confidential opportunity - loopnet · 2017-09-14 · gardens, and fields of sonoma county. whether...

Design Review Approval for 11 Multi-Family Units (Studio, 1 & 2 Bedroom) - 2nd Floor (Elevator Served) Plus Approximately 12,000 Sq. Ft. of Commercial Space - Divisible - 1st Floor - Front & Rear Access

Located just North of Downtown Sebastopol on Highway 116

Confidential OpportunityMixed-Use Development @ 845 Gravenstein Highway North ( aka Hwy 116), Sebastopol, CA

Rhonda Deringer, Partner1355 N Dutton Ave., Santa Rosa, CA 95401

(707) 528-1400 Fax: (707) 524-1419Lic #: 01206401

[email protected]

The above information, while not guaranteed, has been secured from sources we believe to be reliable. Submitted subject to error, change or withdrawal. An interested party should verify the status of the property and the information herein.

TABLE OF CONTENTSSECTION 1Aerials

SECTION 2Units & Plans

SECTION 3Parcel Map

SECTION 4Vicinity Maps

SECTION 5Location Description & Demographics

SECTION 6Area Description

SECTION 7Disclaimer

SECTION 8Zoning

SECTION 9Sebastopol City Information Report

SUMMARYLOCATED AT

� 845 Gravenstein Highway North (aka Hwy 116) Sebastopol, Sonoma County, California 1 Parcel - APN: 060-251-030

LAND AREA � .95± Acres Total / 41,327± sf � Existing Building - Approximately 2,000± sf

PROPOSED DEVELOPMENT � Design Review Approval � 11 Multi-Family Residential Units - Plus 12,000± Sq. Ft. of Commercial Space (Divisible) � 37 on-site Parking Stalls Provided, plus 6 Street Spaces � 2nd Floor Elevator Served + Staircases on Each Side of Building � Commercial Units Divisible - With Front & Rear Access � Unit Composition

� 1 studio - 480± sf � 7 - 1 Bedroom / 1 Bath Units - 670± sf - 823± sf � 3 - 2 Bedroom / 1 Bath Units - 860± sf - 1,185± sf

� Located Across the Street from the Largest Grocery Anchored Shopping Center in West County (Lucky’s Supermarket) & the Fiesta Plaza Shopping Center (Oliver’s Market/Ace Hardware) & adjacent to the O’Reilly Media Campus � Highway 116 is the Transportation Corridor running East/West through the County

ZONING � General Commercial

PRICE UPON REQUEST



AERIALS



UNITS & PLANS

PARKING - 37

OUTDOOR AREA

6 (P)

TRASH

GRAVENSTEIN HWY NORTH

20' BSL

5' BSL

TENANT SPACE3,164 SF

TENANT SPACE TENANT SPACE1,866 SF5,615 SF

UPS

P-101

W-101

S-101

S-102

P-105

P-105

P-104

P-103

P-103

P-104

P-101

1

1

P-102

F-101

2

2

3

4

6

5

S-103

Quercus suber

Juncus patens

Chondropetalum t.

Loropetalum c. rubrum

Rosa banksiae

Celtis australis

GRAVENSTEIN HWY. NORTH

TREES CODE BOTANICAL NAME / COMMON NAME CONT QTY REMARKS

CEL AUS Celtis australis / European Hackberry 36" box 5 STD

QUE SUB Quercus suber / Cork Oak 24" box 11 STD

SHRUBS CODE BOTANICAL NAME / COMMON NAME CONT QTY REMARKS

CHO TEC Chondropetalum tectorum / Cape Rush 5 gal 32

JUN ELK Juncus patens `Elk Blue` / Spreading Rush 5 gal 57

LOR FRI Loropetalum chinense rubrum `Razzleberri` / Razzleberri Fringe Flower 5 gal 24

