for sale - images1.loopnet.com€¦ · sonoma county airport - 23 miles (35 minutes) downtown santa...

FEATURES: � Rare Valley of the Moon Investment Opportunity � 7,050± sft Mixed-Use Multi-Tenant; Retail / Residential Investment � $1,900,000 ($2,195,000 - Further Reduced Price)

$1,900,000

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.

For SaleValley Of The Moon Investment Property13645, 13647 & 13649 Arnold Drive | Glen Ellen, CA

Dino D’Argenzio, PartnerErlina Othman, Agent

1355 N Dutton Ave., Santa Rosa, CA 95401(707) 528-1400 • Fax: (707) 524-1419

Lic #s 00754303, 01985519:[email protected], [email protected]

INVE

STM

ENT

OVE

RVI

EW

PROPERTY TYPE Mixed Use / Multi Tenant: Retail & Residential

ADDRESS 13645, 13647 & 13649 Arnold Drive, Glen Ellen, California 95442

BUILDING One Mix-use Building on 2 Parcels plus Additional Land Parcel which is Partially Paved (3 Parcels Total) 7,300± sf Total Improved Area

PARCEL NUMBER 054-290-011 / 054-290-012 / 054-290-013

SQUARE FOOTAGE 13645, 13547 and 13649 Arnold Drive Totals 3 Parcels Aprox. 13,570 Total Land

SITE AREA & BLDG AREA 13,570± sf Parcels (&) 7,050± sf Improvements

OFFERING PRICE $1,900,000

CURRENT OCCUPANCY 3 retail spaces one of which is vacant plus 3 residential units, #4 unit is vacant and requires upgrades.

OCCUPANCY SQUARE FOOTAGE 4,900 sf Retail Ground Floor; including (1) 3 BD 1 BA residential unit plus;Approx 2,150± sf Second Floor Residential Units; (1) 3BD, 1BA and (1) 2 BD, 1 BA

YEAR BUILT (Per Public Records)

PROPERTY IMPROVEMENTS 2 Story Retail / Residential

CONSTRUCTION TYPE Wood Frame with Wood & Stucco Exterior

# of UNITS 6 Units (Retail & 3 Residential / Live Work)

PARKING RATIO / STALLS / GARAGES Approx 16 On Site Parking for Commercial plus Vacant Undeveloped Lot

ZONING Neighborhood Commercial - NC

Furniture, Fixtures & Equipment Included or for purchase N/A

OFFERING SUMMARY




PRO

PER

TY O

VER

VIEW



TENANT APPROX. SIZE LEASE TERM EXPIRATION MONTHLY

RENTAPPROX

PSFT RATERENT/MO

(PROFORMA)

Garden Court Cafe (*) 1,300± sft 10/31/2019 (No Options) As of 11/1/17$2,517.66/Mo $1.93/sft $2,517/Mo

Korbin Kameron Tasting Room 1,350± sft 5/31/2018 (Plus 1 One (2)-Year Option) $2,000/Mo $1.48/sft $2,600/Mo

Available 1,100± sft Proforma $1,850/Mo $1.68/sft $1,850/Mo

Residential Unit 4 (3/1) Ground Floor 1,150± sft Proforma $1,450/Mo $1.26/sft $2,400/Mo

Residential Unit 6 (2/1) Upstairs 800± sft Mo/Mo $1,600/Mo $2.00/sft $1,800/Mo

Residential Unit 5 (3/1) Upstairs 1,350± sft Mo/Mo $1,450/Mo $1.07/sft $2,250/Mo

Parking for Glen Ellen Star. Mo/Mo Parking $350/Mo N/A

Total 7,050± sft Total Size/Bldg $11,217/Mo $13,417/Mo Proforma

RENT ROLL

Res

iden

tial U

nit

(*) NOTE: Garden Court Cafe reimburses approx. $260/mo for trash use.

INVE

STM

ENT

OVE

RVI

EW

PROPERTY & FINANCIAL SUMMARY Price: $1,900,000

S.F. Area: 7,050± SF of Improvements(to be determined)on Aprox. 13,570 sft Land/Combined

Property Type/Use: Retail / Residential

Lot Size: 13,570 sft in 3 Parcels

Occupancy (Current): (1 vacant residential unit. 1 vacant commercial space available.)

Gross Scheduled Annual Income: (Proforma)

$134,600±/yr (or) $161,000±/yr

Est. Net Operating Income:(Proforma)

$95,129/yr/NNN (Proforma)

CAP Rate Attributed to Improvements:

(Proforma) 5% Cap Rate on $1,900,000 or a 5.96% Cap Rate including vacant land cost$1,555,000 For Mixed Use Parcel + $345,000 For Additional Unim-proved Land Parcel

Zoning: Sonoma County: LC, LG, / GE1, SR

Estimated Annual Expenses (Projected)Commercial Utilities (Gas, Elec.) TUtilities (Water and Sewer) $3,000/yrGarbage $2,500Misc. $1,000/yrRepairs/Maintenance $2,500/yrProperty Taxes (New) $25,800/yrInsurance $4,675/yr

Total Annual Expenses (Projected):

$39,475/yr

Estimated Gross Income $134,600/yrEstimated N.O.I. $95,125/yr/NNNCap Rate 5%

Proforma at Market Rent $13,417/mo x12=$161,000 Gross Income ($40,000/yr)

$121,000 NOI Proforma




INVE

STM

ENT

OVE

RVI

EW

INVESTMENT HIGHLIGHTSIDEALLY LOCATEDArnold Drive is conveniently located in the heart of Sonoma Valley, in the village of Glen Ellen surrounded by Sonoma County wines, local dining, and the valley’s natural sight, a short drive away from Sonoma Valley Regional Park and Bouverie Wildflower Preserve.

