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2018/01/11 Planning Commission Resolution (2)PLANNING COMMMISSION RESOLUTION NO. 2018-02 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF ROHNERT PARK, CALIFORNIA, APPROVING A CONDITIONAL USE PERMIT, SITE PLAN AND ARCHITECTURAL REVIEW FOR THE KRISPY KREME DOUGHNUT COMMERCIAL PROJECT (APN 045-083-001) WHEREAS, the applicant, Dan Zebrak for Golden Gate Doughnuts LLC, filed Planning Application No. PLSU17-0003 for a Conditional Use Permit and Site Plan and Architectural Review for exterior remodel of an existing building and creation of a new drive through on property located at 5090 Redwood Drive south of the intersection of Golf Course Drive and Redwood Drive (APN 045-083-001), in accordance with the City of Rohnert Park Municipal Code; WHEREAS, Planning Application No. PLSU17-0003 was processed in the time and manner prescribed by State and local law; WHEREAS, on October 12, 2017, the Planning Commission conducted a Study Session for Planning Application No. PLSU17-0003 at which time interested persons had an opportunity to provide comments on the project; WHEREAS, public hearing notices were transmitted to all property owners within a 300 - foot radius of the subject property and to all agencies and interested parties as required by California State Planning Law, and a public hearing notice was published in the Community Voice for a minimum of 10 days prior to the first public hearing; WHEREAS, on January 11, 2018, the Planning Commission reviewed Planning Application No. PLSU17-0003 at which time interested persons had an opportunity to testify either in support of or opposition to the project; and, WHEREAS, at the January 11, 2018, Planning Commission meeting, upon considering all testimony and arguments, if any, of all persons desiring to be heard, the Commission considered all the facts relating to Planning Application No. PLSU17-0003. NOW, THEREFORE, THE PLANNING COMMISSION OF THE CITY OF ROHNERT PARK DOES RESOLVE, DETERMINE AND ORDER AS FOLLOWS: Section 1. That the above recitations are true and correct. Section 2. Findings considered. The Planning Commission, in approving the Conditional Use Permit, makes the following factors, to wit: A. The proposed location of the conditional use is consistent with the objectives of the Zoning Ordinance and the purposes of the district in which the site is located. Criteria Satisfied. The project is located immediately adjacent to other existing commercial buildings and properties on the west side of the City. The proposed drive-through is located on a site with an existing commercial building. The proposed drive-through use is consistent with the standards of Zoning Ordinance Section 17.07.020 Footnote I. Drive - Through Window, including; two points of ingress/egress, capacity for queuing a minimum of six vehicles behind menu board, clear visibility of pedestrian walkways across drive- through drive aisle, and landscape screening. As detailed in Exhibit A, the remaining drive- through development standards will be met as conditions of approval, including; conducting a parking and vehicular circulation plan, providing outdoor trash receptacles, meeting drive-through speaker system decibel levels, width and radius standards, and drive-through aisle setbacks. B. That the proposed location of the Conditional Use and the conditions under which it would be operated or maintained will not be detrimental to the public health, safety or welfare or materially injurious to properties or improvements in the vicinity, and the operation and maintenance of the Conditional Use will be compatible with the surrounding uses. Criteria Satisfied. The proposed Krispy Kreme Doughnuts drive-through use will be located