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2017/01/12 Planning Commission MinutesROHNERT PARK PLANNING COMMISSION MINUTES January 12, 2017 The Planning Commission of the City of Rohnert Park met this date in a regular session commencing at 6:00 p.m. in the City Hall Council Chambers, 130 Avram Avenue, with Commissioner Borba presiding. Call To Order Chairperson Borba called the meeting of the regular session to order at approximately 6:00 p.m. with Chairperson Borba leading the pledge. Roll Call Present: (5) Commissioners: Commissioner Adams, Commissioner Borba, Commissioner Giudice and Commissioner Haydon were present. Commissioner Blanquie was excused. Development Services Director, Mary Grace Pawson, Planning Manager, Jeffrey Beiswenger, Technical Advisor, Norm Weisbrod and Recording Secretary, Suzie Azevedo were present. Election of Officers to A motion was made by Commissioner Giudice, seconded by Commissioner the Planning Adams nominating Commissioner Haydon as Chairperson. The motion passed Commission with a 4-0 vote. (AYES: Adams, Borba, Giudice, Haydon; NOES: 0; ABSENT: Blanquie). A motion was made by Commissioner Borba, seconded by Commissioner Giudice nominating Commissioner Adams as Vice -Chairperson. The motion passed with a 4-0 vote. (AYES: Adams, Borba, Giudice, Haydon; NOES: 0; ABSENT: Blanquie) Declaration of None. Abstention Acknowledgement of Chairperson Borba acknowledged the posting of the Agenda of this meeting in Public Noticing three (3) public places, per the requirements of the Brown Act. Approval of Minutes A motion was made by Commissioner Giudice, seconded by Commissioner Borba to approve the minutes of the December 8, 2016 regular Planning Commission meeting as presented. The motion passed with a 4-0 vote. (AYES: Adams, Borba, Giudice, Haydon; NOES: None; ABSENT: Blanquie) Unscheduled Public None. Appearances One Year Extension/Site Planning Manager, Jeffrey Beiswenger, presented the staff report. He gave a brief Plan & Architectural history of the actions to date. Due to ongoing litigation, the applicant is requesting Review and Sign an additional 1 year extension of previous entitlements. Program Alex Maritt, land use counsel for Walmart was recognized and briefly spoke. Mr. File No. PL2009- Maritt noted that there will be no changes to the project; waiting for litigation to 02SRIPL2010-08SR wrap up. A brief discussion was held. Planning Commission Minutes January 12, 2017 Conditional Use Permit File No. PLUP16-0001 Bhupinder Singh/Chandi Family Inc. A motion was made by Commissioner Giudice, seconded by Commissioner Adams to adopt Resolution No. 2017-03 approving a one-year extension of the approvals for Site Plan and Architectural Review and a Sign Program for the Walmart Expansion project located at 4625 Redwood Drive. The motion passed with a 4-0 vote. (AYES: Adams, Borba, Giudice, Haydon; NOES: 0; ABSENT: Blanquie) Zachary Tusinger, Planner 1, presented the staff report. The subject property, 6314 Commerce Boulevard, is a tenant space within the Park Plaza Center at the northeast corner of Commerce Blvd. and Rohnert Park Expressway that is anchored by Safeway and is the northern most tenant space facing Rohnert Park Expressway and along with Wash & Dry Coin Laundry is located north of Safeway. The applicant, Bhupinder Singh, intends to occupy the space as Mountain Mike's restaurant and microbrewery with outdoor seating. The proposal includes: • Full service pizza and brewpub open for lunch and dinner seven (7) days a week. Hours are proposed to be Sunday through Thursday 11:00 a.m. to 10:00 p.m., and Friday and Saturday 11:00 a.m. to 11 p.m. • Indoor table service with 88 seats and 10 additional seats at the bar. • Addition of an outdoor seating area to accommodate 16 customers at any given time. • Reconfiguration and expansion of front walkway/sidewalk/and accessible path of travel. • Production of a limited amount of beer (at least 100 barrels per year) onsite to be used for onsite sales. Mr. Tusinger outlined in more detail the operational features of the proposal and recommended that the Commission adopt Resolution No. 2017-02 approving the Conditional Use Permit to allow the restaurant with microbrewery and outdoor seating, subject to the findings and conditions of approval. Questions of staff included: Commissioner Giudice: Are the hours proposed city imposed? Can they be adjusted and if so do they need to come back to the Commission? Mr. Tusinger indicated that these were the hours proposed by the applicant and are not a condition of approval. Mr. Beiswenger added that Public Safety has a process for which alcohol related businesses are handled and the hours are of operation are considered by that department. Commissioner Haydon: Asked if they did push out the hours, would food service be available. Mr. Tusinger responded that would be a question for the applicant. The applicant, Mr. Chundi, was recognized and spoke to the Commission. In response to Commission questions, Mr. Chundi stated that at this time there is no anticipation of extending the hours, but it would solely depend on how the market/business responds. There would be food service provided if that were to ever happen. Mr. Chundi noted that they are excited to get their first project in Rohnert Park underway. 