CITY OF VACAVILLE PLANNING COMMISSION Agenda Item No. 7.C STAFF REPORT March 15, 2016 LEISURE TOWN SELF-STORAGE & RV STORAGE

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1 CITY OF VACAVILLE PLANNING COMMISSION Agenda Item No. 7.C STAFF REPORT March 15, 2016 Staff Contact: Albert Enault (707) TITLE: REQUEST: LEISURE TOWN SELF-STORAGE & RV STORAGE CONDITIONAL USE PERMIT REQUEST TO CONSTRUCT AN APPROXIMATELY 132,000 SQUARE FOOT SELF-STORAGE FACILITY AT 5692 LEISURE TOWN ROAD AND EXCEED FLOOR AREA RATIO (F.A.R.) STANDARDS; AND, VARIANCE REQUEST TO REDUCE BUILDING AND LANDSCAPE SETBACKS. RECOMMENDED ACTION: BY SIMPLE MOTION, THAT THE PLANNING COMMISSION APPROVE THE RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF VACAVILLE REAFFIRMING THE PREVIOUS SOUTHTOWN/MOODY PROJECT ENVIRONMENTAL IMPACT REPORT AND APPROVING THE LEISURE TOWN SELF-STORAGE & RV STORAGE PROJECT, SUBJECT TO CONDITIONS OF APPROVAL. APPLICATION INFORMATION APPLICATIONS: Reaffirmation of Previous Environmental Assessment, Conditional Use Permit and Variance FILE NO: File No APPLICANT: Mike Conley PROPERTY OWNER: John Barella PROPERTY INFORMATION LOCATION: SITE AREA: ZONING DISTRICT: GENERAL PLAN DESIGNATION: CURRENT LAND USE: ADJACENT ZONING & USE: 5692 Leisure Town Road 5.37 acres CG General Commercial General Commercial Vacant land North: RLM-3.6 single family residential units under construction South: Vacant County land East: Southern Pacific Railroad and County land West: RLM-3.6 single-family residential units under construction

2 PROJECT SUMMARY BUILDING FLOOR AREA: Approximately 132,000 sq. ft. FLOOR AREA RATIO (F.A.R.): Allowed: 0.30 Proposed: 0.56 PARKING: Required: 4 spaces Provided: 8 spaces EXTERIOR BUILDING MATERIALS: Concrete masonry block with stucco siding and metal roofing. BUILDING SETBACK: Required: 30 feet (adjoining residential district) Proposed: 0 feet (variance requested) LANDSCAPE SETBACK: Required: 10 feet (adjoining residential district) Proposed: 0 feet (variance requested) ACCESS: Via a driveway on Leisure Town Road UTILITIES: City utilities serve the site PROJECT DESCRIPTION The project proposal is to construct an approximately 132,000 sq. ft. self-storage and RVstorage facility and exceed the maximum Floor Area Ratio (F.A.R.) to allow a 56% F.A.R., on a vacant 5.37-acre site located at 5692 Leisure Town Road. The project site is bordered by Southtown Commons (216-lot residential subdivision) to the northwest, Union Pacific Railroad to the east, and vacant land to the south. The proposed storage facility includes six storage buildings and a 3,600 sq. ft. office and caretaker unit with 8 parking stalls, perimeter fencing and front yard landscaping along Leisure Town Road. The proposed exterior building materials consist of concrete masonry block with stucco siding and metal-ribbed seam roofing. The applicant is also requesting a Variance approval to reduce the minimum building and landscape setbacks adjoining a residential district to zero feet. The requested exceptions to development standards are discussed in more detail in this report. PREVIOUS ACTIONS April 2004 The Vacaville City Council approved the Southtown/Moody (Southtown Commons) General Plan Amendment, Prezoning, Planned Development, Comprehensive Annexation Plan Amendment, Annexation, and Development Agreement and certified the Southtown/Moody Project Environmental Impact Report (E.I.R.). October 2005 The Vacaville Planning Commission approved a Tentative Map, Planned Development, and Design Review for the 241-lot Southtown Commons subdivision. October 2007 The Planning Commission approved a two-year time extension for the Southtown Commons Tentative Map, Planned Development and Design Review applications. November 2009 The Planning Commission approved a three-year time extension request for the Southtown Commons Tentative Map, Planned Development and Design Review applications. 2

3 November 2010 The Planning Commission approved a Modification request for the Southtown Commons Tentative Map that increased the minimum lot width from 40 feet to 45 feet and reduced the lot count from 241 lots to 216. August 2014 The Planning Commission approved Modification and Design Review requests to construct six new house plans on 216 lots in Southtown Commons. PROJECT ANALYSIS 1. General Plan Pursuant to Chapter (Conditional Use Permits) of the Land Use and Development Code, Conditional Use Permit (CUP) applications are required to be consistent with the goals, objectives and policies of the Vacaville General Plan. The project site is zoned General Commercial (CG), which allows household self-storage as a conditionally permitted use. The applicant is requesting approval of a Conditional Use Permit, which will make the use consistent with the City s Land Use and Development and therefore consistent with the General Plan. The project will be consistent with the General Plan. 2. Conditional Use Permit According to Section A (General Commercial Conditional Uses) of the Land Use and Development Code, a Conditional Use Permit is required to establish the proposed self-storage facility within the CG zoning district. A conditional use is a type of use that has the potential to generate certain impacts, depending on the location, design, and operation of the use. For these reasons, these uses require a higher level of review than permitted uses to ensure that they will be compatible with surrounding land uses. The applicant has applied for a Conditional Use Permit as required by Code. Pursuant to Section A (Conditional Use Permits - Permitting Authority) of the Code, the Planning Commission is authorized to approve, approve with modifications, or deny the requested Conditional Use Permit. Floor Area Ratio According to Table (Commercial Districts Minimum Development Standards) of the Code, properties located in the CG zoning district may be developed with a maximum Floor Area Ratio (F.A.R.) of 30%. However, Section (Commercial Districts Development Standards - Floor Area Ratio) of the Code allows exceptions to the maximum F.A.R. for lower intensity uses that meet specific findings related to traffic, utilities and compatibility. In this case, the applicant is requesting an increase to the allowable F.A.R. from 30% to 56%. The applicant has prepared a letter describing the reasons for the exception (Exhibit D). Staff has analyzed the request and has determined that the project meets the required findings, as described below: A. The proposed use and structure for which the exception to the F.A.R. standards is approved shall have a lower employee density or a lower peak hour traffic generation than uses generally permitted within the applicable zoning district; 3

4 The facility will include two employees that work in the office during regular work hours from 8 am to 5 pm, and would reside in an on-site caretaker unit during off hours. The facility will require fewer employees and will generate lower traffic volumes than other retail or service oriented business that could be allowed under the General Commercial zoning district. B. Public facilities and services are available to serve the proposed use and structure; and Public facilities and services are available to serve the project. C. The scale of the proposed building is compatible with surrounding development. Parking The project design includes a maximum 14 ft. building height for the storage units, and maximum 32 ft. building height for the office and caretaker unit. The storage buildings will be similar in height to the adjoining residential neighborhood, which includes single-story homes with a maximum 18 ft. building height and two-story homes with a maximum 28 ft. building height. Given this comparison, staff believes that the scale of the project will be compatible with surrounding development. According to Section (Supplemental Standards Off-Street Parking and Loading) of the Code, self-storage facilities are required to provide a minimum 2 parking spaces for a caretaker unit and 4 spaces provided outside the facility gates. The site plan identifies 2 spaces for the caretaker unit and 6 spaces outside the facility gates, for a total of 8 parking stalls. As proposed, the project will comply with the minimum parking standards. Lighting Section (Performance Standards - Lighting and Glare) of the Code establishes minimum and maximum exterior lighting standards for new development and requires exterior light to be shielded or directed so as to not create a hazard or nuisance to other properties. As proposed and conditioned, the project will comply with lighting standards. Signage Section (Signs Commercial Districts) of the Code establishes specific sign guidelines for commercial businesses. These signs will be reviewed for compliance with the Code under a separate sign permit, as recommended by Condition No. 10. The applicant is not requesting to increase any signage allowances. Architecture The main building elevation facing Leisure Town Road consists of concrete masonry block, smooth stucco siding and curved metal roofing. Exterior colors consist of tan and beige colors with a bright autumn red accent color. While the colors and materials offer a unique design for this project, Staff is concerned that the building design will not be compatible with the adjoining residential neighborhood. Normally, some variation in colors and materials is 4

5 encouraged to help create a unique design for commercial projects. In this case, due to the close proximity of the storage facility to the residential neighborhood, Staff is believes the proposed colors and materials will create a distracting contrast between the two sites. Therefore, staff is recommending architectural enhancements to create a more compatible design. These recommendations are reflected in Condition No. 5, which requires the main building elevation and walls to match the theme and colors approved for the adjoining residential neighborhood. As proposed and conditioned, staff believes the architecture and colors will be compatible with surrounding development. 3. Noise Noise is regulated by Section (Performance Standards - Noise) of the Land Use and Development Code, which establishes noise limits for interior and exterior space, and provides standards for regulating non-transportation noise sources. Pursuant to Section C (Performance Standards - Project Approval and Operational Standards) of the Code, all projects are required to comply with these standards. In addition to these standards, the project is subject to compliance with previous actions. The following section describes compliance with the Code and previous actions. Compliance with Previous Actions In 2004, the Southtown/Moody Project E.I.R. noted that noise generated from the adjoining Union Pacific Railroad would create a significant and unavoidable impact on future residential development (Southtown Commons). The E.I.R. required mitigation measures to reduce noise impacts, which included specific construction standards for new homes in Southtown Commons, and the installation of a two-story self-storage facility at the subject site. The combination of these two strategies could help reduce noise to normally acceptable levels for interior (45 db A ) and exterior areas (60 db A ) as identified in Table (Noise Standards for Transportation Sources) of the Code. In 2007, a separate acoustical analysis (Exhibit E) was prepared for Southtown Commons, which provided further merit for the installation of a two-story self-storage facility at the subject site, and recommended the installation of a masonry wall ranging in height from 6 ft. to 11 ft. tall. For this project, the applicant is proposing a one-story design with a 12 ft. masonry wall adjoining the residential subdivision. An updated acoustical analysis (Exhibit F) was prepared for this design, which shows that the one-story design will still provide adequate noise attenuation as intended by the E.I.R. and described by the 2007 acoustical analysis. Staff supports the one-story design because it complies with the Southtown/Moody E.I.R. mitigation measures. Non-Transportation Sources According to Section (Performance Standards - Noise) of the Vacaville Performance Standards, non-transportation noise sources are derived from on-site activities such as industrial operations, outdoor recreational facilities, HVAC units, loading docks and construction equipment. As proposed, the project would generate noise from two nontransportation sources: (1) construction related activities; and (2) general operational activities. 5

6 1. Construction Related Activities Noise and vibration impacts generated from new construction were originally evaluated through the previous actions, which identified this source as a potentially significant impact that requires mitigation. Staff has included a condition of approval requiring compliance with the mitigation measures identified in the Southtown/Moody Project E.I.R. As proposed and conditioned, all construction related activities will comply with the Southtown/Moody E.I.R. and Performance Standards of the Land Use and Development Code. 2. General Operational Activities 4. Variance General operational activities for this project include building heating/air conditioning and ventilation (HVAC) facilities and on-site parking facilities that serves as loading/unloading areas. No other operational noise sources were noted at the site. The general operational activities will be required to comply with Section (Performance Standards Noise) of the Land Use and Development Code. Additional noise attenuation will be provided by an existing 8 ft. masonry wall located between the project site and adjoining residential subdivision. As proposed and conditioned, all operational activities will comply with the Vacaville Performance Standards. According to Section (Variances - Purpose) of the Land Use and Development Code, a variance is a reduction of certain development standards, which may be granted subject to certain findings. The purpose of the findings is to establish that relief from development standards is needed because unusual circumstances or conditions exists on a given site. For this project, the applicant is requesting a variance to reduce the minimum building and landscape setbacks adjoining a residential district. Specifically, Table (Commercial District Minimum Development Standards) of the Code requires a minimum 30 ft. building setback and 10 ft. landscape setback adjoining residential districts, in this case Southtown Commons. The project meets minimum building and landscape setbacks adjoining Leisure Town Road. But, the applicant is requesting to reduce setbacks adjoining the homes to zero. Exhibit D includes a justification letter, as prepared by the applicant, which describes his reasons for the variance. Pursuant to Section (Variances - Permitting Authority) of the Code, the Planning Commission is authorized to approve, approve with conditions, or deny the variance request. Variance Findings Section (Variances - Required Findings) of the Code states that the Planning Commission, when approving a variance, is required to make certain findings. These findings are also required under California Government Code Section The findings and staff s comments on the findings are identified below: 1. That the strict or literal interpretation and enforcement of the specified regulation would result in practical difficulty or unnecessary physical hardship inconsistent with the objectives of this division; 6

7 The project site contains a narrow width no more than 120 ft. wide. Given the strict or literal interpretation and enforcement of the Code, the applicant would be required to dedicate 30 ft. for building and landscape setbacks, which would reduce the usable width to 90 ft. The applicant has indicated that the loss of usable area would make the project infeasible. In addition, the loss of usable area would require the applicant to consider alternative designs, which could include a taller building with a maximum height of 40 ft. A taller building design would result in a more intrusive building mass, resulting in aesthetic impacts to the adjoining residential neighborhood. Furthermore, the Southtown/Moody E.I.R. and Southtown Commons Acoustical Analysis included mitigation measures for noise attenuation, which included the installation of a storage facility adjacent to the residential neighborhood. Enforcement of the minimum building setback could create a project with that doesn t provide noise attenuation as prescribed by the E.I.R. and 2007 analysis. Staff believes the project meets this finding. 2. That there are exceptional or extraordinary circumstances or conditions applicable to the property involved or the intended use of the property which do not apply generally to other properties classified in the same zoning district; In normal circumstances of a commercial use adjoining a residential use, building setbacks are required to help reduce noise generated by commercial activities, including noise from delivery trucks, on-site circulation, and the loading and unloading of materials. In this case, the project involves an exceptional circumstance in that the setback reduction is necessary to help reduce noise impacts from an adjoining railroad. Specifically, the Southtown/Moody E.I.R. and Southtown Commons Acoustical Analysis prescribed mitigation measures that described the installation of a self-storage facility with zero setbacks to help reduce noise and vibration impacts generated by the adjoining Union Pacific Railroad. Staff believes the project meets this finding. 3. That the strict or literal interpretation and enforcement of the specified regulation would deprive the property owner of privileges enjoyed by the owners of other properties classified in the same zoning district; The intent behind the creation of this particular parcel was to use it as a noise buffer from the railroad. The project site has a unique and irregular lot configuration not typically present in commercial properties. The Southtown/Moody E.I.R. describes the best use for this project site as a self-storage facility to help reduce noise impacts created by the adjoining railroad. The applicant was tasked with designing a project that complied with the noise mitigation measures required by the E.I.R., while still achieved a successful commercial project. Given the strict and literal interpretation of the Code, the applicant would lose approximately 25% of usable area from the site. The resulting usable area would deprive the property owner of the ability to develop an efficient selfstorage project on this irregularly shaped site. The setback reductions will help achieve a viable project, meet the Southtown/Moody mitigation requirements, and enhance noise attenuation for the Southtown Commons residents. Staff believes the project meets this finding. 4. That the granting of the variance would not constitute a grant of special privilege inconsistent with the limitations on other properties classified in the same zoning district; 7

8 Due to the unique and irregular lot configuration of the site, the property contains additional limitations that are not typically present on other commercial properties, such as a narrow lot width. The applicant is requesting a variance to establish development standards appropriate for this unusual site. In addition, a Variance is needed to help mitigate noise impacts created by the Union Pacific Railroad, as required by the Southtown/Moody E.I.R. and Southtown Commons Acoustical Analysis. Also, the granting of a variance would not establish special privileges because all property owners in the City have a right to apply for a Variance or other entitlements that would grant exceptions to the Land Use and Development Code. Staff believes the project meets this finding. 5. That the granting of the variance would not be detrimental to the public health, safety, or welfare, or materially injurious to properties or improvements in the vicinity; The granting of the Variance would place the storage buildings closer to the homes, which would reduce noise impacts created by the adjoining railroad. In addition, the Vacaville Police and Fire Departments have confirmed that the project is not expected to create safety or welfare issues, nor would the reduced setback cause material injury to properties or improvements in the vicinity. Furthermore, the applicant will be required to obtain all applicable permits and comply with all requirements of the Building and Fire Codes. Staff believes the project meets this finding. 6. That the granting of the variance would not be inconsistent with the purposes, objectives, and policies of the General Plan and the Zoning Ordinance; The purpose of this area was to provide a sound buffer and reduce noise to acceptable levels as defined by standards in Section (Performance Standards - Noise) of the Code. The Variance request is not inconsistent with the Zoning Ordinance because it would ensure compliance with the City s noise standards. In addition, Section (Planned Development - Standards Eligible for a Variance) of the Code only allows Variances for specific standards that qualify for an exception. For this project, the applicant is requesting a Variance to reduce building and landscape setbacks, which is a standard that qualifies for an exception. Also, the applicant is requesting a Conditional Use Permit to establish the self-storage facility, as required by Section A(28) (General Commercial District - Conditional Uses) of the Code. Staff believes the project meets this finding. 7. That the project requiring a variance has been designed to reasonably minimize any negative impacts on the site or adjacent properties. According to the Southtown/Moody E.I.R. and Southtown Commons Acoustical Analysis, the adjoining residential neighborhood will be significantly impacted by noise from the adjoining railroad. These documents prescribe mitigation to reduce these impacts to normally acceptable levels. As designed and confirmed by an updated acoustical study, the Variance would allow the applicant to construct a project that would provide additional noise attenuation, which would minimize negative impacts on the adjoining neighborhood and ensure compliance with mitigation measures. In addition, the project would introduce a lower-intensity land use that generates less noise, traffic, lighting and odor impacts than other permitted or conditionally permitted uses within the CG zoning district, such as retail and general merchandise stores, service stations, or restaurants 8