VINE/ESPALIER CODE BOTANICAL NAME / COMMON NAME CONT QTY REMARKS

ROS ALB Rosa banksiae `Alba Plena` / Lady Bank`s Rose 5 gal 17 train to fence

PLANT SCHEDULE

SYMBOL DESCRIPTION QTY DETAIL

STEEL PLANTER: 12" TALL 3/L-2

EXISTING TREES TO BE PRESERVED


BAR "SHELF" AND STOOLS


STORMWATER INFILTRATION AREA 6/L-2

FENCESYMBOL DESCRIPTION QTY DETAIL

8` TALL "GREEN SCREEN" (WIRE MESH) WITH VINES 4/L-2

PAVINGSYMBOL DESCRIPTION QTY DETAIL

DECOMPOSED GRANITE 2,631 sf

CONCRETE PAVING: NATURAL COLOR, LIGHT BROOM FINISH

CONC. PAVERS #1: SIZE 6" x 24", MIX COLORS PER IMAGE 573 sf 5/L-2

SWALE AND/OR ROOT ZONE LINED WITH 4x6 NOYO COBLES 1,539 sf

CONC. PAVERS #2: SIZE 12" x 12", MIX COLORS LIGHT GREY & 440 sfLIGHT TAN

SITE FURNISHINGSSYMBOL DESCRIPTION QTY DETAIL

BIKE RACK 7 2/L-2

CAFE TABLES (BY TENANT) 5

STEEL PLANTER BOXES: 24" TALL, 18"x72" 10 7/L-2

WALLSYMBOL DESCRIPTION QTY DETAIL

SEAT WALL: 16" WIDE x " TALL, INTEGRAL CONC. COLOR: DAVIS 1/L-2"MESA BUFF", AGGREGATE: "SIERRA GOLD"

1

2

3

4

5

6

F-101

P-101

P-102

P-103

P-104

P-105

S-101

S-102

S-103

W-101

REFERENCE NOTES SCHEDULE

IRRIGATION COMPLIANCEALL IRRIGATION SHALL BE DRIP OR DRIPPERLINE. SPECIFIC DESIGNSHALL BE SUBMITTED FOR A BUILDING PERMIT AND SHALL COMPLYWITH ALL PROVISIONS OF THE CITY OF SEBASTOPOL'S WATERCONSERVATION ORDINANCE.

2016.10.20

845 GRAVENSTEINMIXED USE

L-1

RAISED PLANTER MIXAloe striata / Coral AloeAloe variegata / AloeBulbine frutescens `Yellow African` / BulbineDasylirion wheeleri / Grey Desert SpoonEcheveria Mix / EcheveriaEuphorbia antisyphilitica / Candelilla EuphorbiaHelianthemum nummularium `Raspberry Ripple` / Raspberry Ripple Rock RoseHesperaloe parviflora `Yellow Sun` / Yellow Sun YuccaYucca filamentosa `Variegata` / Variegated Adams`s Needle

PLANTER SCHEDULE



UNITS & PLANSSITE PLAN



UNITS & PLANSGROUND FLOOR PLANCOMMERCIAL UNITS



UNITS & PLANSUPPER FLOOR PLANRESIDENTIAL APARTMENTS



UNITS & PLANSRESIDENTIAL UNITS FLOOR PLAN



PARCEL MAP



VICINITY MAPS



LOCATION DESCRIPTION & DEMOGRAPHICSCITY OF SEBASTOPOL OVERVIEWThe City of Sebastopol is a small semi-urban community located in California, on the western edge of the Santa Rosa plain. It lies about 60 miles north of San Francisco, 8 miles west of Santa Rosa, 10 miles from Bodega Bay, and 15 miles from the Russian River. The City, incorporated in 1902, currently has a population of about 7,800 people and serves a trade area population in excess of 50,000 people.

BUSINESS LOCATIONRegional highway access to the Sebastopol downtown comes from the Highway 101 corridor via designated scenic State Highways 12 and 116. More than 50,000 residents in West Sonoma County use Sebastopol as their center of commerce for shopping, entertainment, and business. Sebastopol’s downtown is located at the main cross roads to Bodega Bay, the Sonoma coast and the Russian River wine and recreation region. A mix of restaurants, retail shops and professional offices line Sebastopol’s downtown area. The downtown plaza invites residents and visitors alike with local art installations, live music, and, a weekly farmer’s market.

SONOMA COUNTY OVERVIEWHome to approximately 500,000 people, Sonoma County is a prime location for tourism as well as residence. Just a short drive from the San Francisco Bay Area, there are nine incorporated cities in the county. The City of Santa Rosa is the largest in the county with roughly 150,000 residents, and was recently named as one of the nation’s “most livable communities” by Partners for Livable Communities.

