Proceedings by a public agency which may result in taxes or assessments, or notices of such proceedings, whether or not shown by the records of such agency or by the public records.

2. Any facts, rights, interests, or claims which are not shown by the public records but which could be ascertained by an inspection of the land or which may be asserted by persons in possession thereof.

3. Easements, liens or encumbrances, or claims thereof, not shown by the public records.

4. Discrepancies, conflicts in boundary lines, shortage in area, encroachments, or any other facts which a correct survey would disclose, and which are not shown by the public records.

5. (a)Unpatented mining claims; (b) reservations or exceptions in patents or in Acts authorizing the issuance thereof; (c) water rights, claims or title to water, whether or not the matters excepted under (a), (b) or (c) are shown by the public records.

6. Any lien or right to a lien for services, labor or material unless such lien is shown by the public records at Date of Policy.

EXCEPTIONS FROM COVERAGE - SCHEDULE B, PART II
(Variable exceptions such as taxes, easements, CC&R’s, etc., are inserted here)] CALIFORNIA LAND TITLE ASSOCIATION STANDARD COVERAGE OWNER’S POLICY (02-04-22)

EXCLUSIONS FROM COVERAGE
The following matters are excluded from the coverage of this policy, and the Company will not pay loss or damage, costs, attorneys’ fees, or expenses that arise by reason of:

1. a. any law, ordinance, permit, or governmental regulation (including those relating to building and zoning) that restricts, regulates, prohibits, or relates to:
i. the occupancy, use, or enjoyment of the Land;
ii. the character, dimensions, or location of any improvement on the Land; iii. the subdivision of land; or
iv. environmental remediation or protection.
b. any governmental forfeiture, police, regulatory, or national security power. c. the effect of a violation or enforcement of any matter excluded under Exclusion 1.a. or 1.b.

Exclusion 1 does not modify or limit the coverage provided under Covered Risk 5 or 6.

2. Any power of eminent domain. Exclusion 2 does not modify or limit the coverage provided under Covered Risk 7.

3. Any defect, lien, encumbrance, adverse claim, or other matter:
a. created, suffered, assumed, or agreed to by the Insured Claimant; b. not Known to the Company, not recorded in the Public Records at the Date of Policy, but Known to the Insured Claimant and not disclosed in writing to the Company by the Insured Claimant prior to the date the Insured Claimant became an Insured under this policy; c. resulting in no loss or damage to the Insured Claimant; d. attaching or created subsequent to the Date of Policy (Exclusion 3.d. does not modify or limit the coverage provided under Covered Risk 9 or 10); or e. resulting in loss or damage that would not have been sustained if consideration sufficient to qualify the Insured named in Schedule A as a bona fide purchaser had been given for the Title at the Date of Policy.

4. Any claim, by reason of the operation of federal bankruptcy, state insolvency, or similar creditors’ rights law, that the transaction vesting the Title as shown in Schedule A is a:
a. fraudulent conveyance or fraudulent transfer;
b. voidable transfer under the Uniform Voidable Transactions Act; or c. preferential transfer:
i. to the extent the instrument of transfer vesting the Title as shown in Schedule A is not a transfer made as a contemporaneous exchange for new value; or ii. for any other reason not stated in Covered Risk 9.b.

5. Any claim of a PACA-PSA Trust. Exclusion 5 does not modify or limit the coverage provided under Covered Risk 8.

6. Any lien on the Title for real estate taxes or assessments imposed or collected by a governmental authority that becomes due and payable after the Date of Policy. Exclusion 6 does not modify or limit the coverage provided under Covered Risk 2.b.

7. Any discrepancy in the quantity of the area, square footage, or acreage of the Land or of any improvement to the Land.

EXCEPTIONS FROM COVERAGE
Some historical land records contain Discriminatory Covenants that are illegal and unenforceable by law. This policy treats any Discriminatory Covenant in a document referenced in Schedule B as if each Discriminatory Covenant is redacted, repudiated, removed, and not republished or recirculated. Only the remaining provisions of the document are excepted from coverage.