adjacent to the existing Chick-fil-A drive-through and within close proximity to other uses with a drive-through in the immediate vicinity. The proposed drive-through on this property is a commercial use similar to the surrounding uses in the immediate area. As proposed and conditioned in Exhibit A, the new drive-through would be in compliance with Zoning Ordinance Section 17.07.020 Footnote I. Drive -Through Window development standards; therefore, will not result in a negative impact on the public health, safety or welfare or be materially injurious to properties or improvements in the vicinity.. C. The proposed Conditional Use will comply with each of the applicable provisions of this title. Criteria Satisfied. As proposed and conditioned in Exhibit A, the proposed drive-through use is in compliance with all of the provisions of the Zoning Ordinance, including Section 17.07.020 Footnote I. Drive -Through Window development standards and Conditional Use Permit standards. Section 3. Findings considered: The Planning Commission, in approving Site Plan and Architectural Review, PLSU17-0003, makes the following factors, to wit: 1. That the development's general appearance is compatible with existing development and enhances the surrounding neighborhood. Criteria Satisfied. The proposed exterior alterations and drive-through circulation are compatible with commercial uses in the immediate vicinity and the adjacent restaurant/drive-through commercial building. This proposed remodel of the existing commercial space for new commercial tenants is of a commensurate scale in terms of height and massing, and is compatible with existing and planned development in the surrounding neighborhood. As proposed and planned, the uses and exterior alterations to the existing commercial building fit within the type and uses of buildings in the immediate surrounding area in terms of building typology (e.g. appearance of building) and the function of the internal circulation of the parking lot. 2. That the development incorporates a variation from adjacent on-site and off-site structures in height, bulk, and area; arrangement on the parcel; openings or breaks in the fagade facing the street; and/or the line and pitch of the roof. Criteria Satisfied. The proposed exterior changes to the existing building includes changes in articulation of the building walls and roof line that results in an attractive appearance. The exterior building changes provides visual indications to the entrances, paths, and parking access. The building exterior will have a contemporary appearance including cement plaster walls, standing seam metal roofing, steel eyebrow trellises, metal awning and ceramic tile columns. A subdued green earth tone color will be used for the metal roof, awnings and trellises. The style and colors of the building will be compatible with the adjacent Chick-Fil-A restaurant giving the commercial property a consistent appearance. 3. That the development will be located and oriented in such a manner so as to provide pedestrian, bicycle and vehicular connections with adjacent properties, as appropriate, and avoids indiscriminate location and orientation. Criteria Satisfied. There are bike lanes on both Redwood Drive and Golf Course Drive. The access driveway on Redwood Drive will provide cyclists safe access to the facility. The proposed project would add 4 new `U-shaped' bicycle racks that could accommodate up to 8 bicycles. Vehicle and pedestrian connections currently exist on the subject commercial property and will not be altered by the proposed project. The proposed shared building entry foyer creates a distinct entrance for pedestrians and a focal point leading to the entrance of the commercial spaces from Redwood Drive. The