2017/09/14 Planning Commission Resolution (2)PLANNING COMMMISSION RESOLUTION NO. 2017-24
A RESOLUTION OF THE PLANNING COMMISSION OF THE
CITY OF ROHNERT PARK, CALIFORNIA, APPROVING SITE PLAN AND
ARCHITECTURAL REVIEW FOR FAIRFIELD INN AND SUITES LOCATED AT 405
MARTIN AVENUE (APN 143-040-120) FILE NO. PLSR16-0002
WHEREAS, the applicant, Tejal Patel, of Rohnert Park Lodging, LLC, has submitted a
Site Plan and Architectural Review for a 100 -room hotel located on property at 405 Martin Avenue
(APN 143-040-120); and
WHEREAS, Planning Application No. PLSR16-0002 was processed in the time and
manner prescribed by State and local law; and
WHEREAS, the project is located in the Regional Commercial Zoning District, and so
designated in the Rohnert Park Zoning Map;
WHEREAS, on September 14, 2017, the Planning Commission reviewed Planning
Application No. PLSR16-0002 at which time interested persons had an opportunity to testify either
in support of or opposition to the project; and,
WHEREAS, at the September 14, 2017, Planning Commission meeting, upon considering
all testimony and arguments, if any, ofall persons desiring to be heard, the Commission considered
all the facts relating to Planning Application No. PLSR16-0002.
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. Factors Considered. The Planning Commission, in approving Planning
Application No. PLSR16-0002, makes the following findings, to wit:
A. That the developments general appearance is compatible with existing development and
enhances the surrounding neighborhood.
Criteria Satisfied The building design will be consistent with other structures in the
immediate area including the existing Ashley Furniture, the planned Westside Public
Safety Station (the colors of which directly compliment the Fairfield Hotel colors), the
newly approved Cambria Hotel, and the remainder of the planned Five Creek project. The
appearance of the hotel is also complimentary to the recently completed nearby Fiori
Estates apartment complex. The hotel will be an attractive addition to the west side of town.
Special care has been taken to ensure that all buildings within the adjacent Stadium Area
Master Plan have a consistent architectural character, and while the Fairfield Inn is not
within the SAMP, but merely adjacent to it, the design for the hotel has been carefully
articulated so as to compliment this emerging area of the city. Architecture, landscaping
choices, lighting elements, and overall site design components give the hotel and the
emerging neighborhood around it a consistent look and feel that enhances what already
exists.
B. 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 new building has an attractive appearance with a variety of materials
including stone, stucco in various tones, and faux wood cement board. There is articulation
in the building walls including setback and variations in the roof height. The porte-cochere
provides an inviting entrance to the building and further enhances its attractiveness with
variation in bulk and fagade depth. A pool the rear of the hotel with an attractive metal
fence. Attractive lighting and signage further enhances the visual quality of the structure.
The rear of the hotel will provide an attractive frontage with lighting for the Hinebaugh
Creek trail. While the hotel is set back from the planned Martin Avenue extension,
landscaping, the height of the building, and the porte-cochere will insure the building
maintains a visually attractive presence in this area of the city.
C 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. Vehicular access to the property is from Martin Avenue, at the Dowdell
Avenue intersection. There is vehicular access to Rohnert Park Expressway and Highway
101. There are bike lanes on Dowdell Avenue and access to the Hinebaugh Creek trail.
There is bicycle access to the building from a trail along Hinebaugh Creek and from
Rohnert Park Expressway via Redwood Drive. Pedestrian sidewalks will connect the hotel
to adjacent developments including the Five Creek project and the public sidewalk system.
Bicycle parking and EV charging will be provided onsite. The trail system will provide
access to SMART. Sonoma County Transit runs busses in close proximity to the hotel site.
Section 3. Environmental Clearance. A Mitigate Negative Declaration was prepared for
the hotel project in conformance with the California Environmental Quality Act (CEQA).
NOW THEREFORE BE IT RESOLVED, that the Planning Commission does hereby
approve Planning Application No. PLSR16-0002 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 14th day of September, 2017 by the City
of Rohnert Park Planning Commission by the following vote:
AYES: q NOES: 6 ABSENT: I ABSTAIN:
ADQMs6jo'01 BLANQUIL ., BORBA -tGIUDICEf�L HAYDON Q/
Susan Haydon, Chairperson, Rohnert Park Planning Commission
Attest: a4A
usan evcdo, Recording Secretary
Exhibit A
ADOPTED PER PLANNING COMMISSION RESOLUTION No. 2017-24
Conditions of Approval
Site Plan and Architectural Review: Fairfield Inn and Suites
The conditions below shall apply to the Fairfield Inn and Suites project located at 405 Martin
Avenue (PLSR16-0002).
General Conditions
1. The 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. All applicable provisions of the City of Rohnert Park Municipal Code, are made a
part of these conditions of approval in their entirety, as if fully contained herein.
3. The violation of any condition listed herein shall constitute a nuisance and a
violation of the RPMC. 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.
4. 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.
5. Place Conditions of Approval on general notes on plan sheets.
6. Applicant shall comply with all mitigation measures contained within the project's
Mitigated Negative Declaration document and all applicable federal and state
resource agency requirements, and, if necessary, obtain any required state and/or
federal permits.
Design Conditions
7. The project shall be designed and improved and installed to be consistent with the
related Mitigated Negative Declaration and the Mitigation Monitoring and
Reporting Program.
8. The Project is approved as shown in Exhibits A through J attached to the September
14, 2017 Planning Commission staff report except as conditioned or modified
below.
9. The applicant shall submit and receive approval for a Master Sign Program and Sign
Review Application prior to installation of any signs.
10. All exterior lighting shall be LED including wall lights on the building.
11. Provide a dewatering plan as part of the grading permit if groundwater is expected to
be encountered (refer to soils report for GWE to determine if it is needed).
12. Landscaping shall be constructed in accordance with the State's Model Water
Efficient Landscaping Ordinance (MWELO), or in accordance with water
conservation standards which meet or exceed the requirements of the MWELO. The
Applicant shall submit a landscaping and irrigation plan that identifies landscape
material types and locations, irrigation, water usage calculations, and other
information as required. The plan shall be submitted to and reviewed and approved
by the Development Services Department prior to construction. All costs for review
of the requirements of the MWELO shall be borne by the Applicant. All
landscaping and irrigation subject to the MWELO shall be substantially complete
prior to the issuance of a Certificate of Occupancy.
13. Landscaping shall be irrigated using recycled water, to the extent that recycled
water is available. The project shall apply for and comply with the City's standard
Recycled Water Use Agreement.
14. Any new trees within five (5) feet of the public right-of-way or within five (5) feet
of any paved areas within the project shall have root barriers that are approved by
the City Engineer. Any variances from this requirement shall be noted on the
drawings for review and approval by the City Engineer.
15. Prior to the issuance of Building Permits, a copy of all necessary easements and
access agreements for the secondary access through the Ashley Furniture property
shall be provided to the City.
16. Repaving of the intersection of Martin Avenue and Dowdell Avenue shall be
required once all public utilities are tied in. Paving shall include entire intersection
of Martin Avenue and Dowdell, ten feet beyond the intersection on the north and
eastern legs of intersection (Which are public ROW), and to the property lines on
the south and western legs of the intersection.
17. The trees along the Martin Avenue Extension frontage shall be approved by the
City of Rohnert Park prior to planting and shall match the trees planted along the
City parcel to the immediate west, which are planned to Ginkgo Biloba Maidenhair
Trees.
18. Applicant shall provide plans for additional planters to be located adjacent to either
side of the porte-cochere, per Planning Commission discussion.
19. Onsite parking lot lighting fixtures along the Martin Avenue Extension frontage
shall match to the extent possible the lighting fixtures planned and included in the
adjacent fire station and Five Creek projects.
Public Safety
20. Code Compliance shall be in accordance with: 2016 California Fire Code, 2016
California Building Code, City of Rohnert Park Fire Division Code Ordinance
#920, and NFPA
21. Illuminated addresses shall be plainly visible from the street. Monument sign per
local code.
22. Fire extinguishers shall be installed per the Fire Code.
23. Key boxes shall be provided with a set of permanently labelled keys to entry and
utility doors, pool mechanical building.
24. All work shall be performed in accordance with NFPA standards. The buildings
shall have fire alarms, standpipe and sprinklers per model and local codes.
25. The location of fire riser and fire department connections shall be indicated on
Improvement Plans.
26. The elevator cab shall accommodate a gurney.
27. All work shall comply with all codes, ordinances and standards, whether shown on
the plans or not.
28. Additional Operational Permits may be required prior to occupancy.
29. Additional permits may be required by the Sonoma County Emergency Services
Department for hazardous materials such as pool chemicals.
30. The entire parking lot and access road is considered a Fire Lane. Red curbs and
signage shall be provided. Structural sections shall accommodate fire apparatus.
Provide details on Improvement Plans.
Grading and Improvement Plan Requirements
31. All improvements shall be designed in conformance with: the City of Rohnert Park,
Manual of Standards, Details and Specifications in effect at the time of
development
32. The Project benchmark shall be based on a City approved USGS benchmark
33. The applicant shall provide a geotechnical report, and shall abide by its
recommendations as a condition of development at the project site.
