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2017/05/11 Planning Commission Agenda Packety`pr�xox� nti�* ig [3a CA ll�ry axlA City of Rohnert Park Planning Commission AGENDA Thursday, May 11, 2017 6:00 P.M. 130 Avram Avenue, Rohnert Park To Any Member of the fludiewe Desitin to Address the Alannkz Commission: 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. 2. 3. 4. 5. 6. 7. 8. CALL TO ORDER PLEDGE OF ALLEGIANCE ROLL CALL (Adams Blanquie Borba Giudice Haydon__) DECLARATION OF ABSENTION ACKNOWLEDGEMENT OF POSTING OF AGENDA — Agenda has been posted in three public places: Community Center, Public Safety Building and City Hall. 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. CONSENT CALENDAR - ADOPTION OF MINUTES 7.1 Approval of the Draft Minutes of the Planning Commission meeting of March 9, 2017 AGENDA ITEMS 8.1 SITE PLAN AND ARCHITECTURAL REVIEW — File No. PLSU17-0001 — Mark Marvelli/SKW Architects - Consideration of Resolution 2017-17, Approving Site Plan and Architectural Review for the remodel of Raley's Market at 100 Raley's Towne Center (APN143-051-054) 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. 8.2 SITE PLAN & ARCHITECTURAL REVIEW — File No. PLSR16-0004 — Consideration of Resolution 2017-01, approving Site Plan and Architectural Review for a new apartment building (15 units) located at 435 Southwest Boulevard (APN143-370-010) Ceqa: Consistent with Negative Declaration prepared and certified by the Council for the 2015 General Plan amendment. 8.3 SITE PLAN AND ARCHITECTURAL REVIEW — File No. PLSR17-0003 — David S. Wood for Pacific Hospitality Sonoma, LLC — Consideration of Resolution 2017-12, approving Site Plan and Architectural Review for Cambria Hotel located at 5900 Labath Avenue (APN143-040-124) Ceqa: Consistent with Environmental Impact Report (EIR) prepared for the Stadium Area Master Plan and 2016 Mitigated Negative Declaration. 9. PARKING CHALLENGES 10. ITEMS FROM THE PLANNING COMMISSION 11. ITEMS FROM THE DEVELOPMENT SERVICE STAFF 12. ADJOURNMENT Appeals of any decisions made tonight must be received by the Planning Division within 10 days and no later than 5: 00 p.m. on May 22, 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 May 11, 2017, Planning Commission Meeting of the City of Rohnert Park was posted and available for review on May 5, 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.rpcitv.org this *)day of May, 2017 at Rohnert Park, California City of Rohnert Park Planning Commission Report DATE: May 11, 2015 ITEM NO: 8.1 SUBJECT: PLSR17-0001 Site Plan and Architectural Review for Raley's Market LOCATION: 100 Raley's Towne Center (APN 143-051-054) REQUEST: Remodel Exterior of Raley's Market at the Raley's Towne Center Shopping Center APPLICANT: Mark Marvelli SKW Architects Subject Raley's Market is located in the Raley's Town Center Shopping Center fronting on State Farm Drive. The property backs up to the Safeway Center fronting on Commerce Boulevard with a truck and vehicle access aisle separating the rear area of the two shopping centers. Background Raley's has just completed the remodeling of the interior of the market. On October 22, 2015, they received Site Plan and Architectural Review (SPAR) approval by the Planning Commission for the modifications to remodel the exterior of the building facing State Farm Drive. That approval expired on October 22, 2016 since no building permit was filed. They have now filed a new SPAR application for the remodel. The design is essentially the same as the October 22, 2015 SPAR approval with one notable change. A pedestrian path has been added to provide a pedestrian connection between Raley's and State Farm Drive. The connection is identified in the City approved Priority Development Area Plan. Page 1 Applicant's Proposal The proposed building facade incorporates a blend of natural composite wood siding and stone veneer. There will be two entrances to the market one under the Pharmacy sign and the other under the Fresh Market sign. The original proposed roll -up glass doors across the front of the store will be eliminated and replaced with solid glass windows. The existing tile roof will be painted to match the roof of the recent remodel of the remainder of the shopping center. The existing support columns across the front of the store will be faced with a stone veneer to match the remainder of the center. Two shopping cart storage areas will be located adjacent to the two entrances to the market. They will be screened from view with perforated metal panels painted a dark gray color and planters. The proposed colors of the stucco, masonry walls and fascia range from grays, beige, white and gold. Wall lighting fixtures will be red to match the color of the Raley's sign. Even though this proposal does not include approval of the signs, the building elevations include the Raley's store name in large red letters and Pharmacy and Fresh Market over the two entrances to the market. There is a sign program for the shopping center including Raley's Market. They will have to apply for a Sign Review Application for the proposed signs. Planters have been added to the front of the building between the two entrances to screen shopping cart storage and improve the appearance of the building. The rear of the building has been recently painted and there is a covered refuse enclosure. However, the asphalt paving at the rear of the building is still in very poor condition. Staff is recommending a condition that the rear paving be replaced or repaired and the parking restriped. There is shopping cart storage in front of the building adjacent to the two entrances. There are also shopping cart storage areas in the parking lot for use by store customers. There is a condition of approval recommended that shopping carts be picked up on a regular basis in the parking lot so as not to obstruct access and parking. Since the previous approved building remodel, the City approved the Priority Development Area (PDA) and Raley's Towne Center is included in the PDA. At the request of staff, they have included on the plan a pedestrian path -of -travel from the entrance to the Raley's Market to State Farm Drive. The path is tree lined and will provide an attractive pedestrian path from the street to the store. When the State Farm property on the east side of State Farm Drive develops, the street frontage will be commercial encouraging pedestrian access along the stores fronting the street. The new path -of -travel will encourage pedestrians to walk through the shopping center creating a pedestrian friendly environment. Staff Analysis Rohnert Park's Design Guidelines under Architectural Styles illustrate several design elements including Regional Vernacular. This is a building style that is indigenous to the region. Included under this architectural style are buildings made of wood siding. The Design Guidelines state that fagade cladding materials should be high quality and durable such as stone, wood and brick. The facade consists of wood siding, stucco and stone columns with an existing Page 2 tile roof. They have maintained the street facing windows that provide transparency and visibility as recommended in the Design Guidelines. They have integrated some contemporary elements into the design and the combination results in a very attractive appearance. Painting the rear wall of the building has enhanced its appearance from the access behind Raley's Towne Center and the rear of the Safeway Market at the adjacent center on Commerce Boulevard. The asphalt paving at the rear of the building needs to be repaired or replaced and striping for parking installed. The new path -of -travel from the entrance to the market to State Farm Drive will create a pedestrian friendly environment for the shopping center and the market and implements one of the pedestrian access strategies called out in the Central Rohnert Park Priority Development Area. This is especially important in this area of the PDA which is on the edge of the future downtown. 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 Site Plan Review and Architectural Review for Raley's Market are included in the attached resolution. 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. 2017-17 approving Site Plan and Architectural Review for Raley's Market, subject to the findings and conditions of approval. Attachments: Planning Commission Resolution No. 2017-17 Exhibit A Site Plan Exhibit B Exterior Front Elevation Exhibit C Side Elevations with Description of Materials and Colors Exhibit D Landscape Details Exhibit E Colored Elevations Five Sheets Page 3 APPROVALS: / 't /,�, Nomia Weisbrod, Technical Adv' or Jefoeisweng,ffr, Planning Manager Page 4 �, 5 1-2 Date r Date PLANNING COMMMISSION RESOLUTION NO. 2017-17 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF ROHNERT PARK, CALIFORNIA, APPROVING SITE PLAN AND ARCHITECTURAL REVIEW FOR THE REMODEL OF RALEY'S MARKET AT 100 RALEY'S TOWNE CENTER (APN 143-051-054) WHEREAS, the applicant, Mark Marvelli SKW Architects, filed Planning Application No. PLSR17-0001 for Site Plan and Architectural Review to allow building fagade improvements for Raley's Market at 100 Raley's Towne Center Drive (APN 143-051-054), in accordance with the City of Rohnert Park Municipal Code; WHEREAS, Planning Application No. PLSR17-0001 was processed in the time and manner prescribed by State and local law; WHEREAS, on May 11, 2017, the Planning Commission reviewed Planning Application No. PLSR17-0001, at which time interested persons had an opportunity to testify either in support of or opposition to the project; and, WHEREAS, at the May 11, 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. PLSR17-0001; 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. PLSR17-0001, 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 new facade treatment for the Raley's Market will be a substantial improvement in the appearance of the market. The modification to the building is in conformance with the City's Design Guidelines. The proposed improvements to the market's fagade will enhance the appearance of the shopping center and bring it up to current standards. The property is also in the Priority Development Area (PDA) and an enhanced pedestrian path of travel will be provided from State Farm Drive to the entrance to the market to encourage pedestrian access to the market and surrounding stores. One of the Priority Development Area Plan objectives is a pedestrian -oriented development pattern. The proposed path -of travel from the market entrance to State Farm Drive supports that objective. The Plan also recommends the use of high quality materials at the ground floor to enhance the pedestrian experience. The use of stone columns and wood siding is in conformance with this recommendation. R That the development incorporates a variation from adjacent on-site and off-site structures in height, bulk, and area; arrangement on the parcel; openings or breaks in the fagade facing the street; and/or the line and pitch of the roof. Criteria. Satisfied. The proposed changes provide a variation in the building facade emphasizing the two (2) entrances to the market. The architecture of the building will stand out as an attractive visual element in this commercial complex. The vernacular style is in conformance with the City Design Guidelines including the use of wood siding and stone columns. 