building entries are well defined and visible from the Redwood Drive sidewalk. This is complemented by the proposed building lighting, landscaping, and planned signage. Section 4. Environmental Clearance. This proposal is categorically exempt from the requirements of the California Environmental Quality Act (CEQA) as a Class 1, Section 15301 reuse of an existing building. NOW THEREFORE BE IT RESOLVED, that the Planning Commission does hereby approve Planning Application No. PLSU17-0003 subject to the following conditions attached as Exhibit A. BE IT FURTHER RESOLVED that said action shall not be deemed final until the appeal period has expired and that the appeal period shall be ten (10) working days from the date of said action. No building permits shall be issued until the appeal period has expired, providing there are no appeals. DULY AND REGULARLY ADOPTED on this 11th day of January, 2018 by the City of Rohnert Park Planning Commission by the following vote: AYES: � NOES: 0 ABSENT:/ ABSTAIN: a ADAMU;?y�'"LANQUIE t BORBA �GIUDIGE -GHAYDON iU "" I- A Attest: +� . Susan Zevedo, Recording Secretary EXHIBIT A ADOPTED PER PLANNING COMMISSION RESOLUTION NO. 2018-02 CONDITIONS OF APPROVAL: KRISPY KREME AND TENANT SPACE SITE PLAN AND ARCHITECTURAL REVIEW AND CONDITIONAL USE PERMIT The conditions below shall apply to the Kripsy Kreme and Commercial Tenant Space project located at 5090 Redwood Drive (PLSU17-0003). General Conditions 1. The Conditional Use Permit, Site Plan and Architectural Review approval shall expire one year from the Planning Commission approval date, unless prior to the expiration a building permit is issued and construction is commenced and diligently pursued toward completion and the use is initiated, or an extension is requested and approved. 2. The facility shall comply with any and all applicable provisions of the Rohnert Park Municipal Code (RPMC) and any state or federal agency. The violation of any condition listed herein shall constitute a nuisance and a violation of the Rohnert Park Municipal Code. In conformity with Chapter 1.16 of the RPMC, a violation of the RPMC may be an infraction or a misdemeanor and shall be punishable as provided by law. In addition to criminal penalties, the City may seek injunctive relief. The Applicant agrees to pay for all attorney's fees and costs, including, but not limited to, staff time incurred by the City in obtaining injunctive relief against the Applicant as a result of a failure of the Applicant to fully perform and adhere to all of the Conditions of Approval. 3. The Applicant agrees to defend, indemnify, hold harmless and release the City of Rohnert Park, its agents, officers, attorneys and employees from any claim, action or proceedings brought against any of the above, the purpose of which is to attack, set aside, void, or annul the approval of this application or certification of the environmental document which accompanies it. This indemnification obligation shall include but not be limited to, damages, costs, expenses, attorneys', or expert witness fees that may be asserted by any person or entity, including the Applicant, whether or not there is concurrent passive or active negligence on the part of the City, its agents, officers, attorneys or employees. 4. The Conditional Use Permit, Site Plan and Architectural Review approval shall expire one year from the Planning Commission approval date, unless prior to the expiration a building permit is issued and construction is commenced and diligently pursued toward completion and the use is initiated, or an extension is requested and approved. Project Specific Conditions 5. Recycled water shall be utilized for irrigation on-site. The application shall apply for recycled water service, provide WELO calculations, and follow the City of Santa Rosa's user's guide at this link: littp://srcity.orgfdepartments/utilities/recycle/Pag_es/default.aspx. 6. Show recycled water connection on plans to be used on site for landscape irrigation. 