34. The grading plan shall be prepared by a Registered Civil Engineer, licensed in the
State of California and shall be submitted for review and approval by the City
Engineer.
35. The grading plan shall clearly show all existing survey monuments and property
corners and shall state that they shall be protected and preserved.
36. The Grading Plans shall include the following required notes:
a. "Any excess materials shall be considered the property of the contractor and
shall be disposed of away from the job side in accordance with applicable
local, state and federal regulations."
b. "During construction, the Contractor shall be responsible for controlling
noise, odors, dust and debris to minimize impacts on surrounding properties
and roadways. Contractor shall be responsible that all construction
equipment is equipped with manufacturers approved muffler's baffles.
Failure to do so may result in the issuance of an order to stop work."
c. "If at any time during earth disturbing activities a concentration of artifacts
or a cultural deposit is encountered, work shall stop in the immediate area
and the construction manager shall contact the City and a qualified
archeologist."
d. "If human remains are encountered anywhere on the project site, all work
shall stop in the immediate area and the construction manager shall contact
the City, the County Coroner and a qualified archeologist."
e. "If paleontological resources or unique geologic features are encountered
during construction, all work shall stop in the immediate area and the
construction manager shall contact the City and a qualified paleontologist."
4
f. "Construction work hours shall be consistent with the Rohnert Park
Municipal Code, Noise Ordinance.
g. "All proposed on-site utilities shall be placed underground. This does not
include surface mounted transformers, pedestal mounted terminal boxes and
meter cabinets."
h. "If hazardous materials are encountered during construction, the contractor
will halt construction immediately, notify the City of Rohnert Park, and
implement remediation (as directed by the City or its agent) in accordance
with any requirements of the North Coast Regional Water Quality Control
Board."
Site Civil and Landscape Plans
37. Sidewalk transitions shall be provided to allow a clear five foot walkway at all
locations, including areas where mailboxes, streetlights, street signs and fire
hydrants are to be installed.
38. The improvement plans shall illustrate accessible ramps and parking as required by
State of California Title 24.
39. Site photometrics are to be submitted with the Site Civil Drawings for review and
approval.
40. Landscape plans shall be submitted with the grading permit plans. Sidewalk
alignment shall be shown on both the civil and landscape plans.
41. The landscape planting plans need to be compared with the civil engineering utility
plans and confirmed no trees and large shrubs are proposed over water, sewer and
storm drain pipes.
42. The portion of the public path behind the hotel shall be brought up to City Standard
238. This work needs to be completed prior to C of O.
43. The driveway associated with hotel entrance on Martin Avenue shall mimic the
layout and paving of a 4 -way stop on a public street. The driveway will consist of
AC and shall be level with the other components of the Dowdell/Martin Avenue
intersection. A stop sign shall be installed at the entrance, and the curb ramps
around the driveway on the sidewalk must be brought up to current accessibility
standards.
44. Provide a signature line on front sheet of the grading plans for the project
geotechnical engineer's review and approval of the civil engineering site plans.
Hydrology, Storm Water and Storm Drain
45. The storm drain system shall be designed to meet the requirements of the Sonoma
County Water Agency Flood Control Design Criteria (latest revision), specific to
the Project and these conditions. Provide an approval letter from the Sonoma
County Water Agency prior to grading permit issuance.
46. The applicant shall prepare and implement a site specific storm water pollution
prevention plan acceptable to the City that identifies best management practices for
5
effectively reducing discharges of storm water containing sediment and
construction wastes resulting from site construction activities. The applicant shall
also include 5 -mm trash screens at the outfall in conformance with trash capture
requirements adopted by the State Water Resources Control Board in April 2015.
47. The site shall be in conformance with the City of Santa Rosa Storm Water Low
Impact Development Technical Design Manual (latest edition).
48. The project shall apply for and comply with the City's standard Master
Maintenance Agreement for all onsite storm water best management practices. A
specific maintenance agreement for the site shall be compiled prior to the
Certificate of Occupancy.
49. Discharge ofrunoff onto pavement should be avoided.
50. Plans and certifications shall demonstrate compliance of all improvements,
including building pads and finished floor elevations, with the City's Flood plain
Ordinance, to the satisfaction of the Building Official and City Engineer. Pad
elevations shall be constructed at a minimum of I foot above the 100 -year
Floodplain as determined by the City and certified by the project engineer.
51. Site drainage design must include facilities for the containment of recycled water
runoff due to over irrigation, system leakage or control failure.
52. Grading plans shall include an erosion control (winterization) plan. The plan must
include an order of work and staging/scheduling component indicating when
facilities must be installed and when they may be removed. A separate Rain Event
Action Plan (REAP) shall be required and prepared as part of the Storm Water
Pollution Prevention Plan (SWPPP). A copy of the REAP shall be kept on-site
throughout the duration of construction activities. Provide the WDID number on the
front page of the grading plans.
53. Drainage from the site must be connected to the new storm water line on Labath
Avenue. All infrastructure associated with the design and installation of the
drainage pipe to Labath Avenue will be at the developer's expense.
Water System Requirements
54. The grading plans shall show backflow prevention devices in accordance with the
requirements of the City of Rohnert Park's Backflow Prevention Ordinance.
55. All City water meters shall be located within the right-of-way unless otherwise
approved by the Development Services Department. The grading plans shall show
fire protection in accordance with the requirements of Rohnert Park Fire
Department.
56. The grading plans shall show hydrants placed per the direction of the Rohnert Park
Fire Division.
57. The grading plans shall include a note that states "All hydrants shall be covered
with bags indicating that the hydrant is not active until flow tests are completed by
the City and the hydrants are approved."
6
58. The on-site fire sprinkler system services shall be separated from the fire hydrants
by a single -check valve per City Standard STD -879. The Fire Marshall shall be
consulted on this item.
Sewer System Requirements
59. Sewer grades must be designed such that ultimate finished floors are a minimum of
12" above upstream manhole or clean-out rim elevations.
60. The pool shall be plumbed to drain/back wash into the sanitary sewer system. This
shall be clearly shown on the pool construction plans.
Recycled Water System Requirements
61. The grading plans shall show recycled water use for irrigation.
62. The recycled water system improvements shall be designed in accordance with the
City of Santa Rosa's Recycled Water Users Guide, the City of Santa Rosa and City
of Rohnert Park standards, Title 22 of the California Code of Regulations and the
requirements of the North Coast Regional. Water Quality Control Board.
63. All recycled water mains, service laterals, plumbing, valves, pipes, appurtenances,
irrigation parts, vaults and boxes must be purple. Recycled water notification signs
shall be installed as directed by the City Engineer. Recycled water spray, mists and
ponding must not be present in any designated eating area. All drinking fountains
must be positioned or shielded to eliminate any exposure to recycled water sprays
or mists.
64. Recycled water/potable water dual plumbing design and layout, construction -
installation and final inspection review for individual lots or grouping of lots must
be performed by an AWWA certified Cross Connection Specialist and all
deficiencies must be corrected at the applicant's expense. Written reports of the
Cross Connection Specialist's finding must be submitted to and approved by the
City.
Dry Utility System Requirements
65. All onsite utilities shall be placed underground.
66. Show all dry utilities on the grading plans.
Prior to the Issuance of Grading Permits and/or Improvement Agreements
67. No construction activity may commence until the applicant has demonstrated to the
City that it has filed a Notice of Intent to comply with the Terms of General Permit
to Discharge Storm Water Associated with Construction Activity (NOI) with the
State of California Water Resources Control Board.
68. The applicant shall secure an encroachment permit from the City prior to
performing any work within the City right of way or constructing a City facility
within a City easement.
69. If the site will require import or export of dirt, the applicant shall submit in writing
the proposed haul routes for the trucks and equipment. The haul routes must be
approved by the City prior to import/export work commencing.
70. For a grading permit, the applicant shall secure an approval of a grading plan
prepared by a Registered Civil Engineer licensed in the State of California and pay
all required fees.
71. The applicant shall provide the city with signed deeds for all on-site and off-site
easements associated with the project.
72. All grading plans shall conform to the City's Municipal code, please refer to
Chapter 15.50 and 15.52 for required submittals.
Prior to the Issuance of the First Building Permit
73. The applicant shall provide pad certifications for the site on which the building
permit is requested.
During Construction
74. All construction shall conform to the City's most current Manual of Standards,
Details, and Specifications latest edition, all City Ordinances and State Map Act
and the approved plan.
75. Provide the final Storm Water Mitigation Plan for review and approval by the City.
76. The applicant shall complete all water and wastewater improvements, including
pressure and bacterial testing and raising manholes and cleanouts to grade prior to
connection of any improvements to the City water or wastewater systems.
77. If any hazardous waste is encountered during the construction of this project, all
work shall be immediately stopped and the Sonoma County Environmental Health
Department, the Fire Department, the Police Department, and the Development
Services Inspector shall be notified immediately. Work shall not proceed until
clearance has been issued by all of these agencies.
78. The applicant shall be responsible to provide erosion and pollution control in
accordance with the approved plans and permits.
79. The applicant shall keep adjoining public streets free and clean of project dirt, mud,
materials, and debris during the construction period.