CONVENIENTLY LOCATED TO: � Sonoma County Airport - 23 Miles (35 Minutes) � Downtown Santa Rosa - 15 Miles (30 Minutes) � City of Sonoma - 7.5 Miles (20 Minutes) � San Francisco - 60 Miles (70 minutes) � Napa Valley - 27 Miles (50 minutes)

INVESTMENT OPPORTUNITY � Excellent Investment Opportunity with stable and consistent income � Mixed-use retail / residential investment � Under market rent with possible owner occupancy opportunity � Includes owner user opportunity 1,100± sft of Commercial Space � Large residential unit of 1,350± sft (to be verified) on ground floor requires

improvements � Surrounded by wine tasting rooms, popular local restaurant; Glen Ellen

Star and residential single family housing in the heart of Sonoma County � $1,900,000 Purchase Price

DEMOGRAPHICS - 2017 1 MILE 3 MILES 5 MILESPopulation 7,673 48,555 109,579Households 2,067 12,914 26,663Average Household Income $98,337 $100,873 $89,649Median Age 45.5 46.1 42.8

34,500 cars ADT (Annual Average Daily Traffic Count)




SITE

PLA

N &

AER

IAL

MA

PS


$1,900,000


SITE

PLA

N &

AER

IAL

MA

PS


Unimproved Parcel

Mixed-Use Building

PARCEL MAP

Parking Area


INVE

STM

ENT

OVE

RVI

EWRARE INVESTMENT OPPORTUNITYKeegan & Coppin Co., Inc is pleased to present this opportunity to acquire a highly sought after Valley of the Moon two-story multi-tenant building / mixed-use complex. The building is approximately 7,050 sq. ft. total area, comprised of 4,900± sq. ft. on ground floor, plus approx. 2,150 sq. ft. upstairs, all on 13,570± sft of land and comprised of 3 parcels. This property was built in 1937 (per public records) and has been owned and managed by owners since 2006. Currently one 1,100± sq. ft. (of current laundry space) available to convert to commercial office, live/work or residential uses.

13647 Arnold Dr. Glenn Ellen includes ground floor retail space and the second floor includes residential units. The first floor is currently configured into three commercial spaces and the second floor into three (3) residential units.

Portion of ground floor is currently occupied and leased by Garden Court Cafe and Korbin Kameron winery tasting room. One space of approx. 1,100 sq. ft. (800± sf up and 300± sf basement) was prior owner occupied as a laundry, prior to that was a day spa and now vacant and available. This space would make an excellent residential use conversion. This space also has a basement area used as former “spa”, which connects with residential unit #4. The Garden Court Cafe has a lease thru 10/31/2019 on the first floor. The 1,350± sq. ft. winery tasting room is highly refurbished and remodeled with a lease thru 5/21/2018 plus one (1) two (2) year option.at F.M.V. The second floor is currently occupied by one (1) two (2) bedroom one bath, and one (1) three (3) bedroom one (1) bath residential units. Both have month to month rentals.

The building is situated on the S.E. corner of Arnold Dr. and Carquinez Ave. surrounded by numerous tasting rooms, popular restaurant; Glen Ellen Star, in highly sought after Valley of the Moon location and across from Laurel Glen Vineyard and Talisman Wines. This offering for $1,900,000 includes 3 land parcels, with a portion being unimproved land.

Arnold Dr. offers an investor a stable and consistent income stream.

INVESTMENT HIGHLIGHTS




AR

EA O

VER

VIEW


Sonoma County has its own airport, with flights from San Diego, Los Angeles, Portland, and Seattle, or via a transfer from another Alaska, Delta, or American flight.

Otherwise, Sonoma County is located:

75 miles, 1:33 hours north of San Francisco International (SFO)

76 miles, 1:30 hours North of Oakland International (OAK)

119 miles, 2:06 hours West of Sacramento International (SMF)

Located in the heart of Sonoma County and ideally located in beautiful landmark Valley of the Moon.

Wine Country doesn’t get more real than Sonoma Valley, whose rich soils mark the birthplace of California’s wine industry. It’s also the closest wine region to San Francisco, just 45 miles north of the Golden Gate Bridge. Cradled between the Mayacamas and the Sonoma Mountain ranges, Sonoma Valley encompasses a rolling patchwork of vineyards, quaint farms and 13,000 acres of scenic parkland. In the center of town, the eight-acre Sonoma Plaza is a National Historic Landmark, strewn with sprawling shade trees and bordered by carefully preserved adobe buildings. Up the road in Glen Ellen, author and bohemian adventurer Jack London lived and wrote at his pristine Beauty Ranch, now an 800-acre state historic park.

LOCATION MAPS



SALE

S &

LEA

SE C

OM

PS

NORTH BAY COMMERCIAL/RETAIL BUILDING SALES

NO. LOCATION/APN SALE DATE SALE PRICE BUILDING

AREASITE AREA/PARKING YEAR BUILT PRICE PER SF COMMENTS

1. 328 Healdsburg Avenue Healdsburg, CA 002-181-004

2015 $1,900,000 4,485± SF 0.12 ac/None 1890 $423.63/psf 1-story, two-unit, retail bldg., masonry construction, on market 3 mos., sold 14% below list

8. 1600 Grant Avenue Novato, CA

6/2015 $3,940,000 4,295± SF 36,000 SF 1971 $917.35/psf Retail Building 4.5%Cap

10. 929 Main Street St. Helena, CA

12/2015 $3,200,000 3,450± SF 8,300 SF 1945 $925.93/psf AP 009-180-038

15. 7151 Bodega Avenue Sebastopol, CA

5/2015 $2,400,000 4,920± SF 10,000 SF 1983 $488/psf Leased to Wells Fargo 3 years remaining on lease 4% Cap

16. 1198 S. CloverdaleCloverdale, CA

10/2015 $2,020,000 3,800± SF 16,000 SF 2006 $592.07/psf Multi- Tenant Retail 4.5% Cap 161-310-065

17. 1350 Farmers LaneSanta Rosa, CA

5/2015 $2,990,000 5,200± SF 35,000 SF 1969/2014 $575/psf 5.15% Cap Sherwin Williams Lease 014-591-032

18. 56 Mission Circle Santa Rosa, CA

8/2015 $3,010,000 6,000± SF 20,000 SF 1998 $501/psf Multi Tenant Retail

RETAIL & FOOD SERVICE LEASE COMPS SONOMA COUNTY 2012-2017

LOCATION & BUSINESS APPROX. SPACE SIZE EFFECTIVE RATE/S.F./MO LEASE DATE

2300 Mendocino Ave/Safeway Center - Pieology Pizza 1600 sft $3.65 psft/NNN plus $1.05 sft/CAM 3/2015

135 4th St. Santa Rosa - Jacksons Bar and Oven 3200 sft $2.75 psft/NNN Renewed: 1/2016

Montgomery Village - Boudin Bakery 4000 sft $2.75 psft/NNN May 2012

Habit Burger, Napa 2000 sft $3.90 psft/NNN 2012

2550 Guerneville Road - Tan’s Donuts 1391 sft $2.63 psft/NNN June 2014

2064 Santa Rosa Avenue (Santa Rosa Marketplace) Jimmy John’s Gourmet Sandwiches 1320 sft $4.50 psft/NNN July 2014

1199 Yulupa Ave # A - Lila’s Mex. Rest 1340 sft $2.98 psft/NNN Renewed 2/2016



PHO

TOS


This property is being offered on an as-is basis subject to buyer’s inspections. While the Broker(s) 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, and after accepted offer to qualified buyer.

