2017/01/12 Planning Commission Agenda PacketCity of Rohnert Park
Planning Commission
AGENDA
Thursday, January 12, 2017
6:00 P.M.
130 Avram Avenue, Rohnert Park
To Any Member of the Audience Desiring to Address the Planning Comrlussion
For public comment on items listed or not listed on the agenda, or on agenda items if unable to speak at the scheduled time, you
may do so upon recognition from the Chairperson. PLEASE FILL OUT A SPEAKER CARD PRIOR TO SPEAKING.
1. CALL TO ORDER
2. PLEDGE OF ALLEGIANCE
3. ROLL CALL (Adams Blanquie Borba Giudice Haydon__)
4. ELECTION OF OFFICERS TO THE PLANNING COMMISSION
5. DECLARATION OF ABSENTION
6. ACKNOWLEDGEMENT OF POSTING OF AGENDA — Agenda has been posted in
three public places: Community Center, Public Safety Building and City Hall.
7. PUBLIC COMMENT - Persons who wish to speak to the Commission regarding an
item that is not on the agenda may do so at this time.
8. CONSENT CALENDAR - ADOPTION OF MINUTES
8.1 Approval of the Draft Minutes of the Planning Commission meeting of
December 8, 2016
9. AGENDA ITEMS
9.1 PUBLIC HEARING — ONE YEAR EXTENSION SITE PLAN AND
ARCHITECTURAL REVIEW AND SIGN PROGRAM — File No. PL2009-
02SR/PL2010-08SR — Pacland, on behalf of Walmart — Consideration of
Resolution 2017-03 approving a one-year extension of the approvals of the Site
Plan and Architectural Review and Sign Program for the Walmart Expansion
Project located at 4625 Redwood Drive (APN 045-055-014)
CEQA: The City Council certified the Final EIR and PRFEIR and adopted a
Statement of Overriding Considerations and Mitigation Monitoring and
Reporting Program for the Entitlements. Nor further environmental review is
necessary for the extension of the entitlements.
9.2 PUBLIC HEARING — CONDITIONAL USE PERMIT — File No. PLUP16-
0001 — Bhupinder Singh /Chandi Family Inc. — Consideration of Resolution No.
2017-02 approving a Conditional Use Permit for a restaurant and microbrewery
with outdoor seating in the C-R, Regional Commercial district located at 6314
Commerce Boulevard (APN143-051-029)
CEQA: This proposal is categorically exempt from the requirements of the
California Environmental Quality Act CEQA Class 1 Section 15301 Existing
Facilities. No further action is required pertaining to environmental review.
9.3 PUBLIC HEARING — AMENDMENTS TO UNIVERSITY DISTRICT
SPECIFIC PLAN - File No. PLSP16-0002 — Consideration of Resolution No.
2017-04 recommending to the City Council approval of an amendment to the
University District Specific Plan to establish reduced setbacks within the Low
Density Residential, Land Use Designation for the Project located south of Keiser
Avenue west of Petaluma Hill Road, and north of Copeland Creek.
CEQA: The setback amendments would not require any additional
environmental review and are consistent with the approved 2006 UDSP
Environmental Impact Report and the 2014 Addendum.
9.4 SITE PLAN AND ARCHITECTURAL REVIEW — File No. PLSR16-0001-
Bret Matteis/Oxford Corporate — Consideration of Resolution No. 2017-01,
approving Site Plan and Architectural Review for a new building for Starbucks
and a future tenant space located at Golf Course Drive West and Redwood Drive
(APN 045-055-031)
CEQA: An Environmental Impact Report (EIR State Clearinghouse No.
19980 72036) was prepared for the Wilfred/Dowdell Specific Plan. The EIR
evaluated the impacts of the proposed uses anticipated under the Specific Plan
including hotels and restaurants. No additional environmental determination is
required.
10. 2016 HIGHLIGHTS PRESENTATION — (Slide Show)
11 ITEMS FROM THE PLANNING COMMISSION
12. ITEMS FROM THE DEVELOPMENT SERVICE STAFF
13. ADJOURNMENT
Appeals of any decisions made tonight must be received by the Planning Division within 10
days and no later than S: 00 p.m. on January 23, 2017
NOTE: If you challenge the nature of the proposed action in court, you may be limited to
raising only those issues you or someone else raised at public hearing(s) described in this
Agenda, or in written correspondence delivered to the City of Rohnert Park at, or prior to the
public hearing(s).
Disabled Accommodation: In compliance with the Americans with Disabilities Act, if
you need special assistance to participate in this meeting please call (707) 588-2236. Notification
72 hours in advance of the meeting will enable the city to make reasonable arrangements to
ensure accessibility to the meeting. (28 CFR 35.102.35.104 AD Title III)
CERTIFICATION OF POSTING OF AGENDA
I, Suzie Azevedo, Community Development Assistant for the City of Rohnert Park, declare that
the foregoing notice and agenda for the January 12, 2017, Planning Commission Meeting of the
City of Rohnert Park was posted and available for review on January 6, 2017, at Rohnert Park
City Hall, 130 Avram Avenue, Rohnert Park, California 94928. The agenda is available on the
City of Rohnert Park's web site at www.rpcijy.ojg.
Signed this 6th day of January, 2017 at Rohnert Park, California.
City of Rohnert Park
PLANNING COMMISSION STAFF REPORT
Meeting Date: January 12, 2017
Agenda Item No: 9.1
Subject: File No. PL2009-02SR Walmart Site Plan and Architectural Review and
File No. PL2010-08SR Sign Program — Consideration of a One -Year
Extension of the Approvals for the Site Plan and Architectural Review and
Sign Program for the Walmart Expansion project
Location: 4625 Redwood Drive (APN 045-055-004)
Applicant: PACLAND, on behalf of Walmart, Inc.
SUBJECT
A one-year extension of the approvals for the Site Plan and Architectural Review and Sign
Program for the Walmart Expansion project, which would add approximately 35,256 square feet
to the existing 131,532 square -foot store located at 4625 Redwood Drive.
Resolution No. 2017-03 approving a one-year extension of the approvals for Site Plan and
Architectural Review and Sign Program for the Walmart Expansion project located at 4625
Redwood Drive
BACKGROUND
On August 14, 2014, the Planning Commission certified the Rohnert Park Walmart Expansion
Project Final Environmental Impact Report ("Final EIR") and Partially Recirculated Final EIR
("PRFEIR"), adopted a Statement of Overriding Considerations and Mitigation Monitoring and
Reporting Program, and approved the Site Plan and Architectural Review and Sign Program
applications for the project (collectively, the "Entitlements"). On January 13, 2015, the City
Council considered appeals of the Planning Commission's August 14, 2014 decisions, denied the
appeals, certified the Final EIR and PRFEIR, adopted a Statement of Overriding Considerations
and Mitigation Monitoring and Reporting Program, and approved the Entitlements.
On January 28, 2016, the Planning Commission approved a one-year extension of time of the Site
Plan and Architectural Review and Sign Program entitlements to January 13, 2017. The extension
of time was approved due to the ongoing litigation against the project.
ANALYSIS
The applicant has applied for a second one-year time extension for the Entitlements (i.e., Site Plan
and Architectural Review and the Sign Program permits) on November 23, 2016. The application
was received prior to the expiration date and this matter is being brought before the Planning
Commission for its consideration. The Walmart litigation has not been resolved and is still pending
as described in the attached letter (Exhibit 1) from the applicant. There have been no changes in
the approved plans submitted with the application to expand Walmart. No modifications have
been made in the chapter in the Zoning Ordinance regarding signs that would result in any changes
in the approved Sign Program.
Pursuant to Zoning Ordinance Section 17.25.035, regarding Lapse of Approval/Renewal for Site
Plan and Architectural Review approvals:
A. A site Plan and Architectural Review approval shall lapse one year after the date of final
approval or at an alternative date specific at the time of approval, unless
1. A building permit has been issued and construction has diligently commenced; or
2. A Certificate of Occupancy has been issued; or
3. The use is established; or
4. The Site Plan and Architectural Review approval is renewed in accordance with
subsection B below.
5. The project is a residential development that does not require the approval of a
tentative subdivision map, or otherwise not vested through a development agreement
with the city, then the approval shall expire after a twenty -four-month period, unless
extended for special circumstances by the city Council.