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. The Design guidelines recommended that buildings should emphasize pedestrian entries and have windows facing the street. The shopping center will provide a new path -of -travel to State Farm Drive for pedestrians. The front of the building has windows and doors facing the street clearly defining the entrance to the market. The shopping center has very good access to State Farm Drive for motorists, pedestrians and cyclists. Bicycle parking will be located in front of the store. Section 3. Environmental Clearance. The project is categorically exempt from the California Environmental Quality Act (CEQA), Article 19, Section 15301 Existing Facilities Expansion. NOW THEREFORE BE IT RESOLVED, that the Planning Commission does hereby approve Planning Application No. PLSR17-0001, subject to the following conditions: 1. The Site Plan and Architectural Review shall expire one year from the Planning Commission approval date, unless prior to the expiration a building permit is issued and construction is commenced and diligently pursued toward completion and the use is initiated, or an extension is requested and approved. 2. The facility shall comply with any and all applicable provisions of the Rohnert Park Municipal Code and any state or federal agency requirements. 3. Any landscaping damaged during construction shall be replaced. 4. The walls and roof at the rear of the Raley's Market building shall be painted to match the new wall and roof treatment for the remainder of the shopping center as approved under PLSR2014-0010. 5. At the completion of Raley's Market improvements, the damaged asphalt paving at the rear of Raley's Market building shall be repaired or new paving installed details subject to approval of the Development Services Department. 6. Prior to installation of any signs for Raley's Market, the applicant shall submit and receive approval of a Sign Review. 7. All exterior illumination shall consist of LED energy conserving lighting fixtures. 8. The property shall be maintained in a weed free and litter free condition at all times. 9. Building Permits shall be obtained for all exterior remodeling prior to commence of construction on the improvements. 10. The pedestrian pathway as depicted in the plan shall be completed prior to building final. 11. A shopping cart management plan shall be prepared and submitted to city code enforcement staff and approved prior to building final. BE IT FURTHER RESOLVED that said action shall not be deemed final until the appeal period has expired and that the appeal period shall be ten (10) working days from the date of said action. No building permits shall be issued until the appeal period has expired, providing there are no appeals. DULY AND REGULARLY ADOPTED on this 11th day of May, 2017 by the City of Rohnert Park Planning Commission by the following vote: AYES: NOES: ABSENT: ABSTAIN: ADAMS BLANQUIE BORBA GIUDICE HAYDON Attest: Susan Haydon, Chairperson, Rohnert Park Planning Commission Susan Azevedo, Recording Secretary 5TGP 0 o a o10,11- P 111ii I 1 I_1_I *l-_1_ L1_!_ 1 i 1.11.1_I l 1 1 111 I (E) CHASE BANK (N.A.P.) a TT.1-F1 7 - ECEI��; . MAR , 7 201! Q w �� a w a w w z X: 0 it 0 0 SIGNALIZED INTERSECTION STAffORD KING WIESE ARCHITECTS R�t 62220TH STREET SACRAMENTO, CALIFORNIA 95811 916.930.5900 www.skwarchitects.com VICINITY MAP EXHIBIT Rd"t STORE #337 FRESH VISION REMODEL RALEY'S TOWN CENTER 100 RAELYS TOWNE CENTER ROHNERT PARK, CA 94928 SCALE: 1 "= 40'-0" 20' NO 0' 40' ea' ' .emu REFERENCE SITE FLAN 04649.12 rcni,r. Rc Al MARCH 22, 2017 XISTINO ROOF ROOF T PILES TO BE AII TED6 TO MATCH 2 T T T—T A FRONT EAST ELEVATION EXISTING BUILDING (N.A.P.) BUILDING TO BE REMODELED i' (N) CART CORRAL EXTENT OF PROPOSED FACADE PROPOSED 516NACE LOCATION (SIGNAGE NOT A PART OF THIS ybh i,1;�h .a.,1:hk�;,1IIIIIII��' �IIII 4h0.4 h�. 1,46 bh :k1 �1 ��Sk4M1+sbkJllkh.•h� bbd � f !jf � ®o � ICII�IIIIII�II II�III��;II gill I I Ill��l�llll6f�� EXISTING STOREFRONT WINDOW5 TO REMAIN, TYP• — ARCHITECTURAL L16HTIN6, TYP_ E — NEN! STOREFRONT DOORS, COLOR TO MATCH — EXISTIN6 MATERIAL AND COLOR SCHEDULE MATERIAL MANUFACTURER COLOR/STYLE F PAINT -CEMENT PLASTER 5HERWIN WILLIAMS 51e,16350 HUMBLE COLD 2❑ NATURAL COMPOSITE 51DING TRUCRAIN W/ RESY5TA BLEND OF 4 COLORS (051, 029, 028, C09) 3❑ (E) ROOFING 4 FLASHING BENJAMIN MOORE 2126-20 RACCOON FUR TO BE PAINTED ® PAINT -CEMENT PLASTER 4 DUNN EDWARD5 PAINTS DE6143 ALMOND LATTE (E) CMU WALL ARCHITECTURAL 1-161-ITIN6 HI -LITE MF6. CO, INC. MARS COLLECTION H-91524-15 (RED FIXTURE COLOR) MOUNTED ON B-32 ARM © STONE VENEER CULTURED STONE SOUTHERN LEDOE5TONE BLEND OF 'GRAY' 4 'BUCKS COUNTY' Q PAINT -METAL CORNICE (LIGHT) DUNN EDWARD5 DE6368 WALRUS ® PAINT -METAL CORNICE (DARK) DUNN EDWARDS DE6355 TARNISHED SILVER ❑q PAINT -METAL CANOPIES 4 DUNN EDWARD5 DEb368 WALRUS SUPPORTS 10 PAINT -METAL BEAM DUNN EDWARDS DE6355 TARNISHED SILVER 5OFFIT UNDERSIDE BENJAMIN MOORE HC -454 ELMIRA WHITE 12 PAINT -20 6A. PERFORATED BENJAMIN MOORE 2126-20 RACCOON FUR METAL PANEL •� T T' ' s �� =1 EX15TINO ROOF — TILES TO BE PAINTED TO MATCH EXISTING [3 EXISTING ROOF (E) DISPENSING MACHINES TO REMAIN PAINT SOFFIT UNDERSIDE II EXISTING BUILDING (N.A.P.) " A.F.F_ u ❑. [3- Z -Z (E) D15PEN51N6 MACHINES TO REMAIN ` C rKUN I (VAK 1 IAL) KUUI- FLAN STAff ORD KING WIESE ARCHITECTS -��f 62220TH STREET SACRAMENTO, CALIFORNIA 95811 916.930.5900 www.skwarchitects.com EXHIBIT B Weo STORE #337 FRESH VISION REMODEL RALEY'S TOWN CENTER 100 RAELYS TOWNE CENTER ROHNERT PARK, CA 94928 SCALE: 3/32'= 1'-0" 5' 0' 21 3 EXTERIOR ELEVATIONS —M- .n,. 04649.12 RC"� - A2 xm.r MGT d,�,� ,. OCTOBER 2, 2015 0 �— (E) STOREFRONT TO REMAIN SIDE NORTH ELEVATION ��1 SIDE (SOUTH) ELEVATION 26'-I" A.F.F. .O.PARAPET OUTLINE OF ADJACENT BUILDIN6 .O.PARAPET OUTLINE OF ADJACENT BUILDING MATERIAL AND COLOR SCHEDULE MATERIAL MANUFACTURER COLOR/STYLE Q PAINT -GEMENT PLASTER SHERNIN NILLIAM5 SH6380 HUMBLE 6OLD Q NATURAL COMPOSITE 51DIN6 TRUORAIN N/ RESYSTA BLEND OF 4 COLORS (C51, C29, C28, 009) 3❑ (E) ROOFING 4 FLA5HIN6 BENJAMIN MOORE 2126-20 RACCOON FUR TO BE PAINTED ® PAINT -GEMENT PLASTER d DUNN EDHARD5 PAINTS DE6145 ALMOND LATTE (E) CMU HALL S' 75 ARCHITECTURAL LI6HTIN6 HI -LITE MFG. CO., INC © STONE VENEER CULTURED STONE Q PAINT -METAL CORNICE (LIGHT) DUNN EDNARDS ® PAINT -METAL CORNICE (DARK) DUNN EDHARD5 ❑q PAINT -METAL CANOPIES 4 DUNN EDHARD5 SUPPORTS 10 PAINT -METAL BEAM DUNN EDHARD5 I SOFFIT UNDERSIDE BENJAMIN MOORE 12 PAINT -20 6A. PERFORATED BENJAMIN MOORE METAL PANEL MARS COLLECTION H-91524-13 (RED FIXTURE COLOR) MOUNTED ON 5-32 ARM 5OUTHERN LED6E5TONE BLEND OF '6RAY' 4 BUCKS COUNTY' DE6568 NALRU5 DE6555 TARNISHED SILVER DE6568 NALRUS DE6555 TARNISHED SILVER HC -84 ELMIRA WHITE 2126-20 RACCOON FUR STAffORD KI NG WIESE ARCHITECTS .R�t 622 20TH STREET SACRAMENTO, CALIFORNIA 95811 916.930.5900 www.skwuchitects.com EXHIBIT C STORE 8337 FRESH VISION REMODEL RALEY'S TOWN CENTER 100 RAELYS TOWNE CENTER ROHNERT PARK, CA 94928 SCALE: 3/32"= 7'-0" EXTERIOR ELEVATIONS VZ913_1 -11- �' A3 aec'��` 4 n",.. Ont acredxoc r. sacs S' 0' �2001 EXTERIOR ELEVATIONS VZ913_1 -11- �' A3 aec'��` 4 n",.. Ont acredxoc r. sacs r r \ I I I I I I I I I 1 If L. L RALEY'S L me SYMBOL'SITEmap FOR SCREENING, LAYERING AND ACCENTING BUILDING ACCENT PLANT MATERIAL - EVERGREEN SHRUBS AND MASSES AND PARKING AREAS. i� �i COLEONEAIA PULCHURM 'SUNSET GOLD' 5 G MED I r ryr PHORMIUM HYBRIDS 'DUSKY CHIEF 5 G MED MAROON -RED NEW ZEALAND FLAX 1 G MED PIITOSPORUM TOBIRA 'DWARF VARIEGATA' r 1 y I w I I rr RHAPHIOLEPIS IRDICA 'PINK DANCER' PWK INDIA HAWTHORN �wwyw � rry rr irynr rl 2 G I I wwM1 kww rr I ' rr r j \\ rrrl rr rrr I rir '+III �• _ Ir i. •ww `I ww e i ,rlr �w 14 �- I ��! I .w `� I ww. ��rr I err prr ,� I "'• r I �,' i � I I w `a .r rr I yl'rr - I r`il\ /r- i�rrr rr s r n .� � rrr 11 rrr I s,wwwl RALEY'S IN F RALEY'S Rohnert Park, California PRELIMINARY TREE LIST AND LEGEND SYMBOL OTANICAL NAM MIN. WATER DESIGN USE PISTACIA CHINENSIS 'KEITH DAVEY' 15 G LOW SHADE TREE CHINESE PISTACHE SHRUBS: FACERISCREEN SYMBOL FACER/SCREEN SHRUBS - EVERGREEN SHRUBS USED L me SYMBOL'SITEmap FOR SCREENING, LAYERING AND ACCENTING BUILDING ACCENT PLANT MATERIAL - EVERGREEN SHRUBS AND MASSES AND PARKING AREAS. i� �i COLEONEAIA PULCHURM 'SUNSET GOLD' 5 G MED I 1 G /.�m1� PHORMIUM HYBRIDS 'DUSKY CHIEF 5 G MED MAROON -RED NEW ZEALAND FLAX 1 G MED PIITOSPORUM TOBIRA 'DWARF VARIEGATA' r 1 DWARF VARIEGATED MOCK ORANGE 1 G MED RHAPHIOLEPIS IRDICA 'PINK DANCER' PWK INDIA HAWTHORN 5 G MED IN F RALEY'S Rohnert Park, California PRELIMINARY TREE LIST AND LEGEND SYMBOL OTANICAL NAM MIN. WATER DESIGN USE PISTACIA CHINENSIS 'KEITH DAVEY' 15 G LOW SHADE TREE CHINESE PISTACHE SHRUBS: FACERISCREEN SYMBOL FACER/SCREEN SHRUBS - EVERGREEN SHRUBS USED L me SYMBOL'SITEmap FOR SCREENING, LAYERING AND ACCENTING BUILDING ACCENT PLANT MATERIAL - EVERGREEN SHRUBS AND MASSES AND PARKING AREAS. ww \I\ MASS AT ITS MAIN ENTRY. COLEONEAIA PULCHURM 'SUNSET GOLD' 5 G MED I 1 G MED PHORMIUM HYBRIDS 'DUSKY CHIEF 5 G MED MAROON -RED NEW ZEALAND FLAX 1 G MED PIITOSPORUM TOBIRA 'DWARF VARIEGATA' 5 G MED DWARF VARIEGATED MOCK ORANGE 1 G MED RHAPHIOLEPIS IRDICA 'PINK DANCER' PWK INDIA HAWTHORN 5 G MED ROSA FLOWER CARPET (WHITE AND RTD) FLOWER CARPET Rte 2 G MED -- v �'\ \\ ��ww I 1 rrr I rir '+III �• _ Ir •ww `I ww e ✓ � rr �w 14 �- I ��! `� I ww. r r'•` 'wl prr ,� wwww r`il\ /r- i�rrr rr tw .. �jww`w www`wl s,wwwl w 'w � yr`r I r -r rVr r 1M1 w la ww wl`w ww r ..`w I`w rrj,.l rrr. www l� w\w dols rrr r I�rrr � 1\ `w.� p� \.•. ` . STOP \ /• 1 rr I w"" �w �w wti X IN F RALEY'S Rohnert Park, California PRELIMINARY TREE LIST AND LEGEND SYMBOL OTANICAL NAM MIN. WATER DESIGN USE PISTACIA CHINENSIS 'KEITH DAVEY' 15 G LOW SHADE TREE CHINESE PISTACHE SHRUBS: FACERISCREEN SYMBOL FACER/SCREEN SHRUBS - EVERGREEN SHRUBS USED L me SYMBOL'SITEmap FOR SCREENING, LAYERING AND ACCENTING BUILDING ACCENT PLANT MATERIAL - EVERGREEN SHRUBS AND MASSES AND PARKING AREAS. MASS AT ITS MAIN ENTRY. COLEONEAIA PULCHURM 'SUNSET GOLD' 5 G MED GOLD -LEAF PINK BREATH OF HEAVEN 1 G MED PHORMIUM HYBRIDS 'DUSKY CHIEF 5 G MED MAROON -RED NEW ZEALAND FLAX 1 G MED PIITOSPORUM TOBIRA 'DWARF VARIEGATA' 5 G MED DWARF VARIEGATED MOCK ORANGE 1 G MED RHAPHIOLEPIS IRDICA 'PINK DANCER' PWK INDIA HAWTHORN 5 G MED GROUNDCOVERS GROU14DCCVER MATERIAL - SMALL. SCALE DUE TO L me SYMBOL'SITEmap PROJECT TYPE, EVERGREEN OR PERENNIAL SHRUBS TO ACCENT PLANT MATERIAL - EVERGREEN SHRUBS AND 24' HIGH. USED AS A FILLER BETWEEN SITE WORK MASS AT ITS MAIN ENTRY. EDGES AND FACER SHRUBS. AZALEA RUTHERFORDIANA 'ALASKA' 5 G MED ARCKTOSTAPKYLOS 'PACIFIC MIST' 1 G MED CREEPING MANZANITA VARIEGATED LILY TURF COPRGSMA PATRIC 'VERDE VISTA' 1 G MED CREEPING COPROSMA TULBAGHIA VIOLACEA 'SILVER LACE' 1 G MED VARIEGATED SOCIETY GARLIC ROSA FLOWER CARPET (WHITE AND RTD) FLOWER CARPET Rte 2 G MED -- PLANTERS AT BUILDING L me SYMBOL'SITEmap W ACCENT PLANT MATERIAL - EVERGREEN SHRUBS AND GROUNDCOVERS USED FOR ACCENTING THE BUILDING MASS AT ITS MAIN ENTRY. AZALEA RUTHERFORDIANA 'ALASKA' 5 G MED WHITE SHADE AZALEA URIOPE MUSCARI 'SILVERY SUNPROOF 1 G MED VARIEGATED LILY TURF OPHIOPOWN PLANFSCAPUS NIGRESCENS 1 G MW BLACK MONDO GRASS EXHIBIT D PRELIMINARY LANDSCAPE PLAN SCALE: T=20'0' 2CT' 4tl SHEET FUHRMAN LEAMY RLL AND GROUP DESIGN •SERVICE SOLUTIONS 2140 PROFESSIONAL DRIVE, SUITE 115 R05EVILLE, CA 95661 DATE: 3.24 2017 PROJECT: SKW: 17033 Flatelis Kaiey7S Rohner ROHNERT PARK. CALIFORNIA :Fw r of d ' � �' ��i�" -�r� :Ar - -_ "s_ ;+• cam. .,+ tr s . le 1 t- 4 �. 