2021/09/09 Planning Commission Resolution (2)
PLANNING COMMISSION RESOLUTION NO. 2021-17
A RESOLUTION OF THE PLANNING COMMISSION OF THE
CITY OF ROHNERT PARK, CALIFORNIA, APPROVING SITE PLAN AND
ARCHITECTURAL REVIEW FOR EXTERIOR REMODEL OF BURGER KING AT
5020 REDWOOD DRIVE
(APN 045-081-013)
WHEREAS, the applicant, Sunny Ghai, filed Planning Application No. PLSR21-0003
for Site Plan and Architectural Review for an exterior remodel of an existing Burger King
commercial building, in accordance with the City of Rohnert Park Municipal Code;
WHEREAS, Planning Applications No. PLSR21-0003 was processed in the time and
manner prescribed by State and local law;
WHEREAS, on September 9, 2021, the Planning Commission reviewed Planning
Application No. PLSR21-0003 at which time interested persons had an opportunity to testify
either in support of or opposition to the project; and
WHEREAS, at the September 9, 2021, 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. PLSR21-0003.
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. PLSR21-0003, 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 applicant has proposed architecture consistent with the City adopted
Design Guidelines which identifies a modern architectural style as one that consists of a
variety of materials and textures that would be used to achieve visual interest. Exterior
wall cladding materials may include metal siding, fiber cement siding, stone or terra-cotta
cladding, wood siding, stucco or concrete. The use of natural materials is also encouraged;
materials should accentuate natural colors and textures. The proposed project architecture
boasts two different façade treatments, new vintage wood panels on the storefront system
and metal canopies at all window locations throughout.
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 façade facing the street; and/or the line and pitch of the roof.
Criteria Satisfied. The existing sign tower will be removed to accommodate the updated
look and feel of the new modern façade and to achieve architectural detailing
proportioned to the building. Façade articulation elements were selected according to the
design theme associated with the architectural style of the building. Ground floor
articulation includes entry doors and windows, accented with metal awnings and the
spacing of elements such as windows, doors, awnings have a consistent rhythm
throughout.
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 project proposes to remodel the exterior faqade with new signage
una fugua. urchitectural elements. The project involves exterior modifications to an
existing building and therefore there are no changes to the building orientation, setbacks,
landscape ur.ur, o, parking on the site. The exterior modifications to the existing
commeicial building *o.rld not alter the pedestrian, bicycle and vehicular connections
with adjacent properties. The site as currently designed is consistent with this criteria.
Section 3. Environmental Clearance. The project has been analyzed for compliance with
the requirements of tn" Califomia Environmental Quality Act (CEQA) and found to be
categoiically exempt as a Class 1 Exemption under Section 15301: Existing Facility. No further
action is required pertaining to environmental review.
NOW THEREFORE BE IT RESOLVED, that the Planning Commission does hereby
approve planning ApplicationNo. PLSR21-0003 subject to the Applicant Design Package
attached as Exhibit A and Conditions of Approval attached as Exhibit B'
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 9th day of Septembet,2l2| by the City
of Rohnert Park Planning Commission by the following vote:
AYES: -{- NOES: 0 ABSENT: I ABSTATN: O
AUSTTN-DILLON Fl( BLAN nlorn A1r- STR|PLEN 0\c
Marc Chairperson,Planning Commission
Attest:
Jennifer Secretary
Attachments: Exhi A - Applicant Design Package
Exhibit B - Conditions of ApProval
2
Reso 2021-17
PLOT PLAN
OWNER: QUIKSERVE
25 E. AIRWAY BLVD., LIVERMORE, CA
OWNER'S PHONE: 714-856-1105
OWNER'S EMAIL: MJCDESIGN1@YAHOO.COM
ZONING: C-2
PARCEL AREA: 20,068 SQ. FT.