B. A Site Plan and Architectural Review approval may be renewed for an additional period
of one year provided that to the expiration date, an application for renewal is filed with
the Planning Commission. The Commission shall not deny the renewal request without
first holding a Public Hearing and making findings supporting the reason for denial. If
the Planning Commission denies the renewal request, the applicant shall have ten calendar
days to appeal the decision to the City Council as set forth in Chapter 17.25 Article XII.
Pursuant to Zoning Ordinance Section 17.27.040(H), regarding expiration of Sign Permit and Sign
Program approvals:
H. Approval Period, Expiration and Time Extensions. A sign permit or sign program
approval will expire one year from the date of issuance unless the sign or at least one sign
in an approved sign program has been installed in accordance with the conditions of
approval. If the sign permit or sign program is for a building or shopping center under
construction, the one year approval period will commence on the date of issuance of the
first certificate of occupancy for the project.
I . Prior to expiration, the applicant may apply for an extension of up to one additional year.
The extension shall be reviewed by the review authority that acted on the original
request.
2. The permit or approval will be null and void if the zoning ordinance changes
significantly prior to the installation of the sign to a point that given the new regulations
in the zoning ordinance such a sign would not be permitted.
Staff concurs with Walmart's request for a second one-year extension of the approvals for the Site
Plan and Architectural Review and the Sign Program.
As noted above, City Council approval of the project has been challenged and litigation is pending.
Walmart has not been able to exercise the project approvals while the litigation has proceeded
through the court system. The Rohnert Park Municipal Code allows for one-year time extensions
of the approvals. Staff recommends approval of the request for a one-year extension.
ENVIRONMENTAL REVIEW
As noted above, on January 13, 2015, the City Council certified the Final EIR and PRFEIR and
adopted a Statement of Overriding Considerations and Mitigation Monitoring and Reporting
Program for the Entitlements No further environmental review is necessary for the extension of
the Entitlements.
PUBLIC NOTIFICATION AND INFORMATION
A public hearing notice denoting the time, date, and location of this hearing was published in the
Community Voice on December 30, 2016. Property owners within 300 feet of the Project site and
interested parties requesting notification were also mailed notices, and the notice was posted
pursuant to State law.
RECOMMENDED ACTIONS
Based on the analysis above and the findings listed in the attached resolutions, staff recommends
that the Planning Commission take the following actions:
1. Approve Resolution No. 2017-03 approving a one-year extension of the approvals for Site
Plan and Architectural Review and a Sign Program for the Walmart Expansion project
located at 4625 Redwood Drive.
ATTACHMENTS: Resolution No. 2017-03
EXHIBITS:
Time Extem
APPROVALS:
PLANNING COMMISSION RESOLUTION NO. 2017-03
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF ROHNERT
PARK, CALIFORNIA APPROVING A ONE-YEAR EXTENSION OF THE
APPROVALS OF THE SITE PLAN AND ARCHITECTURAL REVIEW AND SIGN
PROGRAM FOR THE WALMART EXPANSION LOCATED AT 4625 REDWOOD
DRIVE (APN 045-055-004)
WHEREAS, the City processed applications for the Site Plan and Architectural Review
(Planning Application No. PL2009-02SR) and Sign Program (Planning Application No. PL2010-
08SR) for the Walmart Expansion Project located at 4625 Redwood Drive, APN 045-055-004
("Project") in the time and manner prescribed by State and local law; and
WHEREAS, on January 13, 2015, the City Council of the City of Rohnert Park certified
the Final Environmental Impact Report and Partially Recirculated Final Environmental Impact
Report for the Project, adopted a Statement of Overriding Considerations and Mitigation
Monitoring and Reporting Program, and approved the applications for Site Plan and
Architectural Review and Sign Program; and
WHEREAS, the applicant, PACLAND on behalf of Walmart, Inc. has submitted an
application for a one-year time extension of the approvals for Site Plan and Architectural Review
and Sign Program for the Project, due to ongoing litigation surrounding the Project; and
WHEREAS, on January 12, 2017, the Planning Commission held a public meeting at
which time interested persons had an opportunity to testify either in support or opposition to the
proposed time extension for the Site Plan and Architectural Review and Sign Program; and
WHEREAS, the Planning Commission, using their independent judgment, reviewed the
time extension request and all evidence in the record related to the proposed project including the
staff report, public testimony, and all evidence presented both orally and in writing; and
NOW, THEREFORE, BE IT RESOLVED that the Planning Commission of the City
of Rohnert Park, California, hereby makes the following findings:
A. The Planning Commission, at a public hearing on January 12, 2017, reviewed the
applicant's request for a one-year extension of the approvals of the Site Plan and
Architectural Review and Sign Program for the Project, and all evidence in the
record related to the Project including the staff report, public testimony, and all
evidence presented both orally and in writing.
B. The Planning Commission finds that a one-year extension of the approvals of the
Site Plan and Architectural Review and Sign Program for the Project is consistent
with the approved plans for the Walmart expansion and with the Rohnert Park
Municipal Code Sections 17.25.035 B. and 17.27.030 H. 1.
C. The Planning Commission finds that a one-year extension of the approvals of the
Site Plan and Architectural Review and Sign Program does not necessitate further
environmental review of the Project under CEQA, because the City Council has
certified a Final Environmental Impact Report and Partially Recirculated Final
Environmental Impact Report (SCH# 2009052008) for the Project.
NOW THEREFORE BE IT FURTHER RESOLVED, that the Planning Commission
does hereby approve the applicant's request for a one-year extension of the approvals of the Site
Plan and Architectural Review and Sign Program for the Walmart Store expansion located at
4625 Redwood Drive (APN 045-055-004) subject to the following conditions:
1. The applicant shall comply with all applicable sections of the City of Rohnert Park
Municipal Code.
2. The applicant shall secure all necessary permits and clearances from the Rohnert Park
Building Department prior to commencement of construction.
DULY AND REGULARLY ADOPTED on this 12th day of January, 2017 by the City
of Rohnert Park Planning Commission by the following vote:
Attest:
AYES: NOES: ABSENT: ABSTAIN:
ADAMS BLANQUIE BORBA _ GIUDICE HAYDON
Chairperson, City of Rohnert Park Planning Commission
Susan Azevedo, Recording Secretary
3400 Douglas Blvd T 916.771.9503
SUITE 275 F 916.771.3545
ROSEVILLE, CA 95661 WWWYACLAND.COM
November 22, 2016
VIA E-MAIL AND U.S. MAIL
City of Rohnert Park
Development Services Department
Attn: Suzie Azevedo
130 Avram Avenue
Rohnert Park, California 94928
sazevedo@rpcity.org
Re: Request for Extension of Entitlements for Walmart Expansion Project
r j M.,
s
RECEIVED
NOV 2 S 2016
CITY OF
ROHNERT PARK
On behalf of Wal-Mart, Inc., we are writing to request a one-year extension of the approved entitlements
for the Walmart Expansion Project located at 4625 Redwood Drive, Rohnert Park, California. Enclosed is a
completed Zoning and Land Use Application. We authorize the City to deduct the required application fee
from the Walmart deposit account.
On January 13, 2015, the City Council approved the project's entitlements, consisting of a Site Plan &
Architectural Review/Environmental Impact Report (PL2009-02SR/EIR) and Sign Program (PL2010-09SR).
Both entitlements were valid for an initial period of one year ending on January 13, 2016. On January 28,
2016, the Planning Commission approved Resolution No. 2016-03, granting Walmart's request for a one-
year extension of the entitlements to January 13, 2017, due to the ongoing litigation against the project.
Wal-Mart is requesting a further one-year extension of the entitlements because both lawsuits against the
project are still ongoing. (Sierra Club et al. v. City of Rohnert Park, Sonoma County Superior, Case No.
248112 and Nancy Atwell et al. v. City of Rohnert Park, Sonoma County Superior, Case No. 256891.)
Due to the pending litigation, Walmart is unable to begin construction of the project and will not be able
to vest the entitlements before January 13, 2017.