7. Any landscaping damaged during construction shall be replaced. 8. Show existing easements on plans. Any City easements that may be altered for this property or the adjacent property as a result of the design shall be reviewed by the City. The developer shall put together an adjusted easement document to be approved and recorded by the City. 9. Show existing utility locations & sizes (water, sewer, recycled water, storm water), including tie-ins to public infrastructure. 10. Provide utility sizing calculations/justification. 11. Provide a preliminary title report. 12. The refuse enclosure shall have a drain connected to the sanitary sewer details subject to approval of the Development Services Department. 13. All exterior lighting shall be LED including wall lights on the building and any existing pole lights on the applicant's property, and shall be so indicated on building plans. 14. Show all required egress and accessible paths of travel to the satisfaction of the Building Official. Drive-Throuzh Conditions 15. A parking and vehicular circulation plan encompassing adjoining streets shall be submitted for review and approval by the City Engineer and Planning. 16. A minimum of one outdoor trash receptacle shall be provided on-site adjacent to each driveway exit or as approved by the planning and community development director. At least one additional on-site outdoor trash receptacle shall be provided for every ten required parking spaces. 17. Any drive -up or drive-through speaker system shall be limited to one that emits no more than fifty decibels four feet between the vehicle and the speaker, and shall not be audible above daytime ambient noise levels beyond the property boundaries. The system shall be designed to compensate for ambient noise levels in the immediate area, and shall not be located within thirty feet of any residential uses or residential districts. 18. The pedestrian walkway that intersect the drive-through drive aisle shall have clear visibility and must be emphasized by enriched paving or striping. 19. The drive-through aisles shall have a minimum fifteen -foot width on curves and a minimum eleven -foot width on straight sections. The outside radius of the curves shall be a minimum of thirty feet. 2 20. Landscaping shall screen drive-through or drive-in aisles from the public right-of-way and shall be used to minimize the visual impact of reader board signs and directional signs. Master Sign Program Conditions 21. Obtain an Administrative Permit (per Zoning Ordinance 17.25.050) from Planning for the establishment of a Master Sign Program. 22. Master Sign Program submittal requirments: a. Provide a site plan showing existing improvements and proposed sign locations, including directional signs. b. Provide detailed elevations showing the proposed signage, including the dimensions, locations, proposed illumination and method of attachment or mounting. 23. The applicant shall submit and receive approval for a Sign Review Application prior to installation of any signs. 