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CALIFORNIA Octoh I ML NII II■ Iii ADJACENT BUILDING (NOT A PART) ADJACENT BUILDING (NOT A PART) Raley's Rohnert Park #337 FRONT (EAST) ELEVATION SIDE (NORTH) EL LEFT SIDE(SOUTH) ELEVATION STAFFORD KING WIESE ROHNERT PARK, CALIFORNIA October 2, 2015 z ;75 R WW]" City of Rohnert Park Planning Commission Report DATE: May 11, 2017 ITEM NO: 8.2 SUBJECT: PLSR16-0004 Site Plan and Architectural Review New Fifteen (15) Unit Apartment Building LOCATION: 435 Southwest Boulevard, Rohnert Park, CA (APN: 143-370-010) REQUEST: Construct a fifteen (15) Unit Three (3) Story Apartment Building APPLICANT: Anthony Franceschini Background This 0.73 acre property at 435 Southwest Boulevard was formerly a Public Safety fire station. The fire station was demolished and in June of 2016, the property was rezoned from P -I Public Institutional to R -H Residential High Density. The City then sold the property to the applicant, Anthony Franceschini. The property is surrounded by a six (6) foot high chain link fence and the surface treatment is old asphalt left over from the fire station use and annual grass/weeds. The surrounding properties are developed as follows: • To the east is Technical Middle School. This property is zoned P -I Public Institutional. • To the south is a church with access from Boris Court. This site is zoned R -H Residential High Density. • To the west is a two-story apartment complex on R -H zoned land with access from Boris Court. • To the north across Southwest Boulevard are single-family homes fronting on Alta Avenue and backing up to Southwest Boulevard. The homes are zoned R -L Low Density Residential. Page 1 Applicant's Proposal Permitted Land Use- The subject property is zoned R -H Residential High Density, which allows eighteen (18) multi -family units on this 31,578 square foot parcel. The proposed 15 units is therefore under the maximum number of units permitted. Site Plan- The development consists of two (2) three (3) story buildings to house the 15 units. The building setbacks are twenty (20) feet along the Southwest Boulevard frontage; ten (10) foot side yards; and twenty (20) foot rear yard. This conforms to the setback requirement for the R -H zoning. Because of the narrow shape of the property, the building extends along the east side property line. This results in more privacy for the residents and less impact from traffic on Southwest Boulevard. A carport for thirteen (13) vehicles would be located along the west property line. A smaller three (3) vehicle carport would be located adjacent to the building closest to Southwest Boulevard. A covered refuse enclosure will be located in the parking lot near the front of the development for the convenience of the residents and the refuse company. In the southeast corner of the site a short pedestrian path is currently in place that connects the public sidewalk along Southwest Boulevard to the sidewalk system on the neighboring school district property. This connection should remain or be moved. A condition of approval has been included to provide both of these options: 1. Recording an easement on the applicant's property over the existing sidewalk; or 2. Working with the school district to construct a new sidewalk connection through a corner of the school districts property. Floor Plan- There will be six (6) three (3) bedroom units and nine (9) two (2) bedroom units located in the two two-story buildings. The two (2) bedroom units will be located on the ground floor. The two (2) and three (3) bedroom townhouse units will be located above the ground floor units. The ground floor of these units will consist of the living dining and kitchen area the third floor either two (2) or three (3) bedrooms. The two-bedroom flat is 903 square feet, the two- bedroom townhouse is 856 square feet and the three-bedroom townhouse is 1256 square feet. The ground floor units are accessible through individual entries and the second floor units are accessible from a deck served by two staircases. At the north end of the larger of the buildings is a laundry room. Open Space- Each of the ground floor units will have a private patio located in the easterly ten (10) foot side yard. The patio will extend the full width of the unit and will be ten (10) feet deep. The patios will be separated by a six (6) foot high wood fence. The second floor units will have private decks extending over a portion of the ten (10) foot side yard. Common open space consists of the courtyard in front of the rear building, the landscaped twenty (20) rear yard and the laundry room patio. Approximately 6,112 square feet of open space will be provided. The minimum open space is 400 square feet per unit in both private and common open space totaling 6,000 square feet. The project therefore exceeds the required open space. The patios and decks extend into the interior side yard. Decks may extend into a required side yard to within three (3) feet of the property line (Section 17.10.040 B). The decks and patios are in conformance with the Zoning Code. Page 2 Building Elevations- The building is approximately 36 feet high which is nine (9) feet under the maximum permitted height. The building walls are a combination of stucco and horizontal lap siding. The roof is architectural grade composition shingles. These are shingles that have more relief and texture than the standard asphalt shingles. Trim is provided around all of the windows. The decks and the stairs have steel tube and metal mesh guard rails. There is a variation in roof design including gabled and shed roof details. Articulation is provided along the building walls including entries to the ground floor units and the upper deck for entry to the second floor townhouses. The private decks facing the easterly property line also provides architectural enhancement to the east building elevation. Building colors are a combination of beige siding and light to medium rose colored stucco. Parking- The parking requirement for multi -family development is 2 spaces for each two- bedroom unit, 2.50 spaces for each three—bedroom unit and one (1) guest parking space for every four (4) units. The required parking for this development is as follows: • 9 two-bedroom units at 2 spaces per unit equals 18 spaces ■ 6 three-bedroom units at 2.5 spaces per unit equals 15 spaces • 1 guest space per 4 units equals 3.75 or 4 spaces • Total parking required is 37 spaces. Landscaping- A variety of trees, shrubs and groundcover will be provided. Some native trees will be included and some of the trees will be 24 inch box size. Trees will be planted along the rear property line to screen the development from the parking lot for the church located behind the property. Fencing- There is an existing chain link fence along the south and east property lines. The applicant will install a six (6) foot high wood fence along the west, south and east property lines. The fence will have to be reduced to three (3) feet in height in the front setback. Fire Access- Because of the depth of the driveway, Public Safety is requiring a fire hydrant at the rear of the property. Without the fire hydrant a turn -around would be required. Pedestrian Trail- There is a pedestrian trail that commences at the northeast corner of the applicant's property and extends on the school property to the entrance to the school. It is used primarily by school students. The trail extends from the southwest from the Southwest Boulevard sidewalk across the corner of the applicant's property. The applicant will either have to provide an easement for the short section of the trail on his property or connect the trail off of the subject property. Staff Analysis This site is an ideal location for multi -family development. It is within walking distance to a city park, a middle school and nearby shopping on Southwest Boulevard. It is also adjacent to Page 3 existing apartment development. The units are large two and three -bedrooms which will attract families with children. The building design is compatible with the Design Guidelines for Commercial, Mixed -Use and Multi -Family Buildings adopted by City Council Resolution 2012-95 adopted August 14, 2012, as follows: • Multi family buildings should be designed to emphasize individual units. The front fagade of both buildings clearly indicate the entries to the individual units and the area of the building the unit occupies. • Architectural features such as distinctive roofforms and volumes, balconies or terraces and variation in building heights, colors and materials are encouraged. The building's front facade emphasizes the entry for each unit, the use of the stairway for the upper floor units and the second floor balconies. This provides articulation to the building elevations. Entries to ground floor units face the side rather than the building front to provide privacy for residents. There is a wide variation in the roof line including the use of a gable and shed roof forms. The use of stucco and horizontal wood siding provides a variation in materials that adds to the character of the building. There is also a wood "belly board" separating the stucco on the lower portion of the building and the upper floor use of horizontal siding. • Units should include individual private outdoor spaces. Each ground floor unit has a private patio and upper floor units have private balconies all which conform to the open space requirements for multi -family development. The site and building design relates well to the neighborhood context. The architectural is more modern than the surrounding buildings but is still consistent in terms of scale, massing, architectural details and style. Presently, Rohnert Park has a vacancy of less than five percent which is considered a very low vacancy. These units will be well accepted in this area where there are very few sites for apartment development. Environmental Determination When the General Plan designation was changed from Institutional to High Density Residential and the property was rezoned from P -I Public Institutional to R -H High Density Residential, a Negative Declaration was prepared and certified by the City Council. Any significant environmental impacts were studied under that CEQA document and no additional analysis is needed. Findings The findings to approve the Site Plan and Architectural Review are included in the attached resolution. Page 4 Public Notification Not required for Site Plan and Architectural Review. Staff Recommendation. Based on the analysis of this report and the attached resolution, staff recommends that the Planning Commission, by motion, adopt Resolution No. 2017-01 approving Site Plan and Architectural Review to allow a 15 unit apartment development at 435 Southwest Boulevard, subject to the findings and conditions of approval. Attachments: Resolution No. 2017-01 Approving Site Plan and Architectural Review for a 15 unit apartment development. Exhibit A Site Plan (Sheet 1) Exhibit B Floor Plans Building A (Sheet 2) Exhibit C Floor Plans Building B (Sheet 3) Exhibit D Building A Elevations (Sheet 4) Exhibit E Building B Elevations (Sheet 5) Exhibit F Color Elevations Exhibit G Conceptual Landscape Plan (Sheet L-1) APPROVALS: , Planning Manager Page 5 5,r7 Date _( ( — `. . Date PLANNING COMMMISSION RESOLUTION NO. 2017-01 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF ROHNERT PARK, CALIFORNIA, APPROVING SITE PLAN AND ARCHITECTURAL REVIEW FOR A NEW APARTMENT BUILDING ON SOUTHWEST BOULEVARD (APN143-370-010) WHEREAS, the applicant, Anthony Franceschini, filed Planning Application No. PLSR16-0004 for Site Plan and Architectural Review to construct a 15 unit apartment complex, in accordance with the City of Rohnert Park Municipal Code; WHEREAS, Planning Application No. PLSR16-0004 was processed in the time and manner prescribed by State and local law; WHEREAS, on May 11, 2017, the Planning Commission reviewed Planning Application No. PLSR16-0004 at which time interested persons had an opportunity to testify either in support of or opposition to the project; and, WHEREAS, at the May 11, 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. PLSR16-0004. WHEREAS, Section 17.25.031A. 1. Of the Rohnert Park Municipal Code requires Site Plan and Architectural Review for any new site plan or building proposed in a residential district. 