Rohnert Park Municipal Code sections 17.25.035 and 17.27.040(H) authorize the City to grant one-year
extensions of the Site Plan & Architectural Review and Sign Program, respectively, provided that an
application for extension is submitted before the entitlement expiration date. Because the ongoing
litigation has prevented Walmart from proceeding with development of the project, we believe an
extension is justified. Accordingly, we request that the City grant a further one-year extension of each
entitlement to January 13, 2018.
Very truly, ours,
XShellMacPherson
for PAC LAND
SMRH:479755409.1
City of Rohnert Park
November 07, 2016
Page 2
Enclosure
cc: Mary Grace Pawson, Rohnert Park, Development Services Director
Deborah Quick, Morgan Lewis
Alex Merritt, Sheppard Mullin
Michele Kenyon, Burke Williams
Mary Kendall, Walmart
µaxnenr n ��
a,
Cr i.iroxrsn
City of Rohnert Park
Planning Commission Report
DATE: January 12, 2017
ITEM No: 9.2
SUBJECT: PLUP16-0001 Microbrewery and Restaurant with Outdoor Seating
LOCATION: 6314 Commerce Boulevard, APN 143-051-029
REQUEST: Convert existing tenant space into restaurant and microbrewery with outdoor
seating. Obtain a Conditional Use Permit to allow for the microbrewery use.
APPLICANT: Bhupinder Singh, Chandi Family, Inc.
Background
The subject property is a tenant space within the Park Plaza Center at the northeast corner of
Commerce Blvd. and Rohnert Park Expressway that is anchored by Safeway. The subject
property is the northern most tenant space facing Rohnert Park Expressway and along with Wash
& Dry Coin Laundry is located north of Safeway. The property is owned by Ca1Tex Equities
Series, LLC. The space was occupied for a number of years by Round Table Pizza, and then
briefly and most recently by Terra Vino. The existing space is approximately 5,600 square feet.
Surrounding uses include the Wash & Dry Coin Laundry next door to the immediate south with
Safeway to the south next to that. Padre Center, Exchange Bank, Wells Fargo, and Redwood
Credit Union sit to the north across Rohnert Park Expressway. Behind the Park Plaza Center is
Raley's Town Center, Chase Bank, and Bank of the West. This property is zoned C-R Regional
Commercial District.
Applicant's Proposal
Mountain Mike's intends to occupy an approximately 5,600 square foot portion of the building
for the restaurant and microbrewery with outdoor patio area (Exhibit A). Their proposal includes
the following:
Page 1
• Full service pizza and brewpub open for lunch and dinner seven (7) days a week. Hours
are proposed to be Sunday through Thursday 11:00 a.m. to 10:00 p.m., and Friday and
Saturday 11:00 a.m. to 11 p.m.
• Indoor table service with 88 seats and 10 additional seats at the bar.
• Addition of an outdoor seating area to accommodate 16 customers at any given time.
• Reconfiguration and expansion of front walkway/sidewalk/and accessible path of travel.
• Production of a limited amount of beer (at least 100 barrels per year) onsite to be used for
onsite sales.
Restaurant -
Applicant is proposing primarily cosmetic changes to the interior of the restaurant space,
including floors, paint and restrooms. The kitchen will be expanded to a currently unused area to
accommodate all health and safety requirements for the kitchen. The front sidewalk patio will be
defined and enclosed by wooden planters that will create a welcoming area for guests. The front
windows of the restaurant will reconfigured and replaced with folding glass doors to allow more
access to the patio area (Exhibit B & Q.
Microbrewery:
Two 7 barrel systems will be used to brew approximately 14-15 times a year. The tanks are 45
inches wide, six feet tall and made of stainless steel. Brewing and fermentation will occur in the
same tank. Access to the brewing system from the exterior will be by a designated rear door that
can be used for the delivery of the malt extract. Applicant has applied to ABC for a Type 75
Small Brewery License. The City requires a Conditional Use Permit approval from the Planning
Commission for a microbrewery in this zoning district.
Parkin :
The space is allocated exclusive use of 18 parking spaces to the north and west. There are 153
additional spaces in close proximity that are available for use by the restaurant and microbrewery
that are also used by Wash & Dry and the Safeway store. The total of 171 spaces available (even
though they are shared with the grocery store and laundromat) are more than adequate for the
proposed use. This number does not include the additional spaces farther to the south that are
used by rest of the Park Plaza Center. The parking requirement for a restaurant is one space for
every 2.5 seats including any outside eating areas. For the 116 seats proposed for the restaurant,
47 parking spaces are needed. Total seating for the restaurant building and patio is 116 as
follows (Exhibits A & B):
• Indoor Restaurant Seating 88
• Bar Seating 10
• Patio 18
The total number of seats is not expected to differ significantly from the seating that was present
when the space was used for Round Table Pizza or Terra Vino, with the exception of the added
18 seats on the patio. It should also be noted that this space is in close proximity to transit,
including bus services and the soon to be inaugurated SMART Train.
Page 2
Staff Analysis
This site has operated as a restaurant for a long period of time. The restaurant use has been
compatible with the Park Plaza Center and the adjacent restaurants, banks, and retail uses and no
significant negative impacts are foreseen. Approval will be required from the ABC (California's
Alcohol Beverages Control) and the City's Public Safety Department which should reduce the
potential for negative impacts related to on-site alcohol consumption. Converting the restaurant
to a pizza restaurant and microbrewery will be an asset to the area and the City. This is an
excellent location in regards to visibility, access, and adequacy of parking.
There is adequate parking adjacent to the space. Park Plaza Center has adequate parking for the
use and restaurants have occupied the space before. The only substantial change in regards to
parking needs for the current proposal is the addition of the outdoor patio.
The microbrewery is appropriate for the space and location and it is not anticipated to conflict
with any of the surrounding existing uses.
Very few changes will be made to the exterior of the building other than the front window/door
replacements and the modifications for the addition of the outdoor dining area on the front patio.
The planters that will define the patio space will make the frontage and the building more
attractive. The changes are minimal in nature and therefore Site Plan and Architectural Review is
not required.
Environmental Determination
This proposal is categorically exempt from the requirements of the California Environmental
Quality Act CEQA Class 1 Section 15301 Existing Facilities. No further action is required
pertaining to environmental review.
Findings
The recommended findings to approve the Conditional Use Permit are included in the attached
resolution.
Public Notification
This item was duly noticed by publication in the Community Voice on December 30, 2016 for
the Conditional Use Permit and posted at the prescribed locations in Rohnert Park. Property
owners within 300 feet of the project were mailed notices of the proposed application.
Staff Recommendation
Based on the analysis and findings of this report and the attached resolution, Staff recommends
that the Planning Commission, by motion, adopt Resolution No. 2017-02 approving the
Conditional Use Permit to allow the restaurant with microbrewery and outdoor seating, subject to
the findings and conditions of approval.
Page 3
Attachments:
Planning Commission Resolution No. 2017-02
Applicant's Operation Narrative (10-19-2016)
Exhibit A Site Area Development Plan
Exhibit B Elevations and Floor Plan
Exhibit C Patio Floor Plan
APP RO ALS:
1 to G'
Zack re P'lanner I Date
Jll/ftIeiswenge�, Planning Manager Date
Page 4
PLANNING COMMMISSION RESOLUTION NO. 2017-02
A RESOLUTION OF THE PLANNING COMMISSION OF THE
CITY OF ROHNERT PARK, CALIFORNIA, APPROVING A CONDITIONAL USE
PERMIT FOR A MICROBREWERY WITH A RESTAURANT AND OUTDOOR
SEATING AT 6314 COMMERCE BOULEVARD
(APN 143-051-029)
WHEREAS, the applicant, Bhupinder Singh of Chandi Family, Inc., filed Planning
Application No. PLUP 16-0001 for a Conditional Use Permit to allow a microbrewery and
restaurant with outdoor seating at 6314 Commerce Boulevard (APN 143-051-029), in
accordance with the City of Rohnert Park Municipal Code;
WHEREAS, Planning Application No. PLUP 16-0001 was processed in the time and
manner prescribed by State and local law;
WHEREAS, on January 12, 2017, the Planning Commission reviewed Planning
Application No. PLUP 16-0001 during a scheduled public meeting at which time interested
persons had an opportunity to testify either in support of or opposition to the project; and
WHEREAS, at the January 12, 2017, Planning Commission meeting, upon hearing and
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. PLUP 16-0001;
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. PLUP 16-0001 makes the following factors, to wit:
A. That the proposed location of the conditional use is consistent with the objectives of the
zoning ordinance and the purpose of the district in which the site is located.