PRODUCED BY AN AUTODESK EDUCATIONAL PRODUCT
PRODUCED BY AN AUTODESK EDUCATIONAL PRODUCTPRODUCED BY AN AUTODESK EDUCATIONAL PRODUCTPRODUCED BY AN AUTODESK EDUCATIONAL PRODUCT
NORTH ELEVATIONWEST ELEVATION (street side)LEGEND:EXISTING BUILDINGDEMO
SOUTH ELEVATIONLEGEND:EXISTING BUILDINGDEMO
NORTH ELEVATIONWEST ELEVATION (street side)S-1MC-3GEF-9G1'-0"SIGNAGE FOR REFERENCE ONLYUNDER SEPARATE PERMIT6"MP-3GMP-3GMP-3G2'-0"MP-3GS-3S-1MC-3GEF-9G1'-0"SIGNAGE FOR REFERENCE ONLYUNDER SEPARATE PERMITECT-1GMP-3GMP-3G3'-0"
SOUTH ELEVATIONMP-3GEF-9GMC-3G1'-0"S-1MP-3GMP-3G2'-0"MP-3GS-3EB-1GEB-1GEB-1GEB-1GEF-1GEF-1GEF-1GEF-1GMC-2GLIGHT BANDMC-1GMC-2GLIGHT BANDMC-1G2'-0"
KEYNOTES:
REFER TO A-6 FOR FINISH SCHEDULES1
REFER TO A-4 FOR WALL FINISH AND CEILING PLAN2
REFER TO A-5 FOR FLOORING PLAN3
INSTALL NEW LOCKING LATCH ON DOOR4
REPLACE SEATING AND FINISHES WITH NEW IN DINING5
DEMO EXISTING DINING FINISHES AND SEATING; PATCH AND6
OCCUPANCY LOAD SIGN PER 2016 SFS, SECTION 1004.3. LOAD 687
ONE TOILET AND LAV FOR EACH GENDER NEUTRAL RESTROOM 8
OKAY BASED ON OCCUPANCY LOAD.
PORTABLE FIRE EXTINGUISHER SHALL BE PROVIDED PERCODE9
NOT USED10
REPLACE OLD WALL FINISH IN KITCHEN, WITHIN VIEW OF
REPLACE 2X4 CEILING TILES WITH NEW; REPLACE (E) 2X4 LIGHTS
CUSTOMERS, WITH NEW FRP11
12
A PLACARD SHALL BE PLACED NEAR THIS EXTINGUISHER THAT 13
STATES THAT THE FIRE PRTECTION SYSTEM SHALL BE ACTIVATED
PRIOR TO USING THE PORTABLE FIRE EXTINGUISHER
ILLUMINATED EMERGENCY POWER IS PROVIDED; SEE ELECTRICAL14
ALL DOORS IN RESTAURANT SHALL BE EQUIPED WITH CITY 15
G.C. SHALL VERIFY ALL EXISTING CONDITIONS ON-SITE PRIOR TO BID
SUBMISSION & THE START OF ANY WORK. G.C. SHALL NOTIFY ARCHITECT
& OWNER'S PROJECT MANAGER IMMEDIATELY IF ANY CONFLICTS,
INCONSISTENCIES IN SCOPE ON PLANS VS. EXISTING FIELD CONFLICTS, OR
IF OTHER WORK BY OTHER VENDORS N.I.C. MAY CAUSE ALTERATIONS TO
WORK OR SCOPE PRIOR TO
BID SUBMISSION.
G.C. TO VERIFY ALL DIMENSIONS PRIOR TO BEGINNING
DEMOLITION/CONSTRUCTION.
NOTE TO GENERAL CONTRACTOR:
NEW WALL, CLG. AND FLOORING FINISH SEE A-4, A-5,16
REPLACE ONLY BROKEN OR MISSING TILES17
REPLACE (E) LIGHTING TO LED18
REPLACE OR RELAMINATE EXISTING DOORS19
TACTILE RESTROOM SIGNS PER 1/ AD-4 AND 10/AD-220
TACTILE EXIT SIGNS/EXIT ROUTE SIGN PER 6/AD-121
A-6 AND DECOR PLANS
W/ LED
PLANS
APPROVED PANIC HARDWARE
ILLUMINATED EMERGENCY POWER PER 2016 CFC, SECTION 1008.322
PROVIDED; SEE ELECTRICAL PLANS
REPAIR FLOOR, CEILING, WALLS AS NEEDED
LEGEND:
NEW 2X STUD WALL
EXISTING WALL
KITCHEN
DINING ROOM
STANDING
TOTAL
930 S.F./200
826*S.F./30
83 S.F./5
5
28
17
50
KITCHEN
DINING ROOM
STANDING
TOTAL
930 S.F./200
83 S.F./5
5
17
75
FIXED SEATING
LOOSE SEATING
40
184 SF/15 13
OCCUPANCY LOAD FOR PLUMBING FIXTURE COUNT:
OCCUPANCY LOAD:
75
BLDG DEPT. NOTES:
REQUIRED EGRESS DOORS - CHAPTER 10: (1) EXIT DOOR REQUIRED PER CODE BUT TWO EXIT DOORS PROVIDED
ACCESSIBLE PATH OF TRAVEL
ACCESSIBLE SEATING NOTES:
-MINIMUM OF 5% OF THE TOTAL SEATING IN DINING AREA IS ACCESSIBLE
REQUIED NUMBER OF ACCESSIBLE SEATS: 68 SEATS X .05 = 3.75
PROVIDED ACCESSIBLE SEATS: 4
REFER TO INTERIOR ELEVATIONS
RESTROOM FIXTURE NOTES:
MODIFY PLUMBING FIXTURES AS SHOWN
CAP OLD UN-USED PLUMBING LINES.