80. If grading is to take place between October 15 and April 15, both temporary and
permanent erosion control measures, conforming to the project erosion control
plans shall be in place before October 1st. Erosion control measures shall be
monitored and maintained continuously throughout the storm season.
81. The following minimum Best Management Practices (BMPs) shall be required
during construction:
a. Construction crews shall be instructed in preventing and minimizing
pollution on the job.
b. Construction entrances/exits shall be stabilized to prevent tracking onto
roadway.
c. Exposed slopes shall be protected from erosion through preventative
measures.
d. Use brooms and shovels when possible to maintain a clean site
e. Designate a concrete washout area. Maintain washout area and dispose of
concrete waste on a regular basis.
f. Protect drain inlets from receiving polluted storm water through the use of
filters such as fabrics, gravel bags or straw wattles.
g. Have necessary materials onsite before the rainy season
h. Inspect all BMPs before and after each storm event. Maintain BMPs on a
regular basis and replace as necessary, through the entire course of
construction.
i. All construction implementation measures as outlined in the approved
Mitigation Monitoring and Reporting Program.
82. Where soil or geologic conditions encountered in grading operations are different
from that anticipated in the soil and/or geologic investigation report, or where such
conditions warrant changes to the recommendations contained in the original soil
investigation, a revised soil or geologic report shall be submitted for approval by
the City Engineer. It shall be accompanied by an engineering and geological
opinion as to the safety of the site from hazards of land slippage, liquefaction,
erosion, settlement, and seismic activity.
83. Hours of work shall be limited to between 8 a.m. to 6 p.m. Monday through Friday.
Work on Saturday or Sunday will only be permitted with written permission from
the City. Requests for extended hours must be submitted 72 hours in advance.
84. Throughout the construction of the project, dust control shall be maintained to the
satisfaction of the City. At a minimum the dust control measures will include:
• Cover all trucks hauling construction and demolition debris from the site.
• Water on a continuous as -needed basis all earth surfaces during clearing,
grading, earthmoving, and other site preparation activities.
• Use watering to control dust generation during demolition...
• Pave, apply water three times daily, or apply (non-toxic) soil stabilizers on all
unpaved parking areas and staging areas.
• Sweep daily (with water sweepers) all paved areas and staging areas.
• Provide daily clean-up of mud and dirt carried onto paved streets from the
site.
• Properly maintain all construction equipment.
• For construction sites near sensitive receptors (or if residential development
occurs prior to commencement of commercial development):
• Install wheel washers for all existing trucks, or wash off the tires or tracks of
trucks and equipment leaving the site.
0
Suspend dust -producing activities during periods when instantaneous gusts
exceed 25 mph when dust control measures are unable to avoid visible dust
plumes.
Limit the area subject to excavation, grading and other construction or
demolition activity at any one time.
85. Idling times shall be minimized either by shutting equipment off when not in use or
reducing the maximum idling time to five minutes (as required by the California
airborne toxics control measure Title 13, § 2485 of California Code of Regulations).
Clear signage regarding idling restrictions shall be provided for construction
workers at all access points.
86. The applicant shall post a publicly visible sign with the telephone number and
person to contact at the construction site and at the City of Rohnert Park regarding
dust complaints. The applicant shall respond and take corrective action within 48
hours. The Bay Area Air Quality Management District's phone number shall also
be visible to ensure compliance with applicable regulations.
87. The applicant shall post signs of possible health risk during construction. The
applicant is responsible for compliance with the Bay Area Air Quality management
District's rule regarding cutback and emulsified asphalt paving materials.
88. The applicant shall repair all construction related damage to existing public
facilities (streets, sidewalks, utilities etc.) at no cost to the City.
89. If, during construction, the contractor damages any existing facilities on the
neighboring properties (i.e. fences, gates, landscaping, walls, etc.) contractor shall
be responsible to replace all damaged facilities.
Prior to Occupancy
90. All water system improvements necessary to provide fire flows and pressures shall
be installed and operational
91. All improvements shown in the improvement plans deemed necessary for the
health, safety and welfare of the occupant and general public shall be completed.
92. All permanent BMPs shall be installed that capture all tributary areas relating to the
hotel's runoff.
93. The applicant shall have entered into the City's standard Master Maintenance
Agreement with the City to address long term maintenance of among other things,
the storm water BMPs.
94. The applicant shall provide a written statement signed by his or her engineer
verifying that the grading and/or drainage improvements are completed in
accordance with the plans approved by the Sonoma County Water Agency, the City
Engineer, and the Building Official.
95. A complete set of As -Built or Record, improvement plans on the standard size
sheets shall be certified by the Civil Engineer licensed in the State of California and
returned to the City Engineer's office prior to final acceptance of the public
10
improvement. These shall show all constructive changes from the original plans
including substantial changes in the size, alignment, grades, etc. during
construction. Approved Record Drawings shall be provided to the City geo-
referenced in Autocad DWG and & PDF File formats.
11
EIFS - BM New EIFS - BM Powell
Chestnut - AC -6 Buff - HC -35
FTIO PppAPFT § TOWER
69 l'
North Elevation
EIFS - BM Deep
Space- 2125-20
EIFS - BM
Wilmington Tan
- HC -34
r l ROOFb411N.N�
u r1,i
East Elevation
Fairfield Inn & Sures
Rohnert Park, California
IST FLOOR I,
100'-0'
SHEATHING Imo..
1W OIll i—
STH FLQOf
I46' . 911g' .
ITHFLON L
13$'-T1N' F
3NO FLOOR d-.
124'-4518"
Resolution No. 2017 -
MO FLOOR
t Approved Planning Commission
Meeting: • I "'�
ISTFLOORA
400-o-
DESIGN REPRESENTATION ONLY NOT FOR CONSTRUCTION - The building images
shown are a representation of the current design intent only The building images may not
rollcet vanano— -'-101 tone hue, unl shndutg, ambiens light nm-slly, mainn Mals, leslwn
contrast, font style, construction variations required by building codes or inspectors,
-t,,, l cvadalldn}I o tulnl de:slyr, det"'[, g
I� I R R 2
a r c h i C e c t U r e 0503!2017
5TH FI COR
146 11-0'
l
J
4TxFl00R/-
+
135.71.4-�
31TDFLWR
124 4 sr
-
-
{
— 1
2ND FLOOR
113'.2'�
East Elevation
Fairfield Inn & Sures
Rohnert Park, California
IST FLOOR I,
100'-0'
SHEATHING Imo..
1W OIll i—
STH FLQOf
I46' . 911g' .
ITHFLON L
13$'-T1N' F
3NO FLOOR d-.
124'-4518"
Resolution No. 2017 -
MO FLOOR
t Approved Planning Commission
Meeting: • I "'�
ISTFLOORA
400-o-
DESIGN REPRESENTATION ONLY NOT FOR CONSTRUCTION - The building images
shown are a representation of the current design intent only The building images may not
rollcet vanano— -'-101 tone hue, unl shndutg, ambiens light nm-slly, mainn Mals, leslwn
contrast, font style, construction variations required by building codes or inspectors,
-t,,, l cvadalldn}I o tulnl de:slyr, det"'[, g
I� I R R 2
a r c h i C e c t U r e 0503!2017
EIFS - BM New EIFS - BM Powell EIFS - BM White Lap Siding - BM EIFS - BM Deep
Chestnut - AC -6 Buff - HC -35 Log Cabin - Space- 2125-20 F
F2163-10
—Ek1UJELD1NN&kMV
Am«ra
I El 11
11 L
I E, LJ U
South Elevation
EIFS - BM
Wilmington Tan
- HC -34
FOO' $„U,,
1 l;_ STH iLppR
IIB'-BTIB'�
i — I
—� MFL00R
115.2 rM•'.ly
�,�--
yRD FLOOR
121'.1 -SR';
Ll- 2NDFLWR
West Elevation
Fairfield Inn & Suites
Rohnert Park, California
DESIGN REPRESENTATION ONLY NOT FOR CONSTRUCTION - The building images 7-�
shown area representation of the current design intent only.The building images may not `�\/` J{
efle:T eallauo^s nrolo1,trn ,hur 1!�t,sLading,imh!c,nlightml^i�s,',5nn J
11r, ¢srure i
contrast, Font style, construction variations required by building codes or inspectors,
nial 'led abaiiy or fm.il do sign: deiaihnn a r C hi t B C t lJ re 05123/2017
I
I
I
PROPOSED-- i
SIORETENTION
AREA (TYP)
--------------------------
OPTIONAL 100% VOLUME
CAPTURE STORAGE
FACILITY 3600 LF 36'
HOPE STORM DRAIN.
KEY NOTES;
1O WATER SERVICE MANIFOLD
0 SCREEN WALL
BIORETENTION qPN I14J-040901]
AREA (TYP) Address Redwood D—
PLOT PLAN
20' 10' 0 10' 20' 40' 60'
Graphic Scale: 1" = 20'
I I I,, SON"
9713 Gr
90 16 .