This policy does not insure against loss or damage and the Company will not pay costs, attorneys’ fees, or expenses resulting from the terms and conditions of any lease or easement identified in Schedule A, and the following matters:

PART I

1. (a) Taxes or assessments that are not shown as existing liens by the records of any taxing authority that levies taxes or assessments on real property or by the Public Records; (b) proceedings by a public agency that may result in taxes or assessments, or notices of such proceedings, whether or not shown by the records of such agency or by the Public Records.

2. Any facts, rights, interests, or claims that are not shown by the Public Records at Date of Policy but that could be (a) ascertained by an inspection of the Land, or (b) asserted by persons or parties in possession of the Land.

3. Easements, liens or encumbrances, or claims thereof, not shown by the Public Records at Date of Policy.

4. Any encroachment, encumbrance, violation, variation, easement, or adverse circumstance affecting the Title that would be disclosed by an accurate and complete land survey of the Land and not shown by the Public Records at Date of Policy.

5. (a) Unpatented mining claims; (b) reservations or exceptions in patents or in Acts authorizing the issuance thereof; (c) water rights, claims or title to water, whether or not the matters excepted under (a), (b), or (c) are shown by the Public Records.

Agenda Item Number 6 Agenda Item Number: 6
City Council Meeting Packet of: November 5, 2024

Page 224 of 256 ends

6. Any lien or right to a lien for services, labor, material or equipment unless such lien is shown by the Public Records at Date of Policy.

7. Any claim to (a) ownership of or rights to minerals and similar substances, including but not limited to ores, metals, coal, lignite, oil, gas, uranium, clay, rock, sand, and gravel located in, on, or under the Land or produced from the Land, whether such ownership or rights arise by lease, grant, exception, conveyance, reservation, or otherwise; and (b) any rights, privileges, immunities, rights of way, and easements associated therewith or appurtenant thereto, whether or not the interests or rights excepted in (a) or (b) appear in the Public Records or are shown in Schedule B.

PART II
(Variable exceptions such as taxes, easements, CC&R’s, etc., are inserted here) CLTA/ALTA HOMEOWNER'S POLICY OF TITLE INSURANCE (07-01-2021)

EXCLUSIONS FROM COVERAGE
The following matters are excluded from the coverage of this policy and We will not pay loss or damage, costs, attorneys' fees, or expenses that arise by reason of:

1. a. any law, ordinance, permit, or governmental regulation (including those relating to building and zoning) that restricts, regulates, prohibits, or relates to:
i. the occupancy, use, or enjoyment of the Land;
ii. the character, dimensions, or location of any improvement on the Land; iii. the subdivision of land; or
iv. environmental remediation or protection.
b. any governmental forfeiture, police, or regulatory, or national security power. c. the effect of a violation or enforcement of any matter excluded under Exclusion 1.a. or 1.b.

Exclusion 1 does not modify or limit the coverage provided under Covered Risk 8.a., 14, 15, 16, 18, 19, 20, 23, or 27.

2. Any power to take the Land by condemnation. Exclusion 2 does not modify or limit the coverage provided under Covered Risk 17.

3. Any defect, lien, encumbrance, adverse claim, or other matter:
a. created, suffered, assumed, or agreed to by You;
b. not Known to Us, not recorded in the Public Records at the Date of Policy, but Known to You and not disclosed in writing to Us by You prior to the date You became an Insured under this policy;
c. resulting in no loss or damage to You;
d. attaching or created subsequent to the Date of Policy (Exclusion 3.d. does not modify or limit the coverage provided under Covered Risk 5, 8.f., 25, 26, 27, 28, or 32); or e. resulting in loss or damage that would not have been sustained if You paid consideration sufficient to qualify You as a bona fide purchaser of the Title at the Date of Policy.

4. Lack of a right:
a. to any land outside the area specifically described and referred to in Item 3 of Schedule A; and b. in any street, road, avenue, alley, lane, right-of-way, body of water, or waterway that abut the Land.

Exclusion 4 does not modify or limit the coverage provided under Covered Risk 11 or 21.

5. The failure of Your existing structures, or any portion of Your existing structures, to have been constructed before, on, or after the Date of Policy in accordance with applicable building codes. Exclusion 5 does not modify or limit the coverage provided under Covered Risk 14 or 15.