Criteria Satisfied. The addition of a microbrewery and restaurant with outdoor seating
will be an attractive addition to the existing building and site and will provide a lively and
active use at a prominent location in Rohnert Park. The restaurant and microbrewery will
be compatible with other restaurants in the immediate area and is the type of use
contemplated for the district. The Regional Commercial District is intended to allow
operations that provide goods and services that serve the community and outlying areas,
and a restaurant and microbrewery are examples of such uses.
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 that the
operation and maintenance of the conditional use will be compatible with the
surrounding uses.
Criteria Satisfied. The use will not be open for excessive or abnormally late hours and
public health, safety, and welfare will be preserved by the improvements proposed to the
front sidewalk and patio area. There are not anticipated conflicts predicted to arise from
the operation of a microbrewery or restaurant with patio space in this location. Public
Safety has reviewed the planning application. Alcoholic Beverage Control (ABC) is
concurrently reviewing this proposal in order for the applicant to secure and maintain a
Type 75 Small Brewery License.
C. The proposed conditional use will comply with each of the applicable provisions of this
title.
Criteria Satisfied. The proposal has been reviewed for compliance with all applicable
provisions of the Rohnert Park Municipal Code including Section 17.06.060 Regional
Commercial District Permitted Uses, Section 17.07.020.S Outdoor and Sidewalk Cafe,
Section 17.16.030 Off Street Parking Specific Requirements, and microbreweries.
Section 4. Environmental Clearance. This proposal is categorically exempt from the
requirements of the California Environmental Quality Act CEQA Class 1 Section 15301 reuse of
an existing building.
NOW THEREFORE BE IT RESOLVED, that the Planning Commission does hereby
approve Planning Application No. PLUP16-0001 subject to the following conditions:
Planning
1. The Conditional Use 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.
2. The Project is approved as shown in Exhibits A through C except as conditioned or
modified below.
3. This facility shall comply with any and all applicable provisions of the Rohnert Park
Municipal Code and any state or federal agency including but not limited to Alcoholic
Beverage Control (ABC) requirements.
4. The applicant shall obtain all necessary permits and clearances from the Rohnert Park
Building Department for any modifications to the interior or exterior of the building.
5. The building and all outdoor areas available to the public shall be accessible.
Public Safety
6. A use permit must be obtained from the Department of Public Safety per Section
8.34.040.
7. Provide panic, single action hardware on any gates, and adequate patio lighting.
8. Paint all curbs red to indicate fire lane/no parking.
9. Additional items such as hood and duct extinguishing system shall require additional
permits.
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 12th day of January, 2017 by the City
of Rohnert Park Planning Commission by the following vote:
AYES: NOES: ABSENT: ABSTAIN:
ADAMS BLANQUIE BORBA GIUDICE HAYDON
Chairperson, Rohnert Park Planning Commission
Attest:
Susan Azevedo, Recording Secretary
Mountain Mike's Pizza
Brewery Operations Narrative
6314 Commerce Blvd, Rohnert Park, CA 94928
Brewery Applicant
Chandi Family Inc.
Mountain Mike's Pizza
6314 Commerce Blvd
DIM I
Rohnert Park, CA 94928
'IT13
OCT 19 2016
Ownor and Appiicant to for the Brewery permit;
Chandi Family Inc.
CITY OF
Mountain Mike's Pizza
ROHNERTPARK
Sonu Chandl, Managing partner
6303 rd Street, Suite 200
Santa Rosa CA 95404
Legal tax parcel: Assesor's parcel: AP. 143-051-029, Sonoma County
Property Owner
CalTex Equities Series LLC, a co -partnership
Premises: 6314 Commerce Blvd{ Rohnert Park, CA 94228
Total existing space Is 5,656 Sq. feet
Zoning: Commercial
State of California ABC application applied for Small Brewery permit Type 75
Description of Brewery Site Premises:
Site plan and building plan is attached
The brewery area is primarily within kitchen see plan
The "Brewery Production area„
® We will brew, ferment and serve from same tank
@ Only 18sq. ft space Is needed
4 A floor drains to dispose of about 25 gallons of water wash, rinse and sanitize the tank.
0 No sediment to be flush into the sewer system and very little sediment of about % gallon will
clean the sewer system since yeast is a very effective pipe cleaner
a Floor will be able to sustain 2100 lbs. tank on four legs
0 It will be located in the kitchen close to a door which will stay locked at all times and will
unlocked to receive malt extract
Lab area is not required for this system
ID No milling or storage of grain
i3rew S sen'r
Mostly consist of two 7 barrel tank which will be used to do fermentation and it is 45 inches
wide and 6' tall made of 304 stainless steel. System is ecofriendly since It does very little waste. We will
brew 14 to 15 times a year to meet requirement of 100 barrels a year.
Production scale cagacity Proforma.
• Two 7 barrel systems to brew 14-15 times a year or every 24 days
b 3150 gallons of water per year
Premises Oescrintlon of service and Retail Area
• 680 sq. ft. kitchen area and system will use less than 20 sq. ft. of it.
• 83 customer seating, 10 at the bar and rest dining
• 65 sq. ft, and 60 sq. ft. two restrooms for customers
Brew system will have a designated door that can be used for delivery to malt extract to
the tank and its only 20 ft away from parking lot so very easy accessibility for deliverer
Brew system is located in designated kitchen area and customers will not be allowed.
Utilities
4110v outlets on 30 amp dedicated circuit
• Gas is not required
• Only 25 gallon water will be needed to wash rinse and sanitize the system
• Tap will be provided for hot and cold water for 210 gallons of water each brewing process
• Heating, Colling and ventilation is not required for this system
• Trash enclosure will be shared with Stout Brothers Irish pub & restaurant and pick up frequency
will be increased to 5 times a week from 3 times a week at this time to accommodate Mountain
Mike's Pizza volume.
Burglar alarm
Security cameras and alarm will be installed to be monitored at all times
On Site Construction and Improvements
There are no changes to the exterior and we are expanding kitchen to an unused area to
accommodate all health department requirements for Kitchen equipment. We are updating floors, bar,
paint, updating restrooms ADA accessible, updating hood, updating water heater to meet current
requirements and there are no structural changes to interior. Permits will be obtained from the city of
Rohnert Park for construction.
Patio Plan
We will be providing outdoor seating space which would include table, chairs that can withstand
outdoor elements and accommodate 16 patrons. There will be ADA access ramp along with tables
provided for those with disabilities. There are barriers provided as wrought iron around patio to allow
for the consumption of alcoholic beverages. There will be no use of umbrellas or patio heaters. This
should satisfy the barriers and development standards that are required.
Business Hours
• Business hours will be Sunday to Thursday 11:00 am to 10pm and Friday and Saturday
11:00am to 11pm.
Due to limitation of space malt extract system is the only option on this site and it allows Mountain
Mike's pizza to have spirits with ABC license 75 which requires to brew 100 barrels a year but it doesn't
matter what kind brewing system you use.
We hope we have addressed all needed items for department to make their decision, please let us know
If there are any questions or concerns. Cell- 925-890-7977 or sonuchandi@gmail.com
gmail.com
Sincerely,
Sonu Chandi aka Bhupinder Singh
Mountain Mike's Pizza
6314 Commerce Blvd
Rohnert Park, CA 94928
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City of Rohnert Park
PLANNING COMMISSION STAFF REPORT
Meeting Date: January 12, 2017
Agenda Item No: 9.3
Subject: File No. PLSP16-0002, University District Specific Plan, Low Density
Setback and Open Space Amendments.
Location: Approximately 300 acres located south of Keiser Avenue, west of
Petaluma Hill Road, north of Sonoma State University ("SSU") and
Copeland Creek
Applicant: University District LLC
SUBJECT
Consider amendments to low density setback and open space requirements within the University
District Specific Plan (UDSP). UDSP is a mixed-use community on approximately 300 acres with
a maximum of 1,645 residential units; 100,000 square feet of mixed use/commercial uses; parks;
and open space. The amendments would apply to 66.88 acres with the UDSP zoned Low Density
Residential. Staff recommends that the Planning Commission consider adoption of a resolution
recommending City Council approval of University District Specific Plan amendments to setbacks
and open space requirements within the low density residential district.