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(s) for the property owner, Dino D’Argenzio or Erlina Othman of Keegan & Coppin Company, Inc. Prospective buyers are encouraged to make offer to purchase and provide buyer’s background, source of funds and any other information that would indicate their ability to complete the transaction smoothly.

Buyer shall investigate zoning; federal and state laws pertaining to legallity of buyer’s intended uses.

CONTACT INFORMATION:

Dino D’ArgenzioPartner

BRE # 00754303(707) 528-1400 ext. 243

Cell: (707) [email protected]

Erlina OthmanAgent

BRE # 01985519(707) 528-1400 ext. 241

Cell: (415) [email protected]

PHO

TOS



Dino D’Argenzio, PartnerErlina Othman, Agent

1355 N Dutton Ave., Santa Rosa, CA 95401(707) 528-1400 • Fax: (707) 524-1419

Lic #s 00754303, 01985519:[email protected], [email protected]

Sec.

26 -

90-0

60. -

Gle

n El

len

Deve

lopm

ent a

nd D

esig

n Gu

idel

ines

(GE1

) (GE

2).

(a)

Pu

rpos

e. T

he p

urpo

se o

f th

e G

len

Elle

n D

evel

opm

ent

and

Des

ign

Gui

delin

es

is t

o di

rect

de

velo

pmen

t in

a w

ay th

at th

e ch

arac

ter o

f Gle

n E

llen

is e

nhan

ced

and

its ru

ral c

hara

cter

and

sce

nic

qual

ity a

re m

aint

aine

d. T

he d

esig

n gu

idel

ines

enc

oura

ge t

he u

se o

f fo

rms

and

mat

eria

ls t

hat

are

hum

an in

sca

le.

(b)

A

dditi

onal

Per

mit

Req

uire

men

ts o

r Ex

empt

ions

. In

add

ition

to

the

requ

irem

ents

of

Sect

ion

26-9

0-04

0 ab

ove

(Per

mit

requ

irem

ents

for a

ll Lo

cal A

rea

Gui

delin

es a

nd S

tand

ards

), th

e fo

llow

ing

appl

ies:

(1)

Min

iste

rial p

roje

cts

with

in th

e G

len

Elle

n Su

bare

a 2

are

exem

pt fr

om th

e pr

ovis

ions

of t

he G

len

Elle

n D

esig

n G

uide

lines

.

(c)

St

anda

rds.

App

licab

le d

evel

opm

ent

shal

l be

revi

ewed

and

app

rove

d in

com

plia

nce

with

the

mos

t cu

rren

t ve

rsio

n of

the

Gle

n El

len

Dev

elop

men

t an

d D

esig

n G

uide

lines

on

file

at t

he P

erm

it an

d R

esou

rce

Man

agem

ent D

epar

tmen

t.

(d)

Bo

unda

ries.

The

sta

ndar

ds o

f thi

s se

ctio

n ap

ply

to a

ll pr

oper

ties

with

in th

e bo

unda

ry s

how

n in

the

Zoni

ng D

atab

ase

as b

eing

with

in th

e LG

/GE1

(Lo

cal G

uide

lines

Gle

n E

llen

Suba

rea

1) o

r LG

/GE2

(L

ocal

Gui

delin

es/G

len

Elle

n Su

bare

a 2)

com

bini

ng z

one.

(Ord

. No.

605

7, §

III(

a), E

xh. A

, 2-4

-201

4)

SEC

26

90 0

60

GLE

N E

LLEN

DEV

ELO

PMEN

T A

ND

DES

IGN

_GU

IDEL

INES

GE1

GE

Artic

le 3

6. -

LC L

imite

d Co

mm

erci

al D

istric

t.

Sec.

26-

36-0

05. -

Pur

pose

.

Purp

ose:

to

impl

emen

t th

e pr

ovis

ions

of

Sect

ion

2.3.

2 of

the

gen

eral

pla

n by

pro

vidi

ng a

reas

for

ret

ail

sale

s an

d se

rvic

es n

eces

sary

for

the

daily

sel

f-suf

ficie

ncy

of u

rban

and

rur

al a

reas

in k

eepi

ng w

ith th

eir

char

acte

r an

d to

impl

emen

t the

obj

ectiv

es o

f ado

pted

red

evel

opm

ent p

lans

with

in r

edev

elop

men

t pro

ject

ar

eas

in th

e ge

nera

l pla

n.

(Ord

. No.

464

3, 1

993.

)

Sec.

26-

36-0

10. -

Per

mitt

ed u

ses.

Perm

itted

use

s in

clud

e th

e fo

llow

ing:

(a)

Nei

ghbo

rhoo

d re

tail

busi

ness

es w

hich

sup

ply

hous

ehol

d co

mm

oditi

es o

n th

e pr

emis

es s

uch

as

groc

erie

s, m

eats

, dai

ry p

rodu

cts,

bak

ed g

oods

or o

ther

food

s, d

rugs

, not

ions

or h

ardw

are;

larg

e al

coho

lic

beve

rage

re

tail

esta

blis

hmen

ts;

pers

onal

se

rvic

e es

tabl

ishm

ents

w

hich

pe

rform

se

rvic

es o

n th

e pr

emis

es fo

r per

sons

resi

ding

in a

djac

ent r

esid

entia

l are

as s

uch

as s

hoe

repa

ir,

dry

clea

ning

sho

ps, t

ailo

r sh

ops,

bea

uty

parlo

rs, b

arbe

r sh

ops

and

the

like.