6. Any claim, by reason of the operation of federal bankruptcy, state insolvency, or similar creditors’ rights law, that the transfer of the Title to You is a:
a. fraudulent conveyance or fraudulent transfer;
b. voidable transfer under the Uniform Voidable Transactions Act; or c. preferential transfer:
i. to the extent the instrument of transfer vesting the Title as shown in Schedule A is not a transfer made as a contemporaneous exchange for new value; or ii. for any other reason not stated in Covered Risk 30.

7. Contamination, explosion, fire, flooding, vibration, fracturing, earthquake, or subsidence.

8. Negligence by a person or an entity exercising a right to extract or develop oil, gas, minerals, groundwater, or any other subsurface substance.

9. Any lien on Your Title for real estate taxes or assessments imposed or collected by a governmental authority that becomes due and payable after the Date of Policy. Exclusion 9 does not modify or limit the coverage provided under Covered Risk 8.a. or 27.

10. Any discrepancy in the quantity of the area, square footage, or acreage of the Land or of any improvement to the Land.

LIMITATIONS ON COVERED RISKS
Your insurance for the following Covered Risks is limited on the Owner's Coverage Statement as follows:

1. For Covered Risk 16, 18, 19, and 21 Your Deductible Amount and Our Maximum Dollar Limit of Liability shown in Schedule A.

The deductible amounts and maximum dollar limits shown on Schedule A are as follows:

Your Deductible Amount Our Maximum Dollar Limit of Liability Covered Risk 16: 1% of Policy Amount Shown in Schedule A or $ 2,500.00 (whichever is less)
$ 10,000.00
Covered Risk 18: 1% of Policy Amount Shown in Schedule A or $ 5,000.00 (whichever is less)
$ 25,000.00
Covered Risk 19: 1% of Policy Amount Shown in Schedule A or $ 5,000.00 (whichever is less)
$ 25,000.00
Covered Risk 21: 1% of Policy Amount Shown in Schedule A or $ 2,500.00 (whichever is less)
$ 5,000.00
Agenda Item Number 6 Agenda Item Number: 6
City Council Meeting Packet of: November 5, 2024

Page 225 of 256 ends

CLTA/ALTA HOMEOWNER’S POLICY OF TITLE INSURANCE (12-02-13)

EXCLUSIONS
In addition to the Exceptions in Schedule B, You are not insured against loss, costs, attorneys' fees, and expenses resulting from:

1. Governmental police power, and the existence or violation of those portions of any law or government regulation concerning:
a. building;
b. zoning;
c. land use;
d. improvements on the Land;
e. land division; and
f. environmental protection.

This Exclusion does not limit the coverage described in Covered Risk 8.a., 14, 15, 16, 18, 19, 20, 23 or 27.

2. The failure of Your existing structures, or any part of them, to be constructed in accordance with applicable building codes. This Exclusion does not limit the coverage described in Covered Risk 14 or 15.

3. The right to take the Land by condemning it. This Exclusion does not limit the coverage described in Covered Risk 17.

4. Risks:
a. that are created, allowed, or agreed to by You, whether or not they are recorded in the Public Records; b. that are Known to You at the Policy Date, but not to Us, unless they are recorded in the Public Records at the Policy Date; c. that result in no loss to You; or
d. that first occur after the Policy Date - this does not limit the coverage described in Covered Risk 7, 8.e., 25, 26, 27 or 28.

5. Failure to pay value for Your Title.

6. Lack of a right:
a. to any land outside the area specifically described and referred to in paragraph 3 of Schedule A; and b. in streets, alleys, or waterways that touch the Land.

This Exclusion does not limit the coverage described in Covered Risk 11 or 21.

7. The transfer of the Title to You is invalid as a preferential transfer or as a fraudulent transfer or conveyance under federal bankruptcy, state insolvency, or similar creditors’ rights laws.

8. Contamination, explosion, fire, flooding, vibration, fracturing, earthquake or subsidence.

9. Negligence by a person or an Entity exercising a right to extract or develop minerals, water, or any other substances.