9 and eating establishments. Furthermore, the applicant is proposing a shorter building design than allowed by the Code (40 ft.), which reduces visual impacts on the adjoining residential neighborhood. Staff believes the project meets this finding. LAND USE COMPATIBILITY Adjoining Land Uses The project will include the construction of an approximately 132,000 sq. ft. self-storage facility on a 5.37-acre site. Adjoining land uses include a 216-unit residential neighborhood (Southtown Commons) to the northwest and the Union Pacific Railroad to the southeast. Staff believes the proposed project would be compatible with these existing uses and will not create negative impacts on any adjoining uses, for the following reasons: (1) the project will reduce noise impacts to the adjoining residential neighborhood; (2) the project will introduce a lower intensity use that will generate less traffic, noise, lighting and odor impacts as compared to other permitted uses in the CG zoning district, such as retail and general merchandise stores, service stations or restaurants and eating establishments; and (3) the proposed buildings will be comparable to the size and scale of the adjoining residential neighborhood. ENVIRONMENTAL REVIEW Reaffirmation of Previous Environmental Assessment An Environmental Impact Report (E.I.R.) for the Southtown/Moody project was certified by the City Council on April 27, 2004 (State Clearinghouse Number ). This E.I.R. assessed the Southtown Development for environmental impacts, including the proposed selfstorage facility. Staff has reviewed the project and determined that the self-storage facility does not meet the criteria to require a subsequent E.I.R., as outlined in Section of the California Environmental Quality Act (CEQA) guidelines. Implementation of the proposed project would result in impacts that have already been addressed by the 2004 E.I.R. Therefore, staff believes no additional environmental review is required, and recommends reaffirming the previous E.I.R. FISCAL IMPACT The Community Development Department s review and processing of the Reaffirmation of Previous Environmental Assessment, Conditional Use Permit and Variance applications were funded by application fees paid for by the applicant. Staff s review of the construction plans and the permitting/inspection process will be funded by Building Permit fees. CONCLUSION The applicant is proposing to construct a new 132,000 sq. ft. self-storage facility on a vacant 5.37-acre lot located at 5692 Leisure Town Road. Staff supports the Conditional Use Permit and Variance requests for the following reasons: (1) the project is consistent with the intended use of the site as a noise buffer; (2) the project is consistent with the Southtown/Moody E.I.R. and Southtown Commons Acoustical Analysis; (3) the project will provide additional noise attenuation for the adjoining homes placing the facility structures closer to the homes; (4) the project will be compatible with surrounding land uses by establishing a low-intensity use, as compared to other more intense uses permitted or conditionally permitted in the CG zoning 9

10 district, such as retail and general merchandise, service stations, or restaurants and eating establishments; (5) the project has been designed in a manner that is compatible with surrounding development; (6) the project will provide employment opportunities for local contractors and subcontractors that will be involved in the construction of the project; and (6) the new self-storage facility will help finish the development of the Southtown Commons development, which will benefit the neighborhood, and the City s tax base. RECOMMENDATION By simple motion, that the Planning Commission approve the resolution of the Planning Commission of the City of Vacaville reaffirming the previous Southtown Project Environmental Impact Report and approving the Leisure Town Self-Storage & RV Storage Project, subject to the Conditions of Approval. ATTACHMENTS: Exhibit A Conditions of Approval Exhibit B Project Description Exhibit C Project Plans Exhibit D Justification letter prepared by the Applicant Exhibit E Southtown Acoustical Analysis (2007) Exhibit F Storage Facility Acoustical Analysis (2015) 10

11 RESOLUTION NO RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF VACAVILLE REAFFIRMING THE PREVIOUS SOUTHTOWN PROJECT ENVIRONMENTAL IMPACT REPORT AND APPROVING THE LEISURE TOWN SELF-STORAGE & RV STORAGE PROJECT, SUBJECT TO CONDITIONS OF APPROVAL WHEREAS, the Planning Commission of the City of Vacaville conducted a public hearing on March 15, 2016, to consider Conditional Use Permit and Variance requests to construct the Leisure Town Self-Storage and RV Storage project, relating to the following described property: 5692 Leisure Town Road APN: WHEREAS, the public hearing before the Planning Commission was duly noticed in accordance with applicable state law and the Vacaville Development Code requirements; and WHEREAS, the Planning Commission received testimony from City staff, the applicant, and all interested persons regarding the proposed project; and WHEREAS, an Environmental Impact Report (State Clearinghouse Number ) ("E.I.R.") was prepared for the Southtown Project and certified by the City Council on April 27, 2004, including the adoption of a Statement of Overriding Considerations and a Mitigation Monitoring Program (Resolution ); and WHEREAS, the Planning Commission has determined that the project meets the provisions of the California Environmental Quality Act (CEQA) and approves a Reaffirmation of the previous Southtown Project Environmental Impact Report (State Clearinghouse Number ) based on the following findings: 1. That the proposed self-storage and RV storage facility is within the scope of the project covered by the previous Southtown/Moody Project E.I.R.; 2. That no new significant effects would occur or no new mitigation measures would be required; 3. That the Statement of Overriding Considerations, if any, adopted with the previous project for which the E.I.R. was prepared has been incorporated into the project approval; 4. That feasible mitigation measures or alternatives adopted with the previous E.I.R. or mitigated negative declaration have been incorporated into the project approval; and 5. That no new environmental document would be required. WHEREAS, the Planning Commission has reviewed and considered the Conditional Use Permit request for the Leisure Town Self-Storage and RV Storage project, and finds that the project is supported by the following findings of fact as required by Section (Conditional Use Permits - Findings Required for Approval) of the City of Vacaville Land Use and Development Code:

12 1. That the proposed use and location are consistent with the goals, objectives, and policies of the General Plan and of the Development Code; The Land Use and Development Code requires a Conditional Use Permit for this type of use, which the applicant is requesting in order to be in compliance with the General Plan and the Land Use and Development Code. The applicant is also requesting a Variance in compliance with the Code. The proposed project and conditions of approval are designed to ensure compatibility with adjacent uses. 2. That the subject site is suitable for the type and intensity of use or development proposed, and the location, size, design, and operating characteristics of the proposed use are compatible with adjacent uses or with adjacent natural resources; The Southtown/Moody Specific Plan anticipated a self-storage facility for the project site. As designed and conditioned, staff has determined the project site is suitable for the type and intensity of use of the project, for the following reasons: (1) the project will introduce a lower-intensity land use that generates less noise, traffic, lighting and odor impacts than other permitted or conditionally permitted uses within the CG zoning district, such as retail and general merchandise stores, service stations, or restaurants and eating establishments; (2) the size and scale of the proposed building will be comparable in size to the adjoining residential neighborhood; (3) the building locations will help reduce noise impacts on the adjoining neighborhood; and (4) the proposed operating hours would not impose on surrounding development. 3. That the proposed use and any exception or waiver to development or performance standards shall not result in conditions that would be detrimental to the public health, safety, or welfare of the community; The project includes exceptions to increase the allowable Floor Area Ratio (F.A.R.) and decrease the required building and landscape setbacks adjoining a residential district. The requested exception would place the storage buildings closer to the homes, which would reduce noise impacts created by the adjoining railroad and improve public health of the neighborhood. In addition, the Vacaville Police and Fire Departments have confirmed that the project is not expected to create safety or welfare issues, nor would the reduced setback cause material injury to properties or improvements in the vicinity. Furthermore, the applicant will be required to obtain all applicable permits and comply with all requirements of the Building and Fire Codes. Therefore, approval of the requested exceptions would not be detrimental to the public health, safety, or welfare of the community. 4. That adequate public facilities and services are available to serve the site or will be made available concurrent with the proposed development; All City utilities and services are available to serve the site. 5. That projected traffic levels and levels of service are, or as a result of conditions of approval, will be consistent with the policies of the Transportation Element of the General Plan; and 12

13 In 2004, the City Council determined that the Southtown/Moody E.I.R. was consistent with the Transportation Element of the General Plan. The E.I.R. analyzed the potential impacts of a self-storage facility at this project site. Self-storage facilities do not typically generate high vehicle trips. As proposed, the project would generate the same level of impacts as originally analyzed by the E.I.R. Therefore, the project will remain consistent with the Southtown/Moody E.I.R., which is consistent with the Transportation Element of the General Plan. 6. That the potential impacts to the City s inventory of residential lands have been considered. The proposed project is a commercial use located within the General Commercial (CG) zoning district. There will be no impacts to the City s inventory of residential lands. WHEREAS, the Planning Commission has reviewed and considered the requested exception to the Floor Area Ratio (F.A.R.) standards for the Leisure Town Self-Storage and RV Storage project, and finds that requested exception is supported by the following findings of fact as required by Section A (Commercial Districts Development Standards - Floor Area Ratio) of the City of Vacaville Land Use and Development Code: 1. The proposed use and structure for which the exception to the F.A.R. standards is approved shall have a lower employee density or a lower peak hour traffic generation than uses generally permitted within the applicable zoning district; The proposed storage facility would include two employees that would work in the office during regular work hours from 8 am to 5 pm, and would reside in the second floor caretaker unit during off hours. The project will require fewer employees and will generate lower traffic volumes than retail or service oriented business that could be allowed at the project site. 2. Public facilities and services are available to serve the proposed use and structure; and The project will be adequately served by existing utilities, roadways and public facilities currently offered by the City. 3. The scale of the proposed building is compatible with surrounding development. The storage facility will include a maximum 14 ft. building height for the storage units, and maximum 32 ft. building height for the office and caretaker unit. The storage buildings will be similar in height to the adjoining residential neighborhood, which includes single-story homes with a maximum 18 ft. building height and two-story homes with a maximum 28 ft. building height. Given this comparison, staff believes that the scale of the proposed project will be compatible with surround development. WHEREAS, the Planning Commission has reviewed and considered the Variance request for the Leisure Town Self-Storage and RV Storage project, and finds that requested exception is supported by the following findings of fact as required by Section (Variances - Required Findings) of the City of Vacaville Land Use and Development Code: 13

14 1. That the strict or literal interpretation and enforcement of the specified regulation would result in practical difficulty or unnecessary physical hardship inconsistent with the objectives of this division; The project site contains a narrow width no more than 120 ft. wide. Given the strict or literal interpretation and enforcement of the Code, the applicant would be required to dedicate 30 ft. for building and landscape setbacks, which would reduce the usable width to 90 ft. The applicant has indicated that the loss of usable area would make the project infeasible. In addition, the loss of usable area would require the applicant to consider alternative designs, which could include a taller building with a maximum height of 40 ft. A taller building design would result in a more intrusive building mass, resulting in aesthetic impacts to the adjoining residential neighborhood. Furthermore, the Southtown/Moody E.I.R. and Southtown Commons Acoustical Analysis included mitigation measures for noise attenuation, which included the installation of a storage facility adjacent to the residential neighborhood. Enforcement of the minimum building setback could create a project with that doesn t provide noise attenuation as prescribed by the E.I.R. and 2007 analysis. Staff believes the project meets this finding. 2. That there are exceptional or extraordinary circumstances or conditions applicable to the property involved or the intended use of the property which do not apply generally to other properties classified in the same zoning district; In normal circumstances of a commercial use adjoining a residential use, building setbacks are required to help reduce noise generated by commercial activities, including noise from delivery trucks, on-site circulation, and the loading and unloading of materials. In this case, the project involves an exceptional circumstance in that the setback reduction is necessary to help reduce noise impacts from an adjoining railroad. Specifically, the Southtown/Moody E.I.R. and Southtown Commons Acoustical Analysis prescribed mitigation measures that described the installation of a self-storage facility with zero setbacks to help reduce noise and vibration impacts generated by the adjoining Union Pacific Railroad. Staff believes the project meets this finding. 3. That the strict or literal interpretation and enforcement of the specified regulation would deprive the property owner of privileges enjoyed by the owners of other properties classified in the same zoning district; The intent behind the creation of this particular parcel was to use it as a noise buffer from the railroad. The project site has a unique and irregular lot configuration not typically present in commercial properties. The Southtown/Moody E.I.R. describes the best use for this project site as a self-storage facility to help reduce noise impacts created by the adjoining railroad. The applicant was tasked with designing a project that complied with the noise mitigation measures required by the E.I.R., while still achieved a successful commercial project. Given the strict and literal interpretation of the Code, the applicant would lose approximately 25% of usable area from the site. The resulting usable area would deprive the property owner of the ability to develop an efficient self-storage project on this irregularly shaped site. The setback reductions will help achieve a viable project, meet the Southtown/Moody mitigation requirements, and enhance noise attenuation for the Southtown Commons residents. Staff believes the project meets this finding. 14

15 4. That the granting of the variance would not constitute a grant of special privilege inconsistent with the limitations on other properties classified in the same zoning district; Due to the unique and irregular lot configuration of the site, the property contains additional limitations that are not typically present on other commercial properties, such as a narrow lot width. The applicant is requesting a variance to establish development standards appropriate for this unusual site. In addition, a Variance is needed to help mitigate noise impacts created by the Union Pacific Railroad, as required by the Southtown/Moody E.I.R. and Southtown Commons Acoustical Analysis. Also, the granting of a variance would not establish special privileges because all property owners in the City have a right to apply for a Variance or other entitlements that would grant exceptions to the Land Use and Development Code. Staff believes the project meets this finding. 5. That the granting of the variance would not be detrimental to the public health, safety, or welfare, or materially injurious to properties or improvements in the vicinity; The granting of the Variance would place the storage buildings closer to the homes, which would reduce noise impacts created by the adjoining railroad. In addition, the Vacaville Police and Fire Departments have confirmed that the project is not expected to create safety or welfare issues, nor would the reduced setback cause material injury to properties or improvements in the vicinity. Furthermore, the applicant will be required to obtain all applicable permits and comply with all requirements of the Building and Fire Codes. Staff believes the project meets this finding. 6. That the granting of the variance would not be inconsistent with the purposes, objectives, and policies of the General Plan and the Zoning Ordinance; and The purpose of this area was to provide a sound buffer and reduce noise to acceptable levels as defined by standards in Section (Performance Standards - Noise) of the Code. The Variance request is not inconsistent with the Zoning Ordinance because it would ensure compliance with the City s noise standards. In addition, Section (Planned Development - Standards Eligible for a Variance) of the Code only allows Variances for specific standards that qualify for an exception. For this project, the applicant is requesting a Variance to reduce building and landscape setbacks, which is a standard that qualifies for an exception. Also, the applicant is requesting a Conditional Use Permit to establish the self-storage facility, as required by Section A(28) (General Commercial District - Conditional Uses) of the Code. Staff believes the project meets this finding. 7. That the project requiring a variance has been designed to reasonably minimize any negative impacts on the site or adjacent properties. According to the Southtown/Moody E.I.R. and Southtown Commons Acoustical Analysis, the adjoining residential neighborhood will be significantly impacted by noise from the adjoining railroad. These documents prescribe mitigation to reduce these impacts to normally acceptable levels. As designed and confirmed by an 15

16 updated acoustical study, the Variance would allow the applicant to construct a project that would provide additional noise attenuation, which would minimize negative impacts on the adjoining neighborhood and ensure compliance with mitigation measures. In addition, the project would introduce a lower-intensity land use that generates less noise, traffic, lighting and odor impacts than other permitted or conditionally permitted uses within the CG zoning district, such as retail and general merchandise stores, service stations, or restaurants and eating establishments. Furthermore, the applicant is proposing a shorter building design than allowed by the Code (40 ft.), which reduces visual impacts on the adjoining residential neighborhood. Staff believes the project meets this finding. NOW, BE IT RESOLVED, that the Planning Commission of the City of Vacaville does hereby approve the Leisure Town Self-Storage & RV Storage Conditions Use Permit and Variance requests, subject to the conditions of approval (EXHIBIT A) attached hereto and incorporated by reference to this resolution. I HEREBY CERTIFY that the foregoing resolution was introduced and passed at a regular meeting of the Planning Commission of the City of Vacaville, held on the 15 th day of March, 2016 by the following vote: ATTEST: AYES: NOES: ABSENT: Barton Brierley, AICP, Director of Community Development 16