Sonoma County’s unemployment rate is one of the lowest in California. The county continues to show long-term job growth in the health care, hospitality and business service sectors,which have seen employment growth improve on a year-over-year basis. Business and professional services jobs also have increased from a year earlier. In addition, new housing development continues throughout the county, with corresponding growth in jobs and taxable sales.

RECREATIONSonoma County is renowned for its outstanding wineries, breathtaking vistas of the Pacific Ocean, rolling hills, and friendly atmosphere. The landscape is perfect for spending a day at one of the many spas or wine tasting rooms, mountain biking the various trails and country roads, or kayaking down the majestic rivers. The area is also known for its exquisite cuisine, using locally sourced produce from the orchards, gardens, and fields of Sonoma County.

Whether you are looking for a relaxing weekend getaway, or you feel like exploring the outdoors, Sonoma County has something for everyone. Located in the heart of Wine Country, Sonoma County has more than 370 local wineries. There is a wide array of guided tours which explore the county’s culture and history, and offer tastings of the finest wines in the country. When the sun sets, you can continue your relaxing stay at one of the fine resorts in the area. From day spas to beautiful golf courses, Sonoma County has become synonymous with the elegant and relaxing getaway.

MILEAGE FROM SEBASTOPOL

Petaluma 12 miles

San Francisco 57 miles

Sacramento 100 miles

San Rafael 40 miles

Napa (city) 44 miles

Sonoma (city) 25 miles

Healdsburg 15 miles

Bodega Bay 16 miles

Santa Rosa 8 miles

DEMOGRAPHICS

1 mi 3 mi 5 mi

Population 6,948 19,195 45,697

Avg HH Income $95,496 $99,025 $97,211



DISCLAIMERThis property is being offered on an as-is basis. While the Broker believes the information in this brochure to be accurate, no warranty or representation is made as to its accuracy or completeness. Interested parties should conduct independent investigations and reach conclusions without reliance on materials contained in this brochure.

This property owner requests that you do not disturb the Tenants, as the property will only be shown in coordination with the Listing Agent.

This brochure is presented under the terms and conditions of the Confidentiality Agreement. As such, the material contained in this brochure is confidential and is provided solely for the purpose of considering the purchase of the property described herein. Offers should be presented to the agent for the property owner, Rhonda Deringer of Keegan & Coppin Company, Inc. Prospective buyers are encouraged to provide buyers background, source of funds and any other information that would indicate their ability to complete the transaction smoothly.

CONTACT INFORMATION

Rhonda Deringer

Partner

BRE # 01206401

(707) 528-1400 x267

[email protected]

www.keegancoppin.com



ZONINGChapter 17.25

COMMERCIAL, OFFICE, AND INDUSTRIAL DISTRICTS

17.25.010 Purpose of the districts.

A. Office. The O District is intended to create, preserve and enhance areas for a full range of professional, medical and/or business office uses.

These regulations shall apply in the O District.

B. Neighborhood Commercial. The CN District is intended to create, preserve, and enhance areas containing a mixture of general and

administrative offices, residential, and small-scale retail uses, and to encourage mixed-use developments of commercial and residential uses. This

district is typically appropriate along major thoroughfares located adjacent to residential neighborhoods.

C. Office Commercial. The CO District is intended to create, preserve, and enhance areas containing a mixture of general and administrative

offices, residential, and small-scale retail uses, and to encourage mixed-use developments of commercial and residential uses. This district is

typically appropriate along major thoroughfares located adjacent to residential neighborhoods.

D. General Commercial. The CG District provides areas for commercial uses with off-street parking and/or clusters of street-front stores. This zone

permits primarily local-serving retail establishments, specialty shops, banks, professional offices, motels, and business and personal services that

are typically appropriate along major thoroughfares. The following types of retail uses are discouraged: factory outlets, large regional-serving

shopping centers, and other similar retail uses generating high traffic volumes.

E. Central Core. The CD District is intended to create, preserve, and enhance the downtown area as the historic retail core of Sebastopol.

F. Heavy Commercial. The CH District is intended to create, preserve, and enhance areas with a variety of retail and small-scale industrial

establishments which are essential to the economy of Sebastopol, but which are frequently incompatible with a retail shopping or office area, and

are typically appropriate to areas near industrial neighborhoods. These regulations shall apply in the CH District.