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. PLSR16-0004, 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 in conformance with the Rohnert Park Design Guidelines in the use of materials and building colors, building articulation, open space and parking. The 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 building design is compatible with the Design Guidelines for Commercial, Mixed -Use and Multi -Family Buildings adopted by City Council Resolution 2012- 95 adopted August 14, 2012, as follows: • Multi family buildings should be designed to emphasize individual units. The front fagade of both buildings clearly indicate the entries to the individual units and the area of the building the unit occupies. • Architectural features such as distinctive roof forms and volumes, balconies or terraces and variation in building heights, colors and materials are encouraged. The building's front facade emphasis the entry for each unit, the use of the stairway for the upper floor units and the second floor balconies. This provides articulation to the building elevations. Entries to ground floor units face the side rather than the building front to provide privacy for residents. There is a wide variation in the roof line including the use of a gable and shed roof forms. The roof materials are architectural grade composition shingles that add texture to the roof appearance. The use of stucco and horizontal wood siding provides a variation in the building wall surfaces adding to the appearance of the building. Units should include individual private outdoor spaces. Each ground floor unit has a private patio and upper floor units have private balconies all which conform to the open space requirements for multi -family development. 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 Southwest Boulevard. There are no bicycle lanes on Southwest Boulevard but the Bicycle Master Plan indicates future Class II bike lanes. The development will include on-site bicycle parking for residents and visitors. The development will provide access from the Southwest Boulevard sidewalk to the pedestrian trail that extends along the Southwest Boulevard frontage of the school property. Section 3. Environmental Clearance. When the General Plan designation was changed from Institutional to High Density Residential and the property was rezoned from P -I Public Institutional to R -H High Density Residential a Negative Declaration was prepared and certified by the City Council. Any significant environmental impacts were studied under that CEQA document and no additional analysis is needed. NOW THEREFORE BE IT RESOLVED, that the Planning Commission does hereby approve Planning Application No. PLSR16-0004 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. The facility shall comply with any and all applicable provisions of the Rohnert Park Municipal Code. 3. The inverted U bicycle stand shall be provided for bicycle parking. 4. The wood property line fence shall either be eliminated or reduced to a height of three (3) feet in the 20 foot front setback. 5. The color of the refuse enclosure shall be designed to city standards and match the color of the building. Engineering 6. All new driveways in front of property shall be brought up to current accessibility requirements. 7. The utility easement running through 7300 Boris Court shall be quitclaimed for water, sewer, and other utilities that will be required to run through Southwest Blvd. 8. The existing pedestrian connection at the southeast corner of the site shall be maintained between the public sidewalk on Southwest Boulevard and the school district property. This may be accomplished by the applicant: a. granting an easement in favor of the school district to allow pedestrian access on the existing sidewalk; or b. working with the school district to construct a new sidewalk connection on school district property. 9. Post- construction storm water BMPs shall be designed and installed in conformance with the City of Santa Rosa storm water calculator: (http://srcitv.k)l,g departnleiltti1LFtiiities/stormwatercreeks/swperinit/Pa cs/ wLIDtcchMa nual.aspx). 10. New water and sewer lines will need to be installed starting from Boris Court, along Southwest Blvd,, to the property. Meters shall be set on Southwest Blvd. 11. Site shall be connected to the storm sewer, a new manhole may need to be installed depending connection point on Southwest Blvd, 12. The frontage sidewalk and driveway(s) on Southwest Boulevard shall be updated to current California accessibility requirements. Unnecessary driveways currently in front of property shall be converted to sidewalk. Public Safety 13. On site hydrant will be required per CFC 5095 and local amendments. 14. A monitored fire sprinkler system is required per CFC 903.2 (local amendment). 15. A fire alarm system is required per CFC 907.2. 16. Provide "No Parking -Fire -Lane" signage and red curbs at entry. 17. Provide a premise identification sign in compliance with CFC 505 and local amendments. BE IT FURTHER RESOLVED that said action shall not be deemed final until the appeal period has expired and that the appeal period shall be ten (10) working days from the date of said action. No building permits shall be issued until the appeal period has expired, providing there are no appeals. DULY AND REGULARLY ADOPTED on this 11th day of May, 2017 by the City of Rohnert Park Planning Commission by the following vote: AYES: NOES: ADAMS BLANQUIE Attest: ABSENT: ABSTAIN: GIUDICE HAYDON Susan Haydon, Chairperson, Rohnert Park Planning Commission Susan Azevedo, Recording Secretary S PRo 4 � y � LibL+Y1 fTLGtp$IIr+E T11 2'-0'CAROVERHANGA7 PLANTER, n7yCAtATH OF IRAic I 1 O SWBLNEW 60'HIGH VERTICAL0'CAR OVERHANG i WOODBOARFENCEAT T WALK T -MON �' " -.--- — -I PROP,ERTYilNE ■ A 'T ;y IANUSCAPE PLANTER M --L 4oVC.I pmAt I AtInSt:APL RLANi aP CARPORTS LII%SNCL7)�--^--�—�F —A LOWCONCRETE i 1 I SEAT {657L1 r i ; b STORM WATER 14NifiVA1 L + j i f:O+Y'4RETF iVrILK N «^ - i r I t a I r _ I 1 j I LANDSCAPE II (SEECONCEPTUAL I p,l y IANDSCAPE PLAN) w— NFW6'-0"HI3HVLFT1CAL WOOD BOARD FENCE AT PROPERTY LINE 12-0 aB'd' SOUTHWEST BLVD APARTMENTS 435 Southwest Boulevard Rohnert Park CA 2-3BEDROOM TOWNHOMES and l-2 BEDROOM TOWNHOME ABOVE 2-2 BEDR0014 FLA TS LA W4*YRDDV PATIO NO RACKS f3 LOCATIONS) SIND( E STORY LAUNDRY ROOM 1'.W DRAINAGE EASEMENT NEW"' VERTICAL WOODBOARDFENCEAT PROPERTYLINE i-3 BEDROOM TOWNHOMES and 2- 2 BEDROOM TOW00ME ABOVE 4 - 2 BEDROOM FLATS EXHIBIT A PROJECT DATA VICINITY MAP PROJECT LOCATION: 435 SOUTHWEST BLVD ROHNERT PARK, CA ASSESSOR PARCEL #: 143-370.010 ZONING: R -H SITE AREA: APPROX 0, 725 ACRES (31, 576 S.F.) S, F. SITE BUILDING FOOTPRINT'' 5,830 BUILDING AREA: 16,157 S.F. PARKING REQUIRED: 36.75 8 - 3 BEDROOM UNITS at 2 75 per UNIT = 15.5 9 - 2 BEDROOM UNITS at 2.25 per UNIT = 20,25 PARKING PROVIDED. 37 SPACES FAR 51% RED CrEPE Lf I�. LOT COVERAGE: 26% OPEN SPACE PER UNIT 407.5 SQUARE FEET (6112SF.TOTAL) IAAR 2-2 2011 1840 S.F. PRIVATE REAR YARDS 552 S.F. SECOND FLOOR DECKS COURTYARD n CiOF 1500 S.F 1520 S.F. SOUTHERN LANDSCAPE AREA WTY ggj,j ERT PARK 700 S.F. LAUNDRY ROOM PATIO 8 OPEN SPACE 6112 S.F. STEEL F tlh MCl EAST TRASH ENCLOSURE ),'E WDW CAP 7X� TOP 6 BOTTOM b Jim VERTICAL WOOD 90AR IS PROPERTY LINE FENCE SOUTH BES EEL RSTS :TERIOA PLASTER J cMU CARPORT CONCEPTUAL SITE PLAN TIERNEY/ FIcuE1RED0 0' 10' 20' 40 — f. ARCHITECTS AIA SCALE: 1"=20'-0" W7Ruvs•NA— S,deM Sa�/e Rna GI BSla4 ]0/. bJ&1557 ifuQlM�mw BIAIIIY GROUND FLOOR PLAN SOUTHWEST BLVD APARTMENTS 435 Southwest Boulevard Rohnert Park CA SECOND FLOOR PLAN EXHIBIT B BUILDING A� r rl" aWI`' CONCEPTUAL FLOOR PLANS 0' 2' 4' 8' SCALE: l/8'= Y-0" THIRD FLOOR PLAN TIERNEY / FIGUEIREDO 2 ARCHITECTS AIA oan vzoi] D!]WrnmRAsn,SWeH Sala Rork �A 9vW3 ]VI.S]6156r i�lbrt/r cxn r. .. r LAUNDRY P ROOM 51 J BEDRM FLAT BOJ S F. ELM I I I I I I _J 2B BO3S F. lA�eO __, I 9 ❑ e.,.��—. ' v �_ of GROUND FLOOR PLAN SOUTHWEST BLVD APARTMENTS 435 Southwest Boulevard Rohnert Park CA ys E EXHIBIT C SECOND FLOOR PLAN THIRD FLOOR PLAN BUILDING B ' ' CONCEPTUAL FLOOR PLANS '%, TIERNEY/ FIGUEIREDO o' z' 4' e' 3 L-B_u�J SCALE.' IN'= 1'-0" ARCHITECTS AIA i3 Jam._ BliR -A—S—H Sable Nusa CAG5 3 7076 55] kk,@ A— iex ar'ie STEEL TUBE end METAL MESH GUARDRAILS W DECKS Arkd S?A1RS- 16"DIAMETER VINYL FRAMED DUAL GLAZED WINDOWS wif STUCCO COATED FOAM TRIM al WALLS WAh EXTERIOR PLASTER -- SOUTHWEST BLVD APARTMENTS 435 Southwest Boulevard Rohnert Park CA NORTH HORIZONTAL LAP SIDINGlvilh G"EXPOSURF 21 CORNER TRIM SOUTH WOOD I'd :I rIiQA^"1 STEEL TUBE and MFTAL MESH"RDR.ARS el 16'DIAMETER BUILDING A CONCEPTUAL ELEVATIONS D' 2' 4' S' L-6-0.� SCALE: 1/8" = 1'-0' ATTIC CONDUIT/PRE-MRING FOR POTENTIAL FUTURE ROOFTOP PHOTOVOLTAIC SYSTEM 1131 f -a ARCHITErTURAL GRADE COMPOSTION SHINGLES EXHIBIT VINYL FRAMED DUAL GLAZED WINDOWS mem Zri TRIM W SIDING S"GOAT FXTERM CEMENT PLASTER (STUCCO) ARC7IITECTURML. GRADE COMPOSTTON SHINGLES WEST EAST TIERNEY / FIGUEIREDO 4 ARCHITECTS AIA o�nsrzol; 8�]RuswFNva, Sine ff Serlu Roaq C,9 YSWT )a]5]5155]r��l4Tlrcon r. i. VINYL FRAMED DUAL GLAZED WINDOWS wM STUCCO COATED FOAM TRIM of WALLS NORTH TAIRS ]NIROIE'PL.ANK FIBER -CEMENT HORIROIVTAL LAP SIOINC wilh 6'EXPOSURE 2A CORNER TRIM SOUTH SOUTHWEST BLVD APARTMENTS 435 Southwest Boulevard Rohnert Park CA WOOD SEL L Y WWW F S I'EEL TUBE and ML I AL MESH GUARDRAILS al DECKS andSTAfRti. 16" DIAMFTFR mm�-! m :m m ■ BUILDING B CONCEPTUAL ELEVATIONS 0' 2' 4' B' I 6- 1 SCALE.1/8'= 1'-0" + ARCHITECTURAL GRADE COMPOSTION SHINGLES EXHIBIT E CQI L0a1 Ful ,,,'7,r CONDUIT/PRE-.MING FOR —_ POTENTIAL FUTURE ROOFTOP J PHOTOVOLTAIC SYSTEM FM dJ f�I Lfl7 � mm�-! m :m m ■ BUILDING B CONCEPTUAL ELEVATIONS 0' 2' 4' B' I 6- 1 SCALE.1/8'= 1'-0" + ARCHITECTURAL GRADE COMPOSTION SHINGLES EXHIBIT E CQI L0a1 Ful —_ VINYL FRAMED DUAL GLAZED WINDOWS WIfI12x TRIM of SIDING COAER(STU CEMENT PIASTER (STUCCO) P J --ARL79TECTURAL GRADE COVPOSYIDN SHINGLES DO]- I FM ■ mm 111 US WEST EAST TIERNEY/ FIGUEIREDO 5 ARCHITECTS AIA 817R—(Av S—H Serle Ro CAII— ]075'/6155] m lferdlcun i„s. NORTH SOUTH EXHIBIT 1= WEST COLOR ELEVATIONS SOUTHWEST BLVD APARTMENTS BUILDING A 435 Southwest Boulevard Rohnert Park CA EAST TIERNEY / FIGUEIREDC) ARCHITECTS AIA 817 Ru W Ave, SO, N Sante Rose, C —00 ]0].5]6.155] M/o�HertA san OY,YIO,T TFA 1f61� U.S^A NOTE II IS THE RES PONS BILI TV Of -1 IE LA N DSCAPF CO LT RACTOF. 10 BE I AIV, LI AR Ni TR AL L CG D E Cl `F ERE NO ES L—T 101 J 0� WAI LS. ST RLCTORES, ANO JT ILI 11`S INE IRR ICA- ON CON T RAG 10R SW's—E%ERC.SE E%TREIAE CARE AND BC RI 6P; SI B_E FOR ANY 11•,1AGE I4 EY, CAVAT INC ANI: WCRKIIJG N ,LLIlIt3 TI IF IJ0P!.CA--CO4TRACTOR SI IALI CCORCINAIF AIL AORK ENTRY ACCENT TREES GERG15 RENIFORMIS 'OKLAHOMA' OKLAHOMA REDBUD LANDSCAPE DESIGN INTENT THE DE516N INTENT OF THI5 PROJEGT 15 TO PROViDE AN ATTRACTIVE, DURABLE, LOW MAINTENANGE AND LOW WATER GON5UMING LANDSGAPE PLANTING SHALL INCLUDE A MIXTURE OF HOF TIGULTURALLY APPROPRIATE SHRUB AND GROUND GOWER PLANTIN65. 52Z!3 AND GROUNDCOVER PLANTINGS SHALL GONSI57 OF MEDUM, LOW WATER USE PLANTS (AS DEFINED BYiNE 4 EDITION YUGOL5 IV). 