BACKGROUND
UDSP is one of five specific plan areas designated in the City's General Plan for development.
The UDSP includes approximately 300 acres and was annexed to the City in 2006. An
Environmental Impact Report (EIR) was prepared and adopted by the City in conjunction with the
2006 approval of the Specific Plan. In 2014, UDSP was amended to reconfigure the project lay-
out. The project currently allows a maximum of 1,645 residential units (excluding second
residential units) 100,000 square feet of commercial space. As approved in 2014, the UDSP is
consistent with the General Plan. UDSP calls for 66.88 acres and 382 units of low density
residential development which is consistent with the ranges depicted on Table 1. The location of
the Low Density Residential district is depicted on Figure 1.
Table 1
General Plan Land Use - University District Specific Plan Area
(GP Table 2.4-1)
Figure 1
University District Specific Plan, Land Use Designations
LEGEND
j ESTATE RESIDENTIAL
LOW D015" RESIDENM
MEDIUM DENSITY RESIDENML
P / U MEDIUM DENSITY
NIGH DENSITY RE910EMTI41.
MDW4JE
PARK
PUSLICiWaTRUTION&
] WEN SPACE
alrn�rlmMnmmmver�a
N O A T H
UNIVERSITY DISTRICT LAND USE PLAN
400 800 6f,10 UNIVERSITY QT TRTCT SPECIFIC PLAN
' ROHNERT PARI: CALIFORNIA
SCALE: 1 "=800'
2
Gross
Housing Units
Building Area (1, 000sf)
Acreage'
Minimum -Maximum
Minimum -Maximum
Rural Estate Residential
10-15
20-26
--
Low Density Residential
50-75
200-410
--
Medium Density Residential
55-100
600-900
--
High Density Residential
5-15
200-500
--
Mixed Use
10-30
0-150
100
Parks
10-20
Public/Institutional
5-20
Open Space and Buffers
50-70
Total
300
1,400-1,645
100
'Excludes acreage for the Rohnert Park Expressway between the
easterly City limits and Petaluma Hill Road, and Keiser Avenue.
Figure 1
University District Specific Plan, Land Use Designations
LEGEND
j ESTATE RESIDENTIAL
LOW D015" RESIDENM
MEDIUM DENSITY RESIDENML
P / U MEDIUM DENSITY
NIGH DENSITY RE910EMTI41.
MDW4JE
PARK
PUSLICiWaTRUTION&
] WEN SPACE
alrn�rlmMnmmmver�a
N O A T H
UNIVERSITY DISTRICT LAND USE PLAN
400 800 6f,10 UNIVERSITY QT TRTCT SPECIFIC PLAN
' ROHNERT PARI: CALIFORNIA
SCALE: 1 "=800'
2
Residential Land Uses
• Rural Estate Density: 11.78 acres and 26 units
• Long Density: 66.88 acres, 382 units
• Medium Density: 75.63 acres, 666 units.
• Public /Institutional /Medium Density: 22.34 acres, 203 units
The proposed amendments would apply to parcels within the Low Density Residential land use
designations within UDSP (see Figure 2 below). Low Density Residential is described as having
a density range of 4.1 to 6.0 dwelling units/acre. As part of the proposed amendments the
minimum lot size for single family detached homes within this designation is 4,000 square feet.
No changes are proposed to the density range or the minimum lot size.
Figure 2
University District Specific Plan, Low Density Residential Designations
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1 NONE
PROPOSED AMENDMENTS
The applicant has requested amendments to UDSP to allow for a new housing type referred to as
"age targeted, single story and pop-up single family detached homes". The intent is not to replace
the currently allowed home designs, but to allow for a wider range of home types within UDSP.
The proposed changes will help address demand from Rohnert Park homebuyers for new one-story
structures that are currently not available in the marketplace. The intent of the age targeted design
is to create "single -story living" homes that reduce the need to go to a second story on a day-to-
day basis, but to allow for the addition of second story "pop-up" space for secondary rooms for
residents and/or guests.
The applicant proposes minor reductions to the rear, side and front setbacks and open space
requirements to allow for more ground floor square footage, more design flexibility and the ability
to open up the interior of the lot for outdoor patio space. Home designs that internalize the patio
space create more privacy - a desirable feature in smaller lot residential neighborhoods. Examples
of potential floor plans are included as Attachment 1 to this staff report.
The proposed amendments would add a separate Low Density Detached category for single story
and pop-up homes, as detailed in Table 2 and summarized as follows:
■ Front -Yard Setbacks: 10' minimum setback for living areas of single story and pop-up
structures. Garage setbacks would be 18'. This reduced front yard setback allows for
detached or separate entry Casitas (see Attachment 1).
• Side -Yard Setbacks: 4' minimum that match existing UDSP Medium Density setbacks, No
encroachment within this setback is allowed, including a/c equipment, fireplaces, or
entertainment alcoves. Windows on the second level (pop-up area) would be clerestory if
located at the minimum setback.
Rear -Yard Setbacks: 5' minimum setback for living areas and garages of single story
structures and 10' minimum for the second level (pop-up). If a pop-up is include it would
step -back from the property line, addressing privacy concerns and creating some design
diversity in the home design.
Private Open Space / S.F.: The minimum required private open space would be reduced
from 500 square feet to 400 square feet to allow for more building square footage for one-
story structures.
The proposed amendments would apply to Sections 1.4 (Residential Setbacks) within the Low
Density Residential district. Table 2 provide a summary of the proposed changes with the changes
in yellow highlight. The full table is included as Exhibit A to the approval resolution (Attachment
2).
rd
Table 2
Proposed Setback UDSP Setback Amendments
Front
Garage Front — On
Garage Side -On (55' lot)
Porch / Court
Arch./Fireplace/Media
Living Area — All floors
Side
Garage Front — On
Living Area — All Floors
Arch. / Fireplace / Media
Porch / Court
Corner Conditions - Add
Rear
Garage
Living Area — All floors
Private Open Space
Low Density Detached Low Density Detached
Conventional Two Story Conventional Single Story &
[no changes] Pop -Up A
18' 18'
8' 8'
10' 10'
12' 10'
4' 4'
5' 4'
4' 4'
4' 4'
5' 5'
5' 5'
10' 5'(1S B), 10'(2S C)
500 sf 400 sf
Table 2 Notes
A. Pop -Up refers to the second level living area over a portion of a single story home;
B. 1 S indicates One -Story or Single -Story residential structure;
C. 2S indicates Two Story residential structure; and
D. At Low Density Detached Conventional Single Story and Pop -Up, second floor windows at side -yards
that are within 4' of the property line shall be clerestory windows to provide greater privacy.
Conceptual home designs are included as Attachment 1 to this staff report. The Planning
Commission is not approving these designs at this time. These floor plans and elevations are
examples to illustrate the type of product that could be developed with the new setback and open
space standards, with the following features:
• Overall design flexibility and diversity.
• Ability to create more varied building heights, with a mixture of one and two-story
buildings along the same block face.
• Internalized patio space or carefully positioned rear yard patio space to provide some
privacy from neighbors.
• Separate Casitas to provide separated living quarters for relatives and guests.
• Master bedrooms/bathroom on ground floor.
• Second story space that is optional and provides for extra bedrooms and office space.
• Reduction in open space requirement to allow for more building square footage on the
5
ground floor.
ENVIRONMENTAL REVIEW
The setback amendments would not require any additional environmental review and are
consistent with the approved 2006 UDSP Environmental Impact Report and the 2014 Addendum.
PROJECT ANALYSIS
In considering an amendment to the Specific Plan, the following findings are required:
1. The Specific Plan amendment is consistent with the City's General Plan;
2. The Specific Plan amendment would not adversely affect the public health and safety or
result in incompatible land uses;
3. The Specific Plan amendment provides the framework to phase and pace growth within the
Specific Plan area so as to ensure completion of all necessary public facilities concurrently
with completion of the Specific Plan; or, alternately, a Statement of Public Policy
Consideration can be adopted and/or an exception granted in accordance with General Plan
Policies GM -10, GM -11, and GM -12.
