Nordstrom Rack - City of Santa Rosa

Transcription

ITEM NO. 6.1
CITY OF SANTA ROSA
DEPARTMENT OF COMMUNITY DEVELOPMENT
STAFF REPORT FOR DESIGN REVIEW BOARD
July 2, 2015
PROJECT TITLE
APPLICANT
Coddingtown Demo/Rebuild for
Nordstrom Rack
Coddingtown Mall LLC
ADDRESS/LOCATION
PROPERTY OWNER
180 Coddingtown Center
Coddingtown Mall LLC
ASSESSOR’S PARCEL NUMBER
FILE NUMBER
012-490-051
DR15-038
PROJECT SITE ZONING
GENERAL PLAN DESIGNATION
CG-SA
Retail and Business Service
APPLICATION DATE
APPLICATION COMPLETION DATE
April 28, 2015
April 28, 2015
PROJECT PLANNER
RECOMMENDATION
Eric Gage
Approval of Preliminary Design Review
FURTHER ACTION(S) REQUIRED
A Variance approved by the Planning Commission is needed to reduce the ground floor
transparency and parking design standards required by the North Santa Rosa Station
Area Plan.
Final Design Review is required.
Building permits are required to construct.
PROPOSAL
The project proposes to demolish an existing 28,791 square foot, two-story retail and
office building to construct a 31,023 single-story clothing retail building for Nordstrom
Rack. Also proposed and associated changes to existing landscaping, internal
circulation, and parking areas.
ITEM NO. 6.1
HISTORY
April 28, 2015: A Design Review application was filed for the Nordstrom Rack demo/rebuild
project.
SUMMARY
The project proposes to demolish the existing multi-tenant building. The existing two-story
building features multi-tenant retail spaces on the first floor, and unused office space on the
second floor. The existing building footprint is 28,791 square-feet, and the building is
approximately 33 feet tall. Also proposed for demolition is the mall entrance located on the
north side of the building.
Proposed for construction at the location of the existing building, is a new 31,023 square foot
single-story, clothing retail building for Nordstrom Rack. The proposed structure is
approximately 25 feet tall, with projecting architectural elements extending to 46.5 feet in
height. Also proposed is a new entrance to the mall on the north side of the building, which
will also be 46.5 feet in height.
The project is located within the North Santa Rosa Station Area Specific Plan overlay (-SA), in
an area zoned CG. The parking requirement in this area is calculated as 2.5 parking spaces
per 1,000 square feet. The total square footage of the mall including the proposed project is
approximately 860,348 square feet. Therefore, a total of 2,150 required parking spaces for the
shopping center. Although the project requires the removal of 10 parking spaces for interior
circulation improvements, the existing number of spaces, totaling 3,252, considerably exceeds
the required number of parking spaces.
Environmental Setting
Coddingtown Shopping Center is located on a level, approximately 38.2 acre site at the
southwest corner of the Guerneville Road and Cleveland Avenue intersection. The Center
was built in approximately 1962, and is developed as a regional mall with three anchor and
numerous small tenant spaces.
The site is bounded by Guerneville Road to the north, Cleveland Avenue to the east, Edwards
Avenue to the south and Range Avenue to the west. Site access is obtained from numerous
driveways along the aforementioned streets. There are currently approximately 3,262 parking
spaces provided throughout the greater Coddingtown Center.
DESIGN REVIEW POLICIES/ISSUES
General Plan and North Station Area Specific Plan
The project site is designated as Retail and Business Services by the City of Santa
Rosa 2035 General Plan. This designation allows retail and service enterprises, offices,
and restaurants. Regional centers, which are large complexes of retail and service
ITEM NO. 6.1
enterprises anchored by one or more full line department stores, and destination
centers, which are retail centers anchored by discount or warehouse stores, are
allowed.
The project site is also within the boundary of the North Santa Rosa Station Area
Specific Plan (NSRSASP), a focused element of the General Plan, concentrating on
development within one half-mile of the future Sonoma-Marin Area Rail Transit
(SMART) station planed for construction at Guerneville Road. The plan promotes a
mixture of pedestrian friendly residential, retail, office and open space land uses.
The following General Plan goals and policies are relevant to the proposed project:
LUL-I
Maintain vibrant, convenient, and attractive commercial centers.
LUL-I-1 Provide a range of commercial services that are easily accessible and
attractive, that satisfies the needs of people who live and work in Santa
Rosa and that also attracts a regional clientele.
LUL-I-2 Encourage region-serving, high volume retail outlets to locate near
freeway access (generally within one-half mile of Highway 101) to
minimize traffic on city streets. Do not allow regional-serving uses in
residential neighborhoods.
EV-A-4 Provide expedited permit review processing for
development proposals which meet General Plan goals.
time-sensitive
UD-A-5 Require superior site and architectural design of new development
projects to improve visual quality in the city.
Some NSRSASP Policies that directly relate to this project include:
Policy E-1.1.
Expand local-serving retail and personal services uses to accommodate
daily needs of station area users, visitors, employees, and residents
within easy walking distance of residential areas and the SMART
station.
Policy E-1.2.
Encourage unique local retail and service businesses to locate within
the Plan area.
Policy CM-1.2. Encourage infill retail development along the Guerneville Road street
frontage.
Policy E-1.4.
Expand the area’s tourist focal point, centered around the Charles M.
Schulz Museum and Redwood Empire Ice Arena, with other cultural
and recreational activities.
ITEM NO. 6.1
Policy E-2.1.
Encourage the development of new jobs in the Plan area, including
“green-tech” jobs.
Policy UD-4.3. Provide appropriately scaled and designed lighting for all modes of
travel throughout the station area. Pedestrian paths, surface parking
areas, alleyways, parks, and urban plazas should be well lighted for
safety.
Policy C-3.2.
Install Class II bicycle lanes along Edwards Avenue, Range Avenue,
and the full length of Cleveland Avenue.
Staff Response
The project provides an attractive new retail store, replacing a two-story building
containing office and retail tenant spaces that have been frequently vacant. Existing
tenants in the building will be relocated to other tenant spaces in the center. The project
will enhance the existing shopping center and further serve the needs of neighbors, and
regional customers. The new junior anchor would also have the positive effect of
drawing additional tenants to fill vacancies and make the shopping center more vibrant.
In addition, the project implements many of the NSRSASP policies including expanding
retail uses within walking distance of residential areas, and within walking distance of
the SMART station location. The project is will increase visitor traffic in close proximity
to the Charles M. Schulz Museum and other cultural and recreational activities. The
project will also generate new employment at the shopping center and provide new
landscaping and lighting in the parking area.
The project does not meet the NSRSASP design standards of locating commercial
surface parking to the rear of a commercial building, internal to block, tucked under the
building, or in a below-ground structure. Due to the unique and established
configuration of the Coddingtown shopping center, the parking is permanently located in
front of the buildings.
The project does not meet the Specific Plan design standards of 80% ground floor
transparency on the primary frontage and 25% ground floor transparency on the
secondary frontage. Due to the structure’s unusually long facades, exceeding 150 feet
in length, the compliance with the transparency requirement would be technically
problematic. Also, an overwhelming use of glass panels may not serve the intended
goal of superior design. Subsequent to the Design Review Board decision, the applicant
must obtain a variance from the Planning Commission to provide relief from the design
standard.
ITEM NO. 6.1
Zoning Code
North:
South:
East:
West:
General Commercial, Station Area (CG-SA)
Transit Village Medium, Station Area (TV-M-SA)
General Commercial, Station Area (CG-SA)
Transit Village Medium, Station Area (TV-M-SA)
The project site is zoned CG which the Zoning Code identifies as a district that is
applied to areas appropriate for a range of retail and service land uses that primarily
serve residents and businesses throughout the City, including shops, personal and
business services, and restaurants. The CG zoning district is consistent with the Retail
and Business Services land use classification of the General Plan. Retail Commercial
uses are principally permitted land uses in this zoning district.
Specific zoning standards reviewed for this project include:
Building Height
The structure meets the maximum height of 55 feet allowed by the zoning. The tallest
portion of the project is proposed at 46 feet in height.
Lot Coverage/Setbacks
The General Commercial zone is not restricted by a maximum lot coverage limit, with
100% maximum coverage allowed. The project is proposing to cover less than 100% of
the site with structures. No building setbacks are required in the General Commercial
when not adjacent to residential uses, as in the case of the project location.
Parking Requirements
Within the North Santa Rosa Station Area Specific Plan overlay (-SA), on the base zone
of CG, the required parking spaces are calculated as 2.5 parking spaces per 1,000
square feet. The total existing commercial square footage of the mall is approximately
858,116 square feet, and with the proposed project the total square footage increases
to approximately 860,348 square feet. This results in a total of 2,150 required parking
spaces for the shopping center. Although the project requires the removal of
approximately 10 parking spaces for interior circulation improvements, the existing
number of spaces, totaling 3,252, considerably exceeds the required number of parking
spaces. Additionally, the Zoning Code requires one bicycle parking space per 5,000
square feet of floor space.
Staff Response
The project meets the requirements and intent of the zoning code in that it is a
commercial retail project in the CG zoning district, with the exception of the
aforementioned codified NSRSASP design standards. All structures of the project are
less than the maximum height of 55 feet allowed by the zoning district. The project is
not subject to setback and lot coverage requirements by virtue of its location. The
ITEM NO. 6.1
project retains 3,252 parking spaces, exceeding the total required for the shopping
center of 2,150 spaces.
Design Guidelines
The following is a summary of the most applicable policies from the City of Santa Rosa
Design Guidelines:
3.3.I.A
To encourage “superior design” in retail centers and new building in our
commercial centers.
3.3.II.B.8
Embellish the entrances to the buildings at the ground level by creating
a minimum zone that is paved with brick, granite, and concrete with
exposed aggregate or precast pavers, or approved alternative.
3.3.II.E.3
Design on-site street furniture, accessories, and lighting to be
consistent in its design.
3.3.II.F.1
Provide a uniform lighting level which assures safety and security at
night.
3.3.III.A.9
Design main entries to be prominent and easy to identify and that are
distinguishable from the storefront.
3.3.III.A.16
Design buildings in commercial centers to exhibit a consistent concept.
Freestanding buildings should be architecturally compatible with other
buildings in the center.
3.3.III.B.1
Use high quality, durable and low maintenance materials. This is
particularly true of the first story, where heavy commercial use can
damage materials and finishes. Preferred materials include: split faced
concrete block, brick, metal siding with quality factory finishes (such as
40 yr. Kynar paint), powder coated aluminum storefront, or stucco.
Residential quality materials such as plywood or composite panel siding
and composite siding that require field painting need regular
maintenance due to heavy commercial use and do not stand up well to
the sun in our climate. When neglected, these materials become
shabby.
3.3.III.B.2
Select building colors to establish continuity and compatibility with the
neighborhood. Colors should enhance the visual character of the
environment of the proposed buildings. Building colors should not
compete for attention. Building colors should not become “signing” of
the building or site. Integral coloring (where the color is mixed into the
material vs. applied as paint) of concrete, stucco, and similar materials
ITEM NO. 6.1
is encouraged. Use color to articulate and reduce the scale of large
buildings.
3.3.III.B.3
Use complimentary buildings materials, colors, and textures within a
retail center. Individual storefronts may vary to reflect the character of
individual businesses or to develop variety, while respecting the
concept of the center.
3.3.III.C.1
Use building entries to protect patrons from the elements and create a
“sense of entry” or focal point for the building.
Staff Response
The proposed building has been designed for the site. The one-story building against
the Macy’s building presents a modulation of massing that provides visual interest. The
colors and rectangular architectural forms complement the other buildings on the
northern side of the shopping center. The material palette includes stone tile, composite
wood, glass, and anodized aluminum.