17EGIDUOU5, FLOHERING ACCENT TREES ARE PROPOSED AT THE ENTRY TO THE VEHICULAR ENTRIES TO CREATE INTEREST AND GHARAGTER. LARGE DEGIDUOUS SHADE SHALL PROVIDE CANOPY SHADE IN THE PARKING LOTS, BROADLEAF TREES WILL PROVIDE YEAR ROUND INTEREST AND SCREENING FROM ADJACENT PROPERTIES, LAWN 15 NOT PLANNED FOR ANY PORTION OF THE LAN05GAPED AREAS, REQUIRED BIOSWALES WILL BE LAND51—APED WITH A SOD PRGDL :T DEVELOPED SPEGIFIGALLY FOR BIOFILTRATION, IRRIGATION DESIGN INTENT ALL LAND5GAFE AREAS SHALL BE IRRIGATED BY AN AUTOMATIG IRRIGATION SYSTEM WITH HEATHER SENSOR OVERR-DE SENSOR SHALL BE GAPABLE OF GALGULATING EVAPOTRANSPIRATION AND SHALL ADJJ5T FOR LOCAL WEATHER, THE ENTIRE IRRIGATION SYSTEM SHALL BE ON AN AUTOMATICALLY CONTROLLED SYSTEM WITH SEPARATE PRO6RAM5 CAPABLE OF IRRIGATING EACH HYDROZONE INDEPENDENTLY, THE PROPOSED TREE SHALL BE IRRIGATED VIA SEPARATE DEDIGATED BUBBLER CIRCUIT, ALL OTHER LANDSCAPE AREAS SHALL BE IRRIGATED VIA AN IN-LINE DRIP EMITTER IRRIGATION SYSTEM, THE INTENT OF THE LANDSCAPE AND WATER DELIVERY SYSTEMS 15 TO MEET ALL A5PEGT5 OF THE GITY OF ROHNERT PARE: WATER EFFIGIENGY LANDSCAPE ORDINANCE (WELO), �Mrlilu l4W conirnu.N lia.nE ! an Ns %efM u[r.ni Yu1Wrpllr` H[ANNMi.Ar sAaAf 1pfi - -- - ! 1. - WKif Sunt - Mlriiw 1 rypMI�4 NIIN R1119rQ - tii.4l fAtT'LI - _ �. yrs' In1A1roW KgRxI nil 1 wnnvru.lr.s M ! Nd INM'SUM pµLY t ..•.x .� Is• em n.:v _ _ _ 4 rRnlYulayl { 1tr.;q {yl� KA-YW�l1 pFlrplll Uc9 vU1O110+rY - IN - e dMr{Adt MFlIl�Alflr Y A nrenrs cnwuarns cul.naeln m.+�rv.Nne + r t �wmnra K';Aut<•U r� ws rw+A+ �RIMAA^MSR svw .�u-.. aq>Nae ros t+. mew- EMMF - WKWIIriAM i wnAn nw.+rrotrprG - o+r„+law o•arroLonlra. _ - � - w..iumrutwxl uarRrn.xr. acdrrn�du.r+a<wcuxurr - IR..aur^ roc Ip. l+%[rA IAIRWaM1MWp4erlMA1 44 IIII IAtvp 1 FSVI[ItM oxticva+SanAi tivnMr MW9f w�alela C@W5 riwinl ryy1Ak rk'1111LINEP W4si - AtLi®.xrwrhn.� Rarw,udsrca�civer.u.w•r fawn.a.lfn.n lec vivre Np r0 Apl4 Ipd }r11iLYn4IIf Mp4lRwxYiF • Mlniil l e+Y Lia4nde me-+� - _ rLflwt ua tiF[flCr.r- e EXHIBIT G 'ARKSTRONG' GONGEPTUAL LAND5GAPE PLAN 0 = 10 20 lb MAcNAR .pp1�AA1 p hlE I1/2�/16 ,KJL: =016-36 5Gn11 : ri , �c C.'�NYN Dyl —1 �T L-1 SfI rT I Or City of Rohnert Park Planning Commission Report DATE: May 11, 2017 ITEM NO: 8.3 SUBJECT: PLSR17-0003 Site Plan and Architectural Review for a 135 Room Cambria Hotel LOCATION: 5900 Labath Avenue APN 143-040-124 REQUEST: Construct a 135 room Cambria Hotel and Suites with fitness center, pool, SPA, office, lounge bar, break out room and meeting space. APPLICANT: David S. Wood for Pacific Hospitality Sonoma, LLC Background This project is part of the Residence at Five Creek project located on a 15.29 acre site within the 32.8 acre Stadium Area Master Plan (SAMP). In January of 2017, the City Council approved the Five Creek project with the following uses on the 12.32 acre site: • Retail/Service Commercial, 3.30 Acres • Multi -family Residential, 6.09 Acres • Hotel, 2.28 Acres • Park, 0.65 Acres This proposal for a Cambria Hotel and Suites will fulfill the hotel portion of the Final Development Plan. Immediately south of the hotel across Martin Avenue is a City owned 2.93 acre parcel for the future city fire station and public works facility. At the southwest corner of Martin Avenue and Dowdell Avenue is a vacant parcel that is currently being proposed for another hotel by a separate developer. Each phase within the SAMP requires a conditional use permit. When the amendment to the SAMP was considered by the Planning Commission and City Council it included the conditional Page 1 use permit for development of the multi -family residential area, the hotel and the commercial development. Applicant's Proposal Site Plan- The hotel will be located on 2.28 acre portion of the site at the southwest corner of Labath Avenue and Martin Avenue. The main entrance to the hotel will be on Martin Avenue with a curved driveway extending under a porte cochere. There is also an access driveway at the Labath Avenue and Martin Avenue intersection providing access to the parking for the hotel on the west and north sides of the building. There will also be access from the future adjacent commercial development at the corner of Martin Avenue and Dowdell Avenue, The hotel is setback approximately 25 to 30 feet from the public sidewalk on Martin Avenue. Several amenities are located in front of the hotel: a decomposed granite dog area for hotel guests who have dogs and a recreation area including a lap pool, spa and bar and grill. The front of the hotel is well landscaped. There is also a large terrace area at the rear of the hotel with a fountain, fire table and seating for hotel guests. A covered refuse enclosure will be located at the northeast corner of the rear parking lot. Parking and Access: Martin Avenue will be constructed as a private street from Dowdell Avenue to Labath Avenue. The hotel will have a driveway on Martin Avenue near the Martin Avenue and Labath Avenue intersection and a joint driveway at the east side of the hotel serving the hotel and the adjacent commercial development. Parking for the hotel will be located on the west, north and east sides of the building. There will also be 90 degree parking along the Martin Avenue frontage of the hotel. Eight (8) of those parking spaces will consist of electrical vehicle (EV) parking spaces. There are 103 parking spaces onsite and 20 spaces on Martin Avenue for a total of 123 spaces. The parking requirement for a hotel is one (1) space per room plus one (1) per employee on and largest shift. There are 135 rooms and 5 employees on the maximum daytime shift for a total of 140 spaces. The 103 on-site parking spaces is 17 spaces short of the parking requirement for the hotel. However, there are reciprocal easements for shared use of parking on the hotel site and the adjacent commercial parcel that will develop in the future. The maximum use of the hotel parking will be during the evening hours when some of the commercial uses will be closed. During the day when the hotel guests have left that parking will be available for commercial customers. Floor Plan- Access to the first floor is through the main entry under the porte cochere. The first floor will consist of a large vestibule and lounge, bar. offices, a fitness room, meeting rooms, kitchen, laundry, mechanical and electrical rooms and a few guest rooms. The bar area opens out onto the pool area (as described under "Site Plan" above). The meeting rooms open out into the rear terrace with a fountain, fire table and outdoor seating. The second, third and fourth floors have a central corridor giving access to the guest rooms facing both north and south of the property. In addition to the central elevators, there are exit stairways at each end of the building. Building Elevations- The architectural theme of the hotel building is agrarian. The building walls are a combination of stucco, wood siding, stone and metal siding. The roof is raised seam Page 2 metal roof. Colors are white, green and off-white stucco, gray metal siding and roof, and rough cut stone. The building walls feature a number of architectural features including wall articulation, use of contrasting materials such as metal siding and decorative stone, room balconies with metal railing and generous roof overhangs. There are also metal roof patio structures over the pool and recreation area in front of the building and the porte cochere to match. The fence around the pool area is see-through metal with stone columns that match the stone walls on the building. The refuse enclosure is split face block with a metal roof and sliding metal gates. Signage- The hotel name Cambria is shown in individual letters on the wall covering adjacent to the entrance to the hotel. Also, on the two west and east facing ends of the building is the hotel name in individual letters. A monument sign is proposed at the corner of Labath Avenue and Martin Avenue. Planning Commission approval of a Sign Program application will be required for the hotel signs. Landscaping- A preliminary landscaping plan has been has been submitted. Landscaping consists of a variety of trees, shrubs and groundcover. Staff is recommending that some native oak trees be included in the landscape plan. Planting in the parking areas will shade vehicles during the summer months. Bioswale areas are indicated along the rear and west side of the parking area. Irrigation of the landscaping will be with recycled water that is available in Dowdell Avenue. The common area and perimeter area landscaping irrigation will consist of low volume drip system. The plant palette will utilize at least 75% draught tolerant plant materials appropriate to the climate region. Li tin - The parking area and street lighting will consist of a decorative lighting fixture with LED lights. The height to the top of the fixture is 24 feet and the hanging light is approximately 20 feet above grade. Staff Analysis The Residences at Five Creek Project included the 2.28 acre site for the hotel. The proposed Cambria Hotel and Suites is in the same location as shown on the Five Creeks Final Development Plan. The Development Agreement required that the hotel be an upscale hotel as addressed by STR (see explanation on the following page). That is evident with Cambria as follows: • The hotel has a very attractive appearance from Martin Avenue with a porte cochere, similar structures over the pool and recreation area, and use of a variety of building materials including stone, stucco metal and various roof designs. • There is a large swimming pool, spa, bar and lounge area around the pool for guest enjoyment. ■ A rear court yard with a fountain and fire table for guest enjoyment. • A large meeting room for hotel guests that opens into the outside lounging area. • A kitchen and breakfast area for hotel guests with food prepared in the adjacent kitchen. • A fitness room adjacent to the pool and spa area. Page 3 STR Chain Scales is a global rating of hotels worldwide. Cambria Hotel and Suites is rated as an Upscale hotel by STR. The Cambria hotel will offer the amenities that one would find in an upscale hotel. It is in a location that is within easy access to Highway 101, is in a location that has easy and quick access to restaurants and is easily accessed by cyclists or pedestrians. The applicant is requesting SPAR approval from the Planning Commission, which will enable the issuance of Building Permits for the hotel. The hotel includes a bar and in order to serve (or sell) any alcohol on site a permit from the California Department of Alcohol Beverage Control (ABC) is required. Also a use permit is required from the Rohnert Park Public Safety Department. The on -sale and off -sale of alcohol is treated differently by both ABC and the City of Rohnert Park. The off -sale of alcohol has been prohibited at other hotels in the City due to neighborhood factors. The requirement for the ABC and Public Safety approvals has been included as a Condition of Approval. Architectural Style and Neighborhood Compatibility The City of Rohnert Park Design Guidelines Lists Regional Vernacular under Architectural Styles. According to the Design Guidelines, Regional Vernacular is an architectural style indigenous to the area. Regional Vernacular is the style the developer has used for the design of the hotel. The architect has utilized the following elements from the Design Guidelines: • Massing combinations of horizontally proportioned volumes with accent vertical volumes are appropriate. • Buildings made of lightweight materials such as wood siding and metal. • Large overhangs with simple unadorned eaves. • Aluminum standing seam roofing. • Windows in vertical proportions. The