PATCH AND REPAIR WALLS AND FLOORS
AS NEEDED.26"CABINET44"CABINETFREE.COKE231818
2
A-3
4
A-3
1
A-3
4
456
7
8
8
9
11
12
13
14
15
15
15
16
17 18
19
19
19 19
2021
22
PRODUCED BY AN AUTODESK EDUCATIONAL PRODUCT
PRODUCED BY AN AUTODESK EDUCATIONAL PRODUCTPRODUCED BY AN AUTODESK EDUCATIONAL PRODUCTPRODUCED BY AN AUTODESK EDUCATIONAL PRODUCT
REMODEL OF EXISTING BURGER KING RESTAURANT
*Only a depiction of color and material and may not be exact building layout
CERAMIC TILE NACHIHA PANELS EXTERIOR WAINSCOT "TAUPE TONE"LIGHT BAND
"RED NATURAL""VINTAGE WOOD" PAINT PGP "MONTEREY "EP-2G""RED"
"ECT-1G""EF-9G" CLIFFS "EP-4G"
800-423-4283
Los Angeles • Knoxville
www.SignResource.com
BK # 7766
5020 REDWOOD DRIVE,
ROHNERT PARK, CA 94928
BK ROHNERT PARK, CA_B082321_JD/BS
PAGE 1 OF 11
SITE PLAN
SITE PLAN
PAGE 2 OF 11
SCOPE OF WORK
DESCRIPTION PART #PAGE #QUANTITY
BKBZW60X55S01
BKBLTR13FGS1954S01
SR SIGN
SR SIGN
SR SIGN
SR SIGN
SR SIGN
SR SIGN
BKBS98DTUNIV-KIT
BKBSCB9FT-KIT
SR SIGN
SR SIGN
5’-0” X 4’-7” LED IL LOGO WALL SIGN
13” FGS1954 CHANNEL LETTERS
FGS CLOSED CANOPY KIT (22’-4”)
7'-6"L x 4'D CLOSED IL CANOPY
10'-0"L x 4'D CLOSED IL CANOPY
4'-6"L x 2'D CLOSED IL CANOPY
9'-0"L x 2'D CLOSED IL CANOPY
10'-0"L x 2'D CLOSED IL CANOPY
DRIVE THRU OCU UNIT
DRIVE THRU CLEARANCE BAR
MONUMENT REPLACEMENT FACE
4’-0” X 3’-8” LED IL LOGO WALL SIGN
3
1
1
1
1
1
4
1
1
1
2
1
B
C
D
F
H
J
K
E
G
I
A 5
6
7
7
7
7
7
7
8
9
10
11
CANOPY SIZES ARE ESTIMATED AND MUST BE
VERIFIED PRIOR TO RELEASING ORDER
G
G
G
G
H
F
E
A
A
A
L
C
I
J
K
B
D
L
ELEVATION PAGE 3 OF 11
22'-4"
G G F
22.78 SQFT
A
B
C
22.02 SQFT
H G
38'-0"
NORTH ELEVATION
SCALE 1:96
86'-6"
WEST ELEVATION
SCALE 1:96
44.80 TOTAL SQ.FT.
22.78 TOTAL SQ.F T.
10'-1"9'-1"
9'-1"9'-1"4'-7"
22.78 SQFT
A
SCOPE OF WORK
DESCRIPTION PART #PAGE #QUANTITY
BKBZW60X55S01
BKBLTR13FGS1954S01
SR SIGN
SR SIGN
SR SIGN
SR SIGN
SR SIGN
SR SIGN
BKBS98DTUNIV-KIT
BKBSCB9FT-KIT
SR SIGN
SR SIGN
5’-0” X 4’-7” LED IL LOGO WALL SIGN
13” FGS1954 CHANNEL LETTERS
FGS CLOSED CANOPY KIT (22’-4”)
7'-6"L x 4'D CLOSED IL CANOPY
10'-0"L x 4'D CLOSED IL CANOPY
4'-6"L x 2'D CLOSED IL CANOPY
9'-0"L x 2'D CLOSED IL CANOPY
10'-0"L x 2'D CLOSED IL CANOPY
DRIVE THRU OCU UNIT
DRIVE THRU CLEARANCE BAR
MONUMENT REPLACEMENT FACE
4’-0” X 3’-8” LED IL LOGO WALL SIGN
3
1
1
1
1
1
4
1
1
1
2
1
B
C
D
F
H
J
K
E
G
I
A 5
6
7
7
7
7
7
7
8
9
10
11
CANOPY SIZES ARE ESTIMATED AND MUST BE
VERIFIED PRIOR TO RELEASING ORDER
L
ELEVATION PAGE 4 OF 11
22.78 SQFT
A
D E
86'-7"
7'-5"
9'-10"9'-1"
G
14.58 SQFT
L
41'-6"