The new mall entry is consistent with recently constructed mall entries on both sides of
the shopping center. The mall entry features landscape planters, and a variety of
attractive materials such as glazing, wood paneling, stone tile. Different colors of accent
paving are also proposed.
The planting program includes a mix of plant types and sizes to serve the pedestrian
experience. Green screens soften the appearance of walls, and substantial plantings
provide screening to the loading dock area. The following trees will be added to the
parking area and pedestrian walkways: Chinese Pistache, Chanticleer Pear, Pyramidal
European Hornbeam, and White Crape Myrtle. Additional landscaping includes: Star
Jasmine, Common Thyme, Pittosporum.
The proposed lighting plan includes recessed canopy lights and bollard lights along
sidewalks, and new pole lights in adjacent parking areas. The selected fixtures have a
unifying design and the proposed layout provides effective lighting to all walkable areas.
The plans include proposed signage that will require separate permits. Although sign
permits are not subject to the Design Review Board’s review and approval, staff
welcomes the Board’s input and will utilize any comments as guidance for subsequent
sign permits.
Environmental Review
Per CEQA Guidelines Section 15302(b), “replacement of a commercial structure with a
new structure of substantially the same size, purpose, and capacity” is categorically
exempt from CEQA. Therefore, the project qualifies for a Class 2 categorical exemption,
because the project consists of replacing an existing commercial structure in the same
ITEM NO. 6.1
location.
The CEQA Guidelines further outline criteria for when the exemption does not apply,
including projects involving hazardous waste sites, impact to historical resources, or
scenic highways. The memo prepared by GHD Inc. dated June 18, 2015 provides the
information necessary to demonstrate that none of these criteria pertain to the project
and that the Class 2 categorical exemption is appropriate.
Public Comments
Staff received two comments (emailed) in support of the proposed project.
Issues
None identified.
RECOMMENDATION
It is recommended by the Community Development Department that the Design Review
Board approve Preliminary Design Review for the Coddingtown Nordstrom Rack
project.
Attachments:
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Location Map
Disclosure Form
Zoning Map
Aerial Photo
General Plan Map
Project plans stamped received June 18, 2015
Public Comment
Coddingtown Mall Junior Anchor – Review for CEQA Exemption prepared by
GHD Inc. dated June 18, 2015
Focused Traffic Analysis for Redevelopment at Coddingtown prepared by WTrans dated June 18, 2015
RESOLUTION NUMBER [to be entered by Secretary]
RESOLUTION OF THE DESIGN REVIEW BOARD OF THE CITY OF SANTA ROSA GRANTING
PRELIMINARY DESIGN REVIEW APPROVAL FOR AN APPROXIMATELY 31,023 SQUARE
FOOT NORDSTROM RACK BUILDING, NEW MALL ENTRY, AND ASSOCIATED SITE
IMPROVMENTS AT THE CODDINGTOWN SHOPPING CENTER LOCATED AT 180
CODDINGTOWN CENTER; ASSESSOR PARCEL NUMBER: 012-490-051;
FILE NUMBER DR15-038.
WHEREAS, on July 2, 2015, the Design Review Board of the City of Santa Rosa considered the
construction of a new clothing retail Nordstrom Rack building, new mall entry, and associated site
improvements at the Coddingtown shopping center; and
WHEREAS, the Design Review Board, at the same time considered written and oral reports of
staff, testimony, and other evidence presented by all those who wished to be heard on the matter; and
WHEREAS, the Design Review Board, after due consideration of all evidence and reports
offered for review, does find and determine the following:
1. The design and layout of the proposed development is of superior quality, and is consistent with
the General Plan, and applicable specific plan, applicable Zoning Code standards and
requirements, the City’s Design Guidelines, architectural criteria for special areas, and other
applicable City requirements (e.g., City policy statements and development plans); and
2. The design is appropriate for the use and location of the proposed development and achieves the
goals, review criteria and findings for approval as set forth in the Framework of Design Review
(Design Guidelines, Introduction, Subsection C); and
3. The design and layout of the proposed development will not interfere with the use and enjoyment
of neighboring existing or future developments; and
4. The architectural design of the proposed development is compatible with the character of the
surrounding neighborhood; and
5. The design of the proposed development will provide a desirable environment for its occupants,
visiting public, and its neighbors through the appropriate use of materials, texture, and color, and
would remain aesthetically appealing and be appropriately maintained; and
6. The proposed development will not be detrimental to the public health, safety, or welfare or
materially injurious to the properties or improvements in the vicinity; and
7. The proposed project has been reviewed in compliance with the California Environmental Quality
Act (CEQA) and qualifies for a Class 2 Exemption under Section 15302 for replacement of
existing structures.
NOW, THEREFORE, BE IT RESOLVED, the Design Review Board of the City of Santa Rosa
does hereby grant Preliminary Design Review of the Coddingtown Nordstrom Rack project subject to
each of the following conditions:
DEPARTMENT OF COMMUNITY DEVELOPMENT
GENERAL:
1.
Compliance with the latest adopted ordinances, resolutions, policies, and fees adopted by the City
Council at the time of building permit review and approval. All fees must be paid prior to
issuance of a building permit.
2.
All work shall be done according to the final approved plans dated June 18, 2015.
3.
The address shall be displayed in a prominent location on the street side of the property. The
numbers shall be no less than 6-inches in height and shall be of a contrasting color to the
background to which they are attached. The address shall be illuminated during hours of
darkness per City "Premises Identification" requirements.
BUILDING DIVISION:
4.
A demolition permit is required for removal of the existing building. An air quality management
district permit is required to assess the building for asbestos containing materials. The air quality
district J# is required to be submitted with the City’s demolition permit application.
5.
A building permit is required for construction of the new building.
6.
Construction hours shall be limited to 7:00 a.m. to 7:00 p.m. Monday through Friday and 8:00
a.m. to 6:00 p.m. Saturdays. No construction is permitted on Sundays and holidays.
7.
A soils report must be submitted with an application for building permit. Check with the
Building Division prior to submittal to determine the level of report necessary for the project or if
a soils report is on file for the subject property.
8.
Comply with all Federal, State and local codes, disabled access included.
ENGINEERING DIVISION:
9.
Compliance with all conditions as specified by the attached Exhibit "A" dated June 23, 2015.
PLANNING DIVISION:
10.
The building materials, elevations, and appearance of this project, as presented for issuance of a
building permit, shall be the same as that approved by the Design Review Board. Any future
additions, expansions, remodeling, etc., will be subject to review and approval of the Planning
Division.
11.
This Design Review Permit is valid subject to approval of a Variance.
12.
Compliance with City Graffiti Abatement Program Standards for Graffiti Removal (City Code
10-17.080),
Res. No. ___________
Page 2 of 5
13.
14.
15.
16.
PROJECT DETAILS:
A.
All project details shall be in accordance with the restrictions and limitations of the City
Zoning and Uniform Building Codes, as well as the City's Design Review Guidelines.
B.
The design of all fencing, sound walls, carports, trash enclosures, and similar accessory
site elements shall be compatible with the architecture of main buildings and shall use
similar materials. The design must be approved by the Planning Division prior to
issuance of a building permit.
C.
All outdoor storage of materials and/or refuse bins/cans shall be maintained within a
completely screened structure or area. The design of the screened structure or area shall
be approved by the Planning Division prior to issuance of a building permit.
LANDSCAPING:
A.
All required landscaping and irrigation must be installed prior to occupancy per the
approved final plans.
B.
Construction drawings submitted for issuance of a building permit shall include final
landscape and irrigation plans, except where not required.
C.
All landscaping must be continuously maintained in a healthy and attractive condition,
free of weeds and debris, in accordance with the approved plans. Dead and dying plant
materials shall be replaced with healthy specimens as necessary.
LIGHTING:
A.
All exterior lighting shall be shown and specified on the plans submitted for issuance of a
building permit in accordance with the Design Review approval.
B.
Light sources shall be concealed from public view.
C.
All lighting shall be directed toward the subject property and away from adjacent
properties.
D.
The mounting height of lighting fixtures in parking and storage areas shall not exceed 16feet in height. Lower mounting heights are encouraged.
PARKING LOT AREA:
A.
The parking lot shall be paved to City standards.
B.
The parking lot shall be provided with concrete curbing around all planter areas unless
specifically approved by the Department of Community Development in some other
fashion.
C.
The parking lot shall be striped according to City standards and all handicapped and
compact spaces shall be identified and marked accordingly.
Res. No. ___________
Page 3 of 5
D.
17.
18.
Bicycle parking shall be provided in accordance with Zoning Code requirements. The
location and number of spaces shall be shown on the site plan submitted for issuance of a
building permit.
SIGNING:
A.
No exterior signs, banners, or the like are approved with this permit. A planning sign
permit application is required for all signs.
B.
Sign permit approval shall be obtained prior to application for a building permit.
C.
Building permits for sign installations shall be separate permits from other building
permits issued for construction.
NATURAL RESOURCES:
A.
Advisement. The applicant, its successors, heirs, assigns or transferees are advised in
writing that this approval or permit prior to the start of any construction may be subject to
certain other clearances, approvals, permits, or authorizations by state and/or federal
agencies. The applicant shall acknowledge in writing receipt of the above advisement.
B.
Power to stop work if violation occurs. Nothing in this approval shall prevent the City of
Santa Rosa from exercising its power to stop work in instances where a violation of state
or federal law is brought to the City's attention.
C.
No building or grading permit of any type shall be issued by the City until a required
federal or state, as applicable, clearance or authorization, with or without conditions, has
been filed with the City.
FIRE DEPARTMENT
19.
Existing Underground Fire Main supplying Coddingtown Covered Mall Building standpipe and
sprinkler system is supplied by the Existing Backflow noted on Enlarged Site Plan. Fire
Department records indicate the standpipe is an overhead 8” pipe running along the southern edge
of building to be demolished. A branchline of the standpipe system runs through the western edge
of the building to be demolished, with a required standpipe hose outlet at the northwest corner of
the building to be demolished.
Existing standpipe system is a required fire protection element of the Covered Mall
Building per CA Building Code 402.7.1. Entire standpipe system shall be protected in place
or relocated so as to remain in service throughout demolition and construction of this
project. Demolition and construction drawings shall clearly indicate how this will be
achieved.
20.
As presented in these drawings, proposed new building will be a part of the Coddingtown Center
Covered Mall Building as defined in CA Building Code 402, with exiting and fire protection
dependent on the remainder of the Covered Mall.
Res. No. ___________
Page 4 of 5
Construction shall comply with CA Building Code requirements for a Covered Mall
Building. Existing fire protection systems (sprinklers, standpipe, and Voice/Alarm
Communication fire alarm system) shall be extended into the new building.
21.
Site address signage per current Fire Dept Standards shall be established and maintained during
and after any combustible construction or intensification of site use.
A.
Twelve inch (12) inch illuminated premise identification shall be provided.
B.
Buildings over 15,000 ft/2 shall also provide a 24 inch reflective rooftop address.
DULY AND REGULARLY ADOPTED by the Design Review Board of the City of Santa Rosa
Design Review Board on this 2nd of July, 2015 by the following vote:
AYES:
NOES:
ABSTAIN:
ABSENT:
Approved: _________________________
Doug Hilberman, Chair
Attest: ________________________________
William Rose, Executive Secretary
Res. No. ___________
Page 5 of 5
TRANSPORTATION AND PUBLIC WORKS DEPARTMENT
ENGINEERING DEVELOPMENT SERVICES
EXHIBIT "A"
June 23 , 2015
180 Coddingtown Ctr.
Coddingtown Mall Bldg. Replacement (Nordstrom)
I.