architect has incorporated these design features in the elevations of the Cambria Hotel resulting in a very attractive building and setting a high standard for other development in Five Creek. This project implements an important design criteria -neighborhood compatibility. Each component at the Five Creek development will be designed to be compatible with the previous projects within the Stadium Area Master Plan. This provides a consistent look and feel throughout the neighborhood. Environmental Determination An Environmental Impact Report (EIR) was prepared for the original Stadium Area Master Plan. The recently approved changes to the General Plan and SAMP triggered additional environmental review consisting of a Mitigated Negative Declaration. There are new mitigation measures largely limited to air quality and greenhouse gas emissions. No further environmental review is required for Site Plan and Architectural Review for the hotel. Findings The recommended findings to approve the Site Plan and Architectural Review are included in the attached resolution. Page 4 Public Notification Not required for Site Plan and Architectural Review. Staff Recommendation Based on the analysis of this report and the attached resolution, staff recommends that the Planning Commission, by motion, adopt Resolution No. 2017-12 approving Site Plan and Architectural Review for the Cambria Hotel as part of the Five Creek project. Attachments: Resolution No. 2017-12 Approving Site Plan and Architectural Review for a Cambria Hotel as part of the Five Creek project STR Rating Sheet Typical Breakfast Menu Exhibit A Cover sheet Cambria Hotel and Suites Exhibit B Residences at Five Creek Site Plan Exhibit C Site Plan Exhibit D First Floor Plan Exhibit E Second Floor Plan Exhibit F Third and Fourth Floor Plan Exhibit G Front and Rear Building Elevations Exhibit H End Building Elevations Exhibit I Preliminary Landscape Plan Exhibit J North Perimeter Wall Detail Exhibit K Site Lighting Details APPROVALS: No - n, W isbrod, Technical Advisor JelfAel'sweribbr, Planning Manager Page 5 Date Date PLANNING COMMMISSION RESOLUTION NO. 2017-12 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF ROHNERT PARK, CALIFORNIA, APPROVING SITE PLAN AND ARCHITECTURAL REVIEW FOR CAMBRIA HOTEL LOCATED AT 5900 LABATH AVENUE (APN 143-040-124) WHEREAS, the applicant, David S. Wood for Pacific Hospitality Sonoma, LLC, filed Planning Application No. PLSR17-0003 for Site Plan and Architectural Review for a hotel as part of the Residences at Five Creek (Five Creek) project in accordance with the City of Rohnert Park Municipal Code; WHEREAS, Planning Applications No. PLSR17-0003 was processed in the time and manner prescribed by State and local law; WHEREAS, the project is located within the Stadium Area Master Plan (SAMP), a Planned Development and so designated in the Rohnert Park Zoning Map; WHEREAS, on May 11, 2017, the Planning Commission reviewed Planning Application No. PLSR17-0003 at which time interested persons had an opportunity to testify either in support of or opposition to the project; and, WHEREAS, at the May 11, 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. PLSR17-0003. NOW, THEREFORE, THE PLANNING COMMISSION OF THE CITY OF ROHNERT PARK DOES RESOLVE, DETERMINE AND ORDER AS FOLLOWS: Section 1. That the above recitations are true and correct. Section 2. Factors Considered. The Planning Commission, in approving Planning Application No. PLSR17-0003, 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 proposed hotel will fulfill the hotel portion of the Final Development Plan for the Residence at Five Creek project. The appearance of the hotel is commensurate with the recent Fiori Estates apartment development and The Reserve apartment project. The hotel will be an attractive addition to the surrounding area. Special care has been taken to ensure that all buildings within the SAMP have a consistent architectural character. Architecture and site design components give the hotel and the entire SAMP neighborhood a consistent look and feel. R 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 a very attractive appearance with a variety of materials including stone, stucco, metal siding and a metal roof. There is articulation in the building walls and variations in the roof height. A pool and spa will be located in front of the hotel with an attractive metal fence with stone pilasters. The building design will be consistent with other structures in the SAMP. The rear of the hotel will have an attractive landscaped terrace for use by the guests. 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, a new private street connecting Dowdell Avenue with Labath Avenue. 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 in Hinebaugh Creek and from Rohnert Park Expressway via Redwood Drive. Pedestrian sidewalks will connect all buildings within the Five Creek area and to adjacent properties in the SAMP and the public sidewalk system. Bicycle parking will be provided. Section 3. An Environmental Impact Report (EIR) was prepared for the original Stadium Area Master Plan. The recently approved changes to the General Plan and SAMP triggered additional environmental review consisting of a Mitigated Negative Declaration. There are new mitigation measures largely limited to air quality and greenhouse gas emissions. No further environmental review is required for Site Plan and Architectural Review for the hotel. NOW THEREFORE BE IT RESOLVED, that the Planning Commission does hereby approve Planning Application No. PLSR17-0003 subject to the following conditions attached as Exhibit A. BE IT FURTHER RESOLVED that said action shall not be deemed final until the appeal period has expired and that the appeal period shall be ten (10) working days from the date of said action. No building permits shall be issued until the appeal period has expired, providing there are no appeals. DULY AND REGULARLY ADOPTED on this 11th day of May, 2017 by the City of Rohnert Park Planning Commission by the following vote: AYES: NOES: ABSENT: ABSTAIN: ADAMS BLANQUIE - BORBA GIUDICE HAYDON Attest: Susan Haydon, Chairperson, Rohnert Park Planning Commission Susan Azevedo, Recording Secretary Exhibit A ADOPTED PER PLANNING COMMISSION Resolution No. 2017-12 Conditions of Approval Site Plan and Architectural Review: Cambria Hotel The conditions below shall apply to the Cambria Hotel project located at on Martin Avenue between Dowdell Avenue and Labath Avenue (PLSU17-0003). 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, and as subject to the Residences at Five Creek Development Agreement (DA) approved by Ordinance No. 903, 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. If alcohol beverages are served and/or sold on the premises the applicant will need a permit from the California Department of Alcohol Beverage Control (ABC) and a use permit from the Department of Public Safety (Rohnert Park Municipal Code Chapter 8.34 (Use Permit for Alcoholic Beverage Establishments). Design Conditions 6. The project shall be designed and improved and installed to be consistent with the SAMP, the Residences at Five Creek Final Development Plan, the Tentative Tract map, the Development Agreement, and the related Mitigated Negative Declaration and the Mitigation Monitoring and Reporting Program. 7. Prior to issuance of the building permit for vertical construction, the applicant shall develop a Transportation Demand Management (TDM) program in cooperation with the master developer as required the Mitigated Negative Declaration. 8. The Project is approved as shown in Exhibits A through I attached to the May 11, 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. A facility shall be provided for employee and hotel guest bicycle parking. 12. Native oak trees shall be included in the plant list. 13. Martin Avenue and Dowdell Avenue intersections shall be aligned. Coordination with the developer next to Ashley Furniture will be required. 14. 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. 15. Preliminary Storm Water Plan, item No. 5: the project owner shall be responsible for all treatment control devices associated with this Plan and call out on the PSWMP Hydrology Map. 16. Martin Avenue shall have sufficient street lighting, and a lighting plan and specification sheet shall be provided for planning approval prior to installation. 17. 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. 18. 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. 19. 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. Public Safety 20. Provide illuminated address numbers visible from the street. 21. Driveway approaches and fire lanes shall be designed to support firefighting apparatus. 22. Aerial fire apparatus access roads must be a minimum of 26 feet wide. 23. Elevators shall accommodate gurneys. 24. Fire extinguishers shall be installed per the Fire Code. Provide a portable extinguisher near the fire table. 25. A key box shall box provided with a set of permanently labelled keys at entry and utility doors. 26. Fire sprinklers are required per NFPA 13 and local ordinance. 27. Fire Department connections shall be per RP Std. 880, FDC shall be on the street side. 28. A fully automatic fire alarm system required per NFPA 72 and local ordinance. An annunciator panel shall be provided at the entry. 29. A kitchen hood and duct suppression system may be required. 30. On-site fire hydrants must be operational before combustible materials are brought onto the site. Contact the Fire Preservations Division for clearance memo. Provide plans which detail fire lane marking and signage. 31. Additional Operational Permits may be required prior to occupancy. 32. Additional permits may be required by the Sonoma County Emergency Services Department for hazardous materials such as pool chemicals. 33. Upon completion of work, the Design Professional shall submit complete record drawings on an approved electronic format, such as a disc or portable external drive. Building 34. Show the bike parking area per California Green Building Standards (CAL Green). 35. If the structure is mixed use and portions are regulated by the non-residential standard, show the parking area designated for clean air vehicles per CAL Green. 36. Show the parking area designated for electric vehicle charging required per Cal Green. 37. The accessible route needs to connect to public sidewalks. 38. Accessible ramps must align and pair with other accessible ramps/features. Accessible routes to nowhere are not allowed. Show how ramps will align. Grading and Improvement Plan Requirements 39. 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 40. The Project benchmark shall be based on a City approved USGS benchmark, and also confirmed by Cinquini and Passarino to be applicable for Final Map. 41. The applicant shall implement the design recommendations stated in the "Geotechnical Engineering Report Residences at Five Creek" submitted by Wallace Kuhl and Associates dated June 20th, 2016 as a condition of development at the project site. 42. 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. 43.The grading plan shall clearly show all existing survey monuments and property corners and shall state that they shall be protected and preserved. 44. 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. 45. 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." 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 46. 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. 47. The improvement plans shall illustrate accessible ramps and parking as required by State of California Title 24. 