24. Provide a construction permit application in conformance with Title 15 (Buildings and Construction) of this Municipal Code. 3 a PARKING REQUIREMENTS SHEET KEYNOTES PARKING SPACES REQUIRED: O NEW LANDSCAPING KRISPY KREME (FAST FOOD):1SPACE PER 50 SF. OF DINING AREA RESTAURANT:1 SPACE PER 2,5 SEATS O EXISTING LANDSCAPING TO REMAIN AND REPLACED. OUTSIDE SEATING:1 SPACE PER 2.5 SEATS O EXISTING IG14T POLE AND BASE TX REMAIN- LIGHT FIXTURE TO BE CHANGED PARKING CALCULATION: OUT TO CLOBRA HEAD LED TYPKRISPY KREME:766 SF/50=15.32 OR 16 PARKING SPACES KRISPY KREME: DRIVE THROUGH 11 CARS IN QUEUE O EXISTING LIGHT POLE TO BE MOVED TO THE NORTH AS SHOWN- LIGHT RESTAURANT: ASSUME 30 SEATS/ 2.5 = 12 PARKING SPACES FIXTURE 15 TO BE CHANGED OUT TO A COBRA HEAD TYPE LED FIXTURE OUTSIDE SEATING:16 SEATS/2.5 = 6,4 OR 7 PARKING SPACES O FOUR MN VA9UPH0 BICYCLE RACKS (EA. UNIT A=rV-2WA1" 2 BICYCLES) 35 SPACES REO'D CR059NATC4W AICA INDICATES THE REQUIRED CLEIRAWAS AMND THE UNITS. PARKING PROVIDED: 63 PARKING SPACES O EX15TING ACCE551BLE RAMP TO FROM THE PUBLIC ROW TO THE ENTRANCE 01 VAN PARKING SPACE O EXISTING SIDEWALK TO REMAIN C1 ACCESSIBLE PARKING SPACE Op EXISTING GA5 METER IN LANDSCAPE AREA. 65 TOTAL PARKING SPACES O EXISTING TRANSFORMER IN LANDSCAPE AREA. ® FENCE AROUND EXISTING FIRE DEPARTMENT DOUBLE CHECK VALVE AND PIV. II TWO 5'-0' BY 0-0' STEEL GATES PAINT TO MATCH WALLS. 12 COVERED AREA IN EXTERIOR YARD FOR TRASH DUMPSTERS, 19 3'-0' BY 0-0' STEEL MAN GATE FOR ENTRY BY KRISPY KREME STAFF. 14 MENU BOARD I6 NEW 51DEWALK li NEW VAN ACCESSIBLE PARKING SPACE (REPLACES A SPACE REMOVED TO REDESIGN THE PARKING AREA). IT NEW ACCESSIBLE PARKING SPACE (REPLACES THE A SPACE REMOVED TO REDESIGN THE PARKING AREA), ID OUTDOOR SEATING AREA TO BE SHARE BY TENANTS Resolution No. �i w Approved Plai `^ Meeting Z. 00 v� EXISTNC .-ARESTAURANT r►► e •2 SPACES AT 9'-C)l EA o o �►► io r 0 V �1 - .� �►�� .,� � is N 03Y0'>5' E i HIGHWAY 101 498.52' SITE PLAN N� SCALE-. 1`201-0' K12 Architects, Inc 3633 Seaport Blvd. Suiw C W. Sa—menlo, CA 95691 PH:(916)455-6500 FAX:(916)455-8100 ara..wwl.. rs. 2018- Q -Z' ming Commission 11-►� KRISPY KREME DOUGHNUTS 5090 REDWOOD DRIVE RONNERT PARK, CA GOLDEN GATE DOUGHNUTS, LLC 17 WINTER BROOK LANE SANTA ROSA, CA 95404 117-009'118.17-17 SITE PLAN A0.1 BUILDING SQUARE FOOTAGE KRISPY KREME SPACE 3,794 S F. TENANT SPACE 2,346 S F COMMON SPACE 1,229 S.F. TOTAL SQUARE FOOTAGE 7, 369 S F FLOOR PLAN SCALE: 1/4" - P-0" K12 Architects, Ir 3633 Seaport Blvd. Suite i W, Sacramento, CA 9569 PH:(916) 455-6500 FAX:(916) 4! r�4omb KMSPY KRF DOUGHNU 5090 REDWOOD C ROHNERT PARR GOLDEN GA DOUGHNUTS 17 WINTER BROOM SANTA ROSA, GA 17.009 ! S -17 - FLOOR PLAN A1.0 23'-0" AFF Zi' -V AFF 0'-0' AFF zh 8'-0' AFF I -TOP OF WALL TRASH ENCLOSURE 27'-0" AFF 12'-10' 7" AFF ►I I _ Y r_ { 1 )IJ LI 1�1 Irl 1- �) 1111`. EAST 5�1 J ? LJ AFF 25-0" AFF 17'-0' AFF 2� 2� 14-0" AFF f0'-0' AFF 8'-0' AFF TOP OF saALl TRASH ENCLOSURE SOUTH 30'-0" AFF 25'-0" AFF ME WIMMY Zc��r. SCALE: 118"N'.8" 5V-7' AFF 23'-0"23'-0" A� 21'-6' AFF h SCALE: 118'�t'•0" 171 AF Y MATERIAL LIST I. CEMENT PLASTER 2. METAL ROOFING 3. STONE VENEER 4. STEEL RAIL FENCING 5. RIBBED METAL 51DING 6. STEEL EYEBROW TRELLISES 7 DECORATIVE WALL SCONCE 8. MAN DOOR WITHIN A ROLL -UP DOOR 9. STEEL GATES 0. FALSE WINDOWS -SPANDREL GLASS I. RAISED FOAM BAND 12. 2" PLASTER EXPAN51ON JOINT 13, METAL AWNING 14. DRIVE THROUGH WINDOW 15. TRASH ENCLOSURE WALL. 16.. DUMPSTER COVER BEHIND TRASH ENCLOSURE WALL- STEEL DECKING CLEAR SPAN OVER A STEEL TUBE OR CHANNEL BEAM WITH INTEGRAL GUTTER, 17. WALL PACKS 115, CONCRETE MASONRY WALL CORNICE. COLORS ❑ FIELD COLOR- 5HERWIN WILLIAMS 2340 BUFF ❑ e ACCENT COLOR- 5HERWIN WILLIAMS 2330 HONEY BEE ❑ E WAINSCOT COLOR- FRAZEE PAINT 7816 TASMANIAN MYRTLE ❑p CORNICE COLOR- 5HERWIN WILLIAMS 7142 LUMINOUS WHITE ❑E TRIM COLOR- 5HERWIN WILLIAMS 6741 DERBYSHIRE ❑F EL DORADO STONE - SAWTOOTH RUSTIC EDGE SECTIONS THROUGH TRASH ENCLOSURE AREA REV: 10-9-2017 REV: 7-17-2017 11 &@Hbft K12 Architects, Inc 3633 Seaport Blvd. Suite C W. Sacramcalo, CA 95691 PH:(916) 455-6500 FAX:(916) 455-5100 KRISPY KREME DOUGHNUTS 3090 REDWOOD DRIVE ROHNERT PARK, CA GOLDEN GATE DOUGHNUTS, LLC 17 WINTER BROOK LANE SANTA ROSA, CA 93404 .o+r. 17-009 9-17-17 ELEVATIONS