Developer's engineer shall obtain the current City Design and Construction
Standards and the Community Development Department's Standard Conditions of
Approval dated August 27, 2008 and comply with all requirements therein unless
specifically waived or altered by written variance by the City Engineer.
II.
Developer's engineer shall comply with all requirements of the current Municipal
Separate Storm Sewer System (MS4) and City Standard Urban Storm Water
Mitigation Plan Low Impact Development Guidelines. Final Plans shall address
the storm water quality and quantity along with a maintenance agreement or
comparable document to assure continuous maintenance of the source and
treatment.
Ill.
In addition, the following summary constitutes the recommended conditions of
approval on the subject application/development based on the plans stamped
received May12, 2015:
PARCEL AND EASEMENT DEDICATION
1.
A 13 foot Public Access and Utility Easement is to be dedicated to the City along
Cleveland Avenue prior to issuance of any encroachment permit for work in
Public Right of way or in Public Easements.
PUBLIC STREET IMPROVEMENTS
2.
Public Improvement Plans are required and are to be submitted for review and
approval by the City Engineer prior to issuance of a Building Permit. An
Encroachment Permit is required for any work in the Public Right of Way or in
Public Easements.
J-;
Cleveland Avenue shall be dedicated as a 4 lane Boulevard with 5 foot bike lane
along the entire project frontage together with 6 foot contiguous sidewalk.
Improvements to Cleveland Avenue shall consist of striping to accommodate a
Class 11 bike lane.
EXHIBIT A
PAGE 2
TRAFFIC
4.
Cleveland Avenue is to be restriped with a Class II, 5 foot bike lane from Steele
Lane to the signalized intersection into the Coddingtown/ Macy's Parking Lot.
The lane markings and presence detectors for the signalized entrance to
Coddingtown I Macy's Parking Lot are to be modified as necessary for the Class
11 bike lane. The restriping of Cleveland Avenue will be reviewed and approved
with the issuance of an Encroachment Permit.
5.
Truck routes to Nordstrom site are to enter from Range Avenue and exit to
Range Avenue or through the signalized intersection at the main entrance onto
Guerneville Road. No truck deliveries to Nordstrom site are to be from Cleveland
Avenue.
STORM DRAINAGE
6.
The developer's engineer shall comply with all requirements of the latest edition
of the City Standard Urban Storm Water Mitigation Plan Guidelines. Building
Permit Plans shall incorporate all SUSMP Best Management Practices (BMP's)
and shall be accompanied by a Final Storm Water Mitigation Plan which shall
address the storm water quality and quantity and shall be accompanied by a
maintenance agreement or comparable document to assure continuous
maintenance in perpetuity of the SUS MP BM P's, and shall include a
maintenance schedule.
7.
After the SUS MP BMP improvements have been constructed, the developers
Civil Engineer is to prepare and sign a written certification that they were
constructed and installed as required or per the manufacturer's recommendation.
Written certification of SUS MP BMP's is to be received by the City prior to final
inspection of the Building Permit.
SEWER AND WATER UTILITIES
8.
Any existing water or sewer services that will not be used must be abandoned at
the main per City Standards under an encroachment permit. The existing meters
must be collected by the City Meter Shop. Contractor is to coordinate through
the City's Encroachment Officer for water meter removal and pick up by the City.
9.
Existing fire services from the Double Detector Check are to be protected in
place or relocated to maintain fire service for the project site. Modification to the
existing system will be subject to review and approval to bring system to current
City standards with the Building Permit.
10.
If the water services are modified the is Applicant must install a combination
EXHIBIT A
PAGE 3
service per City Standard #870 fo r fire sprinkler, public fire hydrant if required by
the Fire Department, domestic, and irrigation meters. Water laterals and meters
shall be sized to meet domestic, irrigation and fire protection uses with City
Standard 876 for the fire system, and City Standard 874 be required on domestic
and City Standard 876 on irrigation services. The flow calculations shall be
submitted to the Utilities Department during the plan check phase of the
Improvement Plans or Encroachment Permit to determine adequate sizing.
11.
Submit landscape and irrigation plans in confo rmance with the Water Efficient
Landscape Ordinance adopted by the Santa Rosa City Council, Ordinance 3925,
on November 17, 2009. Plans shall be submitted with the Building Permit
application. Submit the following with the above mentioned plans: Maximum
Applied Water Allowance (Appendix A) and Hydrozone Table (Appendix B).
Larry Lacki
PROJEC ENGI NEER
Location Map
6/16/2015
Scale 1: 7,338
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Community Development
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www.srcity.org
Project Title:
Coddingtown Mall Building Replacement, 733 Coddingtown Center, Santa Rosa, CA 94501
(Include site address)
Please provide the name of each individual, partnership, corporation, LLC, or trust who has an interest in the proposed land use
action. Include the names of all applicants, developers, property owners, and each person or entity that holds an option on the
property.
D
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Identify all individuals
Identify all general and limited partners
identify all shareholders owning 10% or more of the sto~k and all officers and directors (unless the
corporation is listed on any major stock exchange, in which case only the identity of the exchange must be
listed.
Identify all members, managers, partners, officers and directors.
LL Cs:
Trusts:
Identify all trustees and beneficiaries.
Option Holders: Identify all holders of options on the real property.
Individuals:
Partnerships:
Corporations:
R
E
Full Name:
F
Coddingtown Mall, LLC
Address:
225 West Washington Street, Indianapolis, IN 46204
0
R
M
In addition, please identify the name of each civil engineer, architect, and consultant for the project.
Full Name:
Address:
Additional names and addresses attached:
,,
~Yes
0No
The above information shall be promptly updated by the applicant to reflect any change that occurs prior to final action.
Disclosure Form
Additional Sheet for Disclosure Form - Coddingtown Mall
1.
Fee Ownership Information
First Owner:
SIMON CODDINGTOWN, LLC, a Delaware limited liability company, a tenant-in-common
Address:
225 West Washington Street, Indianapolis, Indiana 46204
Second Owner:
CODDINGTOWN, LLC, a California limited liability company, a tenant-in-common
Address:
2.
By:
CODDING ENTERPRISES LP, a California limited patinership, its sole member
By:
CODDING INVESTMENTS, INC., a California corporation, its general pminer
6400 Redwood Drive, Rohnert Park, California 94928
Ground Lease Information
Master Landlord: Simon Coddingtown, LLC and Coddingtown, LLC
Master Tenant:
CODDINGTOWN MALL, LLC, a Delaware limited liability company
By:
Address:
SIMON MANAGEMENT ASSOCIATES (CALIFORNIA), INC.,
a Delaware corporation, as Manager
225 West Washington Street, Indianapolis, Indiana 46204
Zoning Map
6/16/2015
Scale 1: 7,338
0
Miles
0.12
Aerial Photo
6/16/2015
Scale 1: 7,338
0
Miles
0.12
General Plan Map
6/16/2015
Scale 1: 7,338
0
Miles
0.12
Gage, Eric
From:
Sent:
To:
Subject:
Marc Negri < [email protected] >
Tuesday, June 23, 2015 4:38 PM
Gage, Eric
Nordstrom Rack, File number DRlS-038
Dear Eric,
I am a property owner in the notice radius of the Nordstrom Rack proposal.
I am writing to voice my support for the proposal and encourage it's swift approval.
Sincerely,
Marc Negri
707 573-5941
1
Gage, Eric
From:
Sent:
To:
Subject:
Benjamin Johnson <[email protected]>
Monday, June 22, 2015 11:52 AM
Gage, Eric
Codd ingtown Nordstrom Rack - Fi le No. DR15-038
Hello,
I contacted you a little while back and it sounds like comments are being collected once again. As a fonner SR
resident, I would like to express my excitement for a Nordstrom Rack at Coddingtown Mall. I grew up in SR
and lived there until I went off to college. Throughout my childhood I frequented Coddingtown for leisure and
necessities. During high school, I had my first job there at Wetzel's Pretzels.
I would love nothing more than to see Coddingtown not only survive, but tluive. I feel like staying afloat has
been it's goal for the past decade or so as businesses, both small and large, have come and gone. With Whole
Foods and Target, things are greatly improved. Not to mention the renovations to the general mall areas
(entrances look great!). But Nordstrom Rack would give Coddingtown an edge. People would be eager to visit
Nortstrom Rack because it's a new store to the area. Plus, it is considered a "hip" store and Coddingtown needs
that.
Anyhow, clearly I'm in suppo1i of this. I'm dying to see any sketches/renderings of the future storefront and
mall improvements. If you can share anything, please do!!!
Thanks,
Ben
1
June 18, 2015
To:
Clif Poynter, Senior Civil Engineer, Simon Property Group
From:
GHD Inc.
Subject:
Coddingtown Mall Junior Anchor – Review for CEQA Exemption
Tel:
707-523-1010
Introduction and Summary
GHD has performed the following environmental review for the proposed modifications at Coddingtown
Mall in Santa Rosa, California, to accommodate a new junior anchor tenant. This memorandum provides
a brief description of the project, summarizes the California Environmental Quality Act (CEQA)
requirements for categorical exemptions relevant to the project, and evaluates whether the project would
qualify for a categorical exemption from CEQA. The City of Santa Rosa is the Lead Agency for the
project. The results of this evaluation indicate that the project qualifies for a Class 2 categorical
exemption based on CEQA Guidelines Section 15300 et seq.
Description of Project
The project site is located on the northeast corner of Coddingtown Mall in the City of Santa Rosa,
Sonoma County, California (see Figure 1). It is comprised of a former stand-alone structure constructed
in 1963 which was incorporated into the overall indoor mall structure in 1979. The existing structure is
two stories with 28,791 square feet of gross leasable area (GLA), although access to the upper story is
sealed off and vacant. The ground floor of the structure is currently occupied by several retail
establishments and a bank; portions are vacant.
The project, as proposed, would replace the existing structure with a new building to be leased to a junior
anchor tenant. The new structure would have 31,023 square feet of GLA, with an external loading dock
on the structure’s east side. Other external project components would include planter boxes and minor
adjustments to the internal drive aisle network and parking rows. Sixteen (16) trees would be removed as
part of this project, and all work would occur within already developed areas within the existing mall
footprint.
Applicability of a CEQA Exemption
The CEQA Guidelines have been reviewed to determine whether the project falls into a class of projects
determined by the Guidelines as not having a significant effect on the environment and, therefore,
qualifies for an exemption. Because the project consists of replacing or reconstructing an already existing
commercial structure located on the same site as replacement, it would qualify for a Class 2 categorical
exemption per Guidelines Section 15302, Replacement or Reconstruction. Specifically, paragraph (b)
recognizes the “[R]eplacement of a commercial structure with a new structure of substantially the same
GHD Inc.
2235 Mercury Way Suite 150 Santa Rosa CA 95407 USA
T 1 707 523 1010 F 1 707 527 8679 E [email protected] W www.ghd.com
1
size, purpose, and capacity”. As noted above, the project would replace retail and financial services
space (i.e., commercial space) and provide a new public retail and commercial space, while increasing
the GLA by 2,232 square feet – an increase of approximately 8 percent. This is not a substantial change
in purpose, or size and capacity.
Section 15300.2 Exceptions
Section 15300.2 of the CEQA Guidelines presents a list of circumstances in which a categorical
exemption does not apply. As part of this exemption review, the project was compared against each of
the applicable exceptions, as indicated in the following evaluations.
Location. CEQA Guidelines Section 15300.2(a) applies to Class 3, 4, 5, 6, and 11 categorical
exemptions. This project is seeking a Class 2 categorical exemption. Therefore, the exception under
Section 15300.2(a) is not applicable.