N 74 26'22"E
I
12" SD J6 61'
f. l/
91.)610 II
� II
I r. PlunlM II
1 II
Ix. 10' SO Esml II
per 629 Nap 26
II
x. ar} f.mt
1 I pr QY 7p0a-ADI931 APN
s xA'JOUf-OTi31 143-040-119
( II
If II
' II
' II
r, w
95 JS 6.
9I 31 C I I
II SECONDARY ACCESS
\
I I
I
I
�1 II CONNECT TO EXISTING
STRIPPING ON ASHLEY
PROPERTY
% i9
- S %
HATCHING LEGEND:
AC OVER TRUNCATED DOMES
CL II AB PER CBC 11B-247
HARDSCAPE PLANTING
AREA
LO[Ortdf-- ___ ___ _ _ _ _ _
NOTES:
1 TRASH ENCLOSURE TO MEET ROHNERT PARK
MUNICIPAL CODE WALLS SHALL BE MINIMUM 6' HIGH
CONCRETE BLOCK WALL WITH EXTERIOR MATERIAL
MATCHING BUILDING. ENCLOSURE SHALL INCLUDE SOLID
METAL ACCESS GATES AND ROOF COVERING
IC6� I:
w
v n
o
o U
z �3
0
a �
Y
UO N u
(n p U
o o
Sheet
C1.0
of 1 Sheets
Joe 16255
mmw
X -P
M1 Nm'.
(PUB C)
11
yV
RVA. CON5IRUCTEO 1 6�
Z
BY FIVE CREEK 1
DEVELOPMENT
00
o
1
S. JOINT TRENCH
8- WA1tR
CONNECT I
l
(PUBL)
Wp X
1
1
p U
'500,
..,mc van. nxwn -
2
I
I
Ew \
F nE�
g0
"B"
1
,
P"Ce
11
8
�vD�
I
f • Id—
I GM[
I
Em,l /a.0..w.oy
N 0" 00' W.l P✓p41o.
J7
l5 '
I I I,, SON"
9713 Gr
90 16 .
N 74 26'22"E
I
12" SD J6 61'
f. l/
91.)610 II
� II
I r. PlunlM II
1 II
Ix. 10' SO Esml II
per 629 Nap 26
II
x. ar} f.mt
1 I pr QY 7p0a-ADI931 APN
s xA'JOUf-OTi31 143-040-119
( II
If II
' II
' II
r, w
95 JS 6.
9I 31 C I I
II SECONDARY ACCESS
\
I I
I
I
�1 II CONNECT TO EXISTING
STRIPPING ON ASHLEY
PROPERTY
% i9
- S %
HATCHING LEGEND:
AC OVER TRUNCATED DOMES
CL II AB PER CBC 11B-247
HARDSCAPE PLANTING
AREA
LO[Ortdf-- ___ ___ _ _ _ _ _
NOTES:
1 TRASH ENCLOSURE TO MEET ROHNERT PARK
MUNICIPAL CODE WALLS SHALL BE MINIMUM 6' HIGH
CONCRETE BLOCK WALL WITH EXTERIOR MATERIAL
MATCHING BUILDING. ENCLOSURE SHALL INCLUDE SOLID
METAL ACCESS GATES AND ROOF COVERING
IC6� I:
w
v n
o
o U
z �3
0
a �
Y
UO N u
(n p U
o o
Sheet
C1.0
of 1 Sheets
Joe 16255
PLANTING MATERIALS
WUCOLS
(WATER USE CLASSIFICATION
KEY TREE COMMON NAME SIZE REMARKS OF LANDSCAPE SPECIESI
AP AGER PALMATUM JAPANESE MAPLE 24' BOX MULTI MEDIUM
AR AGER RUBRUM 'OCTOBER GLORY' 24° BOX 24 CAL, 6'-10' TALL MEDIUM
LI LAGERSTROEMIA 1 LAVENDER CRAPE MYRTLE 241 BOX 2.1 CAL, UPRIGHT BRANCHED, 8'-10' TALL _OW
MLS MAGNOLIA LITTLE GEM' - 24' BOX VERY LOW
GB GINKGO BILOBA 24' BOX 24 CAL, 8`10' TALL LOW
OA QUERCUS AGRR'OLIA LIVE OAK 16 G. STD 14 CAL, LOW BRANCHED, 8'-10' TALL VERY LOW
y' Y
TrO THUJA'EMERALD GREEN' - 15 G 14 X S' TALL MEDIUM
KEY SHIEUBS COMMON NAME SEZE REMARNS
.. AK ABELIA'KALEIDOSCOPE' - 5 0, - MEDIUM
LH LEPECHIMA HASTATA 5 G LOW
LP LONICERA PILEATA - 8 G MEDIUM
4 R6W ROM MEIDILAND YIHITE' $ G LOW
�$OUNDCOVERIGRASSES/VINES COMMON NAME _ SIZE REMARKS _
IHP III SEA A. 111OLARIS' - 5 G. STAKED MEDIUM T
'f•^�". f LB LOMANDRA fY! RI1 G PLANT • 6' O.0 LOW MN MUNLENBERGIA 'NASNASHV]LLE' 1 G PLANT 6 6' OL LOW
MT MISCANTHUS 'TRANSMORRIBONENSIS' - 5 G- MEDIUM
PJ PAACORCA JMVINOlpEG 'A),kA• 5 6 STAKED MEDIUM
WO SWALE T COMMON NAME SIZE REMARKS
'L CT CANE% TIiMULICOLA 4' POTS PLANT • 4' OC MEDIUM
JP JUHCUS POLYANTHEMD6 1 0. PLANT B 4 OC MEDIUM
�., iMI
I I
I I
LI POTS ITYPI I
L _
10' MINIMUM SETBACK TO
NON-RESIDENTIAL USE
RESOURCE DESIGN
LANDSCAPE ARCHITECTS
PLANNERS
ARRORLST
835 P;ner Raaf
Suite E
Santa R—, CA
95403
p 707.5265009
f 707:573.9626
!I¢�3 ifi � a1L-Y72.'.�-�+Ar_`+£► ..��Lm4""�+'r=���.:,rrGY�S a .a✓?,�' l j� M y
NJ
i,%
HP
BUILDING
AR
-!'
Liu
Ln u
ca Ln
LLJ
PHASE, PRELIMINARY
DRAWN BY. MB/GR
h
' • ♦ • `'iii .r�.l� { I'�
1
ifi71'4i
SHEET NILIKIBER:
t
.R
4kl MVG4.arn u.a.�y�lppn(w"ri0 a}rtsa.pwnlN uwn+arNN axKNm e�M���W.'61�v.t��*P�i w•t*nne.NnN eeplRfeae R.ePadX •nerNgd e•n•euN M.R Aw 4.Ret'Ra�f4RJI.1 o1 VRmxe+e.St•'CM�NanwtWwe4onK•abt o9M1x.'Nr.'w.trim••irrw.w:n.uA•rtvn•r._neremlc•ev'uwhMWhtrr/fA�ret�
pprega3C01•M�.a'i•'.• J4MnfM n�'!eN .YrNd RP.tRWCn N1l91R6YRlA•t•G I.WlJr3 Y'Vf _ MOIl`rAYA Tei YMAna64tWn HYWYw•e YtOJYLRKYYVLLaroaPfM[MwOCFrY91fl[P tf4.'YYMi 4@niAIXPUT11W111rM.
rn
OPQ
+
d
✓, %r
-..
MONUMEN' ,
SIGN
t rr�
f'
i
i;
RESOURCE DESIGN
LANDSCAPE ARCHITECTS
PLANNERS
ARRORLST
835 P;ner Raaf
Suite E
Santa R—, CA
95403
p 707.5265009
f 707:573.9626
!I¢�3 ifi � a1L-Y72.'.�-�+Ar_`+£► ..��Lm4""�+'r=���.:,rrGY�S a .a✓?,�' l j� M y
NJ
i,%
HP
BUILDING
AR
-!'
Liu
Ln u
ca Ln
LLJ
PHASE, PRELIMINARY
DRAWN BY. MB/GR
h
' • ♦ • `'iii .r�.l� { I'�
1
ifi71'4i
SHEET NILIKIBER:
t
.R
4kl MVG4.arn u.a.�y�lppn(w"ri0 a}rtsa.pwnlN uwn+arNN axKNm e�M���W.'61�v.t��*P�i w•t*nne.NnN eeplRfeae R.ePadX •nerNgd e•n•euN M.R Aw 4.Ret'Ra�f4RJI.1 o1 VRmxe+e.St•'CM�NanwtWwe4onK•abt o9M1x.'Nr.'w.trim••irrw.w:n.uA•rtvn•r._neremlc•ev'uwhMWhtrr/fA�ret�
pprega3C01•M�.a'i•'.• J4MnfM n�'!eN .YrNd RP.tRWCn N1l91R6YRlA•t•G I.WlJr3 Y'Vf _ MOIl`rAYA Tei YMAna64tWn HYWYw•e YtOJYLRKYYVLLaroaPfM[MwOCFrY91fl[P tf4.'YYMi 4@niAIXPUT11W111rM.
M
�J
-IL
AN,..`
a'E... <
`?i
D.
46
'(V
� M ZTE
,�. marNa,rn ` r a •
Q+t.ua
IR
.�� tiu4'AD ,,_ UO.4PM
WJh II Kom
APIA (n) AW WN
im
_JTTF'Fb�
4
1Z1( .a �. N
r
i
i +w• .. _r � 11191 Ie.