EAST ELEVATION
SCALE 1:96
SOUTH ELEVATION
SCALE 1:96
22.78 TOTAL SQ.F T.
22.78 TOTAL SQ.FT.
SCOPE OF WORK
DESCRIPTION PART #PAGE #QUANTITY
BKBZW60X55S01
BKBLTR13FGS1954S01
SR SIGN
SR SIGN
SR SIGN
SR SIGN
SR SIGN
SR SIGN
BKBS98DTUNIV-KIT
BKBSCB9FT-KIT
SR SIGN
SR SIGN
5’-0” X 4’-7” LED IL LOGO WALL SIGN
13” FGS1954 CHANNEL LETTERS
FGS CLOSED CANOPY KIT (22’-4”)
7'-6"L x 4'D CLOSED IL CANOPY
10'-0"L x 4'D CLOSED IL CANOPY
4'-6"L x 2'D CLOSED IL CANOPY
9'-0"L x 2'D CLOSED IL CANOPY
10'-0"L x 2'D CLOSED IL CANOPY
DRIVE THRU OCU UNIT
DRIVE THRU CLEARANCE BAR
MONUMENT REPLACEMENT FACE
4’-0” X 3’-8” LED IL LOGO WALL SIGN
3
1
1
1
1
1
4
1
1
1
2
1
B
C
D
F
H
J
K
E
G
I
A 5
6
7
7
7
7
7
7
8
9
10
11
CANOPY SIZES ARE ESTIMATED AND MUST BE
VERIFIED PRIOR TO RELEASING ORDER
L
SHOP DRAWING PAGE 5 OF 11
BKBZW60X55S0122.78 SQ. FT.
A
ILLUMINATION VIEW
FRONT VIEW SIDE VIEW
3 1/2"
54 11/16” CABINET
60”
CABINET
58”
V.O.
57”
FORMING
AREA
52 11/16” V.O.
51 5/8” FORMING AREA
DISCONNECT SWITCH
DETAIL A
DETAIL A
7/8”1/2”
1”
SHOP DRAWING
BKBLTR13FGS1954S0122.02 SQ. F T.
B
PAGE 6 OF 11
FRONT VIEW
NIGHT VIEW ILLUMINATION
13"
244" (20'-4")
SIDE VIEW
3”
SHOP DRAWING
TBD TBD
TBD
22’-4”
LIGHT FIXTURE AND AMOUNTS VARY
ARCON DEPTH VARIES
TBD
“FL AME GRILLING SINCE 1954” CANOPY
“FGS1954” CANOPY
LEFT CANOPY
TBD
TBD
RIGHT CANOPY
L
D
DIM
TBD
TBD
22’-4”
LED LIGHT FIXTURE
SRSIGN
TOTAL L DIM
LIGHTING
PART #
2’D CLOSED CANOPIES (NO TIE RODS)
LENGTH PART #LIGHTING
BKCC0246
BKCC029
BKCC0210
4'-6"
9'-0"
10'-0"
LED TUBE FIXTURE
LED TUBE FIXTURE
LED TUBE FIXTURE
L
24”
WINDOW/DOOR AND DRIVE THRU STANDARD CANOPY SIZES
F
G
H
C
PAGE 7 OF 11
4’D CLOSED CANOPIES
LENGTH PART #LIGHTING
BKCC0476
BKCC0410
7'-6"
10'-0"
LED TUBE FIXTURE
LED TUBE FIXTURE
L
48”
WINDOW/DOOR AND DRIVE THRU STANDARD CANOPY SIZES
D
E
SECTION VIEW
AS SEEN WHEN INSTALLED
SECTION VIEW
AS SEEN WHEN INSTALLED 1’-8 3/8”BOLTS PROVIDED BY OTHERS
BOLTS PROVIDED BY OTHERS
8"
REFERENCE PART#BKSWP
9 1/8"
BKSTR21
46”
BOLTS PROVIDED BY OTHERS
BOLTS PROVIDED BY OTHERS
8"
REFERENCE PART#BKSWP
1 3/4” HOLLOW SPACE
.125” WALL THICKNESS
BKSTR56
9 1/8”
COMPONENTS
ITEM PART #DESCRIPTION QTY
1BKBS98DTUNIV-A
1BKBS98DTUNIV-B
OCU LED IL CANOPY
OCU TOWER
1
1
A
A
B
B
1BKBS98DTUNIV-A
1BKBS98DTUNIV-B
SHOP DRAWING
BKBS98DTUNIV-KIT
I
A
A
B
B
PAGE 8 OF 11
SHOP DRAWING
BKBSCB9F T-KIT
J
COMPONENTS
ITEM PART #DESCRIPTION QTY
1BKBSCB9FT-A
1BKBSCB9FT-B
CLEARANCE BAR COLUM
CLEARANCE BAR ARM
1
1
A
B
1BKBSCB9FT-B
1BKBSCB9FT-A
A
B
A
B
PAGE 9 OF 11
SHOP DRAWING
SR SIGN
K
PAGE 10 OF 11
NIGHT ILLUMINATION VIEW
NOT TO SCALE
FRONT VIEW SIDE VIEW
TBD
TBD
1”
3/4”
1
EXHIBIT B
ADOPTED PER PLANNING COMMISSION RESOLUTION NO. 2021-
CONDITIONS OF APPROVAL: 5020 REDWOOD DRIVE – BURGER KING
SITE PLAN AND ARCHITECTURAL REVIEW
The conditions below shall apply to the Burger King commercial building exterior alterations
project located at 5020 Redwood Drive (PLSR21-0003).
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. The facility shall comply with any and all applicable provisions of the Rohnert Park
Municipal Code (RPMC) and any state or federal agency. The violation of any condition
listed herein shall constitute a nuisance and a violation of the Rohnert Park Municipal
Code. In conformity with Chapter 1.16 of the RPMC, a violation of the RPMC may be an
infraction or a misdemeanor and shall be punishable as provided by law. In addition to