17 I. Standard Conditions of Approval: EXHIBIT A LEISURE TOWN SELF-STORAGE & RV STORAGE 5692 Leisure Town Road Conditional Use Permit and Variance Conditions of Approval File No The Applicant (Mike Conley) and Property Owner (John Barella) shall comply with the applicable Standard Conditions of Approval. In the event of a conflict between the Standard Conditions of Approval and these Conditions, these conditions shall prevail. II. Project-Specific Conditions: The Applicant (Mike Conley) and Property Owner (John Barella) shall comply with the following Project-Specific Conditions: PLANNING 1. This action approves Conditional Use Permit request to construct an approximately 132,000 sq. ft. self-storage and RV-storage facility on a vacant 5.37-acre site located at 5692 Leisure Town Road. The proposed storage facility shall consist of six storage buildings and a 3,600 sq. ft. office and caretaker unit with 8 parking stalls, perimeter fencing and front yard landscaping along Leisure Town Road. The exterior building materials shall consist of concrete masonry block, stucco siding and metal-ribbed seam roofing. The facility shall provide outdoor storage for Recreational Vehicles (RV), boats and trailers. This action approves a Variance request to reduce the building and landscape setbacks to zero feet along the northwest property line. The project shall meet the minimum building and landscape setbacks along Leisure Town Road. This action approves an exception to the maximum Floor Area Ratio (FAR) to allow an approximately 56% FAR for the self-storage project. The Planning Commission shall review and approve any modifications to the FAR that would result in an increase of more than the approved 56% FAR. This approval shall expire on March 15, 2018, unless a Building Permit is issued and construction commenced and diligently pursued prior to the expiration date, or an application for a time extension is filed prior to the expiration date. 2. Plans submitted for Building Permits shall be in substantial compliance with plans approved by this action and dated March 15, 2016, except as modified by the following conditions of approval. Any minor modifications to the approved project plans or project description, except as modified by these conditions of approval, shall be subject to review and approval by the Director of Community Development and may require a separate Planning entitlement review process. 1

18 3. The Standard Conditions of Approval and the Project Specific Conditions set forth herein shall run with the land and shall apply to the Project Applicant and to all future owners of the property. (Cohn v. County Board of Supervisors (1955) 135 Cal. App. 2d 180, 184) 4. The Applicant and Property Owner shall comply with all applicable mitigation measures of the certified Southtown/Moody Environmental Impact Report (State Clearinghouse Number ). 5. Plans submitted for Building Permits shall identify all building elevations. Building elevations shall include the following enhancements: a. The metal roofs shall not be painted red. All exterior colors shall be earth tone colors similar to those approved for the Vanden Ranch house plans in Southtown Commons. b. Front entry walls facing Leisure Town Road shall be designed to match the Vanden Ranch masonry wall fronting Leisure Town Road, which consists of concrete masonry blocks, columns with stone veneer, and decorative capstone. c. Stone veneer wainscoting shall be installed on the front building elevation of the office/caretaker unit. The style of the stone veneer shall match the design from the Vanden Ranch house plans. d. Raised trim shall be installed around all doors and windows on all elevations of the main office/caretaker unit. e. Perimeter fencing shall be decorative wrought iron design with ornamental features. f. Exterior walls fronting the Union Pacific Railroad shall include match the existing masonry walls adjoining the detention basin: CMU bricks with integral earth-tone colors. g. A decorative masonry wall design with capstones shall be used for the top 4 ft. of the 12 ft. masonry wall to be installed along the northwest property line, adjacent to the residential lots. h. All improvements to the exterior wall patterns, fencing design and colors shall be subject to review and approval by the Director of Community Development, during plan check review. 6. Plans submitted for Building Permits shall include a final Landscape Plan subject to review and approval by the Director of Community Development. A minimum twenty (20) foot landscape setback, measured from the property line, shall be maintained between the parking area and Leisure Town Road. The final Landscape Plan shall include following information: a. Evergreen climbing vines, such as creeping fig or boston ivy, shall be planted at the base of the masonry wall fronting Leisure Town Road. All evergreen climbing plants shall be planted at a ratio which will ensure covering of the adjoining flat surfaces. b. Landscaping trees shall be a minimum 15-gallon with 1½ in. trunk caliper measured 4 ft. above finished grade. Trees shall not be planted directly on top of any water or sewer lines. Trees planted near utilities shall include linear root barrier panels to protect the utility lines from root encroachment. c. Ground mounted equipment such as but not limited to double detector check valves, reduced pressure devices 3 in. and larger, backflow prevention devices, gas meters, irrigation valves, and storage tanks, shall be screened by walls or landscaping to the satisfaction of the Director of Community Development. 2

19 d. All areas within the site not used or specifically intended for structures, parking, or other necessary site improvements, shall be landscaped. e. All landscape areas shall contain appropriate soil amendments to ensure sustained growth of trees and shrubs. f. All landscaping must be continuously maintained in a healthy and attractive condition, free of weeds and debris, in accordance with the approved plans. Dead and dying plant materials shall be replaced with healthy specimens as necessary. g. Irrigation plans shall include low water delivery systems such a drip or microspray design to reduce water usage for onsite landscaping. h. Parking lot landscaping shall include shade trees placed so as to cover fifty (50) percent shading in ten (10) years. Tree coverage shall be determined by the approximate crown diameter of each tree at ten (10) years. i. All landscaping shall comply with the City's Water Efficient Landscaping Regulations. The landscape and irrigation plans are subject to review and approval by the Director of Community Development. 7. The trash enclosure height shall be of a height equal to or greater than the height of the dumpster bins and shall include adequate space for the collection of recyclable materials. A minimum eight foot by ten foot wide thickened concrete paving section shall be provided in front of the enclosure gates. 8. Stamped decorative concrete, brick, or bomanite pavement shall be installed at the driveway entrance along Leisure Town Road and the parking area. Plans submitted for Building Permits shall include the design and color of the pavement, subject to review and approval by the Director. 9. Plans submitted for Building Permits shall include provide a minimum 2 parking spaces for the caretaker unit and 4 spaces outside the facility gates, which shall not be used for rental storage. All on-site parking spaces shall comply with Section (Supplemental Standards, Off-Street Parking and Loading) of the Land Use and Development Code. All standard sized parking spaces shall be a minimum width of 9 feet and a minimum length of 20 feet and compact spaces shall be a minimum width of 9 feet by 16 feet. No more than 40% of the parking lot may be compact spaces. Wheel-stops or curbing shall be installed to prevent vehicles from protruding into the required landscape setback. 10. Specific signage is not approved with this action. All signage for the building shall be subject to a separate Sign Permit from the Building Division and shall comply with Section (Supplemental Standards, Signs) of the Land Use and Development Code. Cabinet (flat face box) signs and fluorescent lighting shall not be permitted. Signage shall be an individual letter design such as channel or routed-out push-through, with LED internal or halo-lit illumination. The monument sign shall include a stone veneer base with colors and materials designed to match the adjoining residential homes. For this project, a freestanding sign shall be allowed along Leisure Town Road with a maximum height of 15 ft. and a maximum sign area 40 sq. ft. No more than 40 sq. ft. of building signage shall be allowed on the front elevation facing Leisure Town Road. 11. The Grading Plan shall include the following dust control measures: a. All soil piles generated in conjunction with the project shall be enclosed, covered or watered twice daily. 3

20 b. All exposed soil shall be watered with adequate frequency to keep soil moist at all times. c. The loads of all haul/dump trucks shall be covered securely to keep dirt under control. d. The contractor shall apply nontoxic soil stabilizers or dust suppressants to all internal unpaved haul roads, paving areas and staging areas, and enforce a 15 mph speed limit for all vehicles operating within the unpaved areas of the site. e. Exposed soil shall be replanted as soon as possible. f. Clean/sweep street at the end of the day if visible soil material is carried onto adjacent public paved roads. 12. Plans submitted for Building Permits shall include a photometric plan demonstrating compliance with Section (Performance Standards) of the Land Use and Development Code related to site and parking lot lighting. Minimum lighting of one (1) foot candle and a maximum six (6) foot candles shall be provided on the site. Flickering or flashing lights shall not be permitted. On-site lighting shall comply with Section (Lighting and Glare) of the City of Vacaville Land Use and Development Code. All lighting sources shall be pointed downward and shall not shine on the adjoining residential properties. Light poles located in the parking lot and loading area shall be no taller than the adjoining 8 ft. masonry wall. 13. Roof-mounted equipment shall not exceed the height of any parapet or equipment well. Plans submitted for building permits shall include: (1) building cross-sections; (2) max. height of units; (3) max. height of equipment pads/curbs; (4) low and high parapet heights; and (5) a statement confirming that no roof units will exceed the height of the lowest parapet. A statement by the Mechanical Engineer shall be placed on the plans verifying that the roof units shall not exceed the height of low or high parapets. It shall be the responsibility of the property owner to ensure equipment curbing and final unit sizes do not result in visible roof units/equipment. Please note the final inspection approvals from Planning shall not be granted if the proposed project includes visible roof units/equipment. 14. No construction or grading equipment shall be operated nor any outdoor construction or repair work shall be permitted within 500 ft. from any occupied residence between dusk (one-half hour after sunset) and seven a.m. Monday through Saturday, and no such grading or construction activities shall be allowed on Sundays or holidays except as provided for herein: a. Interior work which would not create noise or disturbance noticeable to a reasonable person of normal sensitivity in the surrounding neighborhood shall not be subject to these restrictions; b. Construction or repair work performed by or under the direction of a homeowner at his or her residence is exempt from these restrictions on Sundays and holidays, but such construction or repair work shall be limited to the hours between eight a.m. and dusk. 15. The Applicant and Property Owner shall ensure that construction activities and equipment continually comply with the City of Vacaville Noise Ordinance. If substantiated (as determined by the Director of Community Development) noise complaints resulting from construction activities or operational activities are received by the City, the Applicant and Property Owner may be required to modify the operations to bring the project into 4

21 compliance with the City of Vacaville Noise Ordinance, or perform other on-site improvements to remedy any substantiated noise complaints. 16. Section (D) of the City of Vacaville Land Use and Development Code states: A permit or entitlement may be revoked for reasons which include, but are not limited to, any of the following: (1) Failure to comply with the original approval or with one or more of the project conditions as originally approved; or the construction or development of the subject property is not in conformance with the project as approved; (2) Upon a determination that the permit or entitlement was obtained or extended upon fraud or misrepresentation; and (3) Upon a determination that the project violates a provision of the Municipal Code or is not operating in conformance with the performance standards. 17. The Applicant and Property Owner shall comply with these conditions of approval and all applicable provisions of the Vacaville Municipal Code (Zoning, Subdivision, Building Codes, etc.), the Vacaville General Plan and any applicable policy plan or specific plan, as such provisions may be amended from time to time including, but not limited to, Vacaville Municipal Code Section , which requires, except as otherwise provided by law (e.g. Government Code ) that the Applicant shall defend, indemnify, and hold harmless the City and its officials and employees in any action, claim or proceeding brought by any person or entity to overturn, set aside, or void any permit, entitlement, or approval issued or granted by the City. The City shall promptly notify the Applicant or Property Owner of any such action, claim or proceeding and the City shall cooperate with Applicant and Property Owner in the defense thereof without contributing to the cost of such defense. 18. The Applicant and Property Owner shall indemnify, defend and hold the City of Vacaville and its officers and employees harmless against all claims, suits or actions made against them arising out of or in connection with the ownership, occupancy, use or development of the project site, or any portion thereof, including the installation or construction of improvements thereon; however, this duty to indemnify and defend shall not extend to any claim, suit or action arising solely from the City or its officers or employees' negligence or misconduct. In addition, the Applicant and Property Owner shall comply with the requirements of Vacaville Municipal Code Section BUILDING 19. The Applicant or Property shall reduce storm water run-off and provide post development run off treatment as designated in the following City of Vacaville reference document located at the following website: Complete.pdf For this particular project the Applicant is requesting a reduction in landscape area therefore the Best Management practice associated with Vegetative swales and or open detention is not possible for this project. Consequently both the reduction in runoff and storm water treatment shall be accomplished by structures designed by a licensed Civil Engineer in accordance with the document referenced in the first paragraph: California Stormwater BMP Handbook New Development and Redevelopment. Said design documents shall be submitted with any permit application for review and approval by the 5

22 City associated with construction including but not limited to grading or undergrounding permits. FIRE The Fire Department s review is to ensure compliance with the minimum code requirements related to fire and life safety as set forth in the California Fire Code and the State Fire Marshal s Regulations. The review is not to be construed as encompassing the structural integrity of the facility or abrogating more restrictive requirements by other agencies having responsibility. Final acceptance is subject to field inspection and necessary tests. The conditions below shall be subject to the current codes and regulations when plans are submitted to the Building Department. If you have any questions regarding these conditions, please contact Jill Childers at (707) Approved address numbers shall be provided for each building. Such numbers shall contrast with their background and be readily visible from the street. 21. Approved Knox-locks/devices shall be installed at the gate(s). 22. Per Aerial Valli all plans including underground for fire hydrants, FDC s and PIV s will be shown on construction drawings and will be located and meet City and State (CFC and NFPA Standards) Codes. 23. The applicant shall provide a minimum of one 2A-10:BC fire extinguisher per 1,500 sq. ft. with a maximum of 75 ft. travel distance from any location within the building. (Verify locations of extinguishers with the Fire Inspector prior to installation). (CFC and Vacaville Fire Dept. Policy). All signage and labels shall be provided. 24. All work shall be in conformance with California Fire Code Chapter 33, Fire Safety During Construction and Demolition and NFPA 241 Safeguarding Construction, Alteration, and Demolition Operations. 25. In case a fire detection and/or suppression system is out of service for any length of time, a firewatch shall be assigned to monitor the premises. In addition, the contractor shall notify the Fire Department before a system is taken out of service and indicate specifically when the system is to be out of service and when it is to be restored. CFC 901.7, , NFPA 101, The Fire Department s guideline is attached hereto. 26. The top of stored materials shall remain a minimum of 18 in. below sprinkler heads. NFPA 13, A hazard rating diamond shall be posted in a visible area when hazardous materials are stored per NFPA 704. Per Ariel Valli Storage of hazardous materials will be prohibited. 28. An automatic shut off in the main supply-air duct for smoke control shall be provided for air-moving systems supplying air exceeding 2,000 CFM. The actuation of smoke detectors within the air ducts shall interrupt the power source of the air-moving equipment and shall activate the building fire alarm system. Such duct detectors shall be supervised by the fire alarm system. (609) CMC. Demonstration of this operation will be required prior to occupancy. 6

23 29. RV s and Trailers stored in parking spaces shall be separated from the storage units. Fire Department is requesting at least 20 ft., due to the amount of fuel RV s can store in their tanks. 30. Driveways/ fire apparatus access roads/eva s shall be at least 20 ft. wide and able to hold 80,000 lbs. Per Ariel Valli this conditions will be shown when they submit construction drawings. EVA s shall be constructed of approved materials. The Vacaville Fire Department shall review this prior to install. 31. Fire sprinklers shall be required per the most current edition of NFPA and CFC. Per Ariel Valli all buildings, including the office/apartment will have fire sprinklers. 32. Fire hydrants shall be located no more than 300 ft. (122 m) from a fire hydrant on a fire apparatus access road, as measured by an approved route around the exterior of the facility or building, on-site fire hydrants and water mains shall be provided at a location(s) required by the Fire Code Official. The applicant shall also verify fire hydrant location(s) with the Vacaville Fire Department. 33. An approved on-site water supply capable of supplying the required fire flow for on-site fire protections shall be provided to all premises upon which buildings are constructed. When any portion of the building is in excess of 150 ft. from a water supply on a public street, as measured by an approved route around the exterior of the building, on-site fire hydrants and mains capable of supplying the fire required fire flow shall be provided when required by the Fire Marshal. 34. Private fire hydrants shall be required per code, and locations shall be approved by the Fire Department. 35. A fire alarm shall be required per the most recent edition of NFPA 72, 13 and CFC. 36. Fire lanes shall be required and have signage where needed. This will be decided during inspections. 37. Deferred submittals to the Vacaville Fire Department shall be required for underground fire lines, fire hydrants, fire sprinklers and fire alarm. 38. Fire flow shall meet the requirements of the CFC for the building type and size. Per Ariel Valli they will provide proof they can meet these requirements when they submit construction drawings. 39. FDC and PIV locations shall be approved by the Vacaville Fire Department prior to installation. 40. A Fire inspector shall be present during flushing of all fire lines and testing. 41. Thrust blocks and kickers for fire line shall be inspected by a fire inspector prior to coverup. 42. An approved water supply and emergency vehicle access shall be completed prior to any combustible materials being allowed on the project site. Please contact Jill Childers at 7

24 (707) for a clearance letter prior to receiving any combustible materials at this site. 43. Access roads with a minimum unobstructed width of 20 ft. shall be provided to the front and rear of structures. A minimum vertical clearance of 13 ft. 6 in. shall be provided. 44. In areas where the building height exceeds 30 ft., a minimum of a 26 ft. width is required. Access roads shall be engineered to support the imposed load of the apparatus which is typically 25 tons and shall be designed per the City Public Works Department Standards. An access road shall be provided to within 150 ft. of all exterior walls of the first floor of the buildings. The route of the access road shall be approved by the Fire Marshal. Dead-end access roads in excess of 150 ft. in length shall be provided with an approved means for turning around the apparatus. The final design of the turnaround shall be reviewed and approved by the Fire Marshal prior to installation. *Note: Plan Checks for Fire Department permits are a minimum four weeks out. 45. The Applicant or Property Owner shall submit three (3) complete sets of automatic fire sprinkler system plans, hydraulic calculations, and specifications to the Fire Department, conforming to NFPA 13, for review and approval prior to installation. 46. Submit two (2) complete sets of underground private fire hydrant and fire service water main piping plans and specifications to the Fire Department, conforming to NFPA 24, for review and approval prior to installation. Submittal shall include underground piping plan, underground trench detail showing depth of burial and type of backfill, construction installation drawing of PIV and FDC, manufacturer s specifications of piping, valves, joints and fittings, and calculated size and locations of thrust blocks. (1001.3) CFC 47. Water supply valves controlling automatic fire sprinkler systems including backflow prevention devices shall be electrically monitored by a UL listed central station where twenty or more sprinklers are required. Provide approved central station supervision for flow and tamper. ( ) CFC / ( ) CBC 48. The applicant shall submit three (3) complete sets of fire alarm system plans, and specifications conforming with NFPA 72 to the Fire Department for review and approval prior to installation indicating the following: (1007 & ) CFC a. State Fire Marshal and U.L. listings of all components of fire alarm system including wiring (model numbers for all equipment, devices, and materials). b. Floor plan(s) showing all alarm devices and all room classifications. c. A point to point wiring and alarm system riser diagram. d. Voltage drop and battery calculations. e. Supply calculations showing power consumption of all devices. f. California State License stamp on plan (wet stamp). 49. Prior to occupancy the applicant shall provide proof of maintenance agreements which meet the specifications of California Title 19, NFPA 25 and At no time shall any work regulated by the Fire Code or State Fire Marshall Amendments to CCR Title 24 shall be allowed until adequate plans, specifications, and appropriate plan review fees are submitted and approved by the Fire Department. 8