Cumulative Impact. CEQA Guidelines Section 15300.2(b) specifies that a categorical exemption shall not
be used when the cumulative impact of successive projects of the same type in the same place over time
is significant. No such cumulative projects were identified on or in the vicinity of the project and no
foreseeable projects are anticipated in the area. Therefore, the cumulative impact exception under
Section 15300.2(b) does not apply to the project.
Significant Effect from Unusual Circumstances. CEQA Guidelines Section 15300.2(c) specifies that a
categorical exemption shall not be used for an activity where there is a reasonable possibility that the
activity will have a significant effect on the environment due to unusual circumstances. No potential
impacts that could occur due to unusual circumstances were identified. The project site is a commercial
retail space that is currently partially occupied. The site is completely developed; no wetland areas or
open waters occur on the site and no trees would be removed during construction. No federal or Statelisted plants or wildlife species have been previously recorded at the site (CDFW 2015, USFW 2015);
none is anticipated to occur due to lack of suitable habitat on-site. As 16 trees would be removed as part
of the project, the project’s construction specification documents would include a scheduling requirement
limiting tree removal to avoid bird nesting season. (This season is generally considered from February 15
through August 31 by jurisdictional agencies. Therefore, the tree removal period would be September 1
through February 14.) Additionally, the project’s tree removal inventory was reviewed against Santa
Rosa City Code Chapter 17-24 (Trees); it was confirmed that no heritage trees listed in the City Code
would be impacted by this project. Therefore, the significant effect from unusual circumstances exception
under Section 15300.2(c) does not apply to the project.
Scenic Highways. CEQA Guidelines Section 15300.2(d) specifies that a categorical exemption shall not
be used for a project which may result in damage to scenic resources, including but not limited to, trees,
historic buildings, rock outcroppings, or similar resources, within a highway officially designated as a
State scenic highway. US Highway 101 runs parallel to the eastern site boundary and is within sight of
the project. However, it is not listed as a State-designated scenic highway (Caltrans 2015). Therefore,
the scenic resources exception under Section 15300.2(d) does not apply to the project.
Hazardous Waste Sites. CEQA Guidelines Section 15300.2(e) specifies that a categorical exemption
shall not be used for a project located on a site which is included on a list compiled pursuant to Section
65962.5 of the Government Code (the “Cortese list”). To determine if any portion of the project would be
located on such a list, the online data resources providing information on facilities or sites pursuant to
Section 65962.5 were reviewed. These State-maintained sites include:
2





List of Hazardous Waste and Substances sites from the Department of Toxic Substances Control
(DTSC) EnviroStor database;
List of Leaking Underground Storage Tank Sites from the State Water Resources Control Board
(Water Board) GeoTracker database;
List of solid waste disposal sites identified by the Water Board with waste constituents above
hazardous waste levels;
List of "active" Cease and Desist Orders (CDO) and Cleanup and Abatement Orders (CAO) from
the Water Board; and
List of hazardous waste facilities subject to corrective action pursuant to Section 25187.5 of the
Health and Safety Code.
There are no active hazardous waste sites documented in the Cortese List data resources that are
located on or directly adjacent to the project site (DTSC 2015a, 2015b; SWRCB 2015a, 2015b, 2015c).
Therefore, the hazardous waste site exception under Section 15300.2(e) does not apply to the project.
Historical Resource. CEQA Guidelines Section 15300.2(f) specifies that a categorical exemption shall not
be used for a project which may cause a substantial adverse change in the significance of a historical
resource. A search of records maintained by the Northwest Information Center (NWIC) of the California
Historic Resource Information System (CHRIS) to determine if there is record of any cultural resource
studies, recorded archaeological resources, or recorded buildings or structures within the project area.
The record search, dated April 16, 2015, indicates the project site is located in an area previously studied
for cultural resources. No cultural resources were recorded within the vicinity of the project site covered
by the studies; no recorded archaeological resources were identified (NWIC 2015). Local, State and
federal inventories revealed no historically recorded buildings or structures within the project area. The
NWIC base maps show no recorded buildings or structures within the project area. The project site is
located in close proximity to the “Coddingtown Revolving Sign Tower” which is recognized as a
designated City Landmark by the City of Santa Rosa. The project would not directly or indirectly affect
this landmark. The NWIC response advised that there is a moderate potential of identifying unrecorded
Native American resources in the project area, due to its location on the Santa Rosa Plain. Excavation
would be limited to utility replacement/installation and some for the new structure’s footings. However,
these activities would occur within areas previously disturbed. Therefore, there would be a low potential
of encountering any historic-period archaeological resources.
In addition to the recent NWIC results, a Historic Resources Evaluation conducted for the Target store on
the mall property was also reviewed with regard to the potential of historic resources on the property
(Interactive Resources 2012). Aside from the Coddingtown Revolving Sign Tower identified above,
Coddingtown Mall – including the project site – is not considered eligible for the National or California
Registers of Historic Places. The evaluation found that, although the property illustrates potentially locally
significant associations with the development of northwest Santa Rosa, with a person significant in the
development of Santa Rosa, and as a modest example of the Modern architectural style, the mall
property did not appear to possess adequate significance for listing nor to maintain sufficient integrity to
demonstrate these potential associations.
Based on this information, the historical resources exception under Section 15300.2(f) does not apply to
the project.
3
Conclusion
Based on the results presented above, the Coddingtown Junior Anchor project qualifies for a Class 2
categorical exemption per Section 15302 of the CEQA Guidelines. The evaluation results reported above
do not identify any significant effects attributable to the project, and the project would not trigger any of
the exceptions listed in CEQA Guidelines Section 15300.2.
A Notice of Exemption (NOE), consistent with CEQA Guidelines Section 15062, should be prepared by
the City of Santa Rosa as the CEQA Lead Agency and filed with the Sonoma County Clerk’s Office within
five working days of approval of the project. The filing will commence a 35-day statute of limitations
period for legal challenges. The posting must be accompanied by a payment of $50 to the Sonoma
County Clerk as a processing fee. Though optional, it is recommended that this memorandum
accompany the posted NOE, so that this supporting information may be publicly disclosed.
References
California Department of Fish and Wildlife (CDFW). 2015. California Natural Diversity Data Base
(CNDDB) April 14.
California Department of Transportation (Caltrans). 2015. California Scenic Highway Mapping System.
Sonoma County. Website Accessed April 14, 2015 at:
http://www.dot.ca.gov/hq/LandArch/scenic_highways/sonoma.htm.
Department of Toxic Substances Control (DTSC). 2015a. Cortese List Section 65962.5(a). Website
Accessed on April 14, 2015 at:
http://www.calepa.ca.gov/SiteCleanup/CorteseList/SectionA.htm#Facilities.
DTSC. 2015b. EnviroStor Database. Database Accessed April 14, 2015 at:
http://www.envirostor.dtsc.ca.gov/public/search.asp?cmd=search&reporttype=CORTESE&site_type
=CSITES%2COPEN%2CFUDS%2CCLOSE&status=ACT%2CBKLG%2CCOM&reporttitle=HAZAR
DOUS%20WASTE%20AND%20SUBSTANCES%20SITE%20LIST
Interactive Resources. 2012. Historic Resources Evaluation, Proposed Target Store at Coddingtown
Mall. March 27.
Northwest Information Center (NWIC). 2015. Records search results for the proposed Project. April 16.
Santa Rosa, City of. 1990, as amended. City Code Chapter 17-24: Trees.
State Water Resources Control Board (SWRCB). 2015a. Active CDO/CAO List. Accessed April 14,
2015 at: http://www.calepa.ca.gov/sitecleanup/corteselist/
SWRCB. 2015b. Geotracker Database. Database accessed April 14, 2015 at:
https://geotracker.waterboards.ca.gov/.
SWRCB. 2015c. Solid Waste Disposal Sites. Accessed April 14, 2015 at:
http://www.calepa.ca.gov/sitecleanup/corteselist/CurrentList.pdf
US Fish and Wildlife Service (USFW). 2015. Information, Planning, and Conservation System. Accessed
April 23, 2015 at:
http://crithab.fws.gov/ipac/wizard/chooseLocation!prepare.action
US Geological Survey. 2015. Santa Rosa Quadrangle. U.S.G.S. 7 ½ Minute Quad. April 14.
4
vv-tran~
June 18, 2015
W hitl ock & Weinberger
Tra nspo r tati o n, Inc.
Mr. Clif Poynter
Simon Property Group
225 West Washington Street
Indianapolis, IN 46204
490 Mendocino Avenue
Suite 201
Santa Rosa. CA 9540 1
voice 707.542 .9500
fax
707 .542.9590
web www.w·trans.com
Focused Traffic Analysis for Redevelopment at Coddingtown
Dear Mr. Poynter;
As requested, W-Trans has prepared a traffic analysis relative to proposed redevelopment at the
Coddingtown Shopping Center on Guerneville Road in the City of Santa Rosa. The purpose of this letter
is to address the potential traffic impacts of the proposed project.
Existing Conditions
The study area consists of the project site, which is the 28,791 square foot existing building located on
the northeast corner of the shopping center. Additionally, as requested by City staff, the shopping center's
frontages were included as regards adequacy of facilities for pedestrians and bicyclists. Guerneville Road
has four to five lanes with varying width to accommodate left turn lanes. Cleveland Avenue decreases in
width from a four-lane road to two lanes on the east frontage of the shopping center, and Range Avenue
is a two- to four-lane road with a two-way left-turn lane.
Project Description
The project includes razing the building in the northeast corner of the center and constructing a new
building that will be occupied by a new retail tenant. A minor change to the existing drive aisle along the
eastern side of the building is proposed in order to accommodate a loading zone. The project will include
ADA-compliant sidewalks around the outside perimeter of the building as well as a new connection to
Cleveland Avenue.
Trip Generation
The anticipated trip generations for both the existing uses and the proposed project were estimated using
standard rates published by the Institute of Transportation Engineers (ITE) in the Trip Generation Manual,
9rh Edition, 2012. As requested by City staff, the trip generation for "existing" conditions was based on
the actual uses within the building, which include a bank, restaurants, and retail outlets. "High-Turnover
Restaurant" (ITE LU #932), "Walk-In Bank" (ITE LU #91 I), and "Shopping Center" (ITE LU #820) rates
were applied to the existing space as well as the proposed space.
The trip generation rates for a shopping center are based on exponential equations, with the rates
decreasing as the size of the center increases. For the existing retail space that is to be eliminated, the
total square footage in the shopping center remaining after deducting the space for which use-specific
rates were applied (781 , 179 square feet) was used to determine the rates. The entire shopping center
square footage (794,750 square feet) was used to develop the rates applied to proposed conditions
including only the square footage in contiguous buildings.
Page 2
Mr. Clif Poynter
June 18, 2015
Total Project Trip Generation
The expected tr-ip generation potential for the proposed project is indicated in Table I. The project is
expected to generate an average of I002 trips per day, including 21 trips during the a.m. peak hour and
92 during the p.m. peak hour. The project would be expected to have a reduction of 75 trips during the
morning peak hour and 84 during the evening peak hour; these trips represent the decrease in traffic
associated with the project compared to existing volumes.
Table I
Trip Generation Summary
Land Use
Units
Daily
Rate
AM Peak Hour
Trips Rate Trips
PM Peak Hour
In Out Rate Trips
In Out
-46
Existing
High -Turnover Rest.