48. Site photometrics are to be submitted with the Site Civil Drawings for review and approval. 49. Landscape plans shall be submitted with the grading permit plans. Sidewalk alignment shall be shown on both the civil and landscape plans. Hydrology, Storm Water and Storm Drain 50. 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. 51. The applicant shall prepare and implement a site specific storm water pollution prevention plan acceptable to the City that identifies best management practices for 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. 52. The site shall be in conformance with the City of Santa Rosa Storm Water Low Impact Development Technical Design Manual (latest edition). 53. 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. 54. Discharge of runoff onto pavement should be avoided. 55. 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 1 foot above the 100 -year Floodplain as determined by the City and certified by the project engineer. 56. Site drainage design must include facilities for the containment of recycled water runoff due to over irrigation, system leakage or control failure. Water System Requirements 57. The grading plans shall show backflow prevention devices in accordance with the requirements of the City of Rohnert Park's Backflow Prevention Ordinance. 58. The grading plans shall show water services to all buildings. All City water meters shall be located within the right-of-way unless otherwise approved by the Development Services Department. The improvement plans shall show fire protection in accordance with the requirements of Rohnert Park Fire Department. 59. The grading plans shall show hydrants placed per the direction of the Rohnert Park Fire Division. 60. 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." Sewer System Requirements 61. Sewer grades must be designed such that ultimate finished floors are a minimum of 12" above upstream manhole or clean-out rim elevations Recycled Water System Requirements 62. The grading plans shall show recycled water use for irrigation. 63. 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. 64. 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. 65. 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 66. All onsite utilities shall be placed underground. 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. Prior to the Issuance of the First Building Permit 72. The applicant shall provide pad certifications for the site on which the building permit is requested. During Construction 73. 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 74. 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. 75. 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. 76. The applicant shall be responsible to provide erosion and pollution control in accordance with the approved plans and permits. 77. The applicant shall keep adjoining public streets free and clean of project dirt, mud, materials, and debris during the construction period. 78. 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 1 st. Erosion control measures shall be monitored and maintained continuously throughout the storm season. 79. 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. 80. 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. 81. The Project shall comply with the RPMC, including hours of construction. All construction equipment shall be adequately muffled and properly tuned in accordance with manufacturer's specifications. All equipment shall be checked by a certified mechanic and determined to be running in proper condition prior to operation. 82. 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. 83. Throughout the construction of the project, dust control shall be maintained to the satisfaction of the City, including all measures in the approved Mitigation Monitoring and Reporting Program. The applicant shall be responsible to implement reasonable measure to cure any problems that may occur. 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. • 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. 84. 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. 85. 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. 86. 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. 87. The applicant shall repair all construction related damage to existing public facilities (streets, sidewalks, utilities etc.) at no cost to the City. 88. 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 89. All water system improvements necessary to provide fire flows and pressures shall be installed an operational 90. Public and private sidewalks that serve as pedestrian access to the hotel shall be constructed. Sidewalks need to be connected from Martin Avenue to Labath Avenue, and constructed to guide pedestrians in a logical manner. Sidewalks shall not end without a proper barrier and redirection for pedestrians. 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 have entered into the City's standard Recycled Water Agreement, designate site supervisor(s) and undertake any other activities necessary. 95. 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. 96. 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 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. str STIR Chain Scales — Global Upper Upscale continued MGallery Hotel Collection Millennium Hotels Mitsis Myhotel Hotels New Otani Hotels New World NH Collection NHOW Nuran Serviced Residences Oakwood Premier Okura Hotels Omni Oro Verde Hotels Outrigger Resorts Pan Pacific Peppers Hotels Pestana Pullman QT Hotels & Resorts Quinta Real Quorvus Collection Radisson Blu Rayhaan Hotels & Resorts Red Carnation Renaissance Rixos Rotana Sandton Hotels Serena Hotels Shama Shaza Hotels Sheraton Hotel SKYCITY Entertainment SKYCITY Grand Southern Sun - Sun Hotels Spires Sarviced Apartments St. Giles Hot ets Starhotels Steigenberger Hotels Sun International Sunscape Resorts & Spas Swissotel Tangla Hotels The LaLit Group The Marmara The Park Hotels Tivoti Hotels & Resorts Tokyu Hotel Tribute Porifollo Trident Hotel Victoria Hotels & Resorts Vida Hotels & Resorts VITS Vivanta by Taj Waldorf Apartment Group Wanda Vista Warwick Hotels West London Apartments Westin Worldhotel Wyndham Hotels Zhejiang Narada [upscale ahba ABode ABOU NAWAS AC Hotels by Marriott acora Hotel and Wohnen AHA Hotels aloft Hotels Alp'Azur Hotels Alt Hotels AMAKS Hotels & Resorts Amari Amathus Beach Hotel Amerian Hoteles Ameron Hotel Collection ANA Apa Hotel Apex Hotels Apollo Hotels & Resorts Appart'City Aranzazu Hoteles ARCOTEL Hotels Arora Art Series Hotels art'otel Aryaduta Hotel Ascend Collection Aston Hotels AtaHotels Atton Hotel Austria Trend Hotels & Resorts Axel Hotels Azalai Hotels B-Aparthotels B4 Hotels Barcelo Premium Be Live Hotel Best Western Premier Bilderberg Blue Tree Hotels BlueSun Hotels & Resorts Bourbon Hotels & Resorts Break Sokos Hotel Cambria hotel & suites Canad Inns Centara Boutique Collection Centara Grand Hotels & Resorts Centara Hotels & Resorts Centara Residences & Suites CenterHotel Centra Hotels & Resorts Central Apartment Hotels Chaaya Chandris Hotels & Resorts chic&basic Chinas Best Value Inn Cinnamon CitizenM Hotels Ciutat Hotels Clarendon Clarion Collection Classical Clayton Hotels Club Med Coast Hotels & Resorts Canada Coast Hotels & Resorts USA Copthorne Hotels Coral Hotels & Resorts Courtyard Courtyard Hotel Crowne Plaza Dazzler Hotels De Vere Venues Derag Hotel and Living Disney Hotels Divan Dorint Hotels & Resorts Dormero Hotel DoubleTree dusitD2 Duxton International Eastin Eaton element Elite Hotels ESA Serviced Apartments Esplendor Hotels EuroAgentur Hotel Eurostars Hotel EVEN Hotels Evenia Hotels Ewa Hotel Apartments Excel Hotel Tokyu fiesta Americana First Four Pillars Hotels Four Points by Sheraton Fujiya Hotels Furama Hotels Garden Palace Hotel GHL Comfort Go Native Apartments Graduate Hotels Grand America Hotels & Resort Grand Dorsett Grand Hotel Grand Mercure Grand Metropark Grand Skylight. Hotel Grand Skylight International Grand Soluxe Hotel Grange Hotels Great Wolf Lodge Grecotel Gresham Hotels H10 Hotels Hampshire Hampshire Classic Hankyu Hotvl Harbour Plaza Hotels & Resorts HARRIS Hotels Hastings Hotels Hayley Conference Centres Heartland Hotels HELIOPARK Hellsten Helnan Hotels Hengda Hotels & Resorts Hesperia Hoteles Hi! Hotels Hilton Garden Inn Holiday Club Resorts Homewood Suites Hotel Equatorial Hotel Grand Central Brands/Chains are slotted by Chain Scale based on the previous year's annual systemwide (global) Average Daily Rale, Rate ranges defining each Chain Scale are determined by STR. If you have questions about the Chain Scales, please email support@strglobal. cam. Copyright 2016. STR, Inc. and STR Global, Ltd, trading as STR. Publishing or reproducing [his information is strictly prohibited www. strglobaI.cam +44 (0) 207 922 1930 (London) Last updated May 2016. n "® Y Q o ^' w a � O- w � a A m m M Z o n w = O r m n A J mD n o x 1 T w D S C_In uC M A n X VQ =; — O va : 7 J d O : 7 J LA. M W 7 w lD O 1 n a i 3 (,i I� n r T A Ln 2 T C D V IF j ir 3: Ln n a C6 C o °O n' m 0 n tj% FM n 3 d A A _ S q A p n 0 co 101, -r-,' wN S D N m tA H,rmV a C rn Z Z c ,� �. m .T +-i Y V1 —m J c i Lon T 3 O m w 3 = w m c O d y n n0 81, O' O w 1n w O o c w> W go ti[ � 7 A 0 3 � 0 A T? ry S A W - n 3 w � n j n O 00 f 4;ARl$p4 AVENUE Y R PROPOSED PROJECT— SITE MAP CAMBRIA HOTEL AND SUITES ROHNERT PARK, CALIFORNIA .r SHEET INDEX: COVER SHEET 1 3D COLOR RENDERING 2 COLORED FRONT/REAR ELEVATIONS 3 COLORED END ELEVATIONS 4 SITE PLAN -COVER SHEET 5 1ST FLOOR PLAN 6 2ND FLOOR PLAN 7 3RD AND 4TH FLOOR PLANS B ROOF PLAN MATERIAL BOARD CIVIL Cl SRE PIAN C2 GRADING, DRAINAGE AND UTILTIY PLAN C3 NEIGHBORHOOD CONTEXT MAP C4 PEDESTRIAN CIRCULATION PIAN UTILITIES INTI JOINT TRENCH INTENT TITLE SHEET INT2 JOINTTRENCH INTENT PM SITE LIGHTING PHOTOMETRIC STUDY LANDSCAPE LAI PRELIMINARY CONCEPT PLAN CONSTRUCTION TYPE: VA, FULLY SPRINKLERED OCCUPANCY GROUP: R-1,B,A-2 PARKING PROVIDED: ACCESSIBLE SPACES = 6 VAN ACCESSIBLE SPACES = 2 STANDARD SPACES 129 TOTALSPACES 135 BUILDING SQ. FT.: 1ST FLOOR =20,406 SF 2ND FLOOR =20,814 SF 3RD FLOOR =20,814 SF 4TH FLOOR 20.814 SF TOTAL 92,848 SF FLOOR AREA RATIO: 0.83 PROJECT TEAM: DEVELOPER STRATUS DEVELOPMENT PARTNERS, LLC 17 CORPORATE PLAZA, SUITE 200 NEWPORT BEACH, CA 92660 (949(422$231 DAVID WOOD dwood@sbahMp aan ANDREW WOOD awood@slmNsdev.aas ARCHITECTURAL HANNOUCHEARCHRECTS 20250 SW ACACIA ST, SUITE 145 NEWPORT BEACH, CA 92660 (949) 26 1.2070 SAMIR HANNOUCHE wriidl`v-44+JbalY,liw C LONNIE WICK I_Ie®hannwdmrch8eds can CIVIL ENGINEER CIVIL DESIGN CONSULTANTS, INC. 2200 RANGE AVE, SURE 204 SANTA ROSA, CA 95403 (707(5424820 ANDY BORDESSA andy®d*.ig—mu8enls mm LANDSCAPE ARCHITECT OMNMIEANS, LTD. LANDSCAPE ARCHITECT 943 RESERVE DRIVE, SUITE I. ROSEVILLE, CA 95678 (916(792 -OW SCOTT A. ROBERTSON -balsm@amnlmeana.aen EXHIBIT A lFkk HANNOUCHE 11,10 SIZZ—A-ii—AST —60 1-1—T 11AC 4, CA 9266D DATE: 04-10-2017 I I { .I MARTIN AVENUE i 1 N _,_ I -7 1 !_ AVENUE ^PUBLIC PARK PARCEL 1 r t T 0.65 AC. CAh'LSON 1 e I I I 1 RESIDENTIAL -PARCEL 2 6.01 AC. I I. 1 - RETATL - PARCEL 4 = 3.33 AC. f 1 S I i HOTEL - PARCEL 3 I 2.3+4 AC. 1 R"N 4 F` CITY LANDS - PARCEL 5 2.93 Aa. I l � k 1 1 I I 1 I I NEIGHBORHOOD CONTEXT MAP 1 L.* - .a k I w I 1 I f tt[Fr I [ I Y r [FF[ A4AR77N AVENU1' 1 9 ,aVENUE � x PUBLIC PARK - PARC o 0.65 AC. �e --- -- -- 111NEBAUGH CREEK EXHIBIT B I M�RTf�NcF REBIDENCE8 AT FIVE CREEK 81TE PLAN Is Io JOB NO. 15-128 sw NO. C3 OF 4 SEM i cu �vNY iu s1�o-BCW. lNc aro � I I � BOC. NO. 101J-/21 )JI r 1 .