criminal penalties, the City may seek injunctive relief. The Applicant agrees to pay for all
attorney’s fees and costs, including, but not limited to, staff time incurred by the City in
obtaining injunctive relief against the Applicant as a result of a failure of the Applicant to
fully perform and adhere to all of the Conditions of Approval.
3. The Applicant agrees to defend, indemnify, hold harmless and release the City of Rohnert
Park, its agents, officers, attorneys and employees from any claim, action or proceedings
brought against any of the above, the purpose of which is to attack, set aside, void, or annul
the approval of this application or certification of the environmental document which
accompanies it. This indemnification obligation shall include but not be limited to,
damages, costs, expenses, attorneys’, or expert witness fees that may be asserted by any
person or entity, including the Applicant, whether or not there is concurrent passive or
active negligence on the part of the City, its agents, officers, attorneys or employees.
Planning Division Conditions
4. The project shall replace the existing non-compliant landscaping in accordance with the
State’s most current Model Water Efficient Landscaping Ordinance (MWELO), or in
accordance with water conservation standards which meet or exceed the requirements of
the MWELO.Prior to building permit issuance, 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 for review and approval by the
Director of Development Services. Landscaping shall be constructed in accordance with
the State’s most current Model Water Efficient Landscaping Ordinance (MWELO), or in
accordance with water conservation standards which meet or exceed the requirements of
the MWELO. 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 final inspection. Staff shall work with the applicant to
2
maintain as much of the existing landscaping as possible to the maximum extent of state
law.
5. Bicycle parking stalls installed as part of the project shall be in compliance with the
Rohnert Park Zoning Ordinance Section 17.16.140. The C-R: Regional Commercial
zoning designation requires four (4) bicycle parking spaces to be installed for the project.
Two city standard “inverted U” bicycle racks will statisfy this requirement.
6. Per Rohnert Park Zoning Ordinance Section 17.27.060, no flags are allowed attached to
the building or on any part of the property unless the flags are considered exempt per
Section 17.27.040.
7. A sign review permit will be required prior to the issuance of a building permit for the
sign installation.
Engineering Conditions
8. The trash enclosure shall include a floor drain which is to be plumbed to the sanitary
sewer.
9. Full-trash capture screens shall be installed at each of the parking lot storm drain inlets.
Screens shall match State requirements for trash capture (5mm, screen, sided to treat 1-
year, 1-hour storm.
10. The existing driveways shall be upgraded to current City tandards to be ADA compliant.
Public Safety Conditions
11. An automatic fire sprinkler system shall be provided per Ordinance 938. 903.2.22.
12. Address nubers shall not be less than 12 inches high with a minimum stroke of one inch,
and shall be illuminated as well as visile from the street.
15. Any fire sprinkler, fire alarm, or hood and duct system modifications require separate
Fire Department permits.