4 Planning Commission Minutes January 12, 2017 Amendments to University District Specific Plan File No. PLSP16-0002 Kevin Pohlson/University District LLC Chairperson Haydon opened the public hearing. There being no further comment, Chairperson Haydon closed the public hearing. A motion was made by Commissioner Giudice, seconded by Commissioner Borba to adopt Resolution No. 2017-02 approving the Conditional Use Permit to allow the restaurant with microbrewery and outdoor seating, subject to the findings and conditions of approval. The motion passed with a 4-0 vote. (AYES: Adams, Borba, Giudice, Haydon; NOES: 0; ABSENT: Blanquie) Planning Manager, Jeffrey Beiswenger, presented the staff report. He stated that the request is to consider amendments to low density setback and open space requirements within the University District Specific Plan. The amendments would apply to 66.88 acres with the UDSP zone Low Density Residential. The applicant has requested amendments to allow for a new housing type referred to as "age targeted, single story and pop-up single family detached homes". Mr. Beiswenger noted that the intent is not to replace the currently allowed home designs, but to allow for a wider range of home types within UDSP and further the intent of the age targeted design is to create "single -story living" homes that reduce the need to go to a second story on a day -to day basis, but allow for the addition of second story "pop-up" space for secondary rooms for residents and/or guests. Mr. Beiswenger noted that that a supplemental staff report was placed on the dais that proposes additional amendments, specifically to Section 1.5 (Other Standards for Residential Uses) to address emergency access concerns along the side -yard setback. Mr. Beiswenger gave a summary of all amendments as follows: Low Density Residential district only Sections 1.4 (Residential Setbacks): Allows one-story and pop-up homes; changes setbacks; reduces open space requirements. ■ Section 1.5 (Other Standards): Requires a minimum four foot setback; Emergency access through side -yard. • Front -Yard Setbacks: 10' setback for living areas; allows for Casitas. Side -Yard Setbacks: 4' minimum; no encroachments allowed; windows on pop-up — clerestory only. • Rear -Yard Setbacks: 5' minimum (ground floor; 10' minimum for pop-up; create a "step -back" design (privacy and design diversity). Private Open Space: reduced from 500 sf to 400 sf; allows for more square footage on first level. Mr. Beiswenger recommended that the Planning Commission adopt Resolution No. 2017-04, recommending to the City Council approval of University District Specific Plan amendments to setbacks and open space requirements within the low density residential district. A brief discussion was held clarifying annotated setbacks on the drawing for the Commission. Kevin Pohlson, Brookfield Homes was recognized and gave a powerpoint presentation of the proposed amendments. Mr. Pohlson highlighted and introduced the "A a -Tar eted" single story pop-up single family detached homes Planning Commission Minutes January 12, 2017 Site Plan and Architectural Review File No. PLSR16-0001 Brett Mateis/Oxford Corporate concept. He noted that the proposed modifications would allow single story and pop up homes greater design diversity, allow exterior living spaces to be located in more private areas, and would create better flow to interior living areas. Through site plan/floor plan illustration, Mr. Pohlson depicted opportunities for varied private exterior spaces, reducing back to back plotting of exterior spaces and introducing larger side yard courtyards that open to the interior living areas and the Casitas. The side yard courtyard would be next to a single story home or a pop up homes with clerestory windows to reduce visual impacts between lots. Further discussion was held by Commissioners, the applicant and staff to gain a clearer perspective of the pop up concept. Several Commissioners spoke favorably with respect to the flexibility of space, indoor/outdoor living, architectural pleasing appearance and sense of community with this type of housing. Commissioner Adams and Borba noted existing housing in Rohnert that were built years ago with the open space living and cited concerns with lot house size ratio (density) with this concept. Chairperson Haydon opened the public hearing. There being no further comment, Chairperson Haydon closed the public hearing. A motion was made by Commissioner Giudice, seconded by Commissioner Adams to adopt Resolution No. 2017-04, recommending to the City Council approval of University District Specific Plan amendments to setbacks and open space requirements within the low density residential district as noted. The motion passed with a 4-0 vote. (AYES: Adams, Borba, Giudice, Haydon; NOES: 0; ABSENT: Blanquie) At 7:20 Chairperson Haydon called for a 10 minute break. The meeting resume at 7:30 pm. Technical Advisor, Norm Weisbrod presented the staff report. Mr. Weisbrod