A3.0 32'-7' AFF 4� T E I E J— 3'-0 AFFY 21'-6" AFF Arm I 0 1 23'-a' AFF - AFF VTOP8'-0' OF WALL TRA514 ENCLOSJRE7%i /'�1 • S Omitj t' El 3 EAST '. cif 3C C)� F� 1 I I y 9 i 27'-0' AFF C 0 3 M u 0` AFF q _ 9 I 0 (7, A F71 ..12; NORTH j 1 14 3 311 (a 4 25'-0` AFF TT A a� i R .17 3 1 3 `--' ( 3) I 1 I3 trema a / 25 -C" AFF I -17'--0" AFF- -- 1 ( 3`� 12 SCALEt A�20'-0` AF 14'-0' AFF 4, q') 27'-0" AFF 20'-0" AFF — D 17 4 -0n ACF —_ -T AFF 0' AFF r -JP OF HALL R«5F! E4CL05+JRE SOUTH t1T� r 25'-0" AFF SCALE: 1!8`•1'-0" 32'-7' AFI` — - ' 23'-O' AFF AFF RnarwEe�r 1Em7E /�y"�'i` #owl G 116 - ` Ike --� N — LE�. SCALE: AFF MATERIAL LIST CE^'=ti- PLASTER 2 "-=TA- RCOF'NG 3 STONE VENEER 4 ST EEL RAIL FENCING 5 RIBBED METAL SIDING 6. 5T=EL EYEBRCW TRELLISES 7 DECORATIVE WALL SCONCE 8 "MAN DOOR WITHIN A ROLL -U? DOOR q 5T=EL GATES 10. FALSE WINDOWS -SPANDREL GLASS RAI5ED FOAM BAND 12_ 2" PIASTER EXPANS ON JOiNT 13 META_ AWNING 14 DRIVE THRCuGH AI\DOW 15 -RASH ENCLOSURE WA -L 16 DUMPSTER COVER 9&�',ND TRASH ENCLOSURE WALL- STEEL DECKING '-EAR SPAN OVER A STEE_ TUBE OR CHANNEL BEA" WI -H NTEGRAL GU -TER. I7 WALL - PACKS 18. CONCRETE MASONRY WALL CORNICE COLORS Ej F?ELD COLOR- 5,ERAIN WILL'.A.MS 2340 5-F= ❑ACCEN- COLOR- SHERWIN HILL LAMS 2330 BEE WANSCOT COLOR- FRA7E= PANT 7816 TAS"ANIA\ MYRT_E CORNICE COLOR- 5HERWiN WILLIAMS 7142 LUMIN0 5 WHITE ❑TRIM COLOR- SHERWIN W _-lANS 674' D DERBYSHIRE L'J EL DORADO B'ON'E SAWTOOTH RUST!C EDGE SECTIONS THROUGH TRASH ENCLOSURE AREA PEI/, 10-9-2017 REV- 7-17-2017 I 1 l � P n, K12 Architects, Inc 3633 S.R,9 Blvd. Suit. C W. Sae'nienw, CA 95691 P113916),155-6500 FAX:(916) 455-810) KRISPY KREME DOUGHNUTS 9090 REDWOOD DRIVE RONNERT PARK, CA GOLDEN GATE DOUGHNUTS, LLC 17 WINTER BROOK LANE SANTA ROSA, CA 95404 17-009 ELEVATIONS A3.0 INDICATES NEW PLANTINGS. MULCH AND IRRIGATION Efcbs ll9 LANOBCAP:N7 TO QEMAN TENANT f HIGHWAY 101 U • EXISTING LANDSCAPING�- SITE PLAN SCALE: 1" = 20' - 0" I _7 I 0 5' 10' 20' 30' JAMES FERGUSON CLABAUGH LANDSCAPE ARCHITECT 5556 SHAWN LANE VACAVILLE CA 95598 PHOND/A%: ]0]499-3916 I.�,mmHaesl •.��• cmrP��mn V/K e •a� anoRS Up DA�1 KRISPY KREME DOUGHNUTS 5090 REDWOOD DR ROHNERT PARK, CA Eur V.2DW 19-VBgQ9 o3n 14101 Ra I ERR .mw Durw ,L D. OaPn E4 JC PRELIMINARY LANDSCAPE PLAN 9iwn Ib L1 of 1 SUGGESTED PLANT LIST. TREES NOTE THAT ALL PLANT•QS AQ• TO BE IRRIGATED BY AN AUTOMATIC, LOW VOLUME, INLINE DRIP SYSTEM "IED BELOW GRADE. DESCRIPTION CONTAINER QUANTITY ALL PLANTERS WILL BE MULCHED WITH AN APPROV BARK PRODUCT_ THE LANDSCAPE AND QQpARON PLANS WILL COMPLY WITH AS 1861 WATER LAGEQSIROEMIA'TUSGAROQA 13 GAL 6 CONSERVATION IN LAN SC.AQNG ACT. P RED CRAPE MYRTLE f ULMUS PAQNFOLIA -DRAKE CHINESE EBERGREEN ELM 0 150- 3 SHRUBS, GROUND COVERS AND ACCENTS ,BOTANICAL 0 NAME COMMON NAME CO AIER WATERUSE SIZE eNIII OLEANDER PETITE PINKDWARF PINK OLEANDER 3 GAL L 3 x 4' �� V ¢HARHIOLEFS INDICA'CLAQA WHITE INDIA HA\VTHO¢VE 1 GAL. M 1 NIT � N\ OENNISETUM SETACEUM (GREEN) FOUNTAIN GRASS 1 GAL L 4'X3 DIETES IRCOIDES AFRICAN IRIS 1 GAL L 3.2 h L AGAPANTHUS AFRICANUS WHITE LILY OF THE NILE 1 GAL L 2 X 2' f1 QOSA RED FLORAL CARPET RED CARPET ROSE COTONEASTEROAMMEQI COTOVEASTER 1 GAL M 1GA. L 1 X 4' 1x4' VEW BIKE RACK �� EXISTING PAW AIG � ROSMAQINUS OFFIGNALEi'oQpST¢ATUS' ROSEMARY 10- L 2' X 3 INDICATES NEW PLANTINGS. MULCH AND IRRIGATION Efcbs ll9 LANOBCAP:N7 TO QEMAN TENANT f HIGHWAY 101 U • EXISTING LANDSCAPING�- SITE PLAN SCALE: 1" = 20' - 0" I _7 I 0 5' 10' 20' 30' JAMES FERGUSON CLABAUGH LANDSCAPE ARCHITECT 5556 SHAWN LANE VACAVILLE CA 95598 PHOND/A%: ]0]499-3916 I.�,mmHaesl •.��• cmrP��mn V/K e •a� anoRS Up DA�1 KRISPY KREME DOUGHNUTS 5090 REDWOOD DR ROHNERT PARK, CA Eur V.2DW 19-VBgQ9 o3n 14101 Ra I ERR .mw Durw ,L D. OaPn E4 JC PRELIMINARY LANDSCAPE PLAN 9iwn Ib L1 of 1