7.731 ksf
127. 15
-983
Walk-In Bank
4.147 ksf
148. 15
-614
Shopping Center
16.913 ksf
32.90
-559
10.81
-38
Bank is Closed
0.70
-------·--··--·-·-····--·----- ·- - - - · - · - - - - - - - - - - - - - · - · - - -·-·
- 12
-7
-5
-··-------------·-· - - -
-96
-2, 156
Sub-total Existing
-84
9.85
-76
-46
-30
12.13
-50
-22
-28
3.03
-26
--177 - 93 -84
-51
-25
- · - ·-··-·---
---·-··
3.02
92
44
-85
- 49 -36
-53 -43
Proposed
Shopping Center
30.484 ksf
Net Change
Note:
ksf
32.87
1,002
- 1, I 54
0.69
21
-75
13
8
-40 -35
48
= 1,000 square feet
Site Access and Circulation
The Coddingtown Shopping Center driveways nearest the project site are located to the north and east
on Cleveland Avenue. Both are one-way driveways that lead to/from a three-way stop controlled
intersection on the northeast corner of the project site. There are proposed improvements to the
inbound driveway to re-align with the onsite road that leads to the east side shopping center.
Circulation
Currently, the drive aisle on the east side of the project site parallels the project frontage for
approximately 150 feet before entering reversing curves to continue along the frontage of the building to
the south, which extends further east than the building that is the project site. To accommodate the
proposed loading dock, this drive aisle would be reconfigured to eliminate the reverse curve and replace
them with a more gradual curve connecting to the section parallel to the building to the south. The
improvement increases the radii of the existing curves and results in an alignment that is more easily
negotiated , especially by trucks. The relocation of the drive aisle would require that the islands on the
end of the parking rows be relocated.
Truck turn diagrams were prepared to ensure that trucks will be able to exit the loading zone. It is noted
that the deliveries will occur at night, typically around I:00 a.m. Using a WB-50, which is the largest ruck
that might be expected to perform deliveries, the routing both inbound and outbound was checked.
Inbound trucks would be expected to enter from Range Avenue, travel along the south side of the
shopping center and turn left by Macy's. This route is essentially the same one used by Target.
Mr. Clif Poynter
Page 3
June 18, 2015
It was determined that there are three options for exiting. Trucks exiting the loading dock must turn left,
or toward the west, upon exiting the loading dock, and then have the option of turning right before they
get to Whole Foods and exiting straight to Guerneville Road . Though this movement must be made from
the opposing lane, given that it will be the middle of the night, this is not expected to result in any conflicts.
While signing prohibits trucks from traveling in front of Whole Foods, there does not appear to be any
reason that such a movement cannot be made in the middle of the night when these trucks would be
present, and they could then turn south along the westerly side of Whole Foods and exit to Range Avenue
by turning either right or left. Exhibits of the truck turn analysis are enclosed.
Alternative M odes
Pedestrian Facilities
Given the proximity of residential and other business developments surrounding the site, it is reasonable
to assume that some pr oject patrons and employees will want to walk, bicycle, and/or utilize transit to
reach the project site.
Project Site - Sidewalks exist along Coddingtown Shopping Center's frontages and along the project site
and within the center. As part of the project a new loading dock will be constructed along the easterly
frontage of the building. As proposed, ADA-compliant accommodations will be made for pedestrians,
including ramps on the curb returns on either side of the loading dock connected by a crosswalk.
Additionally, the sidewalk connecting the shopping center to Cleveland Road will be upgraded to include
curb ramps and other facilities as necessary to meet ADA requirements.
During the site visit it was noted the sidewalks on the Guerneville Road frontage had weeds in cracks and
the overgrown landscaping in the adjacent planter strips restricting full access to the sidewalk.
Findings:
With the new sidewalks proposed along the outside perimeter of the building as well as a new
connection to Cleveland Avenue, there will be adequate pedestrian facilities serving the project site.
Sidewalks on the shopping center frontage of Guerneville Road have weeds and overgr own
landscaping restricting complete access to the sidewalks.
Recommendations:
As proposed, sidewalks should be provided around the outside perimeter of the new building and
connecting to Cleveland Avenue.
Maintenance of the sidewalks on the Coddingtown Shopping Center's frontages is recommended.
Bicycle Facilities
According to the most recent Santa Rosa Bicycle and Pedestrian Master Plan 20 I 0, the following Class II
bicycle facilities are proposed on streets surrounding the Coddingtown Shopping Center where the
project site is located.
Extending the existing bike lane on Guerneville Road starting from the intersection of Steele Lane
Road across US I 0 I to Mendocino Avenue.
Mr. Clif Poynter
Page 4
June 18, 2015
Installing Class II facilities on Range Avenue from Piner Road, north of the site, to Jennings Avenue,
south of the site.
Bike lanes are proposed for the full length of Cleveland Avenue from Hopper Avenue to 9th Street.
The first proposed facility in the list above is identified as Bike Route 36, Guemevi//e-Steele Bikeway. In the
description of the route, concern is expressed concern regarding the route along the frontage of the
Coddingtown Shopping Center, as follows.
A major barrier on this corridor is the segment between Range Avenue and the approach to the
undercrossing of US I0 I where restricted width, multiple intersections and travel lanes, high
traffic volumes and highway on-ramps can create an intimidating environment for some cyclists."
Specific attention was paid to all three proposed bike lane locations along the project frontages during the
site visit.
Guernevil/e Road - The Coddingtown Mal l Shopping Center frontage on Guerneville Road is from
Range Avenue to Steele Lane; the existing eastbound bike lane ends at West Steele Lane. There
appears to be adequate width for a bike lane to be installed between West Steele Lane and the easterly
edge of the shopping center property where there is a gas station. The bike lane could be extended
through new striping, though it would still end short of the intersection with Cleveland Avenue.
Range Road - Frnm Edwards Avenue north to the bus stop the road appears to be wide enough to
accommodate bike lanes on both sides through generally minor restriping. Near the intersection with
Guerneville Road more significant geometric alterations would be requ ired to accommodate bike
lanes, so no improvements are suggested at this time.
Cleveland Avenue - From the shopping center entrance just south of Guerneville Road south to the
signalized intersection into the shopping center the roadway is wide enough to accommodate bicycle
lanes on the frontage by re-striping to provide a single through lane plus the bike lane. Between
Guerneville Road and the driveway the outside, or curb, lane would need to be striped to indicate
that it was ending. South of the signalized intersection into the shopping center the curb lane is wide
enough to have bike lanes installed and connect to the bike lanes along Dick's Sporting Goods frontage.
Findings: Bicycle facilities on the site's frontages on Guerneville Road, Cleveland Avenue and Range Avenue
are inadequate.
Recommendations:
Bike lane striping should be added to eastbound Guerneville Road from West Steele Lane east to the
point where there is inadequate width to add the bike lane. It is anticipated that this extension would
be less than 500 feet.
A bike lane should be striped on northbound Range Avenue between Edwards Avenue and the bus
stop south of the Whole Foods Market.
The striping on southbound Cleveland Avenue between Guerneville Road and the traffic signal for the
shopping center should be modified so that the curb lane becomes a right-turn only lane leading into
the shopping center at the driveway nearest Guerneville Road and a bike lane is striped from that
point south to connect to the existing striping in front of Dick's Sporting Goods.
Mr. Clif Poynter
Page 5
June 18, 20 I 5
An easement should be dedicated along the Cleveland Avenue frontage that would allow future
widening to accommodate a bike lane in addition to two southbound travel lanes.
Bicycle Storage
The project site plan does not identify the provision of bicycle parking or storage facilities . According to
the City of Santa Rosa, there should be one bicycle parking space for every five vehicle spaces required.
Finding: Bicycle parking serving the proposed retail improvements is inadequate.
Recommendation: Bicycle parking facilities should be included to reflect the required amount of parking
spaces for the project site.
Parking
Due to the relocation of the road to the east side of the building, the parking supply of 3,314 spaces will
be reduced by seven spaces. Adequacy of the remaining parking supply was evaluated based on analysis
contained in the Traffic Impact Study for the Coddingtown Target, April 18, 2012. In this report it was
determined that the parking supply upon completion of the Target store would be adequate, and that the
supply would exceed peak demand by 140 spaces.
Using the methodology cited in the Target TIS it was determined that the existing and proposed uses at
the shopping center would be expected to generate a peak shared parking demand of 3, 198 parking spaces
at 2:00 p.m. during a weekend day in December at the Coddingtown Mall. The projected peak parking
demand on weekdays is 2,951 parking spaces at 2:00 p.m. in December. The proposed parking supply of
3,307 spaces would therefore be sufficient during weekday and weekend peak conditions. The calculation
indicating the ULI shared parking demand rates for both weekdays and weekends is enclosed. The
shopping center square footage used for the parking analysis included the contiguous building as well as
those located on the periphery of the site including Firestone, Beverly's, and the Goodyear store that is
currently vacant.
Finding: The proposed parking supply of 3,307 spaces does not meet the City parking requirements of
3,440 parking spaces, but does meet ULl's projected shared peak parking demand of 3, 198 parking spaces.
Recommendation: In order to avoid having more parking at the site than is needed, even under anticipated
peak conditions, it is recommended that the City accept the shared parking analysis and approve a parking
variance.
C onclusions and Recommendations
The proposed project will result 75 fewer trips generated during the a.m. peak hour and 85 fewe r
trips in the p.m. peak hour compared to recent use s.
The proposed location of the loading dock is adequate for site circulation and there is sufficient space
for the required truck turning maneuvers.
Pedestrian access to the project site is adequate.
Mr. Clif Poynter
Page 6
June 18, 2015
As identified in the Santa Rosa Bicycle and Pedestrian Master Plan 20 I0, bicycle lanes should be added
and/or extended along the shopping center frontages on Guerneville Road, Cleveland Avenue and
Range Road where only re-striping is required to achieve this improvement.
•
On Cleveland Avenue, just south of the Guerneville Road intersection, the striping should be modified
to convert the curb lane to a bike lane, resulting in a single southbound through lane south of the first
driveway south of Guerneville Road.
Bicycle parking should be added to appropriately serve the proposed project.
Weed removal and landscaping maintenance is recommended for the sidewalks and planter strips
along the Coddingtown Shopping Center's Guerneville Road frontage .
The proposed parking supply of 3,307 spaces does not meet the City parking requirements of 3,440
parking spaces, but does meet ULl's projected shared peak parking demand of 3, 194 parking spaces.
The site will have an adequate supply of parking despite the seven-space reduction associated with
the proposed project.
Thank you for giving W-Trans the opportunity to provide these services.
questions.