LIMITATIONS ON COVERED RISKS
Your insurance for the following Covered Risks is limited on the Owner's Coverage Statement as follows:

2. For Covered Risk 16, 18, 19, and 21 Your Deductible Amount and Our Maximum Dollar Limit of Liability shown in Schedule A.

The deductible amounts and maximum dollar limits shown on Schedule A are as follows:

Exclusion 1 does not modify or limit the coverage provided under Covered Risk 5 or 6.

2. Any power of eminent domain. Exclusion 2 does not modify or limit the coverage provided under Covered Risk 7.

5. Any claim of a PACA-PSA Trust. Exclusion 5 does not modify or limit the coverage provided under Covered Risk 8.

7. Any discrepancy in the quantity of the area, square footage, or acreage of the Land or of any improvement to the Land.

NOTE: The 2021 ALTA Owner’s Policy may be issued to afford either Standard Coverage or Extended Coverage. In addition to variable exceptions such as taxes, easements, CC&R’s, etc., the Exceptions from Coverage in a Standard Coverage policy will also include the Western Regional Standard Coverage Exceptions listed as 1 through 7 below:

2. Any facts, rights, interests, or claims that are not shown by the Public Records at Date of Policy but that could be (a) ascertained by an inspection of the Land or (b) asserted by persons or parties in possession of the Land.

3. Easements, liens or encumbrances, or claims thereof, not shown by the Public Records at Date of Policy.

5. (a) Unpatented mining claims; (b) reservations or exceptions in patents or in Acts authorizing the issuance thereof; (c) water rights, claims or title to water, whether or not the matters excepted under (a), (b), or (c) are shown by the Public Records.

6. Any lien or right to a lien for services, labor, material or equipment unless such lien is shown by the Public Records at Date of Policy.

EXCLUSIONS FROM COVERAGE
The following matters are expressly excluded from the coverage of this policy, and the Company will not pay loss or damage, costs, attorneys' fees, or expenses that arise by reason of:

1. (a) Any law, ordinance, permit, or governmental regulation (including those relating to building and zoning) restricting, regulating, prohibiting, or relating to Agenda Item Number 6 Agenda Item Number: 6
City Council Meeting Packet of: November 5, 2024

Page 226 of 256 ends

(i) the occupancy, use, or enjoyment of the Land;
(ii) the character, dimensions, or location of any improvement erected on the Land; (iii) the subdivision of land; or
(iv) environmental protection;
or the effect of any violation of these laws, ordinances, or governmental regulations. This Exclusion 1(a) does not modify or limit the coverage provided under Covered Risk 5. (b) Any governmental police power. This Exclusion 1(b) does not modify or limit the coverage provided under Covered Risk 6.

2. Rights of eminent domain. This Exclusion does not modify or limit the coverage provided under Covered Risk 7 or 8.

3. Defects, liens, encumbrances, adverse claims, or other matters (a) created, suffered, assumed, or agreed to by the Insured Claimant; (b) not Known to the Company, not recorded in the Public Records at Date of Policy, but Known to the Insured Claimant and not disclosed in writing to the Company by the Insured Claimant prior to the date the Insured Claimant became an Insured under this policy; (c) resulting in no loss or damage to the Insured Claimant; (d) attaching or created subsequent to Date of Policy (however, this does not modify or limit the coverage provided under Covered Risk 9 and 10); or (e) resulting in loss or damage that would not have been sustained if the Insured Claimant had paid value for the Title.

4. Any claim, by reason of the operation of federal bankruptcy, state insolvency, or similar creditors’ rights laws, that the transaction vesting the Title as shown in Schedule A, is (a) a fraudulent conveyance or fraudulent transfer; or
(b) a preferential transfer for any reason not stated in Covered Risk 9 of this policy.

5. Any lien on the Title for real estate taxes or assessments imposed by governmental authority and created or attaching between Date of Policy and the date of recording of the deed or other instrument of transfer in the Public Records that vests Title as shown in Schedule A.