All

reta

il sa

les

and

serv

ice

uses

sha

ll be

con

duct

ed e

ntire

ly w

ithin

a b

uild

ing;

(b)

Res

taur

ants

;

(c)

Fina

ncia

l ins

titut

ions

suc

h as

ban

ks a

nd s

avin

gs a

nd lo

an o

ffice

s, p

rovi

ded

the

faci

lity

is li

mite

d to

five

thou

sand

(5,0

00) s

quar

e fe

et o

f gro

ss fl

oor a

rea;

(d)

Med

ical

or d

enta

l clin

ic;

(e)

Pr

o fes

sion

al a

nd a

dmin

istra

tive

offic

es w

hich

pro

vide

ser

vice

s fo

r pe

rson

s re

sidi

ng in

nea

rby

resi

dent

ial a

reas

;

(f)

Acce

ssor

y bu

ildin

gs a

nd u

ses

norm

ally

inc

iden

tal

to a

ny p

erm

itted

use

. Th

is s

hall

not

be

cons

trued

as

perm

ittin

g an

y co

mm

erci

al u

se o

r oc

cupa

tion

othe

r th

an t

hose

spe

cific

ally

pe

rmitt

ed;

(g)

Smal

l col

lect

ion

faci

litie

s as

an

acce

ssor

y us

e to

any

per

mitt

ed u

se s

ubje

ct to

the

prov

isio

ns o

f Se

ctio

n 26

-88-

070;

(Ord

. No.

380

5.)

(h)

Feed

sto

res;

(i)

Gar

den

supp

ly s

tore

s;

(j)

Truc

k, tr

aile

r and

farm

impl

emen

t sal

es, a

nd re

ntal

;

(k)

Tire

sal

es, i

nclu

ding

reca

ppin

g an

d re

tread

ing;

(l)

Mac

hine

ry s

ales

and

rent

al;

(m)

Stor

age

yard

s ac

cess

ory

to th

e us

es li

sted

in th

is s

ectio

n, n

ot to

exc

eed

one

hund

red

perc

ent

(100

%) o

f the

gro

ss a

rea

of th

e m

ain

build

ing;

(n)

O

ccas

iona

l cu

ltura

l ev

ents

; pr

ovid

ed,

that

a w

ritte

n no

tice

stat

ing

"The

Son

oma

Cou

nty

Plan

ning

Dep

artm

ent w

ill is

sue

a zo

ning

per

mit

for

a cu

ltura

l eve

nt (

stat

e na

ture

and

dur

atio

n)

on t

his

prop

erty

if a

writ

ten

appe

al is

not

rec

eive

d w

ithin

ten

(10

) da

ys f

rom

the

dat

e of

thi

s no

tice.

" is

post

ed o

n th

e pr

oper

ty a

t lea

st te

n (1

0) d

ays

prio

r to

issu

ance

of a

zon

ing

perm

it, a

nd

AR

TIC

LE 3

6 L

C L

IMIT

ED C

OM

MER

CIA

L D

ISTR

ICT

no a

ppea

l pur

suan

t to

Sec

tion

26-9

2-04

0 ha

s be

en r

ecei

ved

from

any

inte

rest

ed p

erso

n, a

nd

prov

ided

tha

t ap

prov

al i

s se

cure

d fro

m t

he f

ollo

win

g de

partm

ents

: sh

eriff

, pu

blic

hea

lth,

fire

serv

ices

, bu

ildin

g in

spec

tion

and

publ

ic w

orks

. In

the

eve

nt o

f an

app

eal,

a he

arin

g on

the

pr

ojec

t sha

ll be

hel

d pu

rsua

nt to

Sec

tion

26-9

2-04

0;

(o)

Smal

l fam

ily d

ay c

are;

(p)

L a

rge

fam

ily d

ay c

are,

pro

vide

d th

at th

e ap

plic

ant s

hall

mee

t all

perfo

rman

ce s

tand

ards

list

ed

in S

ectio

n 26

-88-

080;

(q)

Smal

l res

iden

tial c

omm

unity

car

e fa

cilit

y;

(r)

Beek

eepi

ng;

(s)

At

tach

ed c

omm

erci

al te

leco

mm

unic

atio

n fa

cilit

ies

subj

ect t

o th

e ap

plic

able

crit

eria

set

forth

in

Sect

ion

26-8

8-13

0;

(t)

Min

or a

nd in

term

edia

te fr

eest

andi

ng c

omm

erci

al te

leco

mm

unic

atio

n fa

cilit

ies

eigh

ty fe

et (8

0′) o

r le

ss, s

ubje

ct to

the

appl

icab

le c

riter

ia s

et fo

rth in

Sec

tion

26-8

8-13

0;

(u)

N

onco

mm

erci

al t

elec

omm

unic

atio

n fa

cilit

ies

eigh

ty f

eet

(80′

) or

less

in h

eigh

t su

bjec

t to

the

ap

plic

able

crit

eria

set

forth

in S

ectio

n 26

-88-

130;

(v)

Smal

l win

d en

ergy

sys

tem

s no

t loc

ated

with

in a

cou

nty-

desi

gnat

ed u

rban

ser

vice

are

a or

with

in

two

thou

sand

fiv

e hu

ndre

d fe

et (

2,50

0′)

of a

cou

nty-

desi

gnat

ed u

rban

ser

vice

are

a, s

ubje

ct to

zo

ning

per

mit

appr

oval

and

the

stan

dard

s in

Sec

tion

26-8

8-13

5;

(w)

O

ther

non

resi

dent

ial u

ses

whi

ch in

the

opi

nion

of

the

plan

ning

dire

ctor

are

of

a si

mila

r an

d co

mpa

tible

nat

ure

to th

ose

uses

des

crib

ed in

this

sec

tion;

(x)

Sm

all- s

cale

hom

eles

s sh

elte

rs s

ervi

ng n

o m

ore

than

ten

(10)

per

sons

pur

suan

t to

26-8

8-12

7,

subj

ect t

o Ar

ticle

82

(Des

ign

Rev

iew

), w

ithin

des

igna

ted

urba

n se

rvic

e ar

eas;

(y)

Va

catio

n re

ntal

s w

ith u

p to

fiv

e (5

) gu

est

room

s, s

ubje

ct t

o is

suan

ce o

f a

zoni

ng p

erm

it an

d co

mpl

ianc

e w

ith S

ectio

n 26

-88-

120

(Vac

atio

n R

enta

ls);

(z)

H

oste

d re

ntal

s, s

ubje

ct to

issu

ance

of a

zon

ing

perm

it an

d co

mpl

ianc

e w

ith S

ectio

n 26

-88-

118

(Hos

ted

Ren

tals

and

Bed

and

Bre

akfa

st In

ns).