25 51. At no time shall the installation of any fire service main, fire hydrant, indicating control valve or fire department connection be allowed until adequate plans, specifications, and appropriate plan review fees are submitted and approved by the Fire Department. 52. At no time shall the installation of any fire sprinkler pipe be allowed until adequate plans, specifications, and appropriate plan review fees are submitted and approved by the Fire Department. 53. At no time shall the installation of any fire alarm devices or material be allowed until adequate plans, specifications, and appropriate plan review fees are submitted and approved by the Fire Department. 54. The applicant shall contact the Fire Department at (707) (minimum two working days notice required) for required inspections. Final inspection will need to be scheduled with your Building Inspector. 55. Additional annual permits may be required prior to occupancy. PUBLIC WORKS 56. Encroachment Permit The Applicant shall obtain an encroachment permit for any work in the public right of way, and shall pay all City fees and post the necessary bonds for obtaining such permit. A full size (22 x 34 ) set of the improvement plans shall be submitted to the City Engineer for review and approval prior to execution of an encroachment permit 57. Water The following conditions shall apply: a. The primary connection for water shall utilize the temporary 8 waterline located in the utility corridor on Sitka Court. The layout of the water service at that location will be finalized during the encroachment permit and improvement plan review process. The Applicant shall install the necessary water meter and backflow devices per City Standards. b. Once the waterline in Jepson Parkway is installed, the Applicant shall disconnect from the temporary 8 in. waterline and connect to the new waterline in Jepson Parkway. The Applicant shall disconnect the temporary 8 in. waterline from the waterline on Sitka Court, and shall blind flange the existing tee and plug each end of the abandoned 8 in. waterline. The roadway on Sitka Court shall be repaired to City Standards at completion of the work. c. The Applicant shall install a double detector check valve at the secondary point of connection for the project utilizing the existing stub-out located on Sawyer Drive. d. The Applicant shall provide a utility easement over the onsite temporary 8 in. waterline. The easement shall be temporary and shall terminate once the connection to the waterline on Jepson Parkway is complete. 58. Sanitary Sewer The sewer shall connect to the existing sewer manhole at the utility corridor on Sitka Court. 59. Storm Drainage The storm drain shall connect to the existing storm drain line that was extended from the detention basin. A storm drain manhole shall be constructed at the 9

26 connection to the City s storm drain. Pre-treatment shall be followed as conditioned by the Building Department. 60. Sight Access Existing striping of Leisure Town Road allows for left in and left out access from the project site; however, construction of the pending construction of Jepson Parkway will limit access to right in and right out turns. 61. Retaining Wall/Sound Wall The Applicant shall construct a combination retaining wall/sound wall along the eastern boundary of the project for the purpose of containing the overland release of the detention basin to the south of the project. The improvement plans shall include the design of wall along with cross section of this area. POLICE 62. No Trespassing signs shall be posted at the entrance to facility. The Applicant or Property Owner shall file an authorization form with the Police Department. 63. Open-style fencing shall be utilized at the front entrance, rear EVA and side access gate in order to maximize natural surveillance while establishing territoriality. Open style fencing may include wrought iron, tubular steel, or densely linked and heavy-posted chain-link. 64. Gates shall have controlled access and gate hours shall be clearly posted. 65. Exterior rooftop ladders shall be eliminated or incorporated into the interior design. 66. Empty units and rented storage units shall be secured with disc type locks, iron shrouded or hidden shackle locks only. Consider charging an administration fee to include these locks. 67. The main driveways into the development shall be where visitors and emergency personnel can view a large master map of the complex buildings from an elevated perspective without exiting their vehicles or causing vehicular stacking problems. 68. Address numbers for the project site shall be illuminated between 15 minutes before dusk and 7 am, and shall be positioned so as to be readily readable from the "street. Numbers that are a minimum height of 12 in. recommended. 69. Roof top addressing (for the police) shall be applied in a contrasting color, with a minimum size of 1 ft. x 4 ft. This numbering not only accelerates a pinpoint response from emergency air support in a critical incident but it affords a quick mobilization of ground units based on the aerial view of the numbered buildings. 70. Commercial buildings shall have doors clearly numbered. 71. Each distinct unit/building within the development shall have its address/number displayed on or directly above both the front and rear doors. 72. CCTV security cameras shall be placed, covering the following areas: Main entrance gate Lobby entrances 10

27 Building Perimeter Shipping and receiving areas Parking lot/structure Exterior entrances Interior hallways 73. Convex mirrors shall be placed inside blind turns in long hallways. 74. Monument signs shall be well lit during hours of 15 minutes before dusk and 7 am. 75. Interior night-lights shall be used during hours of 15 minutes before dusk to 7 am when premises are closed for business. 76. Parking lots and associated driveways, circulation areas, aisles, passageways, recesses, and grounds contiguous to buildings shall be provided with lighting of sufficient wattage to provide adequate illumination to make clearly visible the presence of any person on or about the premises during the hours of darkness. 77. All exterior doors shall have their own light source which will adequately illuminate entry/exit areas at all hours in order to: Make any person on the premises clearly visible. Provide adequate illumination for persons entering and exiting the building. 78. Landscaping shall be of the type and situated in locations to maximize observation while providing the desired degree of aesthetics. Security planting materials are encouraged along fence and property lines and under vulnerable windows. Landscaping shall not conceal doors or windows from view, obstruct visibility of the parking lot from the street or business buildings, nor provide access to the roof. 79. It is strongly recommended that the business contact the VPD Crime Prevention Office to learn best practices outlined by the Crime Free Storage program. 11

28 STANDARD CONDITIONS OF APPROVAL FOR ALL DESIGN PERMITS, USE PERMITS, PLANNED DEVELOPMENTS, AND SUBDIVISION MAPS CODE & POLICY REQUIREMENTS MAY ONLY BE SUPERCEDED BY SPECIAL CONDITIONS OF APPROVAL General Conditions 1. Development shall be in substantial conformance with the approved Site Plan, Floor Plan and Elevations prepared by Phillippi Engineering, Inc. and Valli Architectural Group., and stamped approved on March 15, 2016, and any modifications or changes as may be required to meet these Standard Conditions of Approval and any Special Conditions of Approval. In the event the applicant proposes any deviations from the approved plan of subdivision or the Standard or Special Conditions of Approval, the Director of Community Development or his designee may require the project to be re-submitted to the Planning Commission for consideration at a duly noticed public hearing. The applicant will be responsible for paying a new application fee for any such reconsideration. 2. In the event of a conflict between these Standard Conditions of Approval and any Special Conditions, the Special Conditions of Approval shall prevail. If applicable, any conflict between the Standard and or Special Conditions of approval and the Development Agreement, the Development Agreement shall prevail. 3. Prior to the issuance of any grading and/or building permit, the development shall comply with all applicable provisions of the Vacaville Municipal Code (Land Use and Development Code, Subdivision Codes, Building Codes, etc.), the Vacaville General Plan, any applicable policy or specific plan, and these Conditions of Approval. 4. Failure of the project applicant to comply with all applicable provisions of the Vacaville Municipal Code (Land Use and Development Code, Subdivision Code, Building Codes, etc.), the Vacaville General Plan, any applicable policy or specific plan, and these conditions of approval may result in revocation of the project approval. 5. No development shall commence until the Applicant or Property Owner receives a grading permit and/or a building permit and pays all applicable fees, charges, and assessments, including development impact fees and building permit and inspection fees, in accordance with Chapter 11 of the Vacaville Municipal Code and any applicable School Impact Fees and County Facilities Fees. Hold Harmless; Indemnification of City 6. In accordance with Vacaville Municipal Code Section , the Applicant or Property Owner, and any parties or individuals acting through Applicant or Property Owner or granted rights-of-entry by Applicant or Property Owner, shall defend, indemnify, and hold harmless the City of Vacaville ( City ) and its agents, officers, and employees from any claim, action, or proceeding against the City or its agents, officers, and employees seeking to set aside, void, annul, or modify an approval or action of the City or its City Council, Planning Commission, Director of Community Development, Zoning Administrator, or any other department, committee, commission, agency, board, official, or employee of the City relating to a subdivision or other land use application, discretionary 1

29 or ministerial permit or approval, or other development; provided, however, that this duty to defend, indemnify, and hold harmless is conditioned upon City s prompt notification of such claim, action, or proceeding and its reasonable cooperation in the defense thereof. As used in the preceding sentence, cooperation shall not exclude the expenditure or payment of any funds by City 7. Applicant and any successor in interest to this entitlement shall defend, indemnify and harmless City and its agents, officers and employees from and against any and all claims, losses, costs, damages, injuries or expenses (including, but not limited to, attorney fees, expert witness and consultant fees, and other costs of litigation) arising out of or in any way related to injury or death of persons or damage to property that arise out of or relate to the use and or development of the property pursuant to this (Design Permit, Use Permit, or Planned Development), or by any action or activity by City, whether caused by joint negligence of the City, its officers or employees. Cooperation In The Event Of Legal Challenge 8. In the event of any administrative, legal or equitable action or other proceeding is instituted challenging the validity of this approval, the sufficiency of any environmental review under CEQA ("Third Party Challenge"), or the issuance of any grading or building permits pursuant to this approval, Applicant or Property Owner and City shall mutually cooperate with each other in the defense of such challenge. City may tender the defense of any such Challenge to Applicant or Property Owner ("Tender"), in which case Applicant or Property Owner shall pay for and control all aspects of the defense and shall indemnify, defend, and hold harmless City, its agents, officers, and employees from and against any liabilities, costs, and fees arising out of such Challenge (including, but not limited to, Attorneys fees, expert and consultant fees, and other costs and fees of litigation). If after the Tender City wishes to assist Applicant or Property Owner in the defense of the matter, City may do so if Applicant or Property Owner consents to such assistance and if City pays its own attorney fees and costs (including related court costs). Should Applicant or Property Owner refuse to accept such a Tender, City may defend the Challenge, and if City so defends, Applicant or Property Owner shall promptly reimburse City for all attorney fees, consultant and expert fees, and other costs reasonably incurred by City in the defense thereof. Consultations and Permits Required by State and Federal Agencies 9. The Applicant or Property Owner shall be responsible for scheduling all required consultations and obtaining all necessary permits from all applicable State and Federal resource agencies prior to commencement of grading activities, unless otherwise approved by the City Engineer and/or Director of Community Development. 10. In the event any regulatory agency requires amendments to the project that result in substantial deviations from the approved project or these Conditions of Approval as determined by the Community Development Director, these Conditions of Approval shall prevail. Should any conditions or requirements of any regulatory agency require amendments to the Project or these Conditions of Approval that may not be approved as a Modification in accordance with applicable provisions of the Land Use and Development Code, the Director of Community Development may require the project to be re-submitted to the Planning Commission for consideration at a duly noticed public hearing. The applicant will be responsible for paying a new application fee for any such reconsideration. 2

30 Construction Activities 11. Construction traffic shall not use existing residential streets for access to the site unless approved by the City Engineer. 12. If applicable, prior to the commencement of construction, the Applicant or Property Owner shall obtain air quality permits from the Yolo-Solano Air Quality Management District for the operation of large stationary equipment such as generators Public Improvements 13. Unless specifically approved as a part of the overall development plan, all proposed public improvements shall conform to the latest City Standard Specifications as adopted September 11, 1990, and as updated in May, These improvements (including sewer and water services) shall be shown on the building permit plans and must be approved by the City Engineer prior to the issuance of a building permit. 14. In the event Applicant or Property Owner proposes any Design Exceptions to the City Standards and Specifications, a letter signed and wet stamped by the Civil Engineer for the development shall be submitted with the Civil Improvement Plans, Grading Plans, or Building Permit Plans describing each requested Design Exception, the sheet or page number or numbers on the plans where each improvement subject to the Design Exception is described, and an explanation describing why such Design Exception is being requested and how the Design Exception meets or exceeds the City s Standards. 15. All public improvements must be in and accepted by the Public Works Director prior to the issuance of any Certificates of Occupancy for any development allowed by this approval unless specifically addressed by these Conditions of Approval or approved by the Director of Public Works and City and Applicant or Property Owner enter into a Deferred Improvement Agreement. 16. The Applicant or Property Owner will provide a deposit for the improvements and pay Plan Check and Inspection Fees in accordance with Ordinance Submission of a soils and geotechnical report prepared by a Civil Engineer licensed by the State of California shall be required as a condition of approval the Civil Improvement Plan. The Civil Improvement Plan shall be signed and wet-stamped by the applicant's civil engineer prior to approval by the City. 18. The Applicant or Property Owner shall post a construction clean-up deposit in accordance with Resolution 1986-F-5. Deferral of On-Site and/or Off-Site Improvements 19. In case of exceptional circumstances, the Community Development Director shall be authorized to defer completion of on-site and/or off-site improvements past the date of occupancy of the proposed building or dwellings provided that the Applicant or Property Owner enters into a Deferred Improvement Agreement with the City of Vacaville and provided that the Applicant or Property Owner post with the City of Vacaville adequate financial securities to ensure completion of such deferred improvements. 3

31 Encroachment Permit 20. Applicant or Property Owner shall obtain an encroachment permit for any and all work in the public right of way. The Applicant or Property Owner shall pay all City Fees and bonding requirements for obtaining such a permit. The Applicant or Property Owner will provide a deposit for the improvements and pay Plan Check and Inspection Fees in accordance with Ordinance Transitioning Existing Improvements 21. The Applicant or Property Owner shall be responsible for adequately transitioning all proposed improvements to match existing improvements in line and grade to current City requirements to the satisfaction of the City Engineer and Director of Public Works. Damage/Repairs 22. Applicant or Property Owner shall repair all damaged existing pavement, existing sidewalk, curb and gutter, landscaping or other public improvements along the frontage of the project to the satisfaction of the Director of Public Works prior to occupancy. 23. Applicant or Property Owner shall slurry seal existing roads not being reconstructed along the project frontage prior to occupancy. Construction Coordination 24. Applicant or Property Owner shall construct all infrastructure improvements in a timely manner in accordance with the overall project infrastructure improvement schedule approved by the City in conjunction with the Civil Improvement Plans. (a) (b) (c) (d) (e) In the event certain infrastructure improvements need to be constructed for the convenience and protection of the adjacent or nearby land owners, residents, or the general public, Applicant or Property Owner shall install all such improvements as defined by the City Engineer. Unless otherwise approved by the City Engineer, construction of any required offsite improvements shall commence when grading and undergrounding permits are issued for on-site improvements. Applicant or Property Owner shall work cooperatively with all parties involved and shall have certain house-keeping measures in place in a timely manner for the benefit of all affected. Such measures include but are not limited to on-going street and sidewalk cleaning and regular debris clean-up and removal. At the start of the project, Applicant or Property Owner shall inform the City inspectors when each of the infrastructure improvements will be installed and what housekeeping measures will be in place during construction and coordinated with surrounding developments. Applicant or Property Owner shall construct any temporary improvements during construction as required by the City Engineer for the convenience and coordination of adjacent and nearby businesses, residents, and the general public. In the event that temporary improvements or house keeping measures are not constructed or not properly maintained, the City reserves the right to withhold building permits, inspections, or occupancy approvals and, if necessary, to stop construction until such needed improvements are constructed or housekeeping 4

32 measures are implemented to the satisfaction of the City Engineer, Chief Building Official, or Director of Public Works. Design Permits, Use Permits, Planned Developments; Variances 25. Development shall be in substantial conformance with the approved Site Plan, Floor Plan, Landscape Plan and Elevations dated March 15, 2016, and any modifications or changes as may be required to meet these Conditions of Approval. In the event the applicant proposes any deviations from the approved site plan, floor plan, elevations or these Conditions of Approval that may not be approved in accordance with applicable provisions of the Land Use and Development Code, the Director of Community Development may require the project to be re-submitted to the Planning Commission for consideration at a duly noticed public hearing. The applicant will be responsible for paying a new application fee for any such reconsideration. 26. The project approval is granted for a period of one year from the effective date of approval unless a Special Condition is approved granting a different length of time. Unless a building permit is issued and the improvement of the site is diligently pursued or completed prior to the expiration of one year, the approval shall lapse and become void. A one-year extension may be considered by the original decision-maker, provided that prior to the expiration date an application for renewal of the project is filed with the Community Development Director. Approval shall be for two years if processed concurrently with a Tentative Map. 27. Final (construction) architectural drawings, site plan, landscape plan, and sign drawings shall be submitted for review and approval by the Community Development Director prior to the issuance of any building permits. Architecture and Design 28. Unless approved as a part of this application, the Director of Community Development shall review and approve the proposed colors and exterior construction materials prior to the issuance of Building Permits. 29. Acceptable siding materials include, but are not limited to, amazonite siding, lap siding, horizontal siding, vertical siding, diagonal siding, shingles, stucco, and masonry. T-1-11 siding, with a minimum thickness of five-eighths (5/8) inch, may be permitted only on side or rear elevations not facing a street. 30. Equipment may be screened by a separate roof screen that is architecturally integrated with the building, and when screening by a parapet wall is not feasible or is architecturally undesirable. When separate roof screens are used, roof equipment should be organized into major groups screening a smaller number of units rather than multiple areas. The Community Development Director may approve exceptions for solar equipment. 31. Communications equipment, including microwave equipment, may remain unscreened if visually integrated with the building design through color, location, and construction. 32. All building mounted equipment, including but not limited to louvers, pipes, overhead doors or service doors, access ladders, downspouts, conduit, and electrical/service boxes, shall be painted consistent with the color scheme of the building. 5