EXCEPTIONS FROM COVERAGE
This policy does not insure against loss or damage, and the Company will not pay costs, attorneys’ fees or expenses, that arise by reason of:

NOTE: The 2006 ALTA Owner’s Policy may be issued to afford either Standard Coverage or Extended Coverage. In addition to variable exceptions such as taxes, easements, CC&R’s, etc., the Exceptions from Coverage in a Standard Coverage policy will also include the Western Regional Standard Coverage Exceptions listed below as 1 through 7 below:

3. Easements, liens or encumbrances, or claims thereof, not shown by the Public Records at Date of Policy.

5. (a) Unpatented mining claims; (b) reservations or exceptions in patents or in Acts authorizing the issuance thereof; (c) water rights, claims or title to water, whether or not the matters excepted under (a), (b), or (c) are shown by the Public Records.

6. Any lien or right to a lien for services, labor, material or equipment unless such lien is shown by the Public Records at Date of Policy.

Agenda Item Number 6 Agenda Item Number: 6
City Council Meeting Packet of: November 5, 2024

Page 227 of 256 ends

Order Number: 3675124-00211
Exhibit A

ALL THAT CERTAIN REAL PROPERTY SITUATED IN THE CITY OF SEBASTOPOL, COUNTY OF SONOMA, STATE OF CALIFORNIA, DESCRIBED AS FOLLOWS:

APN: 004-291-019-000
Agenda Item Number 6 Agenda Item Number: 6
City Council Meeting Packet of: November 5, 2024

Page 228 of 256 ends

Environmental Information Form September 2003 1
City of Sebastopol

ENVIRONMENTAL

INFORMATION/ASSESSMENT
FORM
(To be completed by applicant)
The submittal information shall be provided to the Planning Department.

Date Filed: ________________________
General Information:

1. Name of developer or project sponsor:_____________________________________ Address of developer or project
sponsor:____________________________________________

2. Address of project:_____________________________________ Assessor’s Block and Lot Number:________________________

3. Name of person to be contacted concerning this project::_____________________________ Address of person to be contacted concerning this project:___________________________ Telephone Number of person to be contacted concerning this project:__________________

4. Indicate number of the permit application for the project to which this form pertains:
___________

5. List and describe any other related permits and other public approvals required for this project, including those required by City, Regional, State and Federal Agencies:

6. Existing Zoning District:______________ Existing General Plan Designation: _____________

7. Propose Use of Site (Project for which this form is filed): ____________________________ Pacific Development LLC. attn: Mark Hanf
Katherine Austin, Project Architect
7621 Healdsburg Ave.
004-291-019
Katherine Austin
179 SE Rice Way, Bend OR 97702
707-529-5565
email: [email protected]
1555 Grant Ave. Novato, CA 94945, 415-926-4444
Small Lot Subdivision Tentative Map, Use Permit for 100% Residential in CO, Design Review CO & R7 Office Comm/Multifamily
(12) 2-BR Town Homes on R7
(12) 1-BR 2-Story apartment bldg on the CO zone along Healdsburg Ave. with 18 space parking lot Possible Tree Removal Permit if not part of Subdivision Approval Access for Town Homes off Murphy Ave. Access for apartments off Healdsburg Ave. ( Pacific Knolls)
Agenda Item Number 6 Agenda Item Number: 6
City Council Meeting Packet of: November 5, 2024

Page 229 of 256 ends

Environmental Information Form September 2003 2
PROJECT DESCRIPTION:

8. Site Size: ________________________________

9. Square Footage: _______________________________

10. Number of floors of construction: ______________________________

11. Amount of off-street parking: ________________________________

12. Attach plans

13. Proposed scheduling

14. Associated project

15. Anticipated incremental development:

16. If residential, include the number of units, schedule of unit sizes, range of sale prices or rents, and type of household size expected.

17. If commercial, indicate the type, whether neighborhood, city or regionally oriented, square footage of sales area, and loading facilities.

18. If industrial, indicate type, estimated employment per shift, and loading facilities.

19. If institutional, indicate the major function, estimated employment per shift, estimated occupancy, loading facilities, and community benefits to be derived from the project.

20. If the project involves a variance, conditional use or rezoning application, state this and indicate clearly why the application is required.

Are the following items applicable to the project or its effects? Discuss below all items checked yes (attach additional sheets as necessary).