RAM
FAIAFIELO 04N4SUITES h
TOW C,_IT
.....) R
MASK
LMMW
511 0OR
K. ON j II
M1 II
�
71"1 I
ry
FAIRFIELD INN & SUITES
ROHNERT PARK, CA
PROPOSED SIGNS:
Q 24" 2 -LINE RIGHT JUSTIFIED REMOTE LETTER SET
Q 36" 3 -LINE RIGHT JUSTIFIED REMOTE LETTER SET
® 36" 3 -LINE RIGHT JUSTIFIED REMOTE LETTER SET
012" 3 -LINE LEFT JUSTIFIED PIN MOUNTED LETTER SET
®12" 3 -LINE RIGHT JUSTIFIED PIN MOUNTED LETTER SET
Q 4'-10" TALL x 8'-5 7/8" WIDE AT 8'-0" MONUMENT SIGN
I FRANCHISEE IS RESPONSIBLE FOR REVIEWING READABILITY AND VISIBILITY FROM LOCAL ROAD WAYS
CUSTOMER APPROVAL
NOTE: Elevation drawings are for customer approval only, drawings are not to be used as any installation guide, all dimensions must be verified before installation.
Customer: Date: PmPa-ed By Note: C*,),1xti3yr._:(=.,xt,hawev,mc rTkgts ,,-9W:c;orifcrr= tsc<s!:avk DISTRIBUTED BY SIGN UP COMPANY
FAIRFIELD INN & SUITES 08/28/17 IDV e ,-rr,eer Fax,�:I, :rc,;��fi s, r� s :r �a.r; �n�r . �.•;�T 7:)Q 21-g
Location: Fue Na -e Ing: persona 00 Box 210
Dfl{. K1C0T DADI[ rA irnin1 - 01 - DnWklFDT DADw rA crr_wc I r rr_uTruc I rMnrc ti�at^rt^:�n SU 5:2L1-U"CIG
0
SOUTH ELEVATION
SCALE: 3/64" = T-0"
. 4
.:t
t
't
25'-7 9/16"
cc
0
u7
N N �
00EAIRFIELD INN &�SUITES
(V
d
-,A
arrlo
GRAPHIC DETAIL
SCALE: 3/8' = 1'-U" APPROVAL BOX - PLEASE 1
CUSTOMER APPROVAL
NOTE: Elevation drawings are for customer approval only, drawings are not to be used as any installation guide, all dimensions must be verified before installation.
Customer:
Dale
PreparedB�:
Note:
DISTRIBUTED BY SIGN UP COMPANY
FAIRFIELD INN & SUITES
08/11/17
IDV
elverale,_r-neeeuhf: eeirx•raI :"Eke t1"rRcPPSne- :r.2er,3C:o11Kce. ,-,4b,TKa
7,V21stStreezSouthv,est
ersona P�Box 2to
ti1�,rtvn 9D 57X1-0210
P
Location
HieNar-eCng:
ROHNERT PARK, CA
160161 - R1 - ROHNER7 PARK, CA
-
SIGNS I LIGHTING I IMAGE 1.800.843.9888 • www.persanasigns,com
b
I
w.
NORTH ELEVATION
SCALE: 3/64" = T-0"
14—
i, o45-0
3 r n
FAIRPIELD
INN&SUITES
Aarriott
C' `FAIRFI ELD
�JNN&SUITES
�0
I- I
Marriott
"4
GRAPHIC DETAIL
SCALE: 1/4' =1'-0 CUSTOMER APPROVAL
NOTE: Elevation drawings are for customer approval only, drawings are not to be used as any installation guide, all dimensions must be verified before installation.
Customer: Da.e: Prepared ad: NDte:Gxra x!,alr p zr sx4 r�rrr3;:,b• ccrx3r=' S; r;c cscC 'ik. DISTRIBUTED BYSIGN UPCOMPANY
FAIRFIELD INN & SUITES 08/11/17 Ips/ e*kT-If evobr�eux:R-,trey r,k?ft ar-vW;M:-3r-a e;3(':D06fE rX:1)zTK- persona 73021nSuee*Soutnv.�t
Fil
Location: e Nd: ,c Eas Box 210
Eng: Watemwn SD 57201-0210
0flIJA1CDTDADI[ rA 1Rf11R1_D1-DnIAKIGDTDADW f A lIn AMC .____._____
0&0
EAST ELEVATION
SCALE: 3/64
S
ti
f� l 16'-3 3/8" I 0 S-51/8"
co O I o
FA I PF
AIR FIELD
r _
IELD CD
"ANN & SUITES
127/g-INN&SUITES No
00 arriott
1Nelcometo Rohnert Park
a r r 0
1 GRAPHIC DETAIL
SCALE: 112"= T-0'
GRAPHIC DETAIL
SCALE 1/4'- 1'-0"
CUSTOMER APPROVAL
NOTE: Elevation drawings are for customer approval only, drawings are not to be used as any installation guide, all dimensions must be verified before installation,
Customer: Da -,e Prepared By: NDte Cxan,.n9-7t'. fi;n>._,,'n -rkj- y, -q r�r�x�r 'E-r;r !,-r DISTRIBUTED BY SIGN UP COMPANY
FAiRFIELD INN SUITES 08/28/17 IDV ,
e;+r.a:r.Y;.clrx_.ri;xr;i;?x_;.i;ai=_:x:int�"y;ar-:>c":nns<<,ir::=arrz 7)0 213t :Southwest
Location: Flle Na -e Eng: persona p0 Watertown 210
ROHNERT PARK, CA 160161- R1 - ROHNERT PARK, CA _ SIGNS I LIGHTING I IMAGE .800.843 so s7- www
r
1.800.843.9888 • �wvw personasigns cum
E
WEST ELEVATION
SCALE: 3/64"
`FAIIZFIELD
"I INN 6i SUITES
i ��arriott
Welcome to Rohnert Park ,..., ,
GRAPHIC DETAIL
SCALE 3/4° =1'-0° CUSTOMER APPROVAL
.ti
"'ti
NOTE: Elevation drawings are for customer approval only, drawings are not to be used as any installation guide, all dimensions must be verified before installation.
Customer: Da -,e Prepared By: NDta: ,3c! -A r vP. c prr- A rr,ja3r:==c: NE. ScS!w"tp DISTRIBUTED BYSIGN UPCOMPANY
FAIRFIELD INN & SUITES 08/11/17 IDV rxaa-, r: ����=Elx,�y .*'fi: ��:. srr =,.. :0;5<<,,;.„ r : 3021-stStree:south*est
r o persona 0O Box 210
Lo ation: Pileha"'e Cn9c *.YBt=rtMvnSUS120-0210
ROHNERT PARK, CA 160161- R1 - ROHNERT PARK, CA _ SIGNS I UGHTING I IMAGE 1.800.843.9888•wwwpemunasignscom
MONUMENT SIGN
f— 8'-5 7/8" — —
RF1
EA1 ELD
vINN & SUITES
0 Alarnott
ao
I
F—
N
I
I
I
8'-5 7/8"
GRAPHIC DETAIL
SCALE: 11Z = 1'-0••
APPROVAL BOX PLEASE INITIAL
CUSTOMER APPROVAL
NOTE: Elevation drawings are for customer approval only, drawings are not to be used as any installation guide, all dimensions must be verified before installation.
Customer
Date
Prepa'ed 8j:
Note Cd( a1x!ni _:�;, x#x w,yr{rm ,f;hw.'q A; (Z_);JVKar:'+:
r, sss*.:e"k
DISTRIBUTED BYSIGN UP COMPANY
FAIRFIELD INN & SUITES
08/11/17
IDVE
�lsT-V_wck3r Fax.,rt ir,:ot*srz, �::DEY31:
JO 21stSlrea:S0utMvest
persona PO Box 210
Location:
File N-o—�p
Ing.
ROHNERT PARK, CA
160161 - R1 - ROHNERT PARK, CA
_
SIGNS ILIGHTINGIIMAGE 11.800,xn5�9J-www.p10
1.600.843.9888 • www•personasigns cum
1
Fairfield is everywhere you
want to be, at a great
value. Fairfield's multi-
functional public spaces
and guest rooms are
designed for restful sleep
and productivity, and the
100% Guarantee is our
commitment to delivering
outstanding service.
MEETING
PLANNING
RESOURCES
1W14
W Ni
BRAND POSITIONING
Stress Free Travel so you can perform and be your best. Fairfield guarantees
a stress -free stay for no-nonsense travelers who strive to maintain their momentum and
balance while on the road. We support well-being and productivity, all at a great value, so
guests never skip a beat.
TARGET GUEST
Momentum Seeker. This guest values staying on track, mentally and physically.
Upbeat and practical, they're committed to maintaining a routine while on the road. They
often find travel to be draining, and tend to trust reliable brand-name hotels that give them
peace of mind so they can stay productive and balanced.
BRAND TAG LINE
Stay Amazing.