G. Industrial. The purpose of the M District is to implement the “Industrial” land use category of the General Plan and to provide areas for the

manufacture, assembly, packaging, or storage of products which, in the opinion of the Planning Commission, are not harmful, injurious, or


ZONING

detrimental to property or the general welfare of the City and its residents; and other general commercial uses that are compatible with the

industrial uses. This district is applicable to light and general industrial areas of the City.

H. Office/Light Industrial. The purpose of the O/LM District is to implement the “Office/Light Industrial” land use category of the General Plan and

to provide areas for well-planned, integrated business parks that may include office and related uses as well as research and development,

laboratories, warehousing and distribution, exercise facilities, child care uses, and food service uses which, in the opinion of the Planning

Commission, are not harmful, injurious, or detrimental to property or the general welfare of the City and its residents; and other general

commercial uses that are compatible with the permitted uses. This district is applicable to office and light industrial areas of the City. (Ord. 1103

(Exh. A), 2017)

17.25.020 Allowed uses.

Table 17.25-1 identifies permitted and conditionally permitted uses in the commercial, office, and industrial districts. (Ord. 1103 (Exh. A), 2017)

17.25.030 Development standards.

Table 17.25-2 identifies development standards in the commercial, office, and industrial districts. Additional standards, criteria, and regulations for

parking, various uses and activities, signage, and recycling and trash collection areas are established in Chapters 17.50 through 17.370 SMC.


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Table 17.25-1: Permitted and Conditionally Permitted Uses in the Commercial, Office, and Industrial Zones

Use O CN CO CG CD CH M O/LM

Commercial Uses

Convenience sales and service P P P P/C(1) P P - -

Retail sales P P P P/C(1) P P C -

General wholesale sales - - - C - P P -

Office P P P P P P P(2) P

Home occupations P P P P P P P P

Automotive sales, service, and repair - - - C C C - -

Automotive repair and service - - - - - - P -

Automotive gas or fueling station - - - C - C C C

Food sales P P P P/C(1) P P P P

Restaurant, table or counter service C P P P P P P P

Restaurant, walk-up - P P P P P - -

Restaurant, fast-food - - - C C C - -

Tobacco or smoke shops, vape shops - - - C - - - -

Animal hospital and kennels - - - C - C C C


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Animal hospital, office only C - - C C C C C

Plant nurseries - - - - - - C C

Agriculture, outdoor and indoor growing and harvesting(7) - - - - - - - C

Extensive commercial - - - C(1) C C - -

Commercial manufacturing - - - - - P P -

Storage, personal or vehicle - - - - - C C -

Exercise facilities C C C C C C C P

Industrial Uses

General industrial - - - - - - C -

Light industrial - - - - - - P C

Heavy industrial - - - - - - C -

Wineries, distilleries, and brewing facilities - - - - - C C C

Artist work studios and arts-related fabrication C C C C C C P P

Research and development - - - - - C C P


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Laboratories(8) C - - - - C P P

Warehouse, storage and transport - - - - - C P -

Warehouse, wholesaling and distribution - - - - - - C P

Civic Uses

Health care uses P C C C C C C C

Small community education P P P P P P - P

Large community education C C C C C C C C

Large community education, adult C C C C C C C C

Small community care P P P - - - - -

Large community care C C C - - - - -

Community nonassembly C C C C C C C C

Community assembly C C C C C C C C

Outdoor farmers’ market - - - C C - C C

Utility civic C C C C C C C C

Extensive impact civic - - - - - C C C


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Community park P P P P P P P P

Sports park C - - C - C C C

Parking facilities C - - C C C C C

Residential Uses

Affordable housing projects P P P P P C C C

Permanent residential uses permitted in the RM-H District

P(10) P(10) P(10) P(10) P(10) C(10) C(10) C(10)

Live-work dwelling units P(10,11) P(10,11) P(10,11) P(10,11) P(10,11) C(10,11) C(10) C(10)

Bed and breakfast inns C C C C C - - -

Residential, semi-transient C C(10) C(10) C(10) C - - -

Residential, transient C C(10) C(10) C P(12)/C(13) C C(14) -

Homeless shelter - - - P(15) C P - -

Other Use Types

New development comprising ≥ 25,000 square feet of floor area

- - - - C - - -

New development comprising ≥ 20,000 square - - - - - - C -


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feet of floor area

New drive-through uses(19) - - - - - - - -

Minor antennas, Class A P P P P P P P P

Minor antennas, Class B P P P P P P P P

Minor antennas, Class C C C C C C C C C

Minor antennas, Class D C C C C C C C C

Commercial minor antennas(16) C C C C C C C C

Minor telecommunications facilities and commercial minor antennas(17)

P P P P P P P P

Major telecommunications facilities(18) C C C C C C C C

P = Permitted Use

C = Conditionally Permitted Use

- = Use Not Allowed

(1) Commercial uses allowed that have individual buildings exceeding 30,000 square feet in size.