21. Change in existing features of any bays, tidelands, beaches or hills, or substantial alternation of ground contour.

Yes
q
No
q

22. Change in scenic views or vistas from existing residential areas or public lands or roads.

Yes
q
No
q

23. Change in pattern, scale or character of general area of project. Yes q
No
q

24. Significant amounts of solid waste or litter. Yes
q
No
q

25. Change in dust, ash, smoke, fumes or odors in vicinity. Yes q
No
q

26. Change in ocean, bay, lake, stream or ground water quality or Yes No 55,741 SF or 1.28 AC
21600 SF conditioned space
two
18 for Apts. 24 for Town Homes
: assume construction spring 2025 dependent on entitlements and permitting none, other than demolition of existing abandoned structure on site No phasing is proposed
(6) 590 SF 1-BR apts, (6) 760 SF 1-BR apts, (7) 1120 SF 2-BR 2.5 BA (5) 1148 SF 2-BR 3 BA Town Homes. All proposed to be rentals. Unknown rents at this time N/A
N/A
N/A
Use Permit to allow 100% residential in CO Zone

Steep lot requires retaining wall between upper and lower uses 

100% Residential in CO zone, but R7 is consistant


Agenda Item Number 6 Agenda Item Number: 6
City Council Meeting Packet of: November 5, 2024

Page 230 of 256 ends

Environmental Information Form September 2003 3
quantity, or alteration of existing drainage patterns. q q

27. Substantial change in existing noise or vibration levels in the vicinity. Yes q
No
q

28. Site on filled land or on slope of 10 percent or more. Yes q
No
q

30. Substantial change in demand for municipal services (police, fire, water, sewage, etc).

Yes
q
No
q

31. Substantially increase fossil fuel consumption (electricity, oil, natural gas, etc).

Yes
q
No
q

32. Relationship to a larger project or series of projects. Yes q
No
q
Environmental Setting:

33. Describe the project site as it exists before the project, including information on topography, soil stability, plants and animals, and any cultural, historical or scenic aspects. Describe any existing structures on the site, and the use of the structures.

Attach photographs of the site. Snapshots or Polaroid photos will be accepted.

34. Describe the surrounding properties, including information on plant and animals and any cultural historical, or scenic aspects. Indicate the type of land use (residential, commercial, etc), intensity of land use (one-family, apartment houses, shops, department stores, etc), and scale of development (height, frontage, set-back, rear yard, etc). Attach photographs of the site. Snapshots or Polaroid photos will be accepted.

YES NO
A. Does the Project involve any of the following?

1. No change in the square footage to the existing structure?

2. An addition of more than 50% of square footage to the existing structure?

3. An addition of more than 2500 square feet to the existing structure?

4. An addition of more than 10,000 square feet to the existing structure?

5. Demolition of the existing structure?
YES NO
B. Does the Project involve the replacement or reconstruction of existing structures or facilities at the site which:

1. Will have substantially the same purpose and capacity as existing structures at the site?

2. Will result in an increase in square footage or capacity as compared to the existing structure?



Some portion of the side may exceed 10%


All electric development and EV charging stations and PV provided 
See Arborist Report. One abandoned structure on site with gravel driveway, South is R7 with multifamily residences. East is a Commercial bldg and Restaurant, West is a Church, North are a mix of commercial and residential properties.

X
X
X
X
X
X
X
Agenda Item Number 6 Agenda Item Number: 6
City Council Meeting Packet of: November 5, 2024

Page 231 of 256 ends

Environmental Information Form September 2003 4
YES NO
C. Does the Project involve new construction of:

1. 35 or more dwelling units?