(aa)

O

ne (1

) jun

ior a

cces

sory

dw

ellin

g un

it pe

r lot

, pur

suan

t to

Sec

tion

26-8

8-06

1.

(Ord

. No.

619

1 , §

V(E

xh. D

), 1-

24-2

017;

Ord

. No.

614

5, §

§ III

, IV

, 3-1

5-20

16; O

rd. N

o. 5

883,

§

IV, 3

-30-

2010

; Ord

. 579

0 §

1(k)

, 200

8; O

rd. N

o. 5

435

§ 2(

z), 2

003;

Ord

. No.

534

2 §

3, 2

002;

O

rd. N

o. 4

973

§ 9(

a), 1

996;

Ord

. No.

464

3, 1

993.

)

Sec.

26-

36-0

20. -

Use

s per

mitt

ed w

ith a

use

per

mit.

Use

s pe

rmitt

ed w

ith a

use

per

mit

incl

ude

the

follo

win

g:

(a)

One

(1) d

wel

ling

unit

on a

per

man

ent f

ound

atio

n pe

r lot

sub

ject

, at a

min

imum

, to

the

follo

win

g cr

iteria

, an

d pr

ovid

ed t

hat

no c

omm

erci

al u

se m

ay b

e pe

rmitt

ed u

nles

s th

e dw

ellin

g un

it is

re

mov

ed o

r con

verte

d to

ano

ther

use

in a

ccor

danc

e w

ith th

is d

istri

ct:

(1)

Th

e pr

oper

ty is

not

loca

ted

with

in a

red

evel

opm

ent p

roje

ct a

rea

iden

tifie

d on

the

gene

ral

plan

land

use

map

,

(2)

Th

e pr

oper

ty h

as c

onst

rain

ts o

r is

of s

uch

a si

ze a

s to

mak

e it

infe

asib

le to

dev

elop

with

th

e co

mm

erci

al u

ses

allo

wed

by

zoni

ng,

(3)

Th

e un

it co

mpl

ies

with

set

back

s, b

uild

ing

heig

hts,

and

oth

er s

tand

ards

of

the

appl

icab

le

zoni

ng d

istri

ct,

(4)

The

unit

mee

ts o

ther

con

ditio

ns w

hich

may

resu

lt fro

m th

e ap

plic

atio

n re

view

pro

cess

;

AR

TIC

LE 3

6 L

C L

IMIT

ED C

OM

MER

CIA

L D

ISTR

ICT

(b)

One

(1) c

aret

aker

uni

t per

lot i

n ru

ral a

reas

as

defin

ed in

the

gene

ral p

lan

and

prov

ided

that

the

lot i

s no

t alre

ady

deve

lope

d w

ith a

resi

denc

e;

(c)

M

ixed

Use

Dev

elop

men

ts.

Addi

tiona

l dw

ellin

g un

its f

or p

erm

anen

t oc

cupa

ncy

as p

art

of a

m

ixed

com

mer

cial

/resi

dent

ial d

evel

opm

ent,

prov

ided

that

the

prop

erty

is lo

cate

d w

ithin

an

urba

n se

rvic

e ar

ea a

s de

fined

in th

e ge

nera

l pla

n an

d th

at th

e re

side

ntia

l uni

ts c

ompl

emen

t and

are

co

mpa

tible

with

an

exis

ting

or p

ropo

sed

com

mer

cial

use

, su

bjec

t to

the

pro

visi

ons

of S

ectio

n 26

-88-

123

(Mix

ed u

se d

evel

opm

ents

);

(d)

Gas

olin

e se

rvic

e st

atio

ns a

nd m

inim

arts

; (O

rd. N

o. 3

615.

)

(e)

Res

taur

ants

ser

ving

alc

ohol

, tak

eout

food

, bar

s, c

ockt

ail l

oung

es, l

ive

ente

rtain

men

t, am

plifi

ed

live

mus

ic;

(f)

Non

com

mer

cial

clu

bs a

nd lo

dges

;

(g)

Art,

craf

t, m

usic

and

dan

cing

sch

ools

;

(h)

Busi

ness

, pro

fess

iona

l or t

rade

sch

ools

and

col

lege

s;

(i)

Chu

rche

s;

(j)

Who

lesa

le a

nd re

tail

nurs

erie

s;

(k)

Antiq

ue s

tore

s, s

econ

d ha

nd s

ales

, auc

tion

stud

ios;

(l)

New

and

use

d au

tom

obile

sal

es, s

ervi

ce a

nd re

pair

esta

blis

hmen

ts;

(m)

Truc

k, tr

aile

r and

farm

impl

emen

t rep

air f

acilit

ies;

(n)

Anim

al h

ospi

tals

, vet

erin

ary

clin

ics

and

com

mer

cial

ken

nels

;

(o)

La

rge

and

heav

y m

erch

andi

se s

ales

, in

clud

ing

mac

hine

ry,

hard

war

e, lu

mbe

r ya

rds,

bui

ldin

g m

ater

ials

or l

ands

cape

mat

eria

ls y

ards

;

(p)

Rec

yclin

g ce

nter

s fo

r hou

seho

ld p

aper

, gla

ss a

nd m

etal

s;

(q)

Truc

k te

rmin

als,

gas

olin

e se

rvic

e st

atio

ns a

nd a

ssoc

iate

d us

es;

(r)

Fuel

yar

ds, t

he b

ulk

stor

age

of fl

amm

able

liqu

ids;

(s)

Con

tract

or's

equ

ipm

ent s

tora

ge o

r ren

tal y

ards

;

(t)

Out

door

sal

es y

ards

, auc

tion

yard

s an

d fle

a m

arke

ts; h

eavy

equ

ipm

ent s

ales

;