33 33. The Director of Community Development shall approve the placement of centralized mailbox delivery and/or parcel locker units if required by the United States Postal Service. The Director may require decorative framework or other enhanced architectural treatment. The Applicant or Property Owner shall submit a separate drawing with the improvement plans indicating the location(s) of the unit(s) and any design enhancements for review and approval. Signs 34. All signs are subject to design review approval and require a separate sign permit. The required sign plan(s) shall indicate sign location, size, height, materials, colors, lighting, and other pertinent information required to insure conformance with the provisions of Section of the Land Use and Development Code or any applicable Planned Sign Program. 35. All signs shall conform with Section 3-09 Stopping Sight Distance, and Standard Drawing 3-03 A and B and 3-04 of the Vacaville Standard Specifications. Special attention shall be given to note 1 and 2 on Standard Drawing 3-03 A and B. This may affect the location of any monument signs and associated landscaping. Decorative Walls and Fences 36. Wall and fence height shall be measured from the finished grade level established through the approved grading plan, on the side of the fence on which the grade elevation is the greatest. When a retaining wall is used in combination with a wall or fence, the total height of the wall or fence shall be measured from the originally approved grade level, established through a subdivision improvement plan or an approved grading plan, on the side of the fence on which the grade elevation is the greatest. Energy Conservation 37. The Conditions, Covenants and Restrictions will not restrict or prohibit the use of active solar panels for water heating or electric power. Building Standards and the Issuance of Building Permits 38. No building permit shall be issued until: (a) (b) (c) The Chief Building Official reviews the plans and specifications and determines compliance with current State adopted Building Standards and all related Appendix Chapters as amended and restated in Title 14 of the Vacaville Municipal Code. The Community Development Director determines that the plans and specifications conform to the General Plan; all applicable Specific and Policy Plans; the Vacaville Land Use and Development Code, and these Conditions of Approval. No grading and or/construction may commence unless and until a grading and/or a building permit has been issued and all applicable fees and charges have been paid, except as noted in the California Building Standards. 6

34 39. All design calculations shall meet all criteria for Seismic Design Category D and a Basic Wind Speed of 85 MPH Surface Roughness C unless otherwise directed by the Building Official. 40. The applicant is responsible for submitting all of the plans, specifications and reports as required by the Building Official of the Community Development Department. 41. All design shall conform to the current State adopted Building Standards. 42. A soils report providing design and construction criteria shall be provided for all proposed building foundations for new buildings. 43. The State of California requires that prescriptive energy standards be met or energy calculations be submitted to the Building Official for all new construction and when conditioned space volume is increased in an existing facility. The energy design shall meet the current State adopted residential and nonresidential standards of the California Energy Commission. Grading Plans 44. Applicant or Property Owner shall prepare and submit to the City Engineer a Geotechnical Investigation Report prepared by a Civil Engineer or Geotechnical Engineer, licensed in the State of California, to be used in the preparation of the grading plan. The Geotechnical Investigation Report shall provide recommendations for all grading and remediation work. The Applicant or Property Owner shall comply with the recommendations of the Geotechnical Investigation Report and any additional requirements deemed necessary by the City Engineer and Chief Building Official 45. A grading, geotechnical, and erosion control plan shall be submitted concurrently with the Final Map and Improvement Plans. Plans shall show any effect on adjacent properties. 46. For projects with greater than 5,000 cubic yards of grading, grading plans shall be prepared by a Civil Engineer licensed by the State of California in accordance with Appendix Chapter 33 of the California Building Standards Code and Section 11 of the Standard Specifications. The plans shall be accompanied by a Soils Report prepared, signed, and wet-stamped by a geotechnical engineer licensed by the State of California, and shall be submitted to the City Engineer for concurrent review with the Improvement Plans and Final Map. 47. For projects with 5,000 cubic yards or less of grading, grading plans in accordance with Appendix Chapter 33 of the California Building Standards Code and Section 11 of the Standard Specifications shall be prepared by a Civil Engineer licensed by the State of California unless otherwise approved by the Chief Building Official. If required by the Chief Building Official, the plans shall be accompanied by a Soils Report prepared, signed, and wet-stamped by a Geotechnical Engineer licensed by the State of California, and shall be submitted to the City Building Official for review and approval prior to the issuance of a building or grading permit. 48. The grading plan shall show all finish floor elevations of all buildings, building pads and parking lot grades of all pavement areas. The cross slopes of the parking lot shall be not less than 1% minimum. 7

35 49. Reasonable measures shall be provided for and practiced to minimize any nuisance from dust during grading and construction operations, including but not limited to having a water truck on the site and watering as necessary to keep fugitive dust from nearby developed properties. 50. All grading work shall be performed in one continuous operation. In addition to grading information, the grading plan shall indicate all existing trees to be preserved and trees to be removed as a result of the proposed development. 51. Applicant or Property Owner shall install and maintain proper erosion control measures at every stage of construction of the project in all areas of the parcel as required by City Engineer. 52. All landscaped and graded slopes shall be hydro-seeded and treated with erosion control measures immediately upon completion of grading to prevent soil erosion. The hydro-seed mix shall be subject to approval by the Director of Public Works. For slopes greater than 3:1, the Applicant or Property Owner shall install proper erosion control measures for added slope protection against erosion per Regional Water Quality Control Board requirements for 2:1 slopes. 53. Prior to any grading activity, a grading permit shall be issued and all applicable fees paid. 54. Prior to the issuance of any building permit, the Applicant or Property Owner shall plot the house footprints on the final grading plan and show all drainage, retaining walls and final grading of each lot. 55. Prior to the issuance of a building permit for construction on any lot approved by this Subdivision, a Land Surveyor licensed by the State of California shall certify to the Building Official that the building pad elevation and all on-site drainage conforms to the elevations shown on the Grading Plans, Final Map, and/or Improvement Plans. Retaining Walls 56. Where finished grade of a property is in excess of 12 inches higher or lower than the abutting property or adjacent grade, and an appropriate slope is not feasible, a concrete or masonry block retaining wall or other suitable solution acceptable to the Director of Community Development shall be required to be constructed. All retaining walls over 12 inches high shall be shown on the project grading plans for review and approval by the City Engineer prior to starting grading operations. No retaining walls on the site shall be in excess of 5 ft. high or what shown on the tentative Map. All retaining walls shall be designed and constructed in accordance with City requirements and building codes and constructed prior to building permit. 57. Applicant or Property Owner shall indicate the location and bottom and top elevation of all retaining walls on the plot plans submitted with Building Permit applications to the satisfaction of the City Engineer. 8

36 Removal of Obstructions 58. Applicant or Property Owner shall prepare a demolition plan as a part of the grading plan or site improvement plan showing any existing improvements and trees that are proposed to be removed and those which are proposed to remain. The Applicant or Property Owner shall remove all obstructions that are necessary for the new improvements approved by the City and/or as may be required for public safety as directed by the City Engineer. Lot Drainage 59. Applicant or Property Owner shall provide adequate drainage for each lot and construct storm drainage swales, pipes, thru curb drains and inlet connection points to the street drainage system so each lot drainage and storm drain system can tie into the public storm drain system without surface flow over the public sidewalk or proposed private lots. Only natural existing drainage will be allowed to cross property lines, and all new lot improvements shall be tied to a drainage system to properly dispose of the lot drainage within the lot boundary unless drainage easements are obtained. Existing drainage across property lines will be allowed provided that all man made improvements on the uphill lot that causes additional or concentrated drainage to flow to an acceptable drainage system before it reaches the down-hill lot. If this occurs, the uphill property must collect the drainage and dispose into a storm drain system or other method as approved by the City Engineer. 60. Applicant or Property Owner's Engineer shall submit a stamped and signed calculation showing to the satisfaction of the City Engineer that all building pads will be protected from a 100-year flood. Prior to the issuance of a building permit on any parcel or lot created by this Subdivision, a Surveyor or Civil Engineer licensed by the State of California shall certify that the pad elevation for any such parcel or lot and the approved drainage system is as shown on the grading plan. Non-Stormwater Discharges 61. Discharges other than stormwater (non-stormwater discharges) to the storm drain system are prohibited unless approved by the Public Works Director. Non-stormwater discharges include, but are not necessarily limited to, discharges from the washing of motorized vehicles, airplanes, trailers, and recreational vehicles. Utility Relocation 62. Any relocation of existing improvements or public utilities shall be accomplished under the direction of that utility at no expense to the City or Utility Company prior to occupancy. Maximum Slopes of Driveways 63. Applicant or Property Owner shall show the location of all driveways on the grading plan and show the slope of the driveway and drainage of each residential lot. All driveway slopes shall not to exceed a 14% unless otherwise approved by the City Engineer or Building Official, regardless of what may have been initially proposed by Applicant or Property Owner. 9

37 Public and Private Landscaping 64. A landscape plan prepared by a licensed landscape architect or a licensed landscape contractor (design-build only) shall be submitted for each building site, dwelling unit or lot. Small projects may be exempted from this condition subject to approval by the Community Development Director. Final landscape plans shall be subject to the review and approval of the Community Development Director and must include the following details: (a) (b) (c) (d) (e) (f) (g) (h) (i) A plant legend including plant name, common and botanical, quantity, size, spacing, method of planting, and similar landscape design information. The minimum size of shrubs shall be five (5) gallon. The minimum tree size (exclusive of specimen trees) shall be fifteen (15) gallon (3/4" to 1" trunk caliper). Approximately one third of all trees planted on the site shall be specimen size (minimum 2" truck caliper) located at all major focal points. All planter trees shall be surrounded by a minimum six (6) inch concrete curb. Alternative sizes of plant material may be approved as a tradeoff based on the amount and type of planting to be provided. Where applicable, a tree planting plan shall be submitted that includes tree location, species, size, and root crown elevation. An irrigation material legend shall be included showing all components, quantity, and size. A drip or other low volume irrigation system shall be used where feasible. All hardscape details shall be shown as applicable. 65. The landscaping plans shall include the total square footage of all landscaped area. 66. All landscaping shall comply with the City's Water Efficient Landscaping Regulations. 67. After the installation of the landscaping / irrigation, the landscape architect and the landscape contractor shall provide written confirmation to the City Planner that the completed landscaping is installed per the approved landscape plan. 68. The landscape and irrigation system installation will be subject to inspection by the City Building and/or Landscape Inspector. 69. Tree and shrub placement shall take into account the location of approved signage, to promote enhanced views of signage without impacting parking lot and perimeter landscaping coverage. 70. For public landscape installations, the City Public Works Inspector shall be notified and accomplish the following inspections in concert with the City Landscape Architect/Landscape Inspector; Park Maintenance Representative and Landscape Contractor. Call 48 hours in advance of the required inspection ( City Inspection recording). 71. Subject to approval of the Director of Community Development, the completion of landscaping may be deferred due to inclement weather with the posting of a bond for the value of the deferred landscaping and associated improvements. 10

38 Police Department Requirements and Conditions 72. The development shall comply with City Building Security Ordinance Fire Lanes and No Parking Zones 73. The Fire Marshal shall identify on the final site development plans all Fire Lanes and areas where parking is to be restricted. The location of these lanes, signage, and curb painting shall be determined at the sole discretion of the Fire Marshal. Private Driveways 74. Unless otherwise approved by the Fire Marshal, all private driveways shall meet the following criteria: (a) Average grades shall not be more than 12.5% with no section greater than 14%. (b) Sections of private driveways less than 100 ft. in length may have grades of 15% if specifically approved by the Fire Marshal on a case-by-case basis. (c) Private driveways greater than 100 ft. in length shall have a minimum clear width of 20 ft. (d) (e) Permits and Inspections Private driveways less than 100 ft. in length shall have a minimum width of 15 ft. Private driveways greater than 100 ft. in length shall have a turn-around or turnout approved by the Fire Marshal every 100 ft. and at the structure. 75. Prior to the issuance of any grading or building permits, all fees required by the Fire Prevention Bureau shall be paid in full and all plans and specifications approved by the Fire Marshal. 76. A special permit for use of fire hydrants for construction water shall be obtained from the Public Works Department prior to the issuance of any grading or building permits. 77. All shell buildings must have final Fire Department approval before any occupancy. 78. All buildings must have Fire Department approval before any tenants, employees, vendors, or patrons can be allowed in the building or before any stocking can be done. Premise Identification 79. Approved numbers or addresses shall be placed on all new and existing buildings in such a position as to be plainly visible and legible from the street or road fronting the property. Said numbers shall contrast with their background. Unless specifically exempted by the Fire Marshall, address numbers are also required on rear doors. 80. The minimum size dimension of street numbers shall be as specified in Table 1. Numbers shall be in contrasting colors to their backgrounds. Where a building is set back from the street or road fronting the property, and where addresses may not be clearly legible due to distance from the street or roadway, landscaping and architectural features or other obstructions, address posting shall be required both at the street driveway serving such building and on the building. Individual condominiums, commercial suites, and apartments 11

39 shall have numbers and letters installed in accordance with this policy and Table 1. Numbering and lettering shall be in logical sequence within the building. TABLE 1 Distance to Building Measured from Center of Roadway Number Height Inches Size of Letter Inches 20 feet 4 3/ /4 Over /2 81. An illuminated graphic directory, approved by the Fire Marshall, shall be provided at each main entrance to any residential or commercial condominium complex, apartment complex, townhouses, mobile home parks, and multiple tenant and commercial building complexes. The directory shall consist of the following: (a) (b) (c) (d) (e) (f) (g) a plot plan showing public and private drives; all emergency and non-emergency access roads; building locations with unit numbers and addresses; fire hydrant locations; the name of the complex; a reference point on the plot plan indicating the location of the directory; a north direction indicator. 12

40 Valli Architectural Group EXHIBIT B 5692 LEISURE TOWN ROAD SELF STORAGE & RV STORAGE VACAVILLE, CA THE PROPOSED PROJECT IS LOCATED ON A VACANT 5.37 ACRE PARCEL AT 5692 LEASURE TOWN ROAD IN THE CITY OF VACAVILLE, CA. APPROVAL OF THIS PROJECT WILL REQUIRE A CONDITIONAL USE PERMIT AND A DESIGN REVIEW APPROVAL FROM THE CITY OF VACAVILLE. THE PROPOSED PROJECT IS A NEW PHASED SELF STORAGE AND RV PARKING FACILITY CONSISTING OF THE FOLLOWING: PHASE I: OFFICE AND MANAGER S APARTMENT, PLUS TWO SELF STORAGE BUILDINGS. THIS PHASE INCLUDES 68,387 SQUARE FEET OF BUILDING AREA PLUS 124 RV SPACES. THIS FIRST PHASE WILL CONTAIN 437 STORAGE SPACES, RANGING IN SIZE FROM 5x5 TO 19x23. THERE WILL BE 64,787 SQUARE FEET OF RENTABLE SPACE IN THIS PHASE. PHASE II: THIS PHASE ADDS 2 MORE BUILDINGS CONTAINING 32,735 SQUARE FEET THE RV PARKING SPACE COUNT REDUCES TO 53 SPACES. PHASE III: THIS PHASE ADDS THE FINAL 2 BUILDINGS CONTAINING 30,956 SQURE FEET. THE RV PARKING SPACE COUNT REDUCES TO ZERO, AS THE SITE IS FULLY BUILT OUT. THE TOTAL BUILDING AREA AT BUILD OUT IS 132,078 SQUARE FEET. THE PHASING IS ESTIMATED AT THIS TIME, AND MAY BE REVISED AS DICTATED BY FUTURE MARKET CONDITIONS. THE PROJECT WILL CONTAIN A MIXTURE OF EXTERIOR ACCESSED DRIVE UP SPACES AND CLIMATE CONTROLLED INTERIOR HALLWAY ACCESSED SPACES. THE FACILITY WILL EMPLOY TWO PERSONS, WHO WILL WORK OUT OF THE OFFICE DURING BUSINESS HOURS, AND RESIDE IN THE SECOND FLOOR APARTMENT DURING OFF HOURS. THE OFFICE WILL BE OPEN DAILY FROM 8AM TO 5PM AT A MINIMUM. OFFICE HOURS MAY BE EXTENDED TO A LATER CLOSING TIME SEASONALLY, OR MAY BE REDUCED DURING WEEKENDS BASED ON CUSTOMER DEMAND. ACCESS TO THE FACILITY WILL BE THROUGH SECURITY GATES THAT ARE OPERABLE BY WAY OF ELECTRONIC KEY CARD. THE ENTRY AND EXIT OF EACH TENANT IS TIME MONITORED AND RECORDED BY THE SECURITY SYSTEMS LOCATED IN THE OFFICE. A PERMANENT RECORD IS KEPT OF ALL GATE ACTIVITY AND THE ENTRY/EXIT OF ALL VEHICLES. SECURITY CAMERAS ON SITE WILL RECORD THE LICENSE PLATE OF ALL VEHICLES ENTERING OR EXITING THROUGH THE GATES. ADDITIONAL SECURITY CAMERAS WILL ALSO BE LOCATED AT VARIOUS EXTERIOR LOCATIONS WITHIN THE INTERNAL DRIVEWAYS, AND AT MAJOR INTERNAL HALLWAYS. A DUMP STATION WILL BE PROVIDED FOR RV SPACE RENTERS 12 Journey Suite 270 Aliso Viejo CA Tel: 949 / ariel@valliarch.com