-Meeting Space: Boardroom designed
for small meetings in most locations
■Rewards program: Marriott Rewarding
Events allows members to earn
Marriott Rewards points or airline miles on
actualized revenue for qualified meetings
and events held at all properties with
participating Marriott brands
BRAND VALUES
ITS RIGHT I IT'S EASY I IT WORKS
MARRIOTT+ STARWOOD 'f,'?_ I,_�,14l r .1,�'
//upiplydt �+wy+�
/nn
BIRIR
architacture
o..xti n.m.
FAIRFIELD
INN&MMES
Aamoff
405 MARTIN AVE
ROHNERr PARK, CA 94920
1H
w.n
1H
11/01/2016
31000164
n,t. —.1—
DUMPSTER
PLAN &
ELEVATIONS
A100
Q8 evn oxe�w came =� �w ww�
1t0••0" _
T.O. COPING t
tou•
9
-
6 YARD
BIN ON
CASTERS 4
STONE TO MATCH -
-
BUILDING (lYP)
k
a
6 YARD
BIN ON
CASTERS
Y
- -
�l OLIMPSTER PLAN
,, na
fel OUMPSTER ELEVATIONS
i�� va•.Ta
NORTH
BIRIR
architacture
o..xti n.m.
FAIRFIELD
INN&MMES
Aamoff
405 MARTIN AVE
ROHNERr PARK, CA 94920
1H
w.n
1H
11/01/2016
31000164
n,t. —.1—
DUMPSTER
PLAN &
ELEVATIONS
A100
Q8 evn oxe�w came =� �w ww�
BIRIR
architecture
NrtAM.n M NesNN.
W 4MNM<a 3K.
Terry
LM1M1W
Mlrtl •.xv
F'AmFIELD
INN&."N
A8rrion
vn.1.�N4e�.
405 MARTIN AVE
ROHNERT PARK, CA 94929
. H ry.
3H
11/01/2016
31000164
FIRST FLOOR
PLAN
WqN..
A110
r -------•---------------
I 1
1 I
t I
ler -r
—y
1 1
1 (
I
I O 0 ° !
� I
1
1
�
I I
I I
1 I
I 1
1 1
I 1
I 1
47'-11r
I I
I 13'-11" 21'5`1
4'•17' 14'-2"
67'-112'
10'-42"
I
I
I
1
1
1
I
b
1
VE9TBULE
L
[
OFFlCE
_
-- o THE CORNER
MARKET
aOISTM
WATER Km
a NMN
a
{ MMIa
E
I(IL I .•�
A]I/1
r �!/
9TAIRi
_
LOBBY
CONNECT
® ®
_
_ -
s dl
EMPLOYEE
BREAK
LAIm Y ^ROOM
I
--
>?
Fm
ICEp P SER
I ___
b i
AND BOTTLE
!4
L
Ism WOMEN
! WE
4 PREP
I —
a
°
BREAKFAST
4
gJEF33
FffNE59 � '-! MIXI M
ENGINEER'S p
OFFICE
CENTER /
o
11''11
BE
a WWI,
�
�
oo
oo
-
-
C/\�\1LJ V
9700.
4
v
POOL
NEC"
id -T} 27"..
17:_t O•
2[182
345'
FIRST FLOOR PLAN
3w'3 -M
NORTH
BIRIR
architecture
NrtAM.n M NesNN.
W 4MNM<a 3K.
Terry
LM1M1W
Mlrtl •.xv
F'AmFIELD
INN&."N
A8rrion
vn.1.�N4e�.
405 MARTIN AVE
ROHNERT PARK, CA 94929
. H ry.
3H
11/01/2016
31000164
FIRST FLOOR
PLAN
WqN..
A110
State of California — The Natural Resources Agency EDMUND G. BROWN JR., Governor
DEPARTMENT OF FISH AND WILDLIFE CHARLTON H. BONHAM, Director
Bay Delta Region
7329 Silverado Trail
/ Napa, CA 94558
(707) 944-5500
www.wildlife.ca.gov
September 8, 2017
Mr. Jeffrey Beiswenger
Planning Manager
City of Rohnert Park
130 Avram Avenue
Rohnert,Park, CA 94928
Dear Mr. Beiswenger:
Subject: Fairfield Inn and Suites, Mitigated Negative Declaration, SCH# 2017082034,
City of Rohnert Park, Sonoma County
The California Department of Fish and Wildlife (CDFW) received a Notice of Intent to Adopt a
Mitigated Negative Declaration (MND) from the City of Rohnert Park for the Fairfield Inn and
Suites (Project) pursuant the California Environmental Quality Act (CEQA).
CDFW is submitting comments on the draft MND as a means to inform the City of Rohnert Park
(City) as the Lead Agency, of our concerns regarding potentially significant impacts to sensitive
resources associated with the proposed Project.
CDFW ROLE
CDFW is a Trustee Agency with responsibility under CEQA (Pub. Resources Code, § 21000 et
seq.) pursuant to CEQA Guidelines section 15386 and for commenting on projects that could
impact fish, plant and wildlife resources. CDFW is also considered a Responsible Agency if a
project would require discretionary approval, such as a California Endangered Species Act
(CESA) or Native Plant Protection Act permit, a Lake and Streambed Alteration Agreement, or
other provisions of the Fish and Game Code that afford protection to the State's fish and wildlife
trust resources.
REGULATORY REQUIREMENTS
California Endangered Species Act: Please be advised that a CESA permit must be obtained if
the project has the potential to result in "take" of plants or animals listed under CESA, either
during construction or over the life of the project. Issuance of a CESA permit is subject to CEQA
documentation; the CEQA document must specify impacts, mitigation measures, and a
mitigation monitoring and reporting program. If the Project will impact CESA listed species, early
consultation is encouraged, as significant modification to the Project and mitigation measures
may be required in order to obtain a CESA Permit.
CEQA requires a Mandatory Finding of Significance if a project is likely to substantially restrict
the range or reduce the population of a threatened or endangered species. (Pub. Resources
Code, §§ 21001, subd. (c), 21083; CEQA Guidelines, §§ 15380, 15064, and 15065). Impacts
must be avoided or mitigated to less -than -significant levels unless the CEQA Lead Agency
Conserving Caffornia's Wifdffe Since 1870
Mr. Jeffrey Beiswenger
September 8, 2017
Page 2
makes and supports f=indings of Overriding Consideration (FOC). The CEQA Lead Agency's
FOC does not eliminate the Project proponent's obligation to comply with Fish and Game Code
section 2080.
PROJECT DESCRIPTION SUMMARY
Proponent: Rohnert Park Lodging, LLC
Objective: Construct a five story, 100 -room hotel and 105 parking spaces on a vacant,
1.83 -acre parcel
Location: 405 Martin Avenue, Rohnert Park, Sonoma County, GPS coordinates 38.351083,
-122.719778. The project is situated in upland, disturbed non-native grassland habitat adjacent
Hinebaugh Creek.
Timeframe: Approximately 10 months upon Project approval
COMMENTS AND RECOMMENDATIONS
CDFW offers the below comments and recommendations to assist the City of Rohnert Park in
adequately identifying and/or mitigating the Project's significant, or potentially significant, direct
and indirect impacts on fish and wildlife (biological) resources. Based on the Project's avoidance
of significant impacts on biological resources, in part through implementation of CDFW's
recommendations, CDFW concludes that an MND is appropriate for the Project.
Environmental Setting
MANDATORY FINDINGS OF SIGNIFICANCE Does the Project have the potential to threaten to
eliminate a plant or animal community, or substantially reduce the number or restrict range of a
rare or endangered plant or animal?
Comment 1: Section 2.4, Page 30 and Appendix B California Tiger Salamander Habitat
Assessment
Issue: The MND does not adequately support its conclusion that the Project would result in no
impacts to California tiger salamander (CTS; Ambystoma callforniense). The MND relies on the
Appendix B California Tiger Salamander Habitat Assessment (assessment), which does not
include the below considerations.
CTS Occurrence Record Overlaps Protect Area: A CTS adult occurrence record
overlaps the Project area on Figure 2 of the Santa Rosa Plains Conservation Strategy
(U.S. Fish and Wildlife Service 2005).
CTS Could Migrate to Project Area: Hinebaugh Creek provides a potential migration
route between the Project area and potential breeding habitat 0.8 miles to the west.
Based on a reconnaissance survey by CDFW staff on August 25, 2017, there are no
migration barriers between the potential breeding habitat and the project area along
Hinebaugh Creek and its adjacent walking path.
Refugia for CTS are Present in Proiect Area: CDFW staff observed small mammal
burrows and large soil cracks within the project area and the surrounding land that could
Mr. Jeffrey Beiswenger
September 8, 2017
Page 3
provide refugia. Staff also observed an active small mammal (vole or mouse) on
contiguous land just north of the Project area.
Specific impact: The Project may result in CTS injury, mortality, and habitat loss.
Why impact would occur. The Project could directly affect CTS by crushing, killing, or injuring
individuals by vehicles, equipment and workers during construction work, transport of supplies
and workers, and on-site storage of construction materials and equipment. CTS could be killed
or injured during earth -moving activities such as grading and trenching. CTS could be entombed
in burrows or other suitable refugia during excavation, grading, or fill activities, or become
trapped in trenches and pipes. CTS could desiccate during dispersal movements due to loss of
burrows or other refugia.