2. More than 15,000 square feet of commercial, industrial, governmental, or institutional floor area?

3. Stores, motels, offices, restaurants, and similar structures designed for an occupant load of more than 30 persons?
YES NO
D. Does the Project involve division of property into more than four parcels or consolidation of more than four parcels? YES NO
E. Will the Project require issuance of a Variance, Use Permit, Zoning Ordinance Amendment, Zoning Map Amendment, or
General Plan Amendment?
YES NO
F. Will the Project result in a change in use at the site (for example: from residential to commercial or from office to restaurant?)
YES NO
G. Is this Project:

1. Similar to the other projects for which you have received permits in the last two years in the City of Sebastopol?

2. Similar to other projects, which you are planning to develop within two years in the City of Sebastopol?
YES NO
H. Does the Project involve changes to an official City landmark? YES NO
I. Does the Project involve use of disposal of potentially hazardous materials, such as toxic substances, flammables, or explosives?
YES NO
J. If the Project is located within 500 feet of a residential zone or noise-sensitive land uses, will the construction of the project involve the use of pile driving, night time track hauling, blasting, 24 hour pumping, or other equipment that creates high noise levels and or vibrations?
YES NO
K. Does the Project involve the construction, substantial remodel, or 50% or more addition to the following types of uses? Mobile home, amphitheater, concert hall, auditorium, meeting hall, hospital, church, library, school classrooms, or day care? I certify that the information in this form is correct to the best of my knowledge. _____________________________________
Applicant Signature Date
X
X
X
X
12 Small lots + common lot and 1 lot for the apartment building X
Use permit to allow 100% residential in the CO zone
X
Abandoned SF bldg to 24 residences
X
N/A
No other projects in development at this time
X
X
X
X
Katherine Austin, Project Architect
12-1-2023
Agenda Item Number 6 Agenda Item Number: 6
City Council Meeting Packet of: November 5, 2024

Page 232 of 256 ends

Environmental Information Form September 2003 5
Certification:

I hereby certify that the statements furnished above and in the attached exhibits present the data and information required for this initial evaluation to the best of my ability, and that the facts, statements, and information represented are true and correct to the best of my knowledge and belief.

Date: ___ _______________
Signature:________________________________
Printed Name:__________________________
For:____________________________________
Katherine Austin
Pacific Realty Development LLC, Mark Hanf
12-1-2023
Agenda Item Number 6 Agenda Item Number: 6
City Council Meeting Packet of: November 5, 2024

Page 233 of 256 ends

Agenda Item Number 6 Agenda Item Number: 6
City Council Meeting Packet of: November 5, 2024

Page 234 of 256 ends

RESOLUTION NO.24-06

RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF SEBASTOPOL

RECOMMENDING THE CITY COUNCIL APPROVE A USE PERMIT AND TENTATIVE MAP FOR THE PROPERTY AT T62tHEALDSBURG AVE (APN OO4-291,-OL9)
WHEREAS, the City of Sebastopol completed a comprehensive General Plan update with adoption of a new General Plan on November !5,2016; 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 5 21000 et seq.) and the State CEQA Guidelines (14 CCR, 5 15000 et seq.), on November !5,20l-.6, the City Council certified and adopted an Environmental lmpact Report (ElR) 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 Commercial Office district and a Tentative Map for an 12-Unit townhome project and L2 unit apartment building known as Pacific Knolls (the "Project"), was filed on May 8, 2024, by Kathy Austin / Pacific Knolls LLC, which consists of subdividing one vacant parcels into 12 townhome lots and one parcelto include; to be developed with 1-2 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 and policies:
o Gool LlJT - Maintain Sebastopol as o unique, charming, ond envi ronmentolly sensitive smoll tow n that provides residents, businesses, and visitors with opportunities to enjoy a high quality of life, in thot the project will provide housing opportunities thot ore environmentolly friendly with the low water londscape, ond improvements to existing pedestrion facilities.
o Policy LIJ L-2: Avoid urban sprowl by concentrating development within the City limits; fovor infill development over onnexotion, in that the proiect is on infill development as it intends to develop two vacont porcels within city limits.
o Policy LIJ L-7: Encourage new development to be contiguous to existing development, whenever possible, in thot the project reflects similor chorocteristics to the existing development of the building to the west as it's the some owner ond develoPer.

Agenda Item Number 6 Agenda Item Number: 6
City Council Meeting Packet of: November 5, 2024

Page 235 of 256 ends

a
a
a
a
Policy LIJ 5-5: Strongly encourage residentiol development in o balanced and efficient pottern that reduces sprowl, preserves open spoce, ond creotes convenient connections to other land uses, in thot the proiect provides pedestridn occess to an adiacent bus line, and is within walking distance of o mojor shopping center.