provided background to the Commission stating that at the April 26, 2012 Planning Commission meeting, the Commission approved a conditional use permit (CUP) for the Oxford Suites Hotel, now under construction, and a McDonald's Restaurant with a drive-thru on the Redwood Drive frontage of the site. The property where the restaurant would be located was owned by McDonald's Corporation. Subsequently, McDonald's decided not to proceed with the restaurant and sold the parcel to Oxford Corporate. Mr. Weisbrod noted that the area of the McDonald's building was 3,900 square feet and the area of the proposed new building is 4,550 square feet, an increase of 650 square feet. The known tenant in the building will be Starbucks with a drive-thru and the remainder of the building is future tenant space. Mr. Weisbrod provided specific project details in the areas of: ■ Permitted Land Uses • Proposed Site Plan • Streets, Pedestrian Ways & Bike Ways • Parking and Loading • Floor Plan ■ Building Elevations ■ Landscaping 4 Planning Commission Minutes January 12, 2017 • Signage • Lighting Mr. Weisbrod also discussed the access to Home Depot. The drive-thru is designed so vehicles can only enter the area from a southerly direction in the parking area in front of the building. The reason for this is an agreement between Oxford Corporate and Home Depot regarding access between the subject property and the Home Depot site to the north. When Home Depot received conditional use permit approval in 1991, they were required to provide access to the subject property from their parking lot since access was not allowed directly from Redwood Drive. In the negotiations between Oxford Corporate and Home Depot, Home Depot raised concern that customers using the drive-thru access from their property would queue into the Home Depot parking lot. Home Depot therefore required that the only access to the drive-thru was from the southerly direction. This resulted in the angle in the drive-thru entrance to only allow customers to enter the drive-thru from a southerly direction. The access aisle on the north end of the parking lot is one-way in a northerly direction so customers cannot enter the drive-thru from the Home Depot property. If there is inadequate stacking in the drive-thru, the only impact will be the driveway along the frontage of the building. In closing, Mr. Weisbrod noted that Condition No. 7 regarding Cal Green requirements should be removed as this will be addressed in the building permit stage of the project. Mr. Weisbrod recommended that the Planning Commission adopt Resolution No. 2017-05 approving Site Plan and Architectural Review to allow a 4,550 square foot building with a Starbucks Coffee and vacant tenant space on Redwood Drive, subject to the findings and conditions of approval. Questions of staff included: Commissioner Adams: Is the city and Oxford bound by the access agreements with Home Depot? Mr. Weisbrod responded yes. Commissioner Adams was concerned with the flow given the proposed parking layout. Lengthy discussion was held between staff and Commission regarding the parking configuration, drive thru access and ingress/egress. Brett Matteis and Kurt Bainey, representing Oxford Hotel, were recognized and addressed the Commission. Mr. Matteis highlighted the synergy between Oxford hotels and Starbucks. Discussion continued regarding the circulation of the site and their efforts with Home Depot to come up with a shared access agreement that would work. Additionally, Mr. Matteis spoke to the possibility of enlarging the outdoor seating area as suggested by city staff. Commission concern also arose with the west elevation that faces the hotel. The Commission felt that some sort of architectural feature (vines, awning, window etc.) should be proposed given the blank slate appearance of this elevation as opposed to the architecturally featured west elevation. Several options were discussed. Consensus of the Commission was to have staff work with the applicant to improve this particular elevation. Planning Commission Minutes January 12, 2017 Chairperson Secret A motion was made by Commissioner Giudice, seconded by Commissioner Borba to adopt Resolution No. 2017-05 approving Site Plan and Architectural Review to allow a 4,550 square foot building with a Starbucks Coffee and vacant tenant space on Redwood Drive, subject to the findings and conditions of approval, removing Condition 7 from the resolution. 2016 Highlights The 2016 City Highlights video was shown. Presentation Items from the Planning Chairperson Haydon thanked Commissioner Borba for his year as Chairperson. Commission Chairperson Haydon and Giudice will be attending a Form Based Code forum in San Francisco on February 16, 2017. Chairperson Haydon attended the State of the County, hosted by the Economic Development Board; Rohnert Park was recognized for efforts on new housing, Bear Republic and Sportsman Warehouse. It was also reported that employment levels in our County are high. Matters from Planning None. Staff Adjournment There being no further business, Chairperson Borba adjourned the meeting at 8:45 pm. Chairperson Secret