4. The specific plan or specific plan amendment identifies adequate financing mechanisms
for the infrastructure and public facilities required to support the development.
Response to Finding 1
The Specific Plan amendments are minor and do not proposes change the land use framework of
the Specific Plan or General Plan. The Low Density Residential designation remains in place and
the Specific Plan remains consist with the General Plan with the minor amendments to the
development standards (setback and private open space requirements).
A greater diversity of housing types is permitted by the setback modification. A supply of new
one-story homes is not available in the community and the amendment will make the production
of the homes more likely. This is consistent with following General Plan land use goals and
policies:
LU -I Provide a range of housing types in type and price, including, large -lot homes and
housing oriented to students. Provide a variety of housing in all neighborhoods and
reserve sites, where appropriate, for housing types that would ensure that Rohnert
Park remains an inclusive, community.
LU -15 (UDSP) Ensure that land uses are disperses in accordance with the following
principals:
• A mix of residential density development to complement the Mixed Use
Commercial Center uses.
• Medium Density, High Density, and Mixed Use Residential to provide a
variety of housing types along Rohnert Park Expressway.
HO -2.2 Specific Plan Housing Types. During the application review process for specific
plans, the City shall ensure that the projects provide for the diversity of housing
types specified in the Land Use and Growth Management Element.
2
Response to Finding 2
The amendments will not adversely affect the public health and safety or result in incompatible
land uses since the land use pattern originally envision for the UDSP remains unchanged with this
action. The changes could enhance the privacy between adjacent properties by allowing for more
flexibility in home design.
Response to Finding 3 and 4
No changes are proposed to the Specific Plan that would impacts the phasing or pace of
development. No changes to the underlying land use pattern or circulation network are proposed,
so the need for public facilities and infrastructure will be unchanged from the prior Specific Plan
approvals. Development within the Specific Plan is subject to the payment of fees to provide for
and maintain public infrastructure such as Public Facilities Financing Plan fees to help fund off-
site improvements, City-wide and Regional Traffic fees, Pavement Maintenance fees, Public
Services Impact fees, and Maintenance of on-site Infrastructure fees.
PUBLIC NOTIFICATION AND INFORMATION
A public hearing notice denoting the time, date, and location of this hearing was published in the
Community Voice on December 30, 2016. Property owners within 300 feet of the Project site and
interested parties requesting notification were also mailed notices, and the notice was posted
pursuant to State law.
RECOMMENDED ACTION
Staff recommends that the Planning Commission adopt the following Resolution which sets forth
a recommendation to the City Council:
• Resolution No. 2017-04 - Recommending City Council approval of University District
Specific Plan amendments to setbacks and open space requirements within the low density
residential district.
ATTACHMENTS:
1. Conceptual Home Designs
2. Resolution No. 2017-xx (UDSP Amendments)
APPROVALS:
Beiswenger, AICP Date,(f
7
PLANNING COMMISSION RESOLUTION NO. 2017-04
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF ROHNERT
PARK RECOMMENDING CITY COUNCIL APPROVAL OF UNIVERSITY DISTRICT
SPECIFIC PLAN AMENDMENTS TO SETBACK AND OPEN SPACE
REQUIREMENTS WITHIN THE LOW DENSITY RESIDENTIAL DISTRICT (APNS
045-253-007, 045-253-009 THROUGH -012, 045-253-018, 045-262-001 THROUGH -004,
047-131-019, AND 047-131-024 THROUGH -027)
WHEREAS, the applicant, University District LLC filed Planning Application PLSP 16-
0002 proposing amendments to low density setback and open space requirements within the
University District Specific Plan located south of Keiser Avenue, west of Petaluma Hill Road,
and north of Copeland Creek (APNs 045-253-007, 045-253-009 through -012, 045-253-018,
045-262-001 through -004, 047-131-019, and 047-131-024 through -027 (the "Project"), in
accordance with the City of Rohnert Park Municipal Code ("RPMC"); and
WHEREAS, pursuant to California State Law and the Rohnert Park Municipal Code,
public hearing notices were mailed to all property owners within an area exceeding a 300 foot
radius of the subject property and a public hearing was published for a minimum of 10 days prior
to the public hearing in the Community Voice; and
WHEREAS, on January 12, 2017 the Planning Commission held public hearings at which
time interested persons had an opportunity to testify either in support or opposition to the proposal;
and
WHEREAS, the Planning Commission has reviewed and considered the information
contained in Planning Application No. PLSP16-0002 for the proposed amendments to the
University District Specific Plan.
NOW, THEREFORE, BE IT RESOLVED that the Planning Commission of the City of
Rohnert Park makes the following findings, determinations and recommendations with respect to
the proposed specific plan:
Section 1. That the above recitations are true and correct.
Section 2. The proposed amendments to the University District Specific Plan are
consistent with the University District EIR adopted in 2006 and EIR Addendum adopted in 2014
and no additional environmental review is necessary.
Section 3. Findings. The Planning Commission hereby makes the following findings
concerning the University District Specific Plan proposed by Planning Application No. PLSP16-
0002 pursuant to Rohnert Park Municipal Code section 17.06.390:
1. The specific plan amendment is consistent with the city's general plan.
Criteria Satisfied. The specific plan would implement the General Plan's goals
for the University District Specific Plan Area as described in the Community
Design Element. The Specific Plan amendments are minor and do not change the
land use framework of the Specific Plan or General Plan. The Low Density
Residential designation remains in place and the Specific Plan remains consist with
the General Plan with the minor amendments to the development standards (setback
and private open space requirements).
A greater diversity of housing types is permitted by the setback modification. A
supply of new one-story homes is not currently available in the community and the
amendment will make the production of one-story homes more likely. This is
consistent with following General Plan land use goals and policies:
LU -I Provide a range of housing types in type and price, including, large -
lot homes and housing oriented to students. Provide a variety of housing in
all neighborhoods and reserve sites, where appropriate, for housing types
that would ensure that Rohnert Park remains an inclusive, community.
LU -15 (UDSP) Ensure that land uses are dispersed in accordance with the
following principals:
a. A mix of residential density development to complement the Mixed Use
Commercial Center uses.
b. Medium Density, High Density, and Mixed Use Residential to provide
a variety of housing types along Rohnert Park Expressway.
HO -2.2 Specific Plan Housing Types. During the application review
process for specific plans, the City shall ensure that the projects provide for
the diversity of housing types specified in the Land Use and Growth
Management Element.
2. The specific plan amendment will not adversely affect the public health and safety
or result in incompatible land uses.
Criteria Satisfied. The specific plan amendments will not have negative impacts
on the health or well-being of UDSP residents or occupants of the surrounding land
uses. The proposed plan is in character with surrounding neighborhoods. The
amendments will not adversely affect the public health and safety or result in
incompatible land uses since the land use pattern originally envision for the UDSP
remains unchanged with this action. The changes could enhance the privacy
between adjacent properties by allowing for more flexibility in home design to
create opportunities for private outdoor open space.
3. The specific plan amendment provides the framework to phase and pace growth
within the specific plan area so as to ensure completion of all necessary public
facilities concurrently with completion of the specific plan; or, alternately, a
statement of public policy consideration can be adopted and/or an exception
granted in accordance with general plan policies GM -10, GM -I1, and GM -12.
Criteria Satisfied. The amendments to setbacks and open space requirements will
have no impact on the phasing or pace of development. No changes to the
underlying land use pattern or circulation network are proposed, so the need for
public facilities and infrastructure will be unchanged from the prior Specific Plan
approvals.
4. The specific plan amendment identifies adequate financing mechanisms for the
infrastructure and public facilities required to support the development.
Criteria Satisfied. The project will be subject to the provisions from the prior
Specific Plan approvals including the payment of fees to provide for and maintain
public infrastructure such as Public Facilities Financing Plan fees to help fund off-
site improvements, City-wide and Regional Traffic fees, Pavement Maintenance
fees, Public Services Impact fees, and Maintenance of on-site Infrastructure fees.