Please call if you have any
Sincerely,
BblT ~
Assistant Traffic Engineer
Principal
Enclosures:
DJW/bkb/SR0370.LI
Truck Turn Diagrams
Parking Calculation
2
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SHEET NUMBER
1 of 1
4/29/2015
Project: Nordstrom Rach
Description:
SHARED PARKING DEMAND SUMMARY
Land Use
Super Regional Shopping Center (>600 ksf)
Emolovee
Office 25 to 100 ksf
Emolovee
Project Data
Qu antity
Un it
829,289 sfGLA
30,520 sfGLA
Base
Rate
3.20
0.80
0.30
3.4 7
PEAK MONTH: DECEMBER -Weekdav
NonCaptive Project
Mode
Ratio
Adi
Rate
Unit
0.90
2.74
/ksf GLA
0.95
0.90
/ksf GLA
0.95
0.68
1.00
0.30
/ksf GLA
1.00
1.00
1.00
3.47
/ksf GLA
PEAK PERIOD : 2 PM, WEEKEND
Wee kend
NonBase
Mode
Captive Project
Rate
Ratio
Rate
Adi
3.60
0.95
0.90
3.08
0.90
0.95
0.90
0.77
0.03
1.00
1.00
0.03
0.35
1.00
1.00
0.35
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/ksf GLA
/ksf GLA
/ksf GLA
/ksf GLA
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1.00
1.00
1.00
Weekd ay
Peak Mo
Adi
Decemb er
1.00
1.00
1.00
1.00
Customer
Employee
Reserved
Total
Shared Parking Reduction
Estimated
Parking
Demand
2,269
567
9
106
2278
673
0
2951
23%
Peak Hr
Adi
2 PM
1.00
1.00
0.60
0.60
Weekend
Peak Mo
Adi
December
1.00
1.00
1.00
1.00
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Employee
Reserved
Total
Estim ated
Parking
Dem and
2,552
638
1
7
2553
645
0
3198
17%
-----------------------------------------------------·· --··-- --- -- ---- - ~------
Coddingtown Mall
Design Review
City of Santa Rosa, CA
April 24, 2015
Revisions
J ,J l'
I
I
I
>
I 20 15.06. 16
<X>
J
CODDINGTOWN MALL, LLC
'
I
l~I Hosh1de Wanzer
•I~ "'''
I
Project Information
ProJect Data Summary
Pro1ect I eam
PrOJeCI Location
Codd1ngtown 'vlall
7~i3 Coddingtown C:enler
Srnita Rosa, CA 95401
Loning
CG SA (General Commercial, North Santa Rosa Station Area)
<X>
[nc Allen, Senior Projec; l\llamgw
Coctdingtown Ma I, LLC
7;3~; Ccddngtown Center
Santa Rosa, CA 95401
p, 317.263.223 1
e. F>[email protected]
2
A.1ct1ilC.'C 1•
Paul Wanzer
Hosl1100 VVanLc.;' A-chilects
100 NC Norlillake Way, Sllile 150
Seattle. WA 03 105
p. 20!1:l2::. b441
o. oaul~hww (lrChitects.com
Civil Engineering I
1.andscapo Archilcct
Chris Bratty
R.A. Srn U1 Nlll1cna, Inc.
8/:l!J 1 Hese<1rch Dr.
trvlnu. CA 92618
p. (/49 8 72 2378
e. c11ns.IYalty@r<lSPl'llmal1onal.coP1
Lighting Design
Rya"' Davies
Tool1lite Corp.
f7 t8 Loma Ct.
Fishers, IN 4G038
p. 317.5'1/:l ~(1?6
e. [email protected]
Coddingtown Mall
Design Review I 20 15.04.24
Revisions I 2015.06. '16
Ill H osh 1de Wanzer
Ii~
I
I
Design Concept Narrative
Introduction
Landscaping
The proposed project scope includes demolishing a portion of an existing two story retail and ol1ice
building and replacing it with a single story retail building In the past few years, Coddingtown Mall has
undergone several upgrades with projects of Superior Design. This project strives for the continuation
of these efforts to provide a unique. well-crafted project that adds lo the economic vibrancy and dislincl
Landscaping and hardscape work with the architecture, adding to tl1e design to meet the same
objectives. Plant materials a1iiculate the walls and reinforce tile pedestrian scale of the streetscape while
softening the architectural lines to bring movement and sl1ade. Planters are raised to seat height and
street trees bring a lower scale and additional shade. Detailed tree grates, pedestrian scaled pole light
fixtures. bollards, anrJ a vegetated wall all bring a consistent design vocabulary that can already be found
throughout the mall. Artwork of paving with decorative patterns and textures bring interest and detail for
character of Santa Rosa. The design learn has given close allenlion lo lhe overall context of the place
as well as the goals and objectives of lhe Santa Rosa Design Guidelines and more specifically, the North
Santa Rosa Station Area Plan. l he following narralive responds to these objectives and is intended to
assist the planning staff, the Design Review Board, and others in understanding the depth of thought that
has gone into the proposed design.
the shoppers. All hardscape elements are smooth , safe and accessible with appropriate solar reflectance
ratings. We have provided crosswalks and curb cuts to allow for pedestrian now but limit the number o f
thern to reduce car/pedestrian conflicts. Parking and sidewalk areas are well Iii.
Site
Native, drought tolerant plants have been specified and irrigation systems designed. Landscaped
areas will be well maintained and provided regular caretaking . The landscape and street-scape areas
associated with this project are tied into an overall plan of landscaping areas and open space throughout
the rnall.
The new build ing is locatecl in lhe same location as the existing building, but has been designed with
sorne key d ifferences that respond to site 111 a more positive way. The scale of the building 1s lower and
rnore modulated to encourage a more active and vibrant shopping experience. Tl1e overall building lleight
has been lowered, and particu lar effort has gone into developing a pedestrian focused streetscape.
Although the building is not able to front the public street, it continues the rnall street-scape concept to
encourage a walkable site. The extensive use of plant materials, new lighting, planters, trellises and other
site elements create a safe, attractive and walkable place appropriate and unique to the site. The intent is
Place Making I Livability
to make connections and support future rail , transit, and pedestrian oriented rnelhods of transportation.
Pa1iicular attention has been given lo building upon the unique qualities o f Coddingtown as a special,
distinctive place in Santa Rosa. A vibrant retail environment needs to reflect the individual brand that
shoppers demand. However. the overall character o r lhe place and its consistency has taken the priority.
A rc h itecture
There is a parlicular feel upon visiting Codding town Mall because of the scale. detail, materials, and
overall care In design that we are building upon. Continuing this pattern and adding to it m a consistent
but unique way has been our goal. Throughout1he pro1ect, 11uman-scale design is emphasized, and
connections to Santa Rosa is encouraged. Codding town is a vibrant, active, safe and unique place.
The architecture responds to its retail use and continues the consistency o r the design vocabulary of the
newer portions of the mall bul w1l11 some variety to rnake 1t unique. Care was taken to provide art1cufalion
and variation with no blank walls. The design Intent is to develop the s treet · front wilh a pedestrian scale
and break the typical big box retail expression that typically has no articulation between entries. A shopfront typology was developed for larger, single lenants to encourage activity and visual interest across
the whole project. Parapet variation is simple and quiet horizontal windows, trellises. and vegetated
Sustainability
Several sustainability strategies are planned for the proposed development outside the mandated
requirements. The buildmg will be energy efficient. The rarsed planters are designed to receive all roof
water at the site. Roots and paving will be highly reflective to reduce heat island effect. Materials are
walls Jre introduced to connect to the overall pedestrian-scaled circulation paths that already existing
at the rnall . The street-scape elements and the materials of the building are well crafted, durable, and
higl1 quality. The renovated mall entrance 1s consistent with other entrances and is clearly defined as a
customer entrance along with the Nordstrom tenant entrance.
selected for durability, maintenance, and their ability to be repaired . When possible, recyclable and
recycled materials will be specir.ed and purchased lrorn local sources. Walkabihly and access to transil is
encouraged throughout the entire center.
A large trellis and raised planters are Introduced at the building corner to continue l11e street-scape at this
key point. Tl1e required loading dock is screened by a solid wall and substantial plant111gs. From l11e east.
one will not see the compactor. Trucks (present only during off hours) will be screened as well. Mechanical
equipment is roof-mounted and not visible, and no HVAC grilles wilt be placed on exterior walls.
<X>
CODDINGTO WN MALL, LLC
3
Coddingtown Mall
Design Review 12015 .04.24
Revisions
I 20 15 .06.16
111 Hosh1rle Wanzer
•I~
,. I
Neighborhood Context Map I Vicinity Map
___..
(i)
Codciingtown Mall
®
nct<lil Center
®
0
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Mut1-fan1ily Reside~11al
0 1t.cc i Conunorcial
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na1u1I and Bus ness S~rvices
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Mooiu1·1H yll Density ReskJenhal
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Puo ic/IPsti111t1orRI
Pl
scale: n/a
<X>
4
: l 1nhl lnoustrv
·-·······-·· 1L-SA
Coddingtown Mall
Design Review I 2015.04.24
Revisions I 201 5.06.16
II~ ~~s~1~e Wanzer
Site Analysis Map
••
KEY
~
'
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I I;
Mall Building Entrances
..
~
Parking Access
-----
Pedestrian Access
---·-
Property Boundary
Project Location
Department I Anchor Store
{Existing)
-~·~
Future Bicycle Route
~
(9
Bicycle Rack
Bus Stop
••••
• 1017 Coddingtown
Piner Rd
• 11 Fulton
Rd
Bus Routes
•
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15 Stony Point Rd
<X>
CODDI NGTOWN MALL, LLC
scale: I "= 100'-0"
5
Coddingtown Mall
Hevisions I 2015.06. 16
l~I Hosh1de Wanzer
II~
iol
I
Site Plan I Statistic
I
GUERNEVl!.LE ROAD
~tc: S11'((\)'-- --
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SITE PLAN
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LEGEND
OVERALL SITE PLAN
- - - =PROPOSED SITE PLAN LAYOUT
- - - = EXISTING CONDITION
--
R.A. Smith National
• • • = PROPOSED BIO-RETENTION BASIN FILTER
00
=PROPOSED PARKING LOT LIGHT POLE
<D
=PROPOSED PEDESTRIAN LIGHT POLE
Bey1nwl Sun~yi11;:
...
<11111 Eng.i1l(t'd,,g
EDWARDS AVENUE
( .\ Pl..lfY.J C ~TRf.£.T)
<X>
C ODDINGTOWN MALL, LLC
6
Coddingtown Mall
Design Review j 2015.0<l.24
Revisions j 2015.06.16
l~I Hosh1de Wanzer
•1'1
I
ol
Enlarged Site Plan
I ""
\ \
CODDINGTOWN
VALERO
\
LEGEND
PROJECT DATA:
EXISTING
- - - - = PROPOSED SITE PLAN LAYOUT
(PER
4765 DATED 0211612015)
l.IACY·s
JCPENNCY
- - - - = EXISTING CONDITION
to r/\l OCP/.RTl.llFNT STO RF GI A
206.l.!OO SF
Z00,9~4 SF
143 481 SF
5$2,231 SF
IOIAL SM1\tLSllOPS Gl./\
7..!0,826SF
TOIAL CLA
79:l,057 SF
BEVERLY'S CHAI'- IS
FIRESTONE
GOODYEAR
19,904 SF
9,374Sr
5,257 S f
30,s20 r. r
858, I Hi ~1'
r AHCl: r
\
• • • • = PROPOSED BIO-RETENTION BASIN FILTER
\
=PROPOSED PARKING LOT LIGHT POLE
=PROPOSED PEDESTRIAN LIGHT POLE
GRAPHIC SCALE
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OFFICE BLOG. A·F
j
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I
TOTAJ.. SITE GLA
TOT/J.. PARKING SPACES
3,262
3.8
SPACC/1000 SI= OF GtA;
PROPOSED
26,79 1 .si:
3 i.02J sr
8UILO!HG OEMOUI ION
8Ull01HG ADDITION
CHANGE IN TOTAL GLA
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tl00.~8
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SF
PARKING SUMMARY
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1'.;>111,...' .lJl. Ctl'Of'-'ll >.11, ,1 )
.......
!>)S1\l.>:>P,M.)(1'1G '<Af 01•lll
~.»:
1)>;4.i~ 1..- 11 ~1wr1:.