41 EXHIBIT C

42

43 THE CLAREMONT COMPANIES LLC 380 CIVIC DRIVE -SUITE 200C PLEASANT HILL, CA PHONE: ARIEL L. VALLI VALLI ARCHITECTURAL GROUP 12 JOURNEY, SUITE 270 ALISO VIEJO, CA PHONE: D C MATTHEW ELLIS PHILLIPPI AND ASSOCIATES 425 MERCHANT STREET VACAVILLE, CA PHONE: mellis@phillippieng.com BRYAN WALKER MTW GROUP OLD PLACERVILLE ROAD, SUITE 205 SACRAMENTO, CA PHONE: bryan@mtwgroup.com BUILDINGS PAVEMENT LANDSCAPE TOTAL 99,891 SQ. FT. (42.7%) 131,279 SQ. FT. (56.1%) 2,856 SQ. FT. (1.2%) 234,026 SQ. FT. (100%) B BLDG A (1 STORY) 51,387 SQ. FT. BLDG B (1 STORY) 13,400 SQ. FT. BLDG C (1 STORY) 25,295 SQ. FT. BLDG D (1 STORY) 7,440 SQ. FT. STORAGE 97,522 SQ. FT. OFFICE - APT. STORAGE RV PARKING (12'x40') 3,600 SQ. FT. 101,122 SQ. FT. 53 LEISURE TOWN ROAD A PROJECT SITE

44 THE CLAREMONT COMPANIES LLC 380 CIVIC DRIVE -SUITE 200C PLEASANT HILL, CA PHONE: ARIEL L. VALLI VALLI ARCHITECTURAL GROUP 12 JOURNEY, SUITE 270 ALISO VIEJO, CA PHONE: F E D C MATTHEW ELLIS PHILLIPPI AND ASSOCIATES 425 MERCHANT STREET VACAVILLE, CA PHONE: mellis@phillippieng.com BRYAN WALKER MTW GROUP OLD PLACERVILLE ROAD, SUITE 205 SACRAMENTO, CA PHONE: bryan@mtwgroup.com BUILDINGS PAVEMENT LANDSCAPE TOTAL 130,847 SQ. FT. (55.9%) 100,323 SQ. FT. (42.9%) 2,856 SQ. FT. (1.2%) 234,026 SQ. FT. (100%) B BLDG A (1 STORY) 51,387 SQ. FT. BLDG B (1 STORY) 13,400 SQ. FT. BLDG C (1 STORY) 25,295 SQ. FT. BLDG D (1 STORY) 7,440 SQ. FT. BLDG E (1 STORY) 23,920 SQ. FT. BLDG F (1 STORY) 7,036 SQ. FT. STORAGE OFFICE - APT. TOTAL 128,478 SQ. FT. 3,600 SQ. FT. 132,078 SQ. FT. LEISURE TOWN ROAD A PROJECT SITE

45 LEISURE TOWN ROAD

46 UP KITCHEN DINING BEDROOM MASTER BEDROOM DECK BATH W/D MASTER BATH WH LIVING ROOM DOWN STOR DECK

47 BLDG. B BLDG. A

48 OFFICE EAST ELEVATION OFFICE SOUTH ELEVATION MATERIALS AND COLORS 1- CURVED METAL ROOF AT OFFICE: MBCI METALS "AUTUMN RED" 2- METAL ROOFS AT STORAGE BUILDINGS: MBCI METALS: "GALVALUME" 3- ELASTOMERIC PAINT AT CMU WALLS & PILASTERS: SHERWIN WILLIAMS: "SAND TRAP" #SW ACCENT PAINT: SHERWIN WILLIAMS: "MOCHA" #SW PAINT AT METAL CANOPIES AND ROOF FASCIAS: SHERWIN WILLIAMS: "POSITIVE RED" #SW ROLL -UP STORAGE SPACE DOORS: JANUS INTERNATIONAL: "CEDAR RED" LEISURE TOWN ROAD SELF STORAGE & RV STORAGE OFFICE OFFICE WEST ELEVATION OFFICE NORTH ELEVATION MONUMENT SIGN

49 BLDG. A NORTH ELEVATION BLDG. A SOUTH ELEVATION BLDG. B SOUTH ELEVATION BLDG. B NORTH ELEVATION BLDG. B EAST ELEVATION BLDG. B WEST ELEVATION BLDG. A EAST ELEVATION BLDG. A WEST ELEVATION

50

51

52

53

54 ~~ , Valli Arch itectu ra I Group EXHIBIT D December 9, 2015 Mr. Albert Enault- Assistant Planner Vacaville Community Development Department 650 Merchant Street Vacaville, CA Re: Leisure Town Self Storage 5692 Leisure Town Road Vacaville, CA Dear Mr. Enault: This correspondence will serve as a project Description/Justification Letter for consideration of a Floor Area Ratio variance for the project noted above. The proposed project is a multi-phased self-storage facility that will contain the following building areas at full build out of the third and final phase: 1. Self-Storage building area: 128,479 sf 2. Office/Apartment building area: 3,600 sf 3. Total project building area: 132,078 sf The proposed Floor Area ratio (FAR) is therefore 0.56 for our 234,026 sf (5.37 acre) project. The city of Vacaville development standards for the General Commercial (CG) zoning district allow a maximum FAR of As a result, a FAR variance will be required for this project. Generally, a FAR increase to 0.56 is justified due to the unique nature of the proposed self-storage use, as this use has a much lower land use intensity than other General Commercial uses allowed in the CG zoning district. Specifically, the following should be noted: 1. The strict and literal interpretation of the 0.30 FAR limitation does not take into account the unique low intensity nature of the self-storage use compared to other commercial uses. Self-storage generates much less traffic, requires much less parking and carries much less water, sewer and power usage than any other type of commercial use. An increased FAR allowance for a self-storage project is therefore consistent with the objectives of the CG zone requirements. 2. The uniquely irregular configuration of the 5.36 acre site qualifies this project for a FAR variance. The property is very long and narrow, making other commercial uses highly impractical. The long linear nature of self-storage development is ideally suited for this site. Other CG zoned properties of a more standard configuration would be appropriate for other types of development, but this site is not suited to standard commercial uses. As a result, the self-storage use is efficiently suited to this site and accommodated by this site, even with a FAR variance Puerta Real- Suite 235 Mission Viejo, CA (949) ariel@valliarch.com

55 ~~------, Mr. Albert Enault 5692 Leisure Town Road December 9, 2015 Page 2 3. The strict and literal interpretation of the 0.30 FAR limitation deprives the property owner of the ability to develop an efficient self-storage project on an irregularly shaped parcel that could otherwise not be developed to its highest and best use. Other owners developing properties in the CG zone are not limited to the development restrictions associated with a long narrow site. 4. The granting of a FAR variance would not constitute a special privilege, again due to the unique nature of the site. The FAR variance allows this unique site to be developed with a self-storage project, whereas no other type of commercial project could reasonably de developed on this site. 5. The granting of a FAR variance would not be detrimental to the public health, safety or welfare of the surrounding community. The self-storage use is ideally suited to this site, and the project site plan design conscientiously takes into account the community context in which it is located. As a result, granting of the FAR variance would in no way be injurious to properties or improvements in the vicinity. 6. The granting of a FAR variance is consistent with the purposes, objectives and policies of the General Plan as the proposed land use is consistent with commercial development allowed by the General Plan. Also, the FAR variance is consistent with the Land Use and Development Code, again due to the reduced intensity of the self-storage use relative to other commercial uses. Specifically, the reduced parking requirements for the self-storage use allow the remainder of the property to be developed with a higher FAR than other commercial uses. 7. The project has been carefully designed to integrate into the surrounding community, and will produce minimal traffic, noise or building mass intrusion onto surrounding properties. Specifically, higher building masses have been designed on the property line facing the railroad right-of-way, and away from the residential land uses on the opposite side property line. Negative impacts on surrounding residential uses are therefore minimized. Overall, it is clear that a self-storage development of 0.56 F.A.R. is less intense in terms of land use intensity than other General Commercial uses with a F.A.R. of On this basis a FAR variance to 0.56 is justified for this project. Sincerely, cc: Mr. Michael W. Conley- Claremont Homes Puerta Real- Suite 235 Mission Viejo, CA (949) ariel@valliarch.com

56 Valli Arch itectu ra I Group December 9, 2015 Mr. Albert Enault -Assistant Planner Vacaville Community Development Department 650 Merchant Street Vacaville, CA Re: Leisure Town Self Storage 5692 Leisure Town Road Vacaville, CA Dear Mr. Enault: This correspondence will serve as a project Description/Justification Letter for consideration of a building and landscape setback variance for the project noted above. The proposed project is a multi-phased self-storage facility that includes zero setbacks along the abutting residential and railroad right-of-way property lines. The General Commercial (CG) zoning of this property requires a 30 foot building and 10 foot landscape setback along the property line abutting residential properties, and a 5 foot landscape setback along the property line abutting the railroad right-of-way. Generally, zero setbacks are proposed on both property lines as the project design follows a previous self-storage approval for the site back in Setbacks along property lines are generally not provided on self-storage projects, as the area between the back of the buildings and the property line walls becomes a void area that is difficult to maintain and effectively police. As a result these areas become trash pockets and hidden areas where illegal activities can take place. The zero setback configuration proposed for this project eliminates these areas to the benefit of the adjacent properties. Additionally, the long and narrow nature of the project parcel is burdened by the long and therefore large areas that would not be available for development if these setback requirements were to be met. For these general reasons, zero setbacks are appropriate. Specifically, the following should be noted: 1. The strict and literal interpretation of does not take into account the unique long and narrow configuration of the property. The combined 35 feet of setback area required by the code consumes a very large percentage of the narrow 120 foot width of the property. Losing 29% of the site area to setbacks creates an unnecessary difficulty and physical hardship. The use of zero setbacks for a selfstorage project is therefore consistent with the objectives of the CG zone requirements. 2. The uniquely irregular configuration of the 5.36 acre site alone qualifies this project for a setback variance. The property is very long and narrow, necessitating reduced setbacks, as the long linear nature of self-storage development is ideally suited for this site Puerta Real- Suite 235 Mission Viejo, CA (949) ariel@valliarch.com

57 Mr. Albert Enault 5692 Leisure Town Road December 9, 2015 Page2 3. The strict and literal interpretation of the setback requirements deprives the property owner of the ability to develop an efficient self-storage project on an irregularly shaped parcel that could otherwise not be developed to its highest and best use. Other owners developing normally shaped properties in the CG zone are not disproportionately encumbered in negative way by setback requirements. 4. The granting of a setback variance would not constitute a special privilege, again due to the unique nature of the site. The setback variance allows this unique site to be developed with a self-storage project, whereas no other type of commercial project could reasonably de developed on this site T'he grantfng-ot-a- setback variance woald not be detrimentalio-the-pubtic health, safety or welfare of the surrounding community. The self-storage use is ideally suited to this site, and the project site plan design conscientiously takes into account the community context in which it is located. As a result, granting of the setback variance would in no way be injurious to properties or improvements in the vicinity. 6. The granting of a setback variance is consistent with the purposes, objectives and policies of the General Plan as the proposed land use is consistent with commercial development allowed by the General Plan. Also, the setback variance is consistent with the Land Use and Development Code, again due to the irregular configuration of the site and the hardships created by having to provide setbacks. 7. The project has been carefully designed to integrate into the surrounding community, and will produce minimal traffic, noise or building mass intrusion onto surrounding properties. Specifically, higher building masses have been designed on the property line facing the railroad right-of-way, and away from the residential land uses on the opposite side property line. Negative impacts on surrounding residential uses are therefore minimized, and sound attenuation is achieved from the railroad right-of-way, greatly benefitting the abutting residential properties Lr:l-summa~,--setbaclcancllands.cape y_aria_nces are ap_p_mpriate to this unigue development and are a benefit to the surrounding community. Sincerely, Va li Architectural Group cc: Mr. Michael W. Conley- Claremont Homes Puerta Real- Suite 235 Mission Viejo, CA (949) ariel@valliarch.com

58 EXHIBIT E Environmental Noise Assessment southtown commons Residential City of Vacaville, California Job # Prepared For: Southwest Crossing, LLC 710 Kellogg Street Suisun City, California Attn: Mr Michael Rice Prepared By: j.c. brennan & associates, Inc. Luke Saxelby Senior Consultanr Member, Institute of Noise Control Engineering December 26, 2007 i.c. brennan & associates 'fv\l\fco n s u /tan ts i n a c o us ti r:s P'O' Box Nevada Street-Auburn, California p:(530) f:(530) g

59 II{TRODUCTION The proposed Southtown Commons project is a241 unit residential project located in the City of Vacaville, California. The project is located east of Leisure Town Road and south of the Alamo Creek Storm Channel. The project site is also bordered by the Union Pacific Railroad along the east side of the project site. The project also includes a five acre self-storage site which would include five two-story storage buiidings and five single-story storage buildings in addition to a manager's building' The storage unit buildings would be located along the east boundary of the project site, west of the union Pacific Railroad line. Figure I shows the project site plan. The intent of this anaiysis is to determine the future noise environment on the project site, and to provide noise reduction measures where predicted noise levels may exceed local standards. Acoustic Terminology: Noise is often defined simply as unwanted sound, and thus is a subjective reaction to characteristics 9f u physicai phenomenon. Researchers have generally agreed that A-weighted sound pressure levels (sound levels) are very well correlated with,o-rnunity reaction to noise. The unit of sound level measurement is the decibel (db)t, sometimes expressed as dba. Variations in sound levels over time are represented by statistical descriptors, and by timeweighted composite noise metrics such as the Day-Night Average Level (Ldn), or the Community Noise Equivalent Level (CNEL). Throughout this analysis, A-weigf-ri.A sound pressure levels will be used to describe community noise unless otherwise indicated. Table 1 provides examples of maximum sound levels associated with common noise sources. The decibel notation used for sound levels describes a logarithmic relationship of acoustical energy' so that sound levels cannot be added or subtracted in the conventional arithmetic marurer. For example, a doubling of acoustical energy results in a change of 3 decibels (db), which is usually considered to be barely perceptible. A i O-fold increase in acoustical energy yl.ta, a l0 decibel change, which is subjectively like a doubling of loudness. Community noise is commonly described in terms of the "ambient" noise level, which is defined as the all-encompassing noise level associated with a given noise environment. A common statistical tool to measure the ambient noise level is the ur".ug", or equivalent sound level (Leq), which corresponds to a steady-state sound level containing the same total energy as a timevarying signal over a given period (usually one hour). The Leq is the foundation of the composite noise descriptors such as Ldn and CNEL, and shows good correlation with community response to noise. ".ry Figurel ' For an explanation of terms used in this report, see Appendix A. j.c. brennan & qssociates, Inc. Job # Env ir onm ent al I,,l o is e A s s e s s m ent Southtown Commons Residential - Ciry, of Vacaville, Calfornia Page I oj 16

60 tr{ (- ti = (J c) = a ;i O UCN / f l 9 (.r. 6?,, )+ r- Fr 0) >! + ) ) '-i u) r l ) v :\ t v gl> = c q d ) A0'r5 A.- (l.* h 6 c P Z (n rt!/ t4 rv. 5!v A : V F E o? ().;!l..e S tn Ct) sl H; SN q\ G 3 F.r\ H S Et -c2 91.,t ) 11\ c) = U) o t- = a q).9. (- C,) C'1 #),\a - E -( (n

61 Table 1 Typical A-Weighted Maximum Sound Levels of Common Noise Sources Decibels Description 130 Threshold of pain 120 Jet aircraft take-off at 100 f-eet ll0 Riveting machine at operators position 100 Shot-sun at 200 feet 90 Bulldozer at 50 feet 80 Diesel locomotive at 300 feet 70 ommercialjet aircraft interior during flight 60 Normal conversation peech at 5- l0 feet 50 Open office background level 40 Background level within a residence 30 soft whisper at2 feet 20 lnterior of recordine studio j.c. brennan & associotes, Inc. Job # Env ironmental N ois e A ss essment southtown Commons Residential - City of vacaville, California Page 3 of 16