The proposed building and parking lot may result in the permanent loss of 1.83 acres of CTS
upland habitat. The Project as proposed has the potential to result in take of CTS; therefore,
CDFW recommends applying for a CESA Incidental Take Permit (ITP) (see proposed Mitigation
Measure 1 below).
Evidence impact would be significant: The CTS Sonoma County Distinct Population Segment
qualifies an endangered and threatened animal under CEQA because it is listed as threatened
pursuant to CESA and endangered under federal Endangered Species Act. [CEQA Guidelines,
§ 15380, subd. (c)(1)].
CTS is endemic to California and numerous populations have been extirpated. Upland habitat
destruction from urban and agriculture uses are indicated as a major cause of population
decline, which is also attributed to breeding habitat destruction, habitat fragmentation, effects of
introduced non-native species, and artificial migration barriers (CDFG 2009).
Based on the foregoing, Project impacts would potentially substantially reduce the number or
restrict the range of CTS. Therefore, Project impacts to CTS would be potentially significant.
Mitigation Measure 1:
To reduce impacts to less -than -significant: CDFW recommends that the City of Rohnert Park
require a thorough analysis of the potential for CTS within the Project area. If the potential
exists, CDFW recommends that the City of Rohnert Park:
1) Revise the MND to identify potentially significant impacts to CTS described above and
include avoidance, minimization, and mitigation measures, such as: implementing
seasonal work restrictions, pre -construction surveys by a qualified biologist, biological
monitoring, and permanent protection and perpetual management of compensatory
habitat, etc. This revision may require MND recirculation, whereby CDFW may provide
additional comments on proposed mitigation measures. [CEQA Guidelines, 15073.5,
subd. (b)(1)].
2) If take of CTS may occur, recommend that the Project proponent apply for a CESA ITP
for CTS. CDFW Bay Delta Region staff is available to provide guidance on the ITP
application process.
Mr. Jeffrey Beiswenger
September 8, 2017
Page 4
Comment 2: Appendix B Biological Constraints Report
Issue: The MND Appendix B states that foothill yellow -legged frog (FYLF; Rana boylli) is not
expected to occur in the Project area due to a lack of suitable habitat, However, the MND does
not include the below considerations.
FYLF CESA Protection: In July 2017, the Fish and Game determined that FYLF is
candidate species under CESA. Candidate species are afforded the same protections as
threatened and endangered species (Fish and Game Code section 2085).
FYLF Occurrence Records in Vicinity: California Natural Diversity Database 2010 has a
recorded occurrence of FYLF in Crane Creek approximately four miles west of the
project area. The confluence of Crane creek and Hinebaugh Creek, adjacent to the
Project Area, is approximately 1.8 miles east of the Project area and well within the
species' mobility range. The species has been documented to travel along streams
4,547 feet per day up to 4.3 miles (Thompson et al. 2016). There is also a recorded
occurrence in Copeland Creek approximately two miles southeast of the Project area.
FYLF Potential Habitat in Project Area: Hinebaugh Creek and adjacent uplands including
the Project area may provide suitable habitat for FYLF. Different life stages of FYLF use
a variety of habitat types for development, foraging, and overwintering (Thompson et al.
2016). The species is most common along streams with rocky bottoms but has been
found along streams with mud bottoms (Stebbins 1951). They have also been found in
streams lacking a cobble or larger -sized substrate grain (Jennings and Hayes 1994).
FYLF utilizes upland habitats adjacent to streams and have been observed 164 feet
away from streams under rocks or other refugia (Nussbaum et al. 1983; Thompson et al.
2016; Zweifel 1955). Little information about FYLF terrestrial movements is known and
the species may travel farther from streams.
Specific impact: The Project may result in FYLF injury, mortality, and habitat loss.
Why impact would occur: If FYLF is within or near the Project site, the Project may directly affect
FYLF by crushing, killing, or injuring individuals by vehicles, equipment and workers during
construction work, transport of supplies and workers, and onsite storage of construction
materials and equipment. FYLF could be killed or injured during earth -moving activities such as
grading and trenching, or become trapped in trenches and pipes. FYLF could desiccate during
terrestrial movements due to loss of refugia such as rocks, logs, or vegetative cover.
The proposed building and parking lot may result in the permanent loss of up to 1.83 acres of
upland habitat. The Project has the potential to result in take of FYLF; therefore, a CESA. ITP
from CDFW may be warranted (see proposed Mitigation Measure 2 below).
Evidence impact would be significant. FYLF is listed as a candidate species and candidate
species are afforded the same protections as threatened and endangered species (Fish and
Game Code section 2085). Additionally, FYLF may be considered a rare species under CEQA
(CEQA Guidelines, § 15380) because the species is nearly endemic to California and has been
extirpated from a large portion of its historical range, and individual population sizes have
declined (Thompson et al. 2016). Additionally, Thompson et al. (2016) designated FYLF as a
Mr. Jeffrey Beiswenger
September 8, 2017
Page 5
Priority 1 species due to the magnitude of threats it is facing. FYLF is also a CESA candidate
species.
Based on the foregoing, Project impacts may substantially reduce the number or restrict the
range of FYLF. Therefore, Project impacts to FYLF would be potentially significant.
Mitigation Measure 2:
To reduce impacts to less -than -significant: CDFW recommends that the City of Rohnert Park
require a thorough analysis of the potential for FYLF to utilize Hinebaugh Creek and the Project
area, and strongly consider surveys for the species. If the potential exists, CDFW recommends
that the City of Rohnert Park:
1) Revise the MND to identify the potentially significant impacts to FYLF described above
and include avoidance, minimization and mitigation measures, such as: habitat
assessment, pre -construction surveys by a qualified biologist and biological monitoring,
seasonal work windows, stop work if FYLF are found nearby or on-site and consult with
CDFW, etc. If found on-site or nearby, a CESA ITP and compensatory habitat may be
warranted. Such a revision may require MND recirculation, whereby CDFW may provide
additional comments on proposed mitigation measures.
2) If take of FYLF may occur, recommend that the Project proponent apply for a CESA ITP
for FYLF.
FILING FEES
The Project, as proposed, would have an impact on fish and/or wildlife, and assessment of filing
fees is necessary. Fees are payable upon filing of the Notice of Determination by the Lead
Agency and serve to help defray the cost of environmental review by CDFW. Payment of the fee
is required in order for the underlying project approval to be operative, vested, and final. (Cal.
Code Rags., tit. 14, § 753.5; Fish and Game Code, § 711.4; Pub. Resources Code, § 21089).
CONCLUSION
CDFW appreciates the opportunity to comment on the MND to assist the City of Rohnert Park in
identifying and mitigating Project impacts on biological resources.
Questions regarding this letter or further coordination should be directed to Ms. Melanie Day,
Senior Environmental Scientist (Specialist), at (707) 944-5536; or Ms. Karen Weiss, Senior
Environmental Scientist (Supervisory), at (707) 944-5525.
Sincerely,
cott Wilson
Regional Manager
Bay Delta Region
S'f'&U :CALILQ1iNIA CALIFCINIVIh S'I'A'I`I '1'1tANSPUft'fA'1'IUN AUGNC'Y LD&11)NVQ_ 8R0"Jr.. Cvu cmor
DEPARTMENT OF TRANSPORTATION
DISTRICT 4
P.O. BOX 23660
OAKLAND, CA 94623-0660
PHONE (510) 286-5528
FAX (510) 286-5559
TTY 711
www,dot.ca.gov
September 8, 2017
Mr. Jeffrey Beiswenger
City of Rohnert Park
Development Services
130 Avram Avenue
Santa Rosa, CA 95404
Making Conservation
a California Wav gtlije.
04 -SON -2017-00180
SCH # 2017082034
GTS ID 7420
Fairfield Inn & Suites at 405 Martin Avenue in the City of Rohnert Park — Mitigated
Negative Declaration (MND)
Dear Mr. Beiswenger:
Thank you for including the California Department of Transportation (Caltrans) in the
environmental review process for the above -referenced project. In tandem with the Metropolitan
Transportation Commission's (MTC) Sustainable Communities Strategy (SCS), Caltrans mission
signals a modernization of our approach to evaluate and mitigate impacts to the State
Transportation Network (STN). Caltrans' Strategic Management Platz 2015-2020 aims to reduce
Vehicle Miles Travelled (VMT) by tripling bicycle and doubling both pedestrian and transit travel
by 2020. Our comments are based on the MND. Additional comments may be forthcoming
pending final review.
Project Understanding
The applicant proposes to construct a Fairfield Suites & Inn at 405 Martin Avenue in the City of
Rohnert Park. The proposed building is a five -story structure with 100 rooms; the first level will
contain a porte coch&e, covered drop off area, a lobby with lounge seating and waiting area,
breakfast bar and seating, business services area, a fitness center, an outdoor pool and linear fire
pits. The proposed building footprint will be approximately 11,670 square feet (so with a
combined total building area of approximately 57,670 sf. The applicant proposes to construct 105
parking spaces, including electric vehicle parking spaces and a designated bicycle parking area.