~fl~f!C~{.O(<l,•Y.11 1> • >.110 1':11
'rn
l,U:O:I !ll llJ IJ)O,oQ
:S .>I.:$
-
till
SITE COVERAGE SUMMARY:
EXISTING
MALL
PERCENT (%\ LOT COVEl'AGE
rack
TOTA.L SITE AREA
PA11THIN IMPROV'E MENTS)
IMPERVIOUS SURFAC E Al~EI'
0 \
\
\PERCENT IMPERVIOUS
\ 1YOROLOGIC SOIL TYPE
\
MALL CNTRY
41.0%
40.8%
EXISTING
PROPOSED
147.49SSF
141,495$F
OR 3.39 AC
OR 3.3SAC
135,464 SF
132.893 SF
OR 3.05AC
90%
OR3 11AC
92"%
TYPEC
ENLARGED SITE PLAN
\ ---
-----
R.A. Smith National
I,
<X>
PROPOSED
PROJECT INFORMATION:
NORDSTROM
EX. EAST
EXISTING
7
Coddingtown Mall
Design Review 12015.04.24
Revisions
I 2015.06. 16
frryY»:J.I Sur1\')'i11g
1
«Uld F.11Rfrto'.l'fl 1;s
-
1~1 Hoshide Wanzer
II~ /\ 111 r ·
Enlarged Site Plan
LEGEND
R~19s7 52·--- L~265. 98' 6.;;7' 47 ' 07"
L.
- - - = PROPOSED SITE PLAN LAYOUT
---
- - - = EXISTING CONDITION
= RELOCATED LIGHT POLE
N
'
GR APHIC SCALE
:§'.:
I"'
I I-
4
ti~
30
__
0
~
SONO~
--
...
COUNTY
'LIBRARY
N 75 ·32•48" E
• •'
·15 J O
60
120
'
I
'
( IN FEET )
1 inch
= 60
f t.
2113.00'
__...___.....--·
JOll~
EX STING
AD.It!) T Pl;LL[lOX
TO GRADE
I IGHI POI E TO
BE RELOCATED
SEE DETAIL 1
THIS SHEET
r-- --.,
STOP SIGN TO
BE RELOCAI W
(?J. 74'}
ir1·-~-:-~ !L_l:.~f:J .--~----'-_______,__ ------ -----
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•
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1
--I~-- -
-· -·
~
f
..
..
• ---
...
I
- I(
1
-
ENLARGED WESTERLY
SITE PLAN
--
-
R.A. Smith National
BJ'S RESTAURANT
'1
<X>
1"=20'
---- ~- ---
-· -· - <
SITE PLAN DETAIL
8
Coddingtown Mall
}~'(uirl Sun~J'htt:
<.md 1:,·,,gi11r.rriJf$.
IDI Hosh1cle Wanzer
ii~
• I .. 1
Grading Plan
LEGEND
-
--
==::J
~
PROPOSCD SIT!! Pt.AN Lf\YOUT
- - - : EXISTING 00..~0l llON
I
I
I
I
_,., -
I
-=F.XlS"f lN.Q $POI
€1.Ji;V~HON
I
I
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L ._._ I'""'" '"'""
~-
0
--
rn
TREE DIAMOND
PLANTER (TYP)
,,_,
\\
1
\:?.
1
-------!~
fl
..,\11·
\':,.. /
\
/
/
CUT/FILL ANALYSIS:
EXISTING DRIVEWAY
111;.-t EXPORr.
tlFl l\t'.'OOT
TO REMAIN
Ali.\l 'YSI.~ '3;.\$((1 Ctl C°'.IP/\R!$0N Of LX1$) lllG N IO
r
,.,/'\~
...
GRADING STATEMENT:
snE1$ t iOT 1."lo l llU •.:i'U)C~l\,i'1ll< THECITY OF
SAttTAROll.t. 7.001"1(1 A.W '
snc!S C.XPLC'IU>t() ~ i]¥J llET
fJPOR'TJCXPOR f) 81\SED ON COl.fARl!l('N Qf
l;X1$11NG /,llO AA.OPO:l(O PRl.:UMIWIRV
lOPOC.W.F'HY
\ 'c
•
~ +'I
·1
OC:'I
o) CY
'*<JP0$<.U PREUMlll1\RY fOl'OOAAPKV
- - - - -I - --~
\
~·«~-:
1!1
_
D
0
\~,;.
\
\
=PROPOSED PARKING l Of 1l<;>H~ POLE
· PROPOSED PEDESTRIAN LIGHT PD! F.
I~
I
I
CODOINGTOWN
VALERO
I
UJ0
I
I
I
I
!Ill •) ~
\
11.
'
EXISTING DRIVEWAY
MTF (lf$TvnO;'NCC WU OC OCGK;t>CO l O Mllll~W.lV'
Ot:>t\.fW EXtSnNG PARKINO NC ClRlVF. FACIUTIFS
.\llO U l"FT Fl0$Till(';M.\U. PEOC$TR!All ( Ll"'VAOONS
~ ()rf-ttl fC 't't~ ISASSOCll\TEO'lllTH
0
TI-118
l'ROJF.C:T
(lr<LY f l.Ill :Jilt (.:Af,l)lllG Pl..IWS •\RE PRO\llOED WITH
THE OF.S!ONRPllfW S
· U'IUffTAI • UO 11Xl1
1ncoucco1~v.11s ME FRO'Vloeo.
_6'
"..._u
DRIVE
ti '
MODIFICATION'S',
"1111
-:
1
I
EXISTING
MALL
I
0
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..
NORDS I R01'vl
rack
· macys
~~
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NOTE:
1. STO,'iJ.IWllTERPl.AUTERSAO!o\CEtiT TOIMLDI~ TOR£
CESIGNED PER CITYOf SmTA ROSALJ.D. GUDANCf.
't,~
,•);,_--::-::_1 J_,
"' ('<;' -j<1'>1/.
',
'\((~
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,..
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LOADING DpCK
-r----- EXISTNG
0/
' •:t' ~ ..
ril
DOOR
·'
'>~ ·- "V,6
'
8 ',
CODDINGTOWN MALL, L LC
-=f"INISHCO..~ lOU~
-=liXl$1!N(J CONrOVR
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-= PROF05ED BIO·REfENTION BASIN TILTER
~"
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\
\
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tie\!} \
\ TREE DIAMOND
PLANTER (TYP)
\
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.
I r,i;m• 'M';
=-:!II::=::-:::::-=::il:'-=-:r-::..=..=::. ~~ - - - - - - - - - - __,_ ~ - - - - - - - - - - - - - - - -
I
1
1
1
" DOOR- MATCH EX,
\
\
acm.a
~
\
•,
1•1111111 11
f
''
MALL FINISH ELEV.
'
9
I
"\
Coddingtown Mall
Design Review
Revisions
2015.04.24
2015.06.16
Ill Hosh1de Wanzer
II~ t·.
I
Site Photos I Existing
ExistinQ East Elev:1tl(>r'
r>.arlial Norlh l=lcJ·.'ttt1011
South Portion of East Elevation
Fxi(;ling Bu let ng lo:)~ing South
Ex.1stin9 Mall C.1ilra11co (lo roman)
<X>
10
Coddingtown Mall
Revisions I 2015.06. 16
Ill Hosh1de Wanzer
II~
·q I I
I
Site Photos I Existing
-
NO! lh Elt-'Y-1alio1'
Norlh \\11ei1 En11 an<;P. to 110 ((,•vised
[
Ex sl 11y Frisl
<X>
11
Coddingtown Mall
:-11)(.I
Norlh Flovritions
l~I ~osh1de Wanzer
ii~ f\ 11.'
Ground Floor Plan
fI
)
l
MWOll<in
Paving
i !·
I;~ J~
!,j)JS /'•
j)JS
I
=--.. ..._______,2
·.b
L
6
167-8'
Stefa Ertlry I Exit
-
---~
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<X>
12
scale: 1"
=40' -0"
Second Floor Plan
1
Outline of Exis1ilg Grot11d FOO-
Proposed enlry structure
1
-=~-----~/_/~~be=low~~~~~~~-~--~~---- -- ·------..J-
-~-
~
-
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L
-
I
OJlline of Exis1i1g Se<xlfld Roor
to be dEITlOiished
I
-L~-----------·--- -
~-
--~
•
•
•
'
----~---
~
..,f 1
•
Exit
I Proposed
~·
)
I
Existing
scalo: 1" = 40'-0"
13
Coddingtown Mall
Design Review I 20 15 .04.24
Revisions I 2015.06.16
111 H.usti1 de Wanzer
II~ "
I
'
Elevations I Existing & Proposed
largct
1- ..·,
Macy's
=·
.
-
I
I
•.
I
l I
I
II
I
II
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f--
IJ1[[
1mTltl II ~<::.:.o
11 11 rn
I I I I ..;l!l
-
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Existing East Elevation
SCflle: 11
l
Target
_ t:.x•stlnri I .Propose;!.
).'
Macy's
~·-0---~~---~r~-------------~=~--------------~r
{P"----~---.1
=5tr -O"
~~~~~(~~~
'" "'
mocy's
Proposed East Elevation
scale: 1" - :i0'-0"
<X>
C ODDINGTOWN MALL, LL C
14
Coddingtown Mall
Revisions I 2015.0616
Ill Hosh1de Wanzer
il~ ,;qcl 1 I
I'
Elevations I Existing & Proposed
Macy's
1
1
·I~-·
•
f
'"-:
-~
I
--
-
...
wliih 1
CJ
no
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33' n~
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11 1
~CJ Parar.i:.1;1--
111;'4\\'
"'
nr:.nsnu1 ·'
12'-0"
,..,
1.0 Hnish l-bo1;io.
o c·
~·
,.
Existing North Elevation
scale: I" - 50' O'
Proposed + Exis11n
Ex1s11ng Macy's Beyond
Pro osecl Nevi' Bu ldl
Nordstroro Rack)
f
·-
mocy's
1= =1
Proposed North Elevation
scale: 1" =50' -0"
<X>
15
Coddingtown Mall
Revisoons I 20 15.06.16
Ill Hosh1de Wanzer
•l'l 1• I I I
Exterior Elevation and Finish Material
fillTYP @]I
08
l
'
NdRDSTROM
rack
l
@]
Oro11ze Anoct,zed
/\lt11111num
Composite Wood P9ne! Cladd ng S','Stem
04 Lngtneered Stone, Tio - Si nooth 1·in1sh
05 White Alum. Composite Pa11H • 0•:1 St 1e(~ 1
Sdvt~r J\!lin1.
Con1pos1te Panel l\l,eta he
4
07 Wl111e Painted Steel G<n1opy w/'iutits
08 Medium Grey Stucco · Liqhl Da~h F11 1ist·
09 Dari< Croy St11coo I ight Dash F 11 sh
10 Hibbon Feature - Clear 1\t1odvo:i 1\11rn v1/11Uhl!3
11-14 nibb<)n hlsort GreenlPurple/B!ue.1Red on 0 1\A
S11 11f\CH ()OIV
~~
£.n~J neered Stone Ti e Base
Satu\Fulif;h
01 Composilf' Vi.food rnqol Satin Finisl1
02 Rronze f"'nocllzed A uin. C:u\opyiCornicoiflns
03 L 1n<~~lnno Coment P·aster - S1 1100!11FinlHl1
06
()loar Gla~;s
22 TYP
Proposed East Elevation
scale: 1" - ?O' -0"
l·n!>stono <)e111ent Plas:er
Srno:)th 1·1n1sh
Srnootl 1 Fu 1 sh
16 Clear Glaz 11>1
17 Opnquc (;la?ir>g
18 Sro1t')fro11t Syslern - Clear /\nod1zed i\!t1111.
22 Stoel lre!lls and Posts - Paintecl DE1rk Grey.
19 Veqetatecl Wal . See Land~ape tor species
24 Fx ?.;I nn v.1ater meter enc osure
Sen1i*g10~1fl
23 Hecessec1Loacl 11q Dock
20 r1anl r1y and S lorrllVV(Jlor 1i·oal111c;11I 1\ro~
21
lll11m1n<11ed Sign<oge
15 Rasecl C:}nc1ete Pt;111ler · Nolur" Grey, L\l hl
fia1idblastecl r 11 Sil
<X>
16
Coddingtown Mall
Design Review I 20 15.04 .24
Ill Hosh1de Wanzer
ii~
1.t
·
I
Exterior Elevation and Finish Material
r0. f U< uel<l
•
macy*s
J_Q _f)
OiJTYP
r
h
p~
I)µ
'.33"0'
8. furniture
---~-
02
lJJ, t-1nis•· 1-IO r _1·~ -
0' ff'
I
flQI 22 lYp
fill
04
.,,-
Proposed Nortl1 Bevatton
sc,gle: 1" = 20· O"
Cvvontri Gruy
Medk1m Gray Stu~oo. Ligl 11 Dasi!