62 CRITERIA Cit)' of Vacaville General Plan The City of Vacaville General Plan Noise Element establishes noise limits for both exterior and interior spaces of residential land uses. The limits are different for noise generated by transportation and non-transportationoise sources. Because the proposed project is predicted to be exposed to transportation noise sources, the City of Vacaville transportation noise standards are the noise standard criteria uses in this reporl. Table 2 shows the City of Vacaville noise limits for transportatio noise. Table 2 Cify of Vacaville Land Use Compatibilify Noise Standards TransportationNoise Sources (Table l0-1) Unmitigated II Outdoor Noise Levels of I Noise Standard (Ldn) Acce Normally Conditionally Normally Land Use Interior Exterior Acceptable Acceptable Unacceptable Residential Below 60 60to 75 Above 75 Transient Lodging 45 Below 60 60to 75 Above 75 Hospitals, Nursing Homes Below 60 60to l5 Above 75 Other Uses u Levels of AcceptaUiiiry a.e OefrneO as follows: Normally Acceptable: Normally acceptable with typical conditions of approval (setbacks, fences and standard building practices). Conditionally Acceptable: Conditionally acceptable but subjecto noise study to demonstrate noise can be reduced to normally acceptable levels with acceptable mitigation. Normallv Unacceptable: Normally ally unacceptable regardless of measures implemented L. _. - to reduce noise. " ln multi-family/attached unit projects, this standard applies to courtyards, patios, private areas and activity areas. Areas designated ] for outdoor activiry should be located away {iom noise sources. " Applies to courfyards, patios, private areas 'Other and activity areas. uses are subjecto applicable federal and state OSHA noise exposure standards. SOURCE' City of Va.uuill., G.n..ul Plun,Volm. I' Poli.y Qo.u*.nt, Chapter l0 - Noise Element, 1999a. j.c. brennan & associates, InC, Job# Env ir onment al N o is e A.s es s ment Southtown (lommons Residential - city of vacaville, California Page 4 of l6

63 EVALUATION OF EXTERIOR RAILROAD NOISE LEVELS Railroad activity within the project vicinity occurs along the Union Pacific Railroad (UpRR) tracks located along the eastern boundary of the project area. j.c. brennan & associates, Inc. staff conducted continuous (24-hr) noise measurements adjacent to the railroad tracks on November 77-I9,2007. The sound level meter was programmed to collect single event noise level data due to train passbys on the project site, as well as overall hourly noise level data. The noise level measurements were conducted at a distance 109 feet west of the centerline of the LPRR tracks. Figure 1 shows the location of the continuous noise measurement site. Instrumentation consisted of a LDL Model 820 precision integrating soundlevel meter. The system was calibrated before use with a LDL CAL200 acoustical calibrator to ensure accuracy of the measurements. The purpose of the noise level measurements was to determine typical sound exposure levels (SEL) for railroad operations while accounting for the effects of travel speed and other factors that affect noise generation such as warning horn usage. In addition, the noise measurement equipment was programmed to identify individual train operations, so that the typical number of train operations could be determined. Based upon noise measurement results, ih. -.un sound exposure level associated with train operations was 99 db at a distance of 109 feet from the railroad centerline' The results of the data collected indicate that an average of 28 train events occurred during each day of monitoring. Train activity was randomly distributed during the dal.time and nighttime hours. In order to calculate the daylnight average (Ldn) noise exposure from train events, the following equation was used: Ldn : SEL + 10 log N.o db, where: SEL is the mean SEL of the train events, N.o is the sum of the number of daytime events (7 a.m. to 10 p.m.) per day plus ten times the number of nighttime events (10 p.m. to 7 a.m.) per duy, and 49.4 is ten times the logarithm of the number of seconds per day. The predicted railroad noise levels and distances to noise contours are shown in Table 3, A graphical illustration of the 24 hour continuous noise measurement is shown by Figure 2. Figuie i shows the continuous noise measurement location. j.c. brennan & associates, Inc. Job # 2007-l 28 Env ir o nm ent al lr{ o is e A s s e s s m ent southtown Commons Residential - City of vacaville, California Page 5 of I6

64 g A a r C r : PFS ' = - N. bo, cc)- O r - c\>: g E o 6 E 33E s Ez 5I a A a R o j X N N F r Q E* 5 Q 5 > L'N E \t N v)? (,).; IJF.gs IN (/) s. n\ tt :r il$. 1 \ F s = o- t clk tqt\ i-( $.-'l r! r-( \ g1 -c2 O), T II lol >q = (E -'' =,-lr I i:'*l s \ l - l i o l L X E 5 g o q ri * I (t -9 II d>.(.q\ E M 1 T t t lo l- (0 9 o e o o o o o o o o ) N ( o 1 ( ) r- 8p 'la^ol punos = c{ F tl e tt J

65 Table 3 Predicted Railroad Noise Exposure southtown commons - cify of vacaville, carifornia Distance to Contour Lines l Receiver Location Approximate Distance to RR Centerline Predicted Exterior Noise Level, Ldn 60 db Ldn 65 db Ldn 70 db Ldn Lot # 9 318' 64 db LotfT l0 257', 65 db Lot#ll-15 2t6', 66 db Lot # ', 66 db Lot# ', 66 db Lot # ', 66 db Lot fr ', 57 db2 Lot # ' 57 db2 Lot# ' 57 dbz Lot # ', 57 db2 548' 1< A' LJA ll8' Lot fr '74 I1 445', 56 db2 Lot # 121 3J2', 63 db t Predicted distances to noise level contours are measured from the centerline of the railroad tracks. ' These locations include a -5 db offbet to account for rear backyards shielded by intervening building facades. Bold Underline indicates exterior noise levels in excess of the City of Vacaville 60 db Ldn exterior noise level standard. Based upon the Table 3 data, the residential uses along the UPRR are predicted to be exposed to exterior noise levels exceeding the City of Vacaville 60 db Ldn exterior noise level standard. Therefore, noise reduction measures would be required to achieve compliance with the City of Vacaville exterior noise level standard for these residential uses. Backyards at Lots are predicted to comply with the City's exterior noise level standardue to increased distance and shielding from intervening building facades. Therefore, no noise reduction measures would be required for these lots. j.c. brennan & associates, Inc. Job # Env ir onm ent al ll ois e A s s es s ment Southtown Commons Residentictl - Citv of Vacaville, California Page 7 of I6

66 EXTERIOR RAILROAD NOISE MITIGATION MEASURES: j.c. brennan & associates. Inc., performed a barrier performance analysis to determine the insertion loss and resulting noiselevel provided by varying barrier heights at the noise-sensitive uses exposed to exterior railroadnoise levels exceeding the applicable City of Vacaville noise standards. Specifically, the barrier analysis was performed to determine the barrier heights required to achieve compliance with the City of Vacaville 60 db Ldn exterior noise level standard for residential uses. The results of this analysis are shown in Table 4. A complete listing of inputs is located in Appendix B. Barrier locations are shown on Fisure 3. Table 4 Predicted Railroad Noise Exposure with varying Barrier Heights southtown commons - cify of vacaville, carifornia l,ocation I I Railroad Noise Level Without garrier (Ldn) Barrier l-leight ' I Level with Barrier,2 1l-dny Lot# 9 64 db 6', 59 db Lot # l0 65 db 6' 60 db 6' 62 db 7', 6t db Lot # I l db 8', o! 6l db 6l db l0' 6l db ll' 60 db 6', 62 db 7', 6l db Lot # db 8' 9', 6l db 6l db l0' 6l db ll' 60 db j.c. brennan & associates, Inc. Job # Env ironment al N o is e A ss es s ment Southtown Commons Residential - City of Vaccwille, California Page 8 of I6

67 6', 6l db 7', 6l db Lot # db 8' 9' 6l db 6l db l0' 6l db ll' 60 db Lot# db 6', 7', 8' 9' l0' 1l' 6l db 6l db 6l db 6l db 61 db 60 db Lot# db 6', 58dB I Barrier heights are relative to the proposed grading plan 'Noise provided by the projccr engrneer. reductions from barriers are onrv at ground floor locations. Bold Underline indicates exteriornoise levels in excess of the City of Vacaville 60 db standard. Note: A complete listing of barrier inputs and results is provided in Appendix B Ldn exterior noise level.j.c. brennan & associates, Inc Job # 2007-l 2B Env ir onment al N o is e As s es s ment southtown Commons Residential - city of vacaville, california Page 9 of 16

68 0? o'x!jf.e S tn Ct) sr ('?.s (!h SN q\ G 3 A \ tss F t\'r E \ g1 -o2 9?. tr. r'''! r.# d q ) r \ q v ; ^ ^ v f O r ) r - F F.*() d! ai q) = t < i \ ) - a c')h E v tr{ E >.,e =.ii 9? b0 \J.=.- t v ti'l >' a t 4 (_* x l, \J (- n (-r!v t4 t s L < F d A v Ā \-/ H. < ( ) 5 +-) i> 'i = a a< a

69 Based upon the Tabl e 4 data, sound walls ranging in height from 6-11 feet would be required to achieve compliance with the City of Vacaville 60 db Ldn exterior noise level standard at the residential uses closesto the Union pacific Railroad line. It should be noted that the proposed public storage buildings could be used as sound barriers, assuming that they meet the minimum height requirements and that they are built prior to the proposed residential uses. Additionally, the gaps between the proposed two-story storage buildings would need to be closed to the 11 foot height in order to ensure an unbroken sound barrier along the railroad right-of-way. EVALUATION OF FUTURE EXTERIOR TRAFFIC NOISE LEVELS Traffic Noise Prediction Methodology: j.c. brennan & associates, Inc., employs the Federal Highway Administration (FHWA) Highway Traffic Noise Prediction Model (FHWA RD ) for the prediction of traffic noise levels. The model is based upon the CALVENO noise emission factors for automobiles, medium trucks and heavy trucks, with consideration given to vehicle volume,, speed, roadway configuration, distance to the receiver, and the acoustical characteristics of the site. On November 76, 2007, j.c. brennan & associates, Inc., staff conducted on-site noise level measurements and concurrent traffic counts of Leisure Town Road on the project site. The pu{pose of the short-term traffic noise level measurements was to determine the accuracy of the FHWA model in describing the existing noise environment on the project site, accouniing for actual site conditions. Noise measurement results were compared to the FUWa model resulis by entering the observed traffic volume, speed and distanci as inputs to the FHWA model. Appendix C shows the complete inputs to the FHWA calibration model. Figure 1 shows the noise level measurement sites. Instrumentation used for the measurements was a Larson Davis Laboratories (LDL) Model 820 precision integrating sound level meter, which wascalibrated in the field before use with an LDL CAL200 acoustical calibrator. The results of the calibration model indicated that the FHWA model slightly under-predicted traffic noise levels at the project site. However, this slight under-prediction was attributed to wind conditions at the time of the noise measurements. Therefor.. tro adiustmento the FHWA traffic prediction model was considered necessary. j.c. brennan & associates, Inc. Job # Env ir onm ent al l'/ o is e A s s e s s ment southtown ('ommons Residentictl - City of vacaville, California Page Il of 16

70 Future Traffic Noise Levels: The FHWA Model was employed to determine future traffic noise impacts upon the project site. Future (2030) traffic volumes were obtained from the traffic model for the "Californ ia Dr' e Z Lane Overcrossing Vaca Valley I-505 Interchange lvaca Valley Parkway Extension" project, as provided by the city of vacaville public works department. Table 5 shows the predicted future traffic noise levels at the project site. A complete listing of FHWA Model inputs and results is provided in Appendix D. Table 5 Predicted Future Traffic Noise Levers at Individual Backyards Southtown commons- cify of vacaville, california Roadway I t-ocation Average Daily Traffic (ADT) Posted Speed I Noise Level Distance (Lo") Leisure Town Road Nearest Backyards 23, mph g5' 69 db *ffiindicatesexteriornoiselevels,n.*,ffiacaville60db'ffi".""* Source:j.c. brennan & associates, Inc. with FHWA-RD-77- l0g. Based upon the predicted future traffltc noise levels shown in Table 5, the proposed residential backyards adjacent to Leisure Town Road will be exposed to future traffic noise levels that exceed with the City of Vacaville General Plan exterior noise level standard of 60 db Ldn. Therefore, exterior noise reduction measures would be warranted. EXTERIOR TRAFFIC NOISE MITIGATION MEASURES: j.c. brennan& associates, Inc., performed a barrier performance analysis to determine the insertion lossand resulting noise level provided by varying barrier heights at the noise-sensitive uses exposedto exterior traffic noise levels exceeding the applicable City of Vacaville noise standards. Specifically, the banier analysis was performed to determine the barrier heights required to achieve compliance with the City of Vacaville 60 db Ldn erterior noise level standard for residential uses. The results of this analysis are shown in Table 6. A complete listing of inputs is located in Appendices E. Barrier locations are show,n on Fisure 3. j.c. brennan & associates, Inc Job # 2007-l28 Env ironment ol N o is e As s es sment Southtown Commons Residential * City of Vacaville, California Page 12 of I6

71 Table 6 Predicted rraffic Noise Exposure with varying Barrier Heights Southtown commons - cify of vacavile, california Nearest Backyards Traffic Noise Level Without Barrier (Ldn) Barrier Height ' Level with Banier,' (Ldn) 6', J' 8' 9' 63 db 62 db 61 db 59 db ' Barrier heights are relative to the proposed grading pian 'Noise provided by the project engrneer. reductions from barriers are only, at ground floor locations. Bold Underline indicates exteriornoise levels in excess of the City of Vacaville 60 db Ldn exteriornoise level standard, Note: A complete lislrng olt'barrier inputs and results is provided in Appendix E. The Table 6 data indicate that a 9 foot tall sound wall would be required in order to achieve compliance with the City of Vacaville 60 db Ldn exterior noise level standard along Leisure Town Road. It should be noted that these barrier calculations assume that the curreni SS mph speed limit on Leisure Town Road will remain in affect in the future. If the affective speed limit were lowered in the future, lower barrier heights may be sufficient to achieve compliance with the City's 60 db Ldn noise standard. j.c. brennan & associates, Inc. Job# E nv ir onment al N o is e As s ess ment Southtown Comntons Residential * Ci0, of Vacattille, Caltfornia Page I3 of I6

72 EVALUATION OF FUTURE II{TERIOR NOISE LEVELS Standard construction practices, consistent with the uniform building code typically provides an exterior-to-interior noise level reduction of approxim ately 25 db, assuming that air conditioning is included for each unit, which allows residents to close windows for the required acoustical isolation. Therefore, as long as exterior noise levels at the building facades will not exceed 70 db L6n, interior noise levels will typically comply with an interior noise level standard of 45 db Lon. The proposed project is not predicted to be exposed to railroad or traffic noise levels exceeding 70 db Ldn at ground floor locations. Howev er,2nd floor facades are typically exposed to noise levels 2-3 db higher than I't floor locations. Therefore, some 2nd floor facades could be exposed to exterior noise levels of 72 db Ldn and interior noise levels of 47 db Ldn. Therefore, all lots with an unmitigated exterior noise level of 69 db Ldn should include windows and glass doors with a minimum sound transmission class (STC) rating of 32 at second floor facades with a view of Leisure Town Road. This would specifically include all first row lots along Leisure Town Road. This measure is predicted to results in compliance with the City of vacaville 45 db Ldn interior noise level standard. j.c. brennan & associates, Inc. Job # B Env ir onment al lv o is e A s s es s m ent Southtown Commons Residential - City of Vacaville, California Page l4 of I 6

73 CONCLUSIONS The project site is predicted to be exposed to noise levels in excess of the applicable City of Vacaville exterior and interior residential noise level standards. The following noise mitigation measures could be utilized to achieve compliance with the City's noise standards at the proposed residential uses: Based upon the Tab\e 4 data, sound walls ranging in height from 6-11 feet would be required to achieve compliance with the City of Vacaville 60 db Ldn exterior noise level standard at the residentiai uses closesto the Union Pacific Railroad line. Figure 3 shows the potential sound wall locations. It should be noted that there are two aiternative locations for the sound wall at the north-eastern portion of the project site. It should be noted that a 6 foot tall wall is predicted to reduce exterior noise levels to less than 60 db Ldn under both alternative wall locations. It should be noted that the proposed public storage buildings could be used as sound barriers, assuming that they meet the minimum height requirement and that they are built prior to the proposed residential uses. Additionally, the gaps between the proposed twostory storage buildings would need to be closed to the full 11 foot height in order to ensure an unbroken sound barrier along the full railroad right-of- way. The Table 6 data indicate that a 9 foot tall sound wall would be required in order to achieve compliance with the City of Vacaville 60 db Ldn exterior noise level standard along Leisure Town Road. It should be noted that these barrier calculations assume that the current 55 mph speed limit on Leisure Town Road will remain in affect in the future. If the affective speed limit were lowered in the future, lower barrier heights may be sufficient to achieve compiiance with the City's 60 db Ldn noise standard. All lots with an unmitigated exterior noise level of 69 db Ldn should include windows and glass doors with a minimum sound transmission class (STC) rating of 32 at second floor facades with a view of Leisure Town Road, This would specifically include all first row lots along Leisure Town Road. This measure is predicted to result in compliance with the City of Vacaviile 45 db Ldn interior noise level standard. Air conditioning should be included in these residences to allow occupants to close doors and windows as desired for acoustical isolation. Noise barriers should be constructed of concrete masonry (CMU) units, solid concrete panels, earthen berms, or any combination of these materials. Wood is not recommended due to eventual warping and degradation of acoustical performance. Other types of materials should be reviewed by an acoustical consultant prior to use. j.c. brennan & associates, Inc, Job # E nv ir onment al N ois e Ass es s ment Southtown Common.s Residential - City of Vacaville, California Page l5 of I6

74 These conclusions are based on the site plan provided by the project applicant, the assumptions stated in this report, traffic information from the City's traffii model, and noise reduction data for standard residential dwellings and for typical STC rated window data. j.c. brennan &. associates, Inc., is not responsible for degradation in acoustic performance of the residential construction due to poor construction practices, failure to comply wittr applicable building code requirements, or for failure to adhere to standard building practices. j.c. brennqn & associates, Inc. Job # S E nv ir onm ent al ltl o is e As s es s ment Southtown Commons Residential * city of vacaville, California Page l6 of l6

75 Appendix A Acoustical Term inology Acoustics Ambient Noise Attenuation A-Weighting Decibel or db CNEL Frequency Ldn Leq Lmax L(n) Loudness Noise Peak Noise RToo Sabin SEL Threshold of Hearing Threshold of Pain Impulsive Simple Tone The science of sound. The distinctive acoustical characteristics of a given space consisting of all noise sources audible at that location. ln many cases, the term ambient is used to describe an existing or pre-project condition such as the setting in an environmental noise study. The reduction of m acoustic signal. A fiequenoy-response adjustment of a sound level meter that conditions the output signal to approximate human response. Fundamental unit of sound, A Bell is deflned as the logarithm o{'the ratio of the sound pressure squared over the reference pressure squared. A Decibel is one-tenth of a Bell. Communitl' Norse lrquivalent l.cvel. Defined as the 24-hour average noise level with noise occurring during evening liours (7- l0 p.m.) weighted by a factor of three and nighttrme hours weighted by a factor of l0 prior to averaging. The measure of the rapidity of alterations of a periodic signal, expressed in cycles per second or hertz. DayNight Average Sound Level. Similar to CNEL but with no evening weighting. Equivalent or energy-averaged sound level, The highest root-mean-square (RMS) sound levcl mcasured over a givcn period of time. 'l'he sound level exceeded a described percentile over a measurement period. For instance, an hourly L50 is the sound level exceeded 50oh of the time during the one hour period. A subiective tcrm tbr the sensation of the maenitude o1'sound. ljnwanted sound. The level corresponding to the highest (not RMS) sound pressurc measured over a given period o1 time. This term is often confused with the "Maximum" level, which is the highest RMS level. The time it takes rcverberant sound to dccay by 60 db once the source has been removed. '[he unit of sound absorption. One square fbot of matcrial absorbing 100% of incident sound has an absorption of I sabin. A rating, in deoibels, of a discretevent, such as eur aircraft flyover or train passby, that compresses the total sound energy into a one-second event. The lowest sound that can be perceived by the human auditory system, generally considered to be 0 db for persons with pertbct hearing. Approximately 120 db above the threshold of hearing. Sound of shorl duration. usually less than one second, w,ith an abrupt onset and rapid decay. Any sound rvhich oan be judged as audible as a single pitch or set of single pitches.