Section 4. A duly noticed public hearing on the proposed University District Specific
Plan was held on January 12, 2017.
NOW, THEREFORE, BE IT FURTHER RESOLVED, THAT the Planning
Commission does hereby recommend that the City Council adopt the Findings stated hereinabove
and approve Application No. PLSP16-0002 for the amendments to setbacks and open space
standards within the low density residential district of the University District Specific Plan as
provided at Exhibit A, in its entirety.
DULY AND REGULARLY ADOPTED on this 12th day of January, 2017 by the City
of Rohnert Park Planning Commission by the following vote:
Attest:
AYES: NOES:
ADAMS BLANQUIE
ABSENT: ABSTAIN:
BORBA GIUDICE HAYDON
Chairperson, City of Rohnert Park Planning Commission
Susan Azevedo, Recording Secretary
EXHIBIT A
AMENDMENTS TO SETBACKS AND OPEN SPACE STANDARDS WITHIN THE
UNIVERSITY DISTRICT SPECIFIC PLAN
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City of Rohnert Park
Planning Commission Report
DATE: January 12, 2017
ITEM NO: 9.4
SUBJECT: PLSR16-0001 Site Plan and Architectural Review for a 4,550 square foot
building for Starbucks Coffee and a future tenant
LOCATION: Northwest corner of Golf Course Drive West and Redwood Drive
REQUEST: A single commercial building for Starbucks Coffee with a drive-thru and a future
commercial tenant space
APPLICANT: Bret Matteis, Oxford Corporate
Background
At the April 26, 2012 Planning Commission meeting, the Commission approved a conditional
use permit (CUP) for the Oxford Suites Hotel, now under construction, and a McDonald's
Restaurant with a drive-thru on the Redwood Drive frontage of the site. The property where the
restaurant would be located was owned by McDonald's Corporation. Subsequently, McDonald's
decided not to proceed with the restaurant and sold the parcel to Oxford Corporate. The area of
the McDonald's building was 3,900 square feet and the area of the proposed new building is
4,550 square feet, an increase of 650 square feet. The known tenant in the building will be
Starbucks with a drive-thru and the remainder of the building is future tenant space.
Since the original CUP for Oxford Suites Hotel and McDonald's with a drive-thru is still valid,
the only entitlement required for the new building containing a Starbucks is Site Plan and
Architectural Review (SPAR).
i�ppllcant's lyl"o )osa
Permitted Land Uses- Allowable uses include large scale, region -serving retail sales, local and
region -serving retail sales, offices, personal service establishments, restaurants, and small hotels
Page 1
with 100 rooms or less. Under Table 3.3-1 a drive-thru restaurant less than 5,000 square feet in
area is a conditionally permitted use. As stated above, the conditional use permit for
McDonald's is still valid and Starbucks does not need a conditional use permit.
Site Plan- The lease area for Starbucks is 1.16 acres. The new building will be 4,550 square feet
with Starbucks occupying the 2,205 southern portion of the building and the 2,345 northern
portion of the building indicated for future tenant space. The building is at the same location as
the previous approval for McDonald's and some of the parking and paving improvements have
been completed. The drive-thru lane will extend along the north and west side of the building.
There is stacking for six (6) vehicles between the entrance to the drive-thru and the order board
as required by the Zoning Ordinance.
The drive-thru is designed so vehicles can only enter the area from a southerly direction in the
parking area in front of the building. The reason for this is an agreement between Oxford
Corporate and Home Depot regarding access between the subject property and the Home Depot
site to the north. When Home Depot received conditional use permit approval in 1991, they
were required to provide access to the subject property from their parking lot since access was
not allowed directly from Redwood Drive. In the negotiations between Oxford Corporate and
Home Depot, Home Depot raised concern that customers using the drive-thru access from their
property would queue into the Home Depot parking lot. Home Depot therefore required that the
only access to the drive-thru was from the southerly direction. This resulted in the angle in the
drive-thru entrance to only allow customers to enter the drive-thru from a southerly direction.
The access aisle on the north end of the parking lot is one-way in a northerly direction so
customers cannot enter the drive-thru from the Home Depot property. If there is inadequate
stacking in the drive-thru, the only impact will be the driveway along the frontage of the
building.
Streets, Pedestrian Ways and Bike Ways- Vehicle access to the site is from the Oxford Suites
Hotel site with a driveway on Golf Course Drive West and Dowdell Avenue. As mentioned
above, there is also access from Redwood Drive via the Home Depot parking lot. There are bike
lanes on Golf Course Drive West and on Redwood Drive. There is ADA pedestrian access to
Redwood Drive and to Golf Course Drive West from the Oxford Suites Hotel site.
Parking and Loading- There are 51 parking spaces on the Starbucks site. The parking
requirement for Starbucks is one (1) space for every 50 square feet of customer dining area. If
approximately 50 percent of the building is customer dining area (1,103 square feet) divided by
50 equals 22 required parking spaces for the indoor area. The requirement for outdoor seating is
one (1) space for every 2.5 seats. With 26 outdoor seats the requirement is ten (10) spaces. The
total required spaces for Starbucks is 32 spaces. This leaves 19 spaces for the presently unleased
space. The unoccupied space is 2,345 square feet. Divide this by the remaining 19 spaces
equals' one (1) space per 123 square feet of building area. This is a much higher parking ratio
than most uses permitted in the commercial district. There will be eight (8) bicycle parking
spaces provided on the site for use by tenants in the building.
Floor Plan- The Starbucks floor plan consists of the cafe, sales and customer area, workroom,
food prep and drive-thru service area and restrooms (Exhibits B and C). The customer area
Page 2
occupies approximately one-half of the building area. There are also 26 outdoor seats located
across the front of the building and adjacent to the front parking area at the southeast corner of
the building. Access to Starbucks is from the front of the building and a door on the south side
of the building. There is no floor plan for the northerly unoccupied portion of the building.
Building Elevations- The building design and use of materials is compatible with the Oxford
Suites Hotel now under construction. The exterior is a combination of stone veneer, stucco, and
metal and clay tile roofing. Steel framed canopies will be located over some of the windows on
the front and rear windows of the building. On the rear of the building facing Oxford Suites
Hotel is a vertical trellis with vines. The purpose is to break up the long facade facing the hotel
site. There will be a vertical screen at the northwest corner of the building to screen the
electrical equipment for the building. A low fence will be located around the outdoor seating
area to separate it from adjacent parking. Building colors are in the beige and brown tones with
red roof to match the hotel.
Landscaping- The majority of the landscaping around the site will be installed as part of the
Oxford Suites project (Exhibit G). There will be low groundcover along the front of the building
and planting at the entrance to the drive-thru. Vines will also be planted on the trellis at the rear
wall of the building.
Signage- Wall signs will be located on the front of the building facing Redwood Drive. They
also propose a monument sign at the Golf Course Drive West and Redwood Drive intersection
(Exhibits H, I and J). Directional signs will be provided at key locations on the site directing
customers to the entrance to the drove-thru with a preview menu board and order board. A
vehicle height limit structure will also be located at the entrance to the drive-thru. The Wilfred
Dowdell Specific Plan requires that all signage be subject to approval of a Sign Program.
Oxford Suites Hotel has already submitted and received approval for a Sign program for the
hotel. Starbucks will have to apply for an amendment to that Sign Program for their signs.
Lighting- Pole lights are located in the parking areas installed as part of the hotel project.
Starbucks will be installing wall lights on the building for the area immediately surrounding the
building.
Staff Analvsis
The proposed Starbuck's building, drive-thru and parking are located on a similar footprint to the
previously approved McDonald's. Much of the concrete curbing and asphalt paving has already
been installed. They will also be installing some of the landscaping in the area so the site will
have an attractive appearance when the Oxford Suites Hotel opens next year. The building is
larger than the previously approved McDonald's but occupies the same location. The design of
the building is compatible architecturally with the adjacent Oxford Suites Hotel. As part of an
agreement with Home Depot, the drive-thru has been designed so it could only be accessed from
a southerly direction along the frontage of the Starbucks building. Any stacking will occur in
front of the Starbucks building and not encroach onto the Home Depot site.