Poticy LtJ 6-L: Promote increased residentiol densities in that the proiect provides L2 townhome units on the R7 Multifamily zoned portion of the lot ond also provides L2 oportments on the Commerciol Office zoned portion of the site.

Policy LIJ 6-2: Promote compact urban form that provides residentiol opportunities in close proximity to iobs, services, and transit, in that the project is a compact design of townhomes located in close proximity to o large shopping center, bus stop ond two schools.

Policy CIR 1-5: When anolyzing impocts to the circulotion network creoted by new development or roodwoy improvements, consider the needs of oll users, including those with disabilities, ensuring that pedestrians, bicyclists, and transit riders ore considered preeminent to automobile drivers in thot the project provides connectivity to an odiacent to a bus tronsit line' Housing Element Gool D-L: Promote Housing Affordobility for both Renters and Homeowners; Housing Element Policy C-4: The City will encouroge development of new housing to meet o ronge of income levels, including morket-rate housing, and o voriety of housing sizes and types. The proiect is consistent with this Goal ond Policy in thot it includes both market-rate and affordoble housing units ond both rental and ownership opportunities.

The number ond affordability level of the units offered os offordable will be not less than required by the City's lnclusionory Housing progrom, with final numbers determined at the time of or prior to finol map recordotion and guoranteed offordable in perpetuity.

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 a Commercial Office zoning district is allowed with the approval of a Conditional Use Permit.

2.The establishment, maintenance, and operation of the use applied forwill 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 and office.

Agenda Item Number 6 Agenda Item Number: 6
City Council Meeting Packet of: November 5, 2024

Page 236 of 256 ends

The Project maintains the existing trees and screening to the adjoining residential areas, as well as appropriate setbacks from adjoining properties.

The Project is consistent with the R7 Multi-family housing zoning requ irements.

The Project, with the approval of a Use Permit, is consistent with the Com mercia I Office Toning District.

The Project underwent a Traffic Study to ensure that traffic effects on the Healdsburg and Murphy Avenue intersection would not warrant a new traffic signal.

WHEREAS, granting a Tentative Map for the Project is appropriate as it complies with SMC

16.28.070(4) in that:

L. 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 L6 and the State Subdivision Map Act (SMA); and
Z. 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, including fier 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:
. Low water use landscape
' Native Plant materials
' Accessible/adaptable features in all buildings
WH EREAS, on May 3,2022, the Development Review Team which consists of the Planning Director, Police Chief, Fire Chief, Building Official, City Engineer, Public Works Superintendent and Associate Planner conducted a preapplication conference of the proposed project and provided comments to the applicant; and, WHEREAS, on Decemb er 2!,2022, the Design Review Board conducted a preliminary review of the proposed project and provided comments to the applicant; and, WHEREAS, on January I0,2023, the Planning Commission conducted a preliminary review ofthe proposed project; and,
il
IV
Agenda Item Number 6 Agenda Item Number: 6
City Council Meeting Packet of: November 5, 2024

Page 237 of 256 ends

WH EREAS, on August 27 ,2024, the Planning Commission held a duly noticed public hearing to review the proposed residential development with the including entitlements of a use permit and tentative map, heard a staff report and public testimony, and deliberated; and,
NOW, THEREFORE, BE lT 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:

L. A use permit for residential development in a Commercial Office district.

2. A tentative map for the creation of L2 Townhome units, one building including L2 apartment units, common areas, and on-site parking as shown in Exhibit A.

Approved on August 27,2024, by the following vote
AYES: Commissioner Burnes, Oetinger, Vice Chair Hanley, Chair Fritz NOES:

ABSTAIN:

ABSENT: Commissioner Fernandez
Certified at t- r€.U T/
Jane Riley, lnterim Planning Director
Agenda Item Number 6 Agenda Item Number: 6
City Council Meeting Packet of: November 5, 2024

Page 238 of 256 ends

Sebastopol City CouncilNovember 5, 2024

Sebastopol City Council
November 5, 2024