76 Appendix B-1 Barrier Insertion Loss Calculation Project Information: Job Number' Project Name: Southtown Commons Residential Location(s): Lot 9 Noise Level Data: Site Geometry: Source Description: Trains Source Noise Level, dba: 63.5 Source Frequency (Hz): 500 Source Height (ft)' 100 Receiver Description: Lot 9 Source to Barrier Distance (C)'. 77 Barrier to Receiver Distance (Cr)'. 241 Pad/Ground Elevation at Receiver: 92.3 Receiver Elevationl Base of Barrier Elevation: 91 Starting Barrier Height 6 Barrier Effectiveness: Top of Barrier Barrier Height Barrier Breaks Line of Site to Elevation (ft) (ft) Insertion Loss, db Noise Level, db source? N o N o N o 100 I Yes Yes Yes Yes Yes Yes Yes Yes NOteS: 1.Standard receiver elevation is five feet above grade/pad elevations at the receiver location(s) tl lli... brennan 8c associates Y'/\/\/\/c I o ns u ltan ts itt a c o us ti cs

77 Appendix B-2 Barrier Insertion Loss Calculation Project Information: Job Number' Project Name: Southtown Commons Residential Location(s): Lot 10 Noise Level Data: Site Geometry: Source Description: Trains Source Noise Level, dba Source Frequency (Hz): 500 Source Height (ft): 100 Receiver Description: Lot 10 Source to Barrier Distance (C,): 76 Barrier to Receiver Distance (Cr): 181 Pad/Ground Elevation Receiver: 92.2 Receiver Elevationl' Base of Barrier Elevation: g1 Starting Barrier Height O Ba rrier Effectiveness : Top of Barrier Barrier Height Barrier Breaks Line of Site to Elevation (ft) (ft) Insertion Loss, db Noise Level, db Source? No No No Yes 101 ' Yes Yes Yes Yes Yes 106 ' Yes Yes NoteS: l.standard receiver elevation is five feet above grade/pad elevations at the receiver location(s) tl lli... brennan & associates V'/\/\/\/c o ns L! ltan ts in ac o usti cs I

78 Appendix B-3 Barrier Insertion Loss Calculation Project Information: Job Number' Project Name: Southtown Commons Residential Location(s). Lots Noise Level Data: Site Geometry: Source Description: Trains Source Noise Level, dba: 60.0 Source Frequency (Hz): 500 Source Height (ft): 100 Receiver Description: Lots Source to Barrier Distance (C1): 7G Barrier to Receiver Distance (C2): 140 Pad/Ground Elevation Receiver: 91.9 Receiver Elevationl: 96.9 Base of Barrier Elevation: g'1 Starting Barrier Height G Barrier Effectiveness : Top of Barrier Barrier Height Barrier Breaks Line of site to Elevation (ft) (ft) Insertion Loss, db Noise Level, db source? N o S 6 1 N o yes 100 I -S 61 yes yes yes yes yes yes yes yes NOteS: l.standard receiver elevation is five feet above grade/pad elevations at the receiver location(s) tl lli... brennan 8c associates l'n nn I rrconst{ltants in acoustics

79 Appendix B-4 Barrier Insertion Loss Calculation Project Information: Job Number' Project Name. Southtown Commons Residential Location(s): Lots Noise Level Data: Site Geometry: Source Description: Trains Source Noise Level, dba: 66.0 Source Frequency (Hz): 500 Source Height (ft): 99 Receiver Description: Lots Source to Barrier Distance (C1): 76 Barrier to Receiver Distance (C2): 140 Pad/Ground Elevation Receiver: 90.9 Receiver Elevationl. 9b.9 Base of Barrier Elevation: 90 Starting Barrier Height 6 Barrier Effectiveness : Top of Barrier Barrier Height Barrier Breaks Line of Site to Elevation (ft) (t) Insertion Loss, db Noise Level, db source? Z N o S 6 1 N o 98 I yes 99 I yes yes yes O 60 yes yes SB yes yes yes NOtes: l.standard receiver elevation is five feet above grade/pad elevations at the receiver location(s) tl lli.c. brennan 8c associates V'fV\/\/c I o n s rd lta n ts i rt a c o us ti cs

80 Appendix B-5 Barrier Insertion Loss Calculation Project Information: Job Number' Project Name: Southtown Commons Residential Location(s): Lots Noise Level Data: Site Geometry: Source Description: Trains Source Noise Level, dba Source Frequency (Hz): 500 Source Height (ft). 99 Receiver Description: Lots 8S-102 Source to Barrier Distance (C1): 76 Barrier to Receiver Distance (C2): 140 Pad/Ground Elevation Receiver: 90.4 Receiver Elevationl : 95.4 Base of Barrier Elevation. 90 Starting Barrier Height O Ba rrier Effectiveness : Top of Barrier Barrier Height Barrier Breaks Line of site to Elevation (ft) (ft) lnsertion Loss, db Noise Level, db source? N 9B I -S 61 yes o yes S 61 yes yes yes yes SB yes g yes yes NOtes: 1.Standard receiver elevation is five feet above grade/pad elevations at the receiver location(s) tl lli... brennan 8c associates Y'/\/\/\/c I o ns u lta nts i rt a c o us ti cs

81 Appendix 8-6 Barrier Insertion Loss Calculation Project Information: Job Number Project Name: Southtown Commons Residential Location(s): Lots Noise Level Data: Site Geometry: Source Description: Trains Source Noise Level, dba: 66,0 Source Frequency (Hz): 500 Source Height (ft): 98 Receiver Description: Lots Source to Barrier Distance (C,): 76 Barrier to Receiver Distance (C2): 140 Pad/Ground Elevation Receiver: 89.6 Receiver Elevationl: g4.6 Base of Barrier Elevation: 89 Starting Barrier Height 6 Barrier Effectiveness : Top of Barrier Barrier Height Barrier Breaks Line of Site to Elevation (ft) (ft) Insertion Loss, db Noise Level, db source? No No yes yes yes yes yes yes yes yes yes NOteS: l.standard receiver elevation is five feet above grade/pad elevations at the receiver location(s) tl lli... brennan 8c associates l'nflfvc o ns x{ /tan ts in a c a us ti cs I

82 Appendix B-7 Barrier Insertion Loss Calculation Project Information: Job Number' Project Name: Southtown Commons Residential Location(s). Lot Alt B Noise Level Data: Site Geometry: Source Description: Trains Source Noise Level, dba: 62.5 Source Frequency (Hz): 500 Source Height (ft): 98 Receiver Description: Lot Alt B Source to Barrier Distance (C.,): 75 Barrier to Receiver Distance (C2)'. 297 Pad/Ground Elevation at Receiver: 887 Receiver Elevationl'. 93,7 Base of Barrier Elevation: 89 Starting Barrier Height 6 Barrier Effectiveness : Top of Barrier Barrier Height Barrier Breaks Line of Site to Elevation (ft) (ft) Insertion Loss, db Noise Level, db source? N o N o N o 98 I Yes Yes Yes Yes Yes Yes B 55 Yes Yes NOteS: l.standard receiver elevation is five feet above grade/pad elevations at the receiver location(s) tl lli.c. brennan 8c associates V'/\/\/\,rc I o n s xd lta n ts i rt a c o us ti cs

83 Appendix B-8 Barrier Insertion Loss Calculation Project lnformation: Job Number' Project Name: Southtown Commons Residential Location(s): Lot Att A Noise Level Data: Site Geometry: Source Description: Trains Source Noise Level, dba: 62.5 Source Frequency (Hz): 500 Source Height (ft): 98 Receiver Description: Lot Alt A Source to Barrier Distance (C1): 352 Barrier to Receiver Distance (C2): 20 Pad/Ground Elevation at Receiver: 88.7 Receiver Elevationl Base of Barrier Elevation: 88.7 Starting Barrier Height 6 Ba rrier Effectiveness : Top of Barrier Barrier Height Barrier Breaks Line of Site to Elevation (ft) (ft) Insertion Loss, db Noise Levet, db Source? yes yes 96.7 I yes Yes yes yes Yes yes i Yes yes Yes NOtgS: l.standard receiver elevatton is five feet above grade/pad elevations at the receiver location(s) tl lli.c. brennan 8c associates V'/\/\/\/c I o ns tt lta n ts in a c o us ti cs

84 ppendix C FHWA Traffic Noise Prediction Model (FHWA-RD ) Calibration Worksheet Project Information: Weather Conditions: Sound Level Meter: Job Number' Project Name: Southtown Commons Roadway Tested: Leisure Town Rd. Test Location: East of Leasure Town on project site south border Test Date: November 16, 2007 Temperature (Fahrenheit): 65 Relative Humidity: Moderate Wind Speed and Direction: 5-10 SW Cloud Cover: Partley Cloudy Sound Level Meter: LDL Model 820 Calibrator. LDL Model CAL200 Meter Calibrated: lmmediately before and after test Meter Settings: A-weighted, slow response Microphone: Roadway Gondition: Test Parameters: Model Calibration: Microphone Location: On Project Site Distance to Centerline (feet): 90 Microphone Height. 5 feet above ground lntervening Ground (Hard or Soft): Soft Elevation Relative to Road (feet): 5 Pavement Type Asphalt Pavement Condition: Fair Number of Lanes: 2 Posted Maximum Speed (mph): 55 Test Time. 1:55 PM Test Duration (minutes): 10 Observed Number Automobiles. 49 Observed Number Medium Trucks: 0 Observed Number Heavy Trucks: 1 Observed Average Speed (mph): 55 Measured Average Level (L"o): 62.4 Level Predicted by FHWA Model: 60.6 Difference: -1.8 db Conclusions: tl lli.c. brennan 8c associates l'r1rnlvrc I o n s u ltan ts i n ac o us ti cs

85 Appendix D FHWA Traffic Noise Prediction Model (FHWA-RD ) Noise Prediction Worksheet Project Information: Job Number'.20A7-128 Project Name: Southtown Commons Roadway Name: Leisure Town Rd. Traffic Data: Year: Future Average Daily Traffic Volume. 23,160 Percent Daytime Traffic: 87 Percent Nighttime Traffic: 13 Percent Medium Trucks (2 axle): 2 Percent Heavy Trucks (3+ axle). 1 Assumed Vehicle Speed (mph): 55 lntervening Ground Type (hard/soft): Soft Traffic Noise Levels: ----Ldn, db Medium Heavy Location: Description Distance Offset (db) Autos Trucks Trucks Total 1 Nearest Backvards Traffic Noise Contours (No Calibration Offset): Lon Contour, db Distance from Centerline, (ft) Notes: tl lli.c. brennan 8c associates Y'r:,n n nonsultdnts in dcoustics I

86 Appendix E FHWA Traffic Noise Prediction Model (FHWA-RD ) Noise Barrier Effectiveness Prediction Worksheet Project Information: Job Number: Project Name: Southtown Commons Roadway Name. Leisure Town Rd. Location(s): 1 Noise Level Data: Site Geometry: Year: Future Auto L6n, db: 68 Medium Truck Lon, db: 58 Heavy Truck Lon, db: 59 Receiver Description: Nearest Backyards Centerline to Barrier Distance (C.): 75 Barrier to Receiver Distance (C2). 20 Automobile Elevation: 1 Medium Truck Elevation: 3 Heavy Truck Elevation: 9 Pad/Ground Elevation at Receiver: 0 Receiver Elevationl: 5 Base of Barrier Elevation: 0 Starting Barrier Height 6 Barrier Effectiveness : Top of L6n, db Barrier Barrier Medium Heavy Elevation {ft He Autos Trucks Trucks Total o I Barrier Breaks Line of Sight to... Medium Heavy Autos? Trucks? Trucks? Yes Yes Yes Yes Yes Yes Yes Yes Yes Yes Yes Yes Yes Yes Yes Yes Yes Yes Yes Yes Yes Yes Yes Yes Yes Yes Yes NOtgS: l.standard receiver elevation is flve feet above grade/pad elevations at the receiver location(s) il lli.., brennan 8c associates V'/\/\/\/c t o rxs u lta.n ts in a c o us ti cs

87 EXHIBIT F environmental service by Papineau November 6, 2015 Mr. Albert Enault Assistant Planner City of Vacaville Community Development Department 650 Merchant Street Vacaville, CA Subject: Leisure Town Self-Storage Project, 5692 Leisure Town Road (Project Number ) Dear Mr. Enault: This letter and the attachment are intended to address your request for information that confirms that the proposed design of the self-storage facility would result in outdoor and indoor noise environments that are consistent with Section , Supplemental Standards, Noise Performance Standards of the City of Vacaville s Municipal Code. The City s criteria are 60 dba (L dn during 24 hours) and 45 dba (L dn during 24 hours) indoors. Much of the basic information contained in the original evaluation for the Southtown Project EIR was re-checked and independently corroborated. Modeling of rail noise using an Excel spreadsheet model available from the Federal Railroad Administration corroborates that the outdoor L dn would be 67 dba in the backyards of houses along Sawyer Drive, Tundra Court, and Sitka Court, assuming no mitigation and the number of train passbys as presented in the Draft EIR for the Southtown Project. As in the Southtown Project Draft EIR, model assumptions included 22 freight trains per hour during daytime hours (7 a.m. 10 p.m.) and 14 freight trains during nighttime hours (10 p.m. 7 a.m.), for a total of 36 freight train passbys per day. Further model assumptions included 30 commuter trains during daytime hours (7 a.m. 10 p.m.) and six commuter trains during nighttime hours (10 p.m. 7 a.m.), for a total of 36 commuter train passbys per day. The remaining question pertains to the effectiveness of the proposed self-storage buildings for mitigating train noise. The minimum noise reduction (also called shielding) for an intervening row of buildings, even with gaps, is 5 dba. For a continuous 14.5-foot tall concrete masonry block wall, to be located at approximately 60 feet from the track centerline, noise reduction (also called insertion loss ) can be expected to be in the range of 5 to 12 dba. The noise reduction will be additive, to a degree, because the second row of self-storage buildings will break the line-ofsight from the houses to the top of the 14.5-foot tall wall. In combination, the estimated noise reduction will be 9 to 10 dba compared to the case without any wall or intervening buildings Gold Creek Drive Castro Valley, California FAX (510) TEL (510)

88 5692 Leisure Town Road Vacaville, California Project Number Day-night average noise level in the back yards of the future houses along Sawyer Drive, Tundra Court, and Sitka Court, will be in the range of dba [L dn ]. To assure this, certain mitigation measures are discussed in the attached Acoustical Evaluation of the Southtown Project Self- Storage Facility. A key mitigation measure for implementation by the self-storage facility applicant is the construction of gap-filling walls along the self-storage property s eastern perimeter. If you have any questions about this evaluation or if you require clarifications, please do not hesitate to contact me at (510) or marc_p@sbcglobal.net. Sincerely, Marc Papineau Project Manager cc. Mr. Michael Conley Attachment (1): Acoustical Evaluation of the Southtown Project Self-Storage Facility 2