Page 3
There will be 2,345 square feet of space remaining in the building for lease. The
Wilfred/Dowdell Specific Plan lists region -serving retail sales allowed in the remaining building
area. These include the sale of furniture, appliances, hardware, sporting goods office supply and
food stores. Professional and medical/dental offices are also permitted. Most of the uses
permitted in the Regional Commercial and Neighborhood Commercial zoning would be allowed.
The proposal is in conformance with the Wilfred/Dowdell Specific Plan Architectural
Guidelines, as follows:
• Masonry materials such as brick, stone and rusticated concrete block are appropriate.
The building has a stone veneer wainscot and columns.
• Cement stucco is appropriate. The upper building walls are stucco.
• Roof forms should be prominent and visible sloping roofs should be clad tile, standing
seam metal roofing or other decorative material. The visible sloping roofing on the
building is a combination of clay tile and corrugated metal in a terra-cotta color to match
the clay tile.
• Buildings should be articulated in plan and elevation. This may include canopies that
provide weather protection and also draw attention to window displays. The front (east)
building elevation shows considerable articulation with two (2) tower features, emphasis
to building entrances and steel framed canopies over the windows.
• Long blank walls should be avoided. The rear (west) wall contains the drive-thru. It is
broken up with a vertical trellis with vines, stone veneer wainscot and met canopy over
the drive -up window.
Signs for Starbucks will require an amendment to the Master Sign Program that was recently
approved for the Oxford Suites Hotel signs. This includes any wall signs, directional signs and a
monument sign.
Environmental Determination
An Environmental Impact Report (EIR State Clearinghouse No. 1998072036) was prepared for
the Wilfred/Dowdell Specific Plan. The EIR evaluated the impacts of the proposed uses
anticipated under the Specific Plan including hotels and restaurants. No additional
environmental determination is required.
1` Illdkiig,s
The recommended findings to approve the Site Plan and Architectural Review are included in the
attached Resolution.
Public Notification
Not required for Site Plan and Architectural Review.
Page 4
Staff Recommendation:
Based on the analysis of this report and the attached resolution, staff recommends that the
Planning Commission, by motion, adopt Resolution No. 2017-05 approving Site Plan and
Architectural Review to allow a 4,550 square foot building with a Starbucks Coffee and vacant
tenant space on Redwood Drive, subject to the findings and conditions of approval.
Attachments:
Resolution No. 2017-05 Approving Site Plan and Architectural Review for a 4,550
Building with Starbucks and a Vacant Tenant Space.
Applicant's Supporting Statement
Exhibit A Site Plan
Exhibit B Building Area Detail
Exhibit C Starbucks Floor Plan
Exhibit D Building Elevation Details
Exhibit E Colored Building Elevations
Exhibit F Outdoor Seating Security Fence Detail
Exhibit G Landscape Details
Exhibit H Menu and Order Board Details
Exhibit I Directional Sign Details
Exhibit J Clearance Bar Details
APPROVALS:
Notpna j Weisbrod, Technical Advisor
ing Manager
Page 5
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Date
PLANNING COMMMISSION RESOLUTION NO. 2017-05
A RESOLUTION OF THE PLANNING COMMISSION OF THE
CITY OF ROHNERT PARK, CALIFORNIA, APPROVING SITE PLAN AND
ARCHITECTURAL REVIEW FOR A NEW BUILDING FOR STARBUCKS AND A
FUTURE TENANT SPACE
(Bret Matteis, Oxford Corporate)
WHEREAS, the applicant, Bret Matteis, Oxford Corporate, filed Planning Application
No. PLSR16-0001 for Site Plan and Architectural Review to construct a 4,550 building occupied
by Starbucks Coffee and a vacant tenant space at the northwest corner of Golf Course Drive
West and Redwood Drive, in accordance with the City of Rohnert Park Municipal Code;
WHEREAS, Planning Applications No. PLSR16-0001 was processed in the time and
manner prescribed by State and local law;
WHEREAS, on January 12, 2017, the Planning Commission reviewed Planning
Application No. PLSR16-0001 at which time interested persons had an opportunity to testify
either in support of or opposition to the project; and,
WHEREAS, at the January 12, 2017, 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. PLSR16-0001.
WHEREAS, Section 17.25.0312. Of the Rohnert Park Municipal Code requires Site
Plan and Architectural Review for all new commercial buildings.
WHEREAS, the project is within the Wilfred/Dowdell Specific Plan and is subject to the
design requirements within that document, including Section 5.3 Architectural Guidelines.
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. PLSR16-0001, makes the following factors, to wit:
A. That the developments general appearance is compatible with existing development and
enhances the surrounding neighborhood.
Criteria Satisfied. The design of the proposed building is compatible with the adjacent
Oxford Suites Hotel now under construction including building materials and colors. The
building design is also compatible with surrounding properties including Amy's
Restaurant across the street and the nearby Chick-fil-A undergoing remodeling. The
development will complete the construction of the north section of the Wilfred/Dowdell
Specific Plan and is in conformance with the objectives and the design guidelines of the
Specific Plan.
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 development is in conformance with the Wilfred/Dowdell
Specific Plan Architectural Guidelines Section 5.3, 5.4 (landscaping) 5.6 (signage) and
5.7. (screening). There are variations in the roof line of the building including two tower
structures and a variation in roof materials. Metal awnings are placed over some of the
store front windows. There are variations in the building walls to break up the flat wall
appearance of the building. There is also an outdoor patio with landscaping for coffee
customers enjoyment. A large trellis with vines is located on the rear building wall to
improve its appearance. Dense tree and shrub plant is included around the building
including the triangular area along Redwood Drive. Trees are planted in the parking area
for every four (4) parking spaces. The electrical equipment located at the northwest
corner of the building will be screened with a vertical metal screen. Signs for the
commercial building will have to be approved as an amendment to the existing Oxford
Suites Hotel Master Sign Program and as required by the Wildred/Dowdell Specific Plan.
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. Vehicle access to the property is from the Oxford Suites Hotel and from
the adjacent Home Depot property to the north. The drive-thru is designed so stacking will
take place on the subject property and will not impact adjacent properties. There are
bicycle lanes on Golf Course Drive West and on Redwood Drive so the property is well
located for bicycle access. Bicycle parking will be located in front of the building for the
convenience of cyclists.
Section 3. Environmental Clearance. An Environmental Impact Report (EIR State
Clearinghouse No. 1998072036) was prepared for the Wilfred/Dowdell Specific Plan. The EIR
evaluated the impacts of the proposed uses anticipated under the Specific Plan including hotels
and restaurants. No additional environmental determination is required.
NOW THEREFORE BE IT RESOLVED, that the Planning Commission does hereby
approve Planning Application No. PLSR16-0001 subject to the following conditions:
Planning. -
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. This approval includes Exhibit E the colored building elevations.
The facility shall comply with any and all applicable provisions of the Rohnert Park
Municipal Code, the Wilfred/Dowdell Specific Plan and any state or federal agency.
4. Any electrical equipment located behind the mechanical screen shall not extend above
the top of the screen and shall be painted the same color as the adjacent building color.
5. Prior to the issuance of any sign permit or the installation of any signs for Starbucks, a
modification to the Oxford Suites Hotel Sign Program by the Planning Commission is
required to incorporate the new signage (PLSI16-0014).
6. The inverted U bicycle stand shall be provided for bicycle parking.
7. Prior to Building Permit issuance the applicant shall revise the parking lot design and
lay -out to demonstrate compliance with CalGreen.
8. The project will require additional deferred permits for fire sprinkler system and fire
alarm system. The permit applications and permit fees must be submitted to the City of
Rohnert Park Fire Division before any construction is started on any of these systems.
9. Fire extinguishers shall be installed per the Fire Code.
10. Fire lanes/marking shall be reviewed during Fire Department construction inspections.
11. Provide illuminated exit signs at all exits.
12. All phases of construction shall comply with California Fire Code, Chapter 33, "Fire
Safety During Construction and Demolition" and NFPA 241.
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 12th day of January, 2017 by the City
of Rohnert Park Planning Commission by the following vote:
AYES: NOES: ABSENT: ABSTAIN:
ADAMS BLANQUIE BORBA GIUDICE HAYDON
Attest:
Chairperson, Rohnert Park Planning Commission
Susan Azevedo, Recording Secretary
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