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Use O CN CO CG CD CH M O/LM (2) Only when located on second floors existing as of May 21, 2013, within the area bounded by Sebastopol Avenue, Petaluma

Avenue, McKinley Street, and Morris Street.

(3) through (6) intentionally left blank.

(7) Subject to appropriate conditions regarding setbacks, hours of operation, use of machinery, erosion control and the like.

(8) Except those which in the opinion of the Planning Director have the potential to be harmful, injurious, or detrimental to property or the general health, safety, and welfare of the City and its residents in which case a use permit shall be required.

(9) Reserved.

(10) Allowed when part of a mixed-use development.

(11) Includes live-work dwelling units, except that live-work units are not permitted along the street frontage on Sebastopol Avenue, Healdsburg Avenue/Gravenstein Highway North, or Gravenstein Highway South, except by use permit.

(12) Only when involving less than 50 rooms.

(13) Only when involving 50 or more rooms.

(14) Only when located in buildings existing as of July 23, 2013, within the area bounded by McKinley Street, Morris Street, Sebastopol Avenue, and Depot Street.


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Use O CN CO CG CD CH M O/LM (15) With administrative permit review.

(16) Includes commercial minor antennas, including antennas that exceed the permitted heights for ground-mounted or building-mounted antennas, except that they may not exceed 100 feet in height.

(17) Includes minor telecommunications facilities and commercial minor antennas, not exceeding 35 feet in height, provided the requirements of SMC 17.100.010 through 17.100.240 are met as appropriate, as determined by the Planning Director.

(18) Includes major telecommunications facilities, provided the requirements of SMC 17.100.010 through 17.100.230 are met, as determined by the Planning Commission.

(19) Any new drive-through uses are prohibited. Such uses existing as of December 18, 2012, may be modified for aesthetic, safety or other reasons as determined appropriate by the City, but no modifications that would intensify or expand the use shall be permitted.


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Table 17.25-2: Development Standards in the Commercial, Office, and Industrial Zones

Development Standard O CN CO CG CD CH M O/LM

Maximum floor area, single establishment

Convenience sales and service or general retail uses

5,000 sf

5,000 sf

5,000 sf

- - - - -

Nonresidential uses, except for office uses

- - - 35,000 sf 35,000 sf 35,000 sf - -

Nonresidential and nonindustrial uses

- - - - - - 35,000 sf -

Exercise and food sales and service

- - - - - - - 25,000 sf

Minimum lot area

6,000 sf

6,000 sf

6,000 sf

6,000 sf 6,000 sf 6,000 sf 15,000 sf 130,680 sf

Minimum lot width

- - 60 ft. - - - 60 ft. 150 ft.


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Minimum new building height

- - - - 2 stories - - -

Maximum building height

Buildings and other facilities

32 ft., 2 stories

32 ft., 2 stories

32 ft., 2 stories

32 ft., 2 stories

40 ft., 3 stories/50 ft. 4 stories(1)

32 ft., 2 stories

35 ft., 2 stories(2)

40 ft., 3 stories

Accessory buildings

17 ft., 1 story

17 ft., 1 story

17 ft., 1 story

17 ft., 1 story 17 ft., 1 story 17 ft., 1 story 17 ft., 1 story 17 ft., 1 story

Deed-restricted affordable housing

40 ft., 3 stories(3

)

40 ft., 3 stories(3

)

40 ft., 3 stories(3

)

40 ft., 3 stories(3)

- 40 ft., 3 stories(3)

- -

Minimum building setbacks

Front yard 10 ft.(4) N/A(4,5)

West side of South Main St.: 10

0 ft.(5,6) 0 ft.(4,5) 0 ft.(4) 15 ft. from existing curb(7,8)