(u)

M

inor

pu

blic

se

rvic

e us

es

or

faci

litie

s (tr

ansm

issi

on

and

dist

ribut

ion

lines

an

d te

leco

mm

unic

atio

n fa

cilit

ies

exce

pted

), in

clud

ing

but

not

limite

d to

res

ervo

irs,

stor

age

tank

s,

pum

ping

sta

tions

, te

leph

one

exch

ange

s, s

mal

l po

wer

sta

tions

, tra

nsfo

rmer

sta

tions

, fir

e an

d po

lice

stat

ions

and

trai

ning

cen

ters

, ser

vice

yar

ds a

nd re

late

d pa

rkin

g lo

ts w

hich

, at a

min

imum

, m

eet

the

crite

ria o

f ge

nera

l pla

n Po

licy

PF-2

(s)

and

whi

ch a

re n

ot o

ther

wis

e ex

empt

by

stat

e la

w;

(v)

Ex

plor

atio

n an

d de

velo

pmen

t of

low

tem

pera

ture

geo

ther

mal

res

ourc

es f

or o

ther

tha

n po

wer

de

velo

pmen

t pur

pose

s pr

ovid

ed th

at a

t a m

inim

um it

is c

ompa

tible

with

sur

roun

ding

land

use

s;

(w)

Out

door

ven

dors

;

(x)

C

omm

erci

al

plan

ned

deve

lopm

ents

an

d co

mm

erci

al

cond

omin

ium

s.

Com

patib

ility

an

d pr

ovis

ion

of a

men

ities

sha

ll be

req

uire

d an

d un

ique

cha

ract

eris

tics,

des

ign

inno

vatio

n an

d cr

eativ

ity s

hall

be a

dditi

onal

crit

eria

util

ized

in e

valu

atin

g su

ch d

evel

opm

ent.

Req

uire

d ya

rds

of

Sect

ion

26-3

6-03

0 sh

all n

ot a

pply

to

such

dev

elop

men

t. C

onve

rsio

ns o

f ex

istin

g co

mm

erci

al

build

ings

to

co

mm

erci

al

cond

omin

ium

or

co

mm

erci

al

plan

ned

deve

lopm

ent

may

be

ac

com

plis

hed

by u

se p

erm

it w

aive

r pur

suan

t to

Sec

tion

26-8

8-01

0(g)

and

app

licab

le S

ectio

ns o

f C

hapt

er 2

5 of

the

Sono

ma

Cou

nty

Cod

e;

(y)

Smal

l col

lect

ion

faci

litie

s as

an

acce

ssor

y us

e to

any

per

mitt

ed u

se s

ubje

ct to

the

prov

isio

ns o

f Se

ctio

n 26

-88-

070;

AR

TIC

LE 3

6 L

C L

IMIT

ED C

OM

MER

CIA

L D

ISTR

ICT

(z)

Larg

e re

side

ntia

l com

mun

ity c

are

faci

lity;

(aa)

D

ay c

are

cent

er;

(bb)

G

ymna

sium

s, h

ealth

clu

bs, s

pas,

indo

or re

crea

tion,

and

sim

ilar u

ses;

(cc)

H

elip

orts

;

(dd)

In

term

edia

te a

nd m

ajor

fre

esta

ndin

g co

mm

erci

al t

elec

omm

unic

atio

n fa

cilit

ies

grea

ter

than

ei

ghty

feet

(80′

) in

heig

ht, s

ubje

ct a

t a m

inim

um to

the

appl

icab

le c

riter

ia s

et fo

rth in

Sec

tion

26-

88-1

30;

(ee)

N

onco

mm

erci

al te

leco

mm

unic

atio

n fa

cilit

ies

grea

ter

than

eig

hty

feet

(80

′) in

hei

ght s

ubje

ct a

t a

min

imum

to th

e ap

plic

able

crit

eria

set

forth

in S

ectio

n 26

-88-

130;

(ff)

Smal

l alc

ohol

ic b

ever

age

reta

il es

tabl

ishm

ents

, sub

ject

to th

e st

anda

rds

in S

ectio

n 26

-88-

195;

(gg)

O

ne (1

) bed

and

bre

akfa

st in

n, c

onta

inin

g no

t mor

e th

an fi

ve (5

) gue

st ro

oms,

est

ablis

hed

and

mai

ntai

ned

in c

onju

nctio

n w

ith a

n ex

istin

g or

pro

pose

d co

mm

erci

al u

se o

n th

e pr

oper

ty.

The

bed

and

brea

kfas

t in

n sh

all b

e su

bjec

t to

Arti

cle

82 (

Des

ign

Rev

iew

) an

d Ar

ticle

86

(Par

king

R

egul

atio

n). F

ood

serv

ice

shal

l be

limite

d to

bre

akfa

st s

erve

d to

inn

gues

ts o

nly,

and

sha

ll be

su

bjec

t to

app

rova

l of

the

Son

oma

Cou

nty

depa

rtmen

t of

hea

lth s

ervi

ces.

Wed

ding

s, l

awn

parti

es o

r si

mila

r ac

tiviti

es m

ay b

e al

low

ed i

f sp

ecifi

cally

aut

horiz

ed b

y th

e us

e pe

rmit.

No

outd

oor

ampl

ified

sou

nd s

hall

be p

erm

itted

at a

ny ti

me.

