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2017/02/09 Planning Commission Minutesrq ROHNERT PARK PLANNING COMMISSION MINUTES February 9, 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 Chairperson Haydon presiding. Call To Order Chairperson Haydon called the meeting of the regular session to order at approximately 6:00 p.m. with Chairperson Haydon leading the pledge. Roll Call Present: (4) Commissioners: Commissioner Adams, Commissioner Blanquie, Commissioner Giudice and Commissioner Haydon were present. Commissioner Borba was excused. Planning Manager, Jeffrey Beiswenger, Planner I, Zachary Tusinger and Recording Secretary, Suzie Azevedo were present. Declaration of None. Abstention Acknowledgement of Chairperson Haydon 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 Blanquie to approve the minutes of the January 12, 2017 regular Planning Commission meeting as presented. The motion passed with a 4-0 vote. (AYES: Adams, Blanquie, Giudice, Haydon; NOES: None; ABSENT: Borba) Unscheduled Public None. Appearances Study Session — Avram House Apartments File No. PROJ16-0002 Barney Aldridge/Avram Partners, LLC Planner I, Zachary Tusinger, presented the staff report. He stated that staff is conducting a study session for the Avram House project to give Commissioners an opportunity to learn more about the project and to discuss any potential issues. Mr. Tusinger reported that the Avram House apartments are located within the Central Rohnert Park Priority Development Area (PDA) and the project proposes 90 residential units spread between five residential buildings ranging in height from three to four stories. Mr. Tusinger touched on the following project specifics and features: • 7 affordable units; qualifies for density bonus — reduced setbacks (10' to 5'); parking ration reductions • Mix of Units — 14 studios, 64