20 ft./25 ft.(9)


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ft. Other: N/A(5)

Side yard, interior 0 ft.(4) 0 ft.(10) 0 ft.(10) 0 ft.(4) 0 ft.(4) 0 ft.(4) 0 ft.(4) 0 ft.(4)

Side yard, corner 0 ft.(4) 0 ft.(10) 0 ft.(10) 0 ft.(4) 0 ft.(4) 0 ft.(4) 0 ft.(4) 0 ft.(4)

Rear yard, main building

5 ft.(6) 5 ft.(6) 5 ft.(6) 5 ft.(6) 0 ft.(4) 0 ft.(6) 0 ft.(6,11) 0 ft.(6)

Rear yard, accessory building

3 ft. 3 ft. 3 ft. 3 ft. 3 ft. 5 ft. 0 ft.(6,11) 0 ft.(6)

Rear yard, parking

6 ft. 6 ft. 6 ft. 6 ft. 6 ft. 6 ft. 0 ft.(6,11) 0 ft.(6)

Maximum floor area ratio

1.5(12) 1.5(12) 1.5(12) 1.5(12) Minimum (new buildings): 1.0 Maximum: 2.5(12)

1.5(12) 0.75(12) 1.5(12)

Maximum residential density

1 DU/2,900 sf lot

1 DU/2,900 sf lot

1 DU/2,900 sf lot

1 DU/2,000 sf lot area






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area(13) area area

Minimum usable open space

50 sf/DU(14)

50 sf/DU(14)

50 sf/DU(14)

50 sf/DU(14) 50 sf/DU(14) - - -

Buffering/screening

If abutting a lot in any residential district, screening shall be provided along the entire abutting residential lot by dense landscaping, including screen-type trees, or by a solid fence of six feet in height.

(15) (15)

Automotive services standards and regulations

- - - See SMC 17.60 SMC

See Chapter 17.60 SMC




ac = acre

ft. = feet

sf = square feet

DU = dwelling unit

N/A = not applicable


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(1) Four stories and 50 feet allowed for projects with residential uses, including hotel rooms, on upper floors, provided use permit obtained, and the Planning Commission finds that the project design provides appropriate massing, height transitions and variations and suitable relationships to neighboring sites.

(2) Additional height may be permitted by use permit, if each yard is increased by one foot for each foot in additional height up to a height of 40 feet and three stories.

(3) Provided, that front, side, and rear setbacks for the third story are equal to a minimum of 10 feet beyond required second story setbacks.

(4) When abutting any residential, the building setback shall be equal to the applicable setback required on the adjacent R lot. In the CH District, the side yard shall be six feet for open/covered parking.

(5) Except when abutting a lot in any residential district, buildings should provide a zero first floor front setback, unless the Design Review Board determines a different setback is appropriate due to site conditions, existing improvements, provision of pedestrian amenities, or the neighborhood context.

(6) When abutting a lot in any residential district, the building setback shall be 20 feet.

(7) If there is no curb, 15 feet from the existing property line.

(8) No front setback shall be required for buildings not fronting on a public street.


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(9) Twenty feet for buildings of up to 30 feet in height, and 25 feet for buildings of more than 30 feet in height.

(10) When abutting a lot in any residential district, the building setback shall be five feet.

(11) When abutting a lot in any residential district, the rear yard shall be fully landscaped.

(12) Not including residential.

(13) With mixed-use (residential and office) development, the entire lot area may be used to calculate the maximum residential density.

(14) Open space shall conform to SMC 17.20.040 standards.

(15) When abutting a lot in any residential district, screening shall be provided along the entire abutting residential lot by dense landscaping and screening to achieve, within three years, a height of not less than six feet and a width of not less than three feet, or by a solid fence of six feet in height.

(Ord. 1103 (Exh. A), 2017) The Sebastopol City Code is current through Ordinance 1103, passed March 21, 2017.

Disclaimer: The City Clerk's Office has the official version of the Sebastopol City Code. Users should contact the City Clerk's Office for ordinances

passed subsequent to the ordinance cited above.

City Website: http://www.ci.sebastopol.ca.us/ City Telephone: (707) 823-1153


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ain

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tain

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as u

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us, s

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e fi

gur

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ay r

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ars

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or

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Th

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you

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our

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e E

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