• I I I I I -401 srnml I I I y� I Y i4 � I c� 1 I r 4110 WWp, POR 'KIr1r: I 7 l AA1.PA'C AAGI]ON b 1 ac An JOIA-mAaea 1 I � 1 1 1 I ' I II I I I 'T I I I I I -401 srnml 1 I I y� I Y i4 � 1 Wsw BAC. 6 we M snx Gl4 aANo atTm 1.M1 r 4110 WWp, POR 'KIr1r: I I =_ j, ••,..;/.^.•..;,,:.•.�.ri-r',-r� Z III 1 I 17I III AM OWY DPoVEWAY E ESLGIRIC CR EAST I II I � I I W.r Ex I 1 , Ci EtA k L1rERA. 115. RT j FL RDWllNE ANT y; OR GRADE BREAK I Wy✓ 0 W RIM 4MQ es W:' /W/t Vi�pLWPT/ BY p7ldlf CITY LANDS — PARCEL 5 NOT PART OF THIS PROJECT w SAEIOiPA RESIDENTIAL — PARCEL 2 NOT PART OF THIS PROJECT Tr l ] rS�AMwO stuL �y, 71711. PgIHTMI TERIIATE p E�® HOTEL — PARCEL 3 2.34 ACRES T1AW I I_i I II ABBREVIATIONS I I 1 I�I - Y i4 � 1 Wsw BAC. 6 we M snx Gl4 aANo atTm 1.M1 r 4110 WWp, POR 'KIr1r: I I I =_ j, ••,..;/.^.•..;,,:.•.�.ri-r',-r� 17I III AM OWY DPoVEWAY E ESLGIRIC CR EAST I i MARTIN W.r Ex I EL+c Taal. R-7'E2' Z;Y216.a1i ! iS4D'y1' iYl iWI51Y0 MADE I II FL RDWllNE ANT 8 I OR GRADE BREAK 1 aRa RAMP, TMP. OV CAIS VALVE RGH PnIT IRR IRMDAINW IrDD.LD' `I r fe-2;'D' • i ,�,�_v,,•�r�--��y'` ry f � j CITY LANDS —PARCEL 5 a_ V °on n �"� N gVENUE n PROJECT '� srA: o•x.0 LwA1N Ax .. •� RUE s UlEltt FASTAIENi - R RAgU STA: rMp MYIM E.iDIEgN r. RA'I ..T OF WAY RMOBBP RF➢UfFD PIt691RE RACNFlAYI YEN1L�i' T�mI 1 j 5 SLOPE SCWA SONWA LWNtt WAIFA ACEIICY 50 STORM Olrlll SOCK 51011Y g1AN CAId BASIN � � ��; ,HaYBaII_B�,NINB. ARV BaC. Na u IIJ�9J0-�1B� - $,�i11eL1EEf Q ^ \ SL STREET LWNf SS SAMTARY YnER Z G4 a� 1 . , I Wy✓ 0 W RIM 4MQ es W:' /W/t Vi�pLWPT/ BY p7ldlf CITY LANDS — PARCEL 5 NOT PART OF THIS PROJECT w SAEIOiPA RESIDENTIAL — PARCEL 2 NOT PART OF THIS PROJECT Tr l ] rS�AMwO stuL �y, 71711. PgIHTMI TERIIATE p E�® HOTEL — PARCEL 3 2.34 ACRES T1AW I I_i I -- ABBREVIATIONS - Y i4 � Wsw BAC. 6 we M snx Gl4 aANo atTm 1.M1 r 4110 WWp, POR 'KIr1r: I I I =_ j, ••,..;/.^.•..;,,:.•.�.ri-r',-r� 17I III AM OWY DPoVEWAY E ESLGIRIC CR EAST i MARTIN W.r Ex NS1ON� EL+c Taal. R-7'E2' Z;Y216.a1i ! iS4D'y1' iYl iWI51Y0 MADE FL RDWllNE ANT E,41+Eii.� OR GRADE BREAK � A -��,�C OV CAIS VALVE RGH PnIT IRR IRMDAINW wow ,�,�_v,,•�r�--��y'` ry f � j CITY LANDS —PARCEL 5 a_ V °on LP LOW PONT P PAR WO NOT PART OF THIS n PROJECT (5 SITE PLAN RETAIL — PARCEL 4 NOT PART OF THIS PROJECT IM EXHIBIT C ABBREVIATIONS Aa AGGREGATE BASE AC ASPHALT CONCRETE TPN E1 R's PARCEL NUMKR SS m eLoworF Wsw BAC. 6 we M snx Gl4 aANo atTm CB CATCH MASH a catvewE CpIC CdICRE1E OCD OWBIE CHECK DElEO1DR q IX oAE'f ON OOC NUYSFa AM OWY DPoVEWAY E ESLGIRIC CR EAST EP m 6 PAVEMENT IX E%ISiMD iYl iWI51Y0 MADE FL RDWllNE ANT E,41+Eii.� OR GRADE BREAK � A -��,�C OV CAIS VALVE RGH PnIT IRR IRMDAINW a � x i L IENGM ry f � j uT um+AL LL LOT IRE Yy R03r-,-.d LP LOW PONT P PAR WO _ •Ir { PAEm.x ARES EA3YENT POE PPoVAIE DRANATE IXSWIXT PERF PEaFONAIFD PSE PPoVAIE SANrfMY SEVER EASEIENT ]Lp4yj.{i RUE s UlEltt FASTAIENi - R RAgU RA'I ..T OF WAY RMOBBP RF➢UfFD PIt691RE RACNFlAYI PREYRnFA RWL IECTLIID WAlFAl11E 5 SLOPE SCWA SONWA LWNtt WAIFA ACEIICY 50 STORM Olrlll SOCK 51011Y g1AN CAId BASIN SDE PUBl1L SR1RY GRAN EASEYEM SpVI STORY GRAN YANIdE SL STREET LWNf SS SAMTARY YnER SSCO SANITARY SEYLR LIEANWT m M TSEWER YAHNdE sTA srAn.ax sW sEEWAIx TO TDP a CURB IEYP TIDNORARY T P CAL W mw MAN w wE PURR WAIEA LEE FASE1o1r WY WAIEIt YflER SHEET INDEX CI OMTN90NID ATE RAN 02 GRAONq DPAYIAR ANO U1NJtt PLNI W NFIGIIBOPNODD CReIERf YAP CE PEDESiNIAN CNICUAIION YAP RETAIL — PARCEL 4 NOT PART OF THIS PROJECT TT t 0 J Z�> W m W W riii (n Y-217 t 1 r 1 / y+, CRC. Trt Fxlrtx ✓ Ir PARWlO ]TAIL �1 KtlC9S MIL TY RAATaEw STw.. h ,�,•.; � sw nn t t IVC RTaYw � - 101 11+UIT 5 $ /-Elves r"- sv+c c1'°Raar� I[ ! NORTH AND NEST OF HOTEL y PARKING TYPICAL SECTION WWI rY rAWFFT RALL I H' A[YjSt 9[ , n y\ srzWAll -111 1 111 uc r� 4 � i OOC Na O/I-OBrJJ �{PpvEw OV PR PAN) -FG EAST OF HOTEL PARKING TYPICAL SECTION ION MARTIN B.DD_ EXE �y k 1S Rcwxmr PuzO eaomvc uc BBc No. - SITE PLAN scut 1•-xa No sCAIE cite � Q L L W Z 0 0 J O I m� W Q U kNO. EXHIBIT D 1 ST FLOOR PLAN 1 `> SCALE:IN-V-' eaa�+ 1 ST FLOOR PLAN 01 5 10 15 v6k HANNC>UCHE cnii crs aa+ao Sw wc'wcwa. ��.. rano Newv4 �ar�e�y yo o' aeeo DATE: 04-10-2017 5-1 EXHIBIT E 2ND FLOOR PLAN SCALE: lff = 1'-0' �f 2ND FLOOR PLAN %mw"Mm` O1 5 10 15 Ikik HANNOU sHE HEw 8261 207 v266o DATE: 04-10-2017 6-1 EXHIBIT F 3RD & 4TH FLOOR PLANS 3RD AND 4TH FLOOR PLANS LZ� 01 5 10 15 I Lk HANNOUCHE llS%WZ�-171Z5T W260 NEW EA6 '16G0 DATE: 04-10-2017 7 .11 Ito, u WIN MIR go 1111 M' illbjl�)I",' J l�- A ISEREONION M� Min 1 91 w f 4 F- v A T 1 0 N EXHIBIT H ELEVATIONS I kk HANNOUCHE acr2w sn nt_�cu. ar..�rao NEW VERT BEACH, CA 92660 DATE: 04-1 0-201 7 3 E m C NORTH a _ zo ao so ,eat Sign Monument MULTI -FAMILY PROPERTY Privacy Wall Between Multi -family and Hotel Redwood Tree Visual Buffer Between Multi -family and Hotel Fire Table Bloswale Plant Materials screen Well 011 Fountain Seatwall f OF Containers w! Succulent m r I I Plant Materials (typ) nrxmr ane Hill r wou, nravm �..• Spa C4il1C-TC7" i Lap Pool Privacy Wall Wall Mounted WaterFeature w/ Hidden Arbor See-through Fence Recirculating Basin Room for Up to Two 4-CY or 5-CY Trash Bins CITY PROPERTY Standing Seam Metal Roof (Color to be determined) Preliminary Landscape Plan (SPAR Review) PLANT SCHEDULE HOTEL See-through Fence Trash Enclosure Simple Overhead v Structure for Lighting ea Moveable Seating 7I� and Tables ., 11 . ww. w w TV i. Rt r r D.G. "Dog" Area Bench MARTIN EXTENSION Steel Gates RETAIL PROPERTY Shrub and Groundcover Areas (typ) Steel Frame Overhead Structure Split -faced CMU Enclosure Wall Typical Trash Enclosure Typical Trash Enclosure 20 -ft. Concrete Apron Accessible Access Developed Stratus Development Partners, LLC Ro h n e rt Park,California By: 17 Corporate Plaza, Suite 200, Newport Beach, CA 92660 TREES SHRUBS Callislemon wminalis'Little John Ceanolhus mantimus'Valley Violet' Ceanolhus x'Joyce Coulter' Dodonaea viscose 'Purpurea' Epdobium canum'Calistaga' Heleromeles arbulifolia Lantana camara'Sunburst' Lavandula latifolfa Loropelalum chinense *Purple Pixie' Nandina domestica'Compacts' Nandina domestics 'Moon Bay TM PiUosporum tobira'Variegate Prunus caroliniana ' Compacta' Rhaphiolepis indica 'Clara' Rosa x'Flower Carpet Coral' Salvia greggil'Lipstick' Spiraea x bumalda'Neon Flash' Teucrium frulicans'Compace Verbena Peruvians 'Raspberry Rose' CYCADS/PALMS Cycas revolue DESIGN NOTES BOTANICAL NAME COMMONNAME Acer rubrum'Armstrong' Armstrong Red Maple Acer rubrum'Aulumn Blaze' Autumn Blaze Maple Cercis canadensis'Forest Pansy' TM Forest Pansy Redbud Cupressus sempervirens Ilallan Cypress Existing Tree Existing Tree Lagerslroemia indica 'Muskogee' (Sind) Muskogee Crape Myrtle Olea europaea' Majestic Beauty' TM Majestic Beauty Fruitless Olive - Sind Olen europaea-Wilsontr Pislace ehinensis Wilson Olive - Multi -Trunk Chinese Pistache Prunus caroliniana Carolina Laurel Cherry Sequoia sempervirens'Aptos Blue' Aplos Blue Redwood Tilia cordata Washingtonia robusla COMMONNAME Dwarf BoUlebrush Maritime Ceanolhus Ceanolhus Joyce Coulter Purple Leafed Hopseed Bush Calisloge California Fuchsia Toyon Swnburet Spreadmg Lanlana Spike Lavender Purple Pixie Loropelalum Compact Heavenly Bamboo Moon Bay Nandina Variegated Mock Orange Compact Carolina Cherry Clara India Hawthorn Flower Carpet Coral Rose Autumn Sage Neon Flash Spires Bush Germander Raspberry Rosa Verbena COMMONNAME Sago Palm The Plant List is tentative and mayexpand or conbad as the final planting design is prepared, Lihleleaf Linden EXHIBIT Mexican Fan Palm SHADE PLANTS COMMONNAME Aspidistra elalior Cast Iron Plant Fatsie japonica Japanese Fatsia Gardenia jasminoides'August Beauty' Gardenia Polyslichum munilum Western Sword Fern STRAP LEAF PLANTS AND GRASSES COMMONNAME Agapanlhus orienialis'BLUE' Blue' Lily of the Nile Anigozanlhos flavidus'Big Red' Red Kangaroo Paw Cordyline x'Bauerr Bauees Dracaena Dianella lasmanice `Silver Slreak7 Flax Lily Dieles bicolor Fortnight Lily Fesluca mairei Alias Fescue Hemerocallis hybrid Daylily ("Evergreen" Variety) Lomandra longifolia 'Breeze' Dwarf Mat Rush Breeze Phormium tenax'Pink Stripe' Pink Stripe New Zealand Flax Phormium tenax'Purpurea Purpurea New Zealand Flax Tulbaghia violacea'Silver Lace' Silver Lace Society Garlic VINE/ESPALIER COMMONNAME Ficus pumila Creeping Fig GROUND COVERS COMMONNAME Mahonia rapers Creeping Mahone Sod x'Mow Free Native' Maw Free Nnum Mia Trachelospermum asiaticum'Asiatic' Asian Dwarf Star Jasmine Trachelospermum jasminoides Star Jasmine INERT GROUND COVERS COMMONNAME DG Granite Tan Tan Decomposed Granite MULCH TREE BARK TREE BARK MULCH Plant Container Sizing • Trees to be planted from minimum 15 -gallon size conlainers • Shrubs to be planted from 5 -gallon and 1 -gallon containers • Ground Covers to be planted from lgallon containers CALGreeMTier 1 Checklist The design of the landscape / irrigation system is intended to meet the CALGreeMTier 1 Checklist associated with landscape elements. Toward [his end the project will include the following best practices: 1, Hydrozone imigation techniques will be incorporated 2, The plant palette will utilize at least 75% native California or drought tolerant plant materials appropriate to the climate zone region. Nofe: Plant list ilfustrated I's tentative and may expand or centrad as the final design is prepared. 3. The use of potable water will be reduced to a quantity that does not exceed 65% of ETo limes the landscape area. (non-polable water 10 be used for landscape irrigation} 4, Common area and perimeter area landscape Irrigation will consist of a low volume drip system 5. Ap✓trlyatlPe VIi shod be eWKW to 6n ee'AmagE oonUot systurn. 6. MariyeBun systems shall be designed to meal the rtvsal eW'renl weler conservation policies and available equlpmenL 4,;omni • means ENGINEERING SOLUTIONS Landscape Architecture Design By: Omni -Means - a GHD Company: Scott Robertson, Landscape Architect CA LLA 4271 April m, 2017 2126-002 dw SHRUB P BAS BIO-SWALE MANTES BETWEEN WALL AIS PARKING LOT -SI PLANTING PLA EXHIBIT J J -r U D I 67" TALL (ABOVE GRADE) 16 X 16 CMU SPLIT` CTAT "VAOV Q V Q V TA CNATT Hotel Cambria NORTH PER/METER WALL omni • means ENGINEERING SOLUTIONS I2126 HOTEL WALL DETAIL4-17-17 EXHIBIT K �`-� _ f I DRi�70 R. a. - I I (4) STORY HOTEL 21.034 SF {' w (132) UNITS P �I V 'A I I n I < z - - - ,k I � I .. • . I 4t �. a JJ N U W 03 .. 2 IL i �1no CL ILrew �e W `00 � Z cv ~ Y 2 N M n J [e W Z f!! _ O MEYAMACM NTEIL Dom In: q�gMIN M P R: ■r.. r. 1e 0 30, 17-0DO DATE LAW MODIFlED: 04-12-2017 >Mu OF 1 SHEETS Luminelre Schedule -LED Project: HOTEL AT FIVE CREEK 9ymhol Ory Label ArmnOemerd Lum 1lrhlb Lum. Lumen LLF LDD LLD BF DucdpOan FEeneme B FF SINGLE 77 7276 0,000 1.000 1.000 1.000 PHILIPS LUMEC DOMUS DMB50-70W64LED4KJi-LE4F-225' MH 25' ARM ' OMSSM170N64LE0[K.RriE4F ILRPOB 4 GG SINGLE 71 7223 0,000 1000 1.000 7,000 PHILIPS LUMEC DOMU6 DM65470NS4LE04KJ2-LESF-22:5'MH 25'ARM D0.1650,7A1dPm 4 CelcuAtbn summery ■ ■ Preleat: HOTEL AT FIVE CREEK C D i P I d t CieTyp Unlb Av■ Mur Mln AvyMln Mu04b 1 IDuminence k OAO � 0.77 4.71 10.26 LION! t-ewlen PrLwte BLreet IDumlrunw Fc OM 3 0.17 J.70 n.ec rn wvc 1 LEAiK-R1EGFILRP06 r«.wm:..w. ears • ue run � .v m eras ensEsa�urE xo[ruL e e 7 www 7 VI-513-MJ1A-520' - e �- �� ..��- D A ■ E D CelcuAtbn summery Preleat: HOTEL AT FIVE CREEK Oaearlptbn CieTyp Unlb Av■ Mur Mln AvyMln Mu04b Li■hl Level on PuMnO LCA IDuminence k OAO 277 0.77 4.71 10.26 LION! t-ewlen PrLwte BLreet IDumlrunw Fc OM LM 0.17 J.70 14.16 LEAiK-R1EGFILRP06 CelcuAtbn summery Preleat: HOTEL AT FIVE CREEK Oaearlptbn CieTyp Unlb Av■ Mur Mln AvyMln Mu04b Li■hl Level on PuMnO LCA IDuminence k OAO 277 0.77 4.71 10.26 LION! t-ewlen PrLwte BLreet IDumlrunw Fc OM LM 0.17 J.70 14.16