No

bed

and

brea

kfas

t inn

sha

ll in

clud

e th

e us

e of

mor

e th

an o

ne (

1) s

ingl

e-fa

mily

dw

ellin

g. N

o ac

cess

ory

stru

ctur

es m

ay b

e us

ed fo

r tra

nsie

nt o

ccup

ancy

;

(hh)

R

eser

ved;

(ii)

Em

erge

ncy

h om

eles

s sh

elte

rs w

ith u

p to

fift

y (5

0) b

eds,

sub

ject

to

desi

gn r

evie

w,

with

in

desi

gnat

ed u

rban

ser

vice

are

as;

(jj)

Smal

l win

d en

ergy

sys

tem

s lo

cate

d w

ithin

a c

ount

y-de

sign

ated

urb

an s

ervi

ce a

rea

or w

ithin

two

thou

sand

fiv

e hu

ndre

d fe

et (

2,50

0′)

of a

cou

nty-

desi

gnat

ed u

rban

ser

vice

are

a, s

ubje

ct t

o th

e st

anda

rds

in S

ectio

n 26

-88-

135;

(kk)

In

des

igna

ted

urba

n se

rvic

e ar

eas,

sm

all s

ingl

e ro

om o

ccup

ancy

(S

RO

) fa

cilit

ies,

sub

ject

to

the

gran

ting

of a

use

per

mit

and

cons

iste

nt w

ith th

e pr

ovis

ions

of S

ectio

n 26

-88-

125;

(ll)

In

des

igna

ted

urba

n se

rvic

e ar

eas,

larg

e si

ngle

roo

m o

ccup

ancy

(SR

O)

faci

litie

s of

up

to th

irty

(30)

SR

O r

oom

s, s

ubje

ct to

the

gran

ting

of a

use

per

mit

and

cons

iste

nt w

ith th

e pr

ovis

ions

of

Sect

ion

26-8

8-12

5;

(mm

)

Live

/wor

k us

es in

con

junc

tion

with

a le

gally

est

ablis

hed

sing

le fa

mily

res

iden

tial u

nit s

ubje

ct

to th

e re

quire

men

ts o

f Sec

tion

26-8

8-12

2. L

ive/

wor

k us

es s

hall

not b

e pe

rmitt

ed in

a m

ixed

use

de

velo

pmen

t, SR

O u

nit,

or c

aret

aker

uni

t;

(nn)

O

ther

non

resi

dent

ial u

ses

whi

ch in

the

opi

nion

of

the

plan

ning

dire

ctor

are

of

a si

mila

r an

d co

mpa

tible

nat

ure

to th

ose

uses

des

crib

ed in

this

sec

tion;

(oo)

M

edic

al C

anna

bis

Dis

pens

ary,

in c

ompl

ianc

e w

ith S

ectio

ns 2

6-88

-250

and

26-

88-2

56;

(pp)

C

omm

erci

al c

anna

bis

med

ical

use

s in

com

plia

nce

with

Sec

tions

26-

88-2

50 t

hrou

gh 2

6-88

-25

6.

(Ord

. No.

618

9 , §

§ II(

C),

(E),

12-2

0-20

16; O

rd. N

o. 5

933,

§ II

(i), 5

-10-

2011

; Ord

. No.

588

3, §

IV

, 3-3

0-20

10; O

rd. 5

790

§ 1(

l), 2

008;

Ord

. No.

571

5 §

2, 2

007;

Ord

. No.

556

9 §§

5, 6

, 7, 2

005;

O

rd. N

o. 5

435

§ 2(

aa),

2003

; Ord

. No.

542

9 §

5, 2

003;

Ord

. No.

526

5 §

1(o)

, 200

1; O

rd. N

o.

4973

§ 9

(b),

(c),

1996

; § O

rd. N

o. 4

643,

199

3; O

rd. N

o. 3

348.

)

Sec.

26-

36-0

30. -

Per

mitt

ed b

uild

ing

inte

nsity

and

dev

elop

men

t crit

eria

.

AR

TIC

LE 3

6 L

C L

IMIT

ED C

OM

MER

CIA

L D

ISTR

ICT

The

use

of la

nd a

nd s

truct

ures

with

in th

is d

istri

ct is

sub

ject

to th

is a

rticl

e, th

e ge

nera

l reg

ulat

ions

of t

his

chap

ter,

and

the

prov

isio

ns o

f any

dis

trict

whi

ch is

com

bine

d he

rew

ith. P

olic

ies

and

crite

ria o

f the

gen

eral

pl

an a

nd a

ny a

pplic

able

spe

cific

or

area

pla

n or

loca

l are

a de

velo

pmen

t gui

delin

es s

hall

supe

rsed

e th

e st

anda

rds

here

in.

(a)

Bu

ildin

g In

tens

ity. T

he m

axim

um b

uild

ing

inte

nsity

of t

he u

se o

f a s

ite s

hall

be d

eter

min

ed b

y m

ultip

lyin

g th

e m

axim

um b

uild

ing

heig

ht l

imit

and

the

max

imum

lot

cov

erag

e. T

he s

peci

fied

heig

ht o

r lot

cov

erag

e lim

its m

ay b

e m

odifi

ed if

a u

se p

erm

it is

firs

t sec

ured

and

if th

e m

axim

um

build

ing

inte

nsity

is n

ot e

xcee

ded.

(b)

Max

imum

Bui

ldin

g H

eigh

t.

(1)

Thirt

y-fiv

e fe

et (3

5′) p

rovi

ded,

how

ever

, tha

t add

ition

al h

eigh

t may

be

perm

itted

sub

ject

to

subs

ectio

n (a

) of t

his

sect

ion.

(2)

M

axim

um h

eigh

t for

tele

com

mun

icat

ion

faci

litie

s is

sub

ject

to th

e pr

ovis

ions

of t

his

artic

le

and

Sect

ion

26-8

8-13

0.

(c)

Min

imum

Lot

Siz

e.

(1)

W

here

bot

h pu

blic

sew

er a

nd p

ublic

wat

er s

ervi

ces

are

prov

ided

or

whe

re p

ublic

sew

er

serv

ice

alon

e is

pro

vide

d, e

ight

thou

sand

(8,0

00) s

quar

e fe

et.

(2)

Whe

re p

ublic

wat

er s

ervi

ce a

lone

is p

rovi

ded,

one

(1) a

cre.

(3)

Whe

re n

eith

er p

ublic

sew

er s

ervi

ce n

or p

ublic

wat

er s

ervi

ce is

pro

vide

d, o

ne a

nd o

ne-h

alf

acre

s.

(d)

M

axim

um L

ot C

over

age.

Fift

y pe

rcen

t (5

0%)

prov

ided

tha

t ad

ditio

nal

lot

cove

rage

may

be

perm

itted

sub

ject

to s

ubse

ctio

n (a

) of t

his

sect

ion.

(e)

Ya

rd R

equi

rem

ents

. The

fol

low

ing

shal

l app

ly e

xcep

t tha

t if

the

subj

ect p

rope

rty a

djoi

ns la

nd

whi

ch is

zon

ed A

R o

r de

sign

ated

as

agric

ultu

ral l

and,

the

use

is s

ubje

ct to

the

requ

irem

ents

of

Sect

ion

26-8

8-04

0(g)

.