Access to the site is provided via a shared driveway with Ashley Home Store at the Dowdell
Avenue/Martin Avenue intersection. The applicant proposes a secondary access for emergency
vehicles at the southeast corner of the project site to the Ashley Home Store parking lot on the
adjacent parcel. The proposed access for emergency vehicles will not reconfigure any existing
roadways. The project site is regionally accessed approximately 0.4 miles northwest of the US
101/Rohnert Park Expressway interchange.
"Provide a safe, sustainable, integrated and efficient transportalior
system to enhance California's econoow and livability"
Mr. Jeffrey Beiswenger, City of Rolinert Park
September 8, 2017
Page 2
Project Description:
Please address the following:
• Total number of hotel employees;
• Number of bicycle parking spaces; and
• Identify the public street connection of the proposed secondary access for emergency vehicles.
Lead Agency
As the Lead Agency, the City of Rohnert Park is responsible for all project mitigation, including
any needed improvements to the STN. The project's financing, scheduling, implementation
responsibilities and monitoring should be fully discussed for all proposed mitigation measures.
Operations Analysis
We are concerned with the projected increase in generated trips, which have the potential to create
significant speed differentials and increase the number of conflicts on the STN. Queuing vehicles
can potentially encroach on the mainline and ramps at the US 101/Rohnert Park Expressway
interchange, and overflow of left -turning vehicles beyond the available storage. This could present
a significant conflict due to the speed differential between exiting vehicles and highway traffic. To
reduce these potential impacts, the applicant should work with Caltrans in order to determine a
fair -share contribution. Please provide a Traffic Impact Study (TIS) which analyzes trip
generation, distribution, and storage capacity. A TIS is necessary to determine the scope and
significance of issues that may arise from the project's potential conflicts. The California
Enviroiunental Quality Act (CEQA) does not exempt these types of operational concerns from
evaluation.
Travel Demand Analysis
In Caltrans' Smart Mobility 2010: A Call to Action for the New Decade, this project falls under
Place Type 4 Suburban Communities – Corridors, which includes areas with a low level of
integration of housing with jobs, retail service, poorly connected street networks, low levels of
transit service, a large amount of surface parking, and inadequate walkability, moderate
community design and variable regional accessibility. Given this Place Type and intensification
of use, which typically leads to high levels of VMT and corresponding low levels of active
transportation, please submit a VMT analysis resulting from the proposed project including:
A vicinity map, regional location map, and site plan clearly showing the project's location in
relation to the STN. Clearly identify State right-of-way, bicycle paths, and transit facilities
within the study area.
A VMT analysis pursuant to the City's guidelines or, if the City has no guidelines, the Office
of Planning and Research's Draft Guidelines. Projects that result in automobile VMT per capita
greater than 15 percent below existing (i.e. baseline) city-wide or regional values for similar
land use types may indicate a significant impact. If necessary, mitigation for increasing VMT
should be identified. Mitigation should support the use of transit and active transportation
modes. Potential mitigation measures that include the requirements of other agencies—such as
"Provide a safe, sustainable, integrated and efficient nwnspo•tation
.sustem to enhance California's economy and livability"
Mr. Jeffrey Beiswenger, City of Rohnert Park
September 8, 2017
Page 3
Caltrans—are fully enforceable through permit conditions, agreements, or other legally -
binding instruments under the control of the City.
Potential safety issues for all road users should be identified and filly mitigated.
The project's primary and secondary effects on pedestrians, bicycles, disabled travelers and
transit performance should be evaluated, including countermeasures and trade-offs resulting
from mitigating VMT increases. Access to pedestrians, bicycle, and transit facilities must be
maintained.
Vehicle Trip Reduction
Given the intensification of use and the opportunities to reduce VMT, we encourage the City to
establish a Transportation Management Association (TMA) in partnership with other
developments in the area to pursue aggressive trip reduction targets with Lead Agency monitoring
and enforcement. In addition, the Transportation Demand Management (TDM) elements described
below should be included in the program to promote smart mobility and reduce regional VMT and
traffic impacts to the STN:
• Project design to encourage walking, bicycling, and convenient transit access;
• Ten percent vehicle parking reduction;
• Commuter subsidy for transit, caipool, and vanpool for patrons and employees on an ongoing
basis;
• Onsite TDM coordination;
• Transit and trip planning resources such as commute information kiosk;
• Enhanced bus stops including bus shelters;
• Electrical vehicle (EV) charging stations and designated parking spaces for EVs and clean fuel
vehicles;
• Carpooling incentives, dedicated parking spaces and guaranteed ride home for carpooling
employees;
• Bicycle share membership;
• Bicycle route snapping resources and bicycle parking incentives;
• Secured bicycle storage facilities;
• Showers, changing rooms, and clothing lockers;
• Fix -it bicycle repair station(s); and
• Decrease headway times and improve way -finding on Sonoma County Transit and Golden
Gate Transit bus routes to provide a better connection between the project, nearby Rohnert
Park Express Bus Pad, the future Rohnert Park Sonoma -Marin Area Rail Transit (SMART)
Station, and regional destinations.
Transportation Demand Management (TDM) programs should be documented with annual
monitoring reports by an onsite TDM coordinator to demonstrate effectiveness. If the project does
not achieve the VMT reduction goals, the reports should also include next steps to take in order to
achieve those targets. Also, reducing the parking supply can encourage active forms of
"Provide a safe, sustainable, integrated and efficient uransportalion
system to enhance Califaa•nia's econoniv and livability"
Mr. Jeffrey Beiswenger, City of Rohnert Park
September 8, 2017
Page 4
transportation, reduce regional VMT, and lessen future transportation impacts on US 101 and other
State facilities. These smart growth approaches are consistent with the Metropolitan
Transportation Commission's Regional Transportation Plan and Sustainable Communities
Strategy goals and would meet Caltrans Strategic Management Plan sustainability goals.
For additional TDM options, please refer to Chapter 8 of Federal Highway Administration's
Integrating Demand Management into the Transportation Planning Process: A Desk Reference,
regarding TDM at the local planning level. The reference is available online at:
http://www.ops.fliwa.dot. gov/publications/thwahop 12035/fbwahop 1203 5.pdf.
For information about parking ratios, please see MTC's report, Reforming Parking Policies to
Support Smart Growth, or visit the MTC parking webpage:
http://www.mtc.ca.gov/planning/smart—growth/parking.
Multinodal Planning
This project is located within close proximity of a Priority Development Area (PDA) in the City
of Rohnert Park. PDA's are identified by the Association of Bay Area Governments as areas for
investment, new homes, and job growth. To support PDA goals, the project should be conditioned
to ensure connections to existing bike lanes and multi -use trails to facilitate walking and biking to
the project site. Specifically, the proposed project should connect to the existing Laguna De Santa
Rosa Trail, existing Class II bike lanes on Dowdwell Avenue and Redwood Drive, and the
proposed SMART Trail, as shown in the 2008 Rohnert Park Bicycle & Pedestrian Plan. The
applicant should coordinate with the City of Rohnert Park and Sonoma County Regional Parks to
consider providing public access from Dowdell Avenue to the Laguna De Santa Rosa Trail, south
of the proposed project site. A direct connection to the trail would provide hotel guests, as well as
residents on Dowdell Avenue with improved access to recreational activities on the trail. Providing
these connections with streets configured for alternative transportation modes will reduce VMT
by promoting usage of nearby Sonoma County Bus Routes 12, 44, 44X, and 48, Golden Gate bus
routes 72, 74, 101 and 101 X, and the fiiture Rohnert Park SMART Station.
Moreover, the project should be conditioned to provide a fair share contribution toward the City
of Rohnert Park's proposed Class Il bike lanes on Labath Avenue west of the project site and
Martin Avenue east of the project site that would connect to existing bike lanes on Dowdell Avenue
and Redwood Drive.
Traffic Impact Fees
Given the potential of increased levels of VMT and proximity to US 101, the project should be
conditioned to contribute fair share impact fees. These contributions would be used to lessen future
traffic congestion and improve multimodal forms of transportation in the project vicinity. The
mitigation measures should be detailed in the Mitigation Monitoring and Reporting plan and the
fair share information should also be presented in the final environmental document. Required
roadway improvements should be completed prior to the issuance of the Certificate of Occupancy.
"Provide a safe, sustainable, integrated and efficient transportation
system to enhance California's econoniv and livability"
Mr. Jeffrey Beiswenger, City of Rohnert Park
September 8, 2017
Page 5
Transportation Permit
Project work that requires movement of oversized or excessive load vehicles on the STN requires
a transportation permit that is issued by Caltrans. To apply, a completed transportation pennit
application with the determined specific route(s) for the shipper to follow from origin to
destination must be submitted to: Caltrans Transportation Permits Office, 1823 14th Street,
Sacramento, CA 95811-7119. See the following website for more information:
http://www.dot.ca.gov/hq/traffops/permits.
Should you have any questions regarding this letter, please contact Stephen Conteh at (510) 286-
5534 or stephen.conteh@dot.ca.gov.
dot.ca.gov.
Sincerely,
PATRICIA MAURICE
District Branch Chief
Local Development - Intergovernmental Review
"Provide a safe, sustainable, integrated and efficienl transportation
. vstem to enhance California's economy and livability"