J\:1 1rr11111 1n1 Co1npos1te Pa1el
SMX Silver Melall t:
Composilt> Panel
rv1isl \,Vh110
Alumi~um
Whit" Pn11ted Steel Canopy
01 Composite \•Voocl r \n'ol - Satin Finish
07 \i\ll1ih: r .ai1llB(J Slno; Ct1nopy~-11l.ights
02 Bronze Ancoized /\lun1. Cai iof>y/Corn ce..·T ins
08 tvled1urr1 Grey Stucco- Liyl1t D: 1sJ1F11 1~;t1
09 Dari< Grey Stucco - Light Dasll F1nis11
1O RibiJon Fealure - C!t!~H ;\11otJi1(x.1 Ah.1n1 ..-.•liqh1s
03 I ri11C:~>l<J1·0 Ce1nent PlastB1 • Srnooth F111i~;h
04 l:.nq1neered Slontt Ti H Srnooth r !11!Sh
05 \tVh,te AJum. (.:on1pos1tA flri.11t~l - I <>•N Sho(Hl
06 8 lvnr A11n1 Compos le Panel - Metal ,1c
11 -14 Hibbon l11sert - C3ree11/Pu•p1e/Blue/Reri <>n or10
~;urtaoo
only
15 R;1~~nd r.011c1flln r>1onln1
W~ale GrCl\'
at St0<e Enli ~illce
Dari<
t~nr;·
Cle.a1.Anodized ;l., un1ini...rn
Coler or the Hibo::>n lnser:
Sh.1t::GO. light l)n.sh
Pa nlAd S loni, 801n
16 Clmr Gia; 119
17 Opaque Glazinq
22 Steel lir.I"; rn id P\li;ls Pn1nlo<J Durl<Grny,
18 Storotront Syst1Jrn Gloor Anod 7od Alum.
23 Re~;c·~~;!>Cd I oud.ng (lock
24 l::X:Sl nq v.•<'llHt rnnlr:r onc 'D!~I iro
19 Vf!gHtatf.!<I \•Veil - See Laf1d SC~.n=.: ror fj~)f:CfC :t;
Sr.rni~g!oss
20 Planling a1'd Stor111wate1 lreatrnent A•'t>a
21 l!lun111a1od SiUPllgo
Nnlural Gre·.,., L!9h1
Sancfblastecl Fn sh
<X>
CODD I NGTOWN MALL, LLC
17
Coddingtown Mall
Design Hevicw 12015.04.24
Revisions 12015.06.16
Ill Hosh1de Wanzer
II~ ,.
ut ..
-Clo~~s
Building Sections
@
Sec tion - North/Sout11
swlo: I/ I G" - 1 ' O"
8
<X>
CO DDIN GTO WN MAL L, LL C
lfi
Coddingtown Mall
Design noviow 12015.04.24
Revisions I 20 15.06. 16
Section - Pro XlSe<"l I laHwa East
sculo: 1/1G"
1 .()"
l~I Host11de W<1nzer
ii~ ,
II
Building Sections
B
--
A
----
- ..
..,.
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Key Plan
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----.·
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<X>
-
19
-
I
c Seclion - East/West
©
~~==....,-,___:...;___
scale: 1/ 16" - 1·-0"
Coddingtown Mall
Design ReviP.w I 2015.04.24
Revisions 120·15.06. 16
__
l~I Hosh1de W<1nz.P-r
II~
I
i-, TO..: ~<'.:'.ad: - l".1;qll ~1lrt~1~e_ . _
"r
Wall Sections
40'-6"
Rro ..1ze Ar•odize<.1 - - - - - - ----;
/\luq'it111111 Cori-11c&
2
--
1
--
I
Bronze An~a1zecl ----------~
f\h 1rru'lfl n F ns, fyp.
I\
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I~
T
Lxistin~i Sky .;~ht
11 uminated S r.1nage
'<ey Plan
--~20·!'<1r''.'_rJe'_
~5'-0"
-
-
-
-
-
-
-
-
-
V./h 1l-e /\Ju111ir11..ir1
Cornpos;te Pan.els
/\1! 111m1111n Ril)~)L'fl
------------41-
Slructure
Siver A urninum
CornposilA r>ar 1elH
Oronze A110::11zed
/\ltnn111u•n C~uiop~:
--------~
,.,.:
___ __ _
~
'
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Gm~
""""" Medlwn
~ Stucco
lnlnnor
Uornoos1te \tVood
P:innl Cl;1d: Jing
Con<:rclo Pl;111tor/ - - - - - - - - i : .-4,
Y - - Anwork on
Sto1m1.vater Treatment
Concrete Paving
Concrete 80Ua1ds, l'tP-
Engi·1eere<J Stone Tile
Hase
G) Section
® Section
SGale: ~l/16" - 1' O"
<X>
s<;ale: ::lil ()" - 1'-0"
20
Coddingtown Mall
Revisions I 2015.06.1 6
Ill Hosh1de Wanzer
II~ '"
I"
Wall Sections
3
LI
- .___._..,._
1-L
-
Koy Pl~n
-~'
i;~ ~a~
~25'-0"
-
-
-
-
-
-
-
-
-
- - - - -- - - - - Ilium naiad SigMye
Stucco, Med um --------~
Grny
Meta T11m P a n e l - - - - - - - - al Cow Gazing
~B·l'.2
' r"
~---
Dk. Grey Steel frell.s and
r os1s
- B~ '!''.!.I:
Tr£! ~ _ . _ _
12·-o
fJk Grey Stvn
25'-0'
rl...
v
----.1.'--~
T1el s a11d Posts
lnre11or
lntC<lOI'
~----1-1-
Concret9 Planta1,
G<xicrete P<ont~r
St1J1111vvat~1 I 1'antmeri•
---~
Sl rn'l\•Hiltr T1~atnlf:1fl1
0
f,;"\ Section
~ scale: 3/1 6' : I '-0"
<X>
21
Coddingtown Mall
Design Review I 20 15 .04.24
Revisions I 20 15 .06. 16
Section
scale: 3116" : 1'-0"
l~I Hosl11de Wanzr-ir
IJ~ /q
I
I
I
Wall Section
- - - .. --·
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I
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1J
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T
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l<ey Plan
Stucco. Q,,rk Grey -------------..i=..~
Mela Canopy - - - - - - - - - - - - --11---.----1---+-;.-...,.----.i......_-
@
Section at Loacling Dock
scale: 3i1ff' - 1·-0"
<X>
22
Coddingtown Mall
Revisions I 2015.06.16
Ill Hosh1de Wanze1
•1'-' " "
Examples Facade
\
Nords1 rorn Hack Ribbon Feature example
Mall EntrancA AxarnplA
<X>
23
Coddingtown Mall
Hevisions I 20 15.06. 16
l~I Hosl1ide Wanzer
•i~
1
I
r
Planting Plan
\
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_;.,
• SEE NORTH PARKING LOT DETAIL
0
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SEE EAST PARKING LOT DETAIL
<S>
\
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NORDSTROM
RACK
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30
\ --
60
120
GRAPHIC SCALE
1"=60'
R.A. Smith National
<X>
24
Coddingtown Mall
lJesign Heview 12015.04.24
RP.visions I 2015.06.1 6
'·~""'"~··""""""'
..
l~I Hoshide Wanze1
II~ .
"I
j
l . • 111\'l+i I
·•\(
-
Enlarged Planting Plan
L - - - - - - - - - - - - -- - - - - - - - - - - - - - - - .•
Rhamnus californica
'Eve Case'
(Eve Case California Coffeeberry)
•
•
•
• Q .
0
Q
0
-~ ·1,
Cotoneaster dammeri
'Lowfast'
(Lowfast Bearberry Cotoneaster)
I
I
I
I
I
I
Pistacia chinensis
(Chinese Pistache)
I
I
II
I
II
1
®
Thymus vulgaris
(Common Thyme)
1"=10'
0
Parking Island Detail
0
1"=1 0'
Cotoneaster lacteus
(Red Clusterberry Cotoneaster)
PLANT SCHEDULE
0
North Parking Lot
""''"''-
1"=40'
Rhamnus californica
'Lillie Sur'
(Little Sur Coffeeberry)
Existing tree to be removed
(.;;\
0
~~
•
0
•
0
Existing tree to remain
NORTH
Berberis thunbergii
'Atropurpurea'
(Red Leaf Japanese Barberry)
1"=10'
<X>
25
Coddingtown Mall
Design Review
I 20 15.04.24
Revisions
I 20 15.06. 16
l~I Hosh1d e Wan zer
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Berberis thunbergii
'Atropurpurea'
(Red Leaf Japanese Barberry)
Pyrus calleryana
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Pistacia chinensis
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R.A. Smith National
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26
Coddingtown Mall
Design Reviev11 I 20 15.04.2'1
Revisions I 20 15.06.1fi
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Trachelospermum asialicum
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Piltosp,orum tenuifolium
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27
Coddingtown Mall
Revisions I 2015.06. lfl
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28
Coddingtown Mall
Hcvisions 12015.0fl.1 6
Ill
Hosh1cle Wanzer
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120
GRAPHIC SCALE
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Irrigation contractor to verify scope of
existing irrigation zone. Reconfigure
sprinkler head layout and add heads as
required to insure complete coverage
-
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R.A. Smith National
29
Coddingtown Mall
Design Review 12015 .04.24
Revisions I 20 15.06. 1fi
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The irrigation contept of the Coddingtov1n Mall
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with State and local water conservation ordinances,
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including the Santa Rosa Water Efficient landscape
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The irrigation svste1n shall indude the most efficient
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groupings based on watering needs, s1narl irrigation
controllers, v1eather sensor, and valve isolation per
hydrozones, pressure regulation, flow sensing and master
valve shutoff, dedicated irrigation meter and backflow
prevention. '<Vh e r~ possible, system \Viii be connected to
existing on-site irrigation equlpmeo1 that meets the
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Tree Bubblers - 2 per tree
Tfees in the parking lot \'/ill irrigated
on separate zone valves
Low volume Irrigation
Trees in the packing lot wm lrrtgated
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CODDI N GTOWN MALL, LLC
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Coddingtown Mall
Design Review I 2015.04 .24
Revisions I 20 15.06. rn
Ill Hosh1cle Wrn 1ze1
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32
Coddingtown Mall
Revisions 12015 .06 .16
Hosh1cie Wanzer
L,qhl
Lighting Cut Sheets
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P2 - Parking lot light
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Coddingtown Mall
Design Review
RRvis1ons
I 2015.04.24
I 20 15.06.16
Host11Cle Wanzer
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Lighting Cut Sheets
81 - Sidewalk Light
W1, W2 - Wall Mounted Light
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Dosign Review I 20 15.04.?.4
Revisions 1201 5.0B.16
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CODD INGTOWN MALL, LLC
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Design Review I 2015 .04.24
Revisions I 2015.06 .16
l~I Hosh1de Wanzer
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30 Views
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Coddingtown Mall
Design ReviP.w I 2015.04.24
Ill I losh1de Wanzer
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Nordstrom Rack - City of Santa Rosa

Transcription

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