(1)

Fron

t Yar

d. N

one,

exc

ept w

here

the

front

age

of a

blo

ck is

par

tially

in a

n R

dis

trict

, in

whi

ch

case

the

front

yar

d sh

all b

e th

e sa

me

as re

quire

d in

suc

h R

dis

trict

.

(2)

Si

de Y

ard.

Non

e, e

xcep

t w

here

the

sid

e of

a l

ot a

buts

upo

n th

e si

de o

f a

lot

in a

n R

di

stric

t, in

whi

ch c

ase

the

side

yar

d sh

all b

e no

t les

s th

an te

n fe

et (1

0′).

(3)

R

ear

Yard

. Non

e, e

xcep

t whe

re th

e re

ar o

f a lo

t abu

ts o

n an

R d

istri

ct, i

n w

hich

cas

e th

e re

ar y

ard

shal

l be

not l

ess

than

ten

feet

(10′

).

(4)

The

yard

requ

irem

ents

set

forth

in th

is s

ectio

n m

ay b

e in

crea

sed

to b

e co

nsis

tent

with

the

circ

ulat

ion

and

trans

it el

emen

t of t

he g

ener

al p

lan

or to

acc

omm

odat

e la

ndsc

apin

g re

quire

d pu

rsua

nt to

sub

sect

ion

(g) o

f thi

s se

ctio

n.

(f)

Park

ing

Spac

es.

Park

ing

shal

l be

pro

vide

d in

acc

orda

nce

with

the

sta

ndar

ds e

stab

lishe

d in

Ar

ticle

86.

(g)

D

esig

n R

evie

w. D

esig

n re

view

app

rova

l sha

ll be

req

uire

d fo

r al

l per

mitt

ed u

ses

in th

e m

anne

r pr

ovid

ed in

Arti

cle

82.

(Ord

. No.

497

3, §

9(d

), 19

96; O

rd. N

o. 4

643,

199

3.)

AR

TIC

LE 3

6 L

C L

IMIT

ED C

OM

MER

CIA

L D

ISTR

ICT

Artic

le 6

3. -

LG Lo

cal G

uide

lines

Com

bini

ng D

istric

t.

Sec.

26-

63-0

05. -

Pur

pose

.

The

purp

ose

of th

e LG

com

bini

ng z

one

is to

iden

tify

parc

els

subj

ect t

o co

mpl

ianc

e w

ith A

rticl

e 90

(Lo

cal

Area

Gui

delin

es a

nd S

tand

ards

).

(Ord

. No.

605

7, §

III(

b), E

xh. B

, 2-4

-201

4)

Sec.

26-

63-0

10. -

App

licab

ility

.

The

LG c

ombi

ning

zon

e is

app

lied

conc

urre

ntly

to p

rope

rties

whe

re L

ocal

Are

a G

uide

lines

and

Sta

ndar

ds

have

bee

n es

tabl

ishe

d by

the

Boa

rd.

(Ord

. No.

605

7, §

III(

b), E

xh. B

, 2-4

-201

4)

Sec.

26-

63-0

20. -

Allo

wed

land

use

and

per

mit

requ

irem

ents

.

All u

ses

allo

wed

with

in t

he b

ase

zone

sha

ll be

allo

wed

sub

ject

to

com

plia

nce

with

the

req

uire

men

ts o

f Ar

ticle

90

(Loc

al A

rea

Gui

delin

es a

nd S

tand

ards

) and

all

othe

r app

licab

le C

ode

requ

irem

ents

.

(Ord

. No.

605

7, §

III(

b), E

xh. B

, 2-4

-201

4)

Sec.

26-

63-0

30. -

Loc

al a

rea

deve

lopm

ent g

uide

lines

com

bini

ng zo

nes e

stab

lishe

d.

Whe

n Ar

ticle

90

(Loc

al A

rea

Gui

delin

es a

nd S

tand

ards

) es

tabl

ishe

s a

new

Loc

al A

rea

Dev

elop

men

t G

uide

line,

the

par

cels

with

in th

e bo

unda

ry s

hall

be a

dded

to

the

LG c

ombi

ng z

one

with

an

appr

opria

te

suffi

x to

ind

icat

e th

e sp

ecifi

c ar

ea.

The

follo

win

g sp

ecifi

c LG

com

bini

ng z

one

suba

reas

hav

e be

en

esta

blis

hed

and

are

incl

uded

with

in th

e Zo

ning

Dat

abas

e:

(1)

Can

on M

anor

Wes

t (LG

/CM

W),

Sect

ion

26-9

0-05

0.

(2)

Gle

n E

llen

Suba

reas

1 a

nd 2

(LG

/GE1

)(LG

/GE

2), S

ectio

n 26

-90-

060.

(3)

Hig

hway

116

Sce

nic

Cor

ridor

(LG

/116

), Se

ctio

n 26

-90-

070.

(4)

Penn

grov

e M

ain

Stre

et (L

G/P

NG

), Se

ctio

n 26

-90-

080.

(5)

Rus

sian

Riv

er C

orrid

or (L

G/R

RC

), S

ectio

n 26

-90-

90.

(6)

Rus

sian

Riv

er C

orrid

or &

Hig

hway

116

(LG

/RR

C11

6) S

ectio

ns 2

6-90

-070

and

26-

90-0

90.

(7)

Seba

stop

ol R

oad

Urb

an V

isio

n Pl

an (L

G/S

RV)

, Sec

tion

26-9

0-10

0.

(8)

The

Sprin

gs H

ighw

ay 1

2 C

orrid

or (L

G/S

PR

), S

ectio

n 26

-90-

110.

(9)

Tayl

or/ S

onom

a/M

ayac

amas

Mou

ntai

ns (L

G/M

TN),

Sect

ion

26-9

0-12

0.

(Ord

. No.

605

7, §

III(

b), E

xh. B

, 2-4

-201

4)

AR

TIC

LE63

LG

LO

CA

L G

UID

ELIN

ES C

OM

BIN

ING

DIS

TRIC

T

for sale - images1.loopnet.com€¦ · sonoma county airport - 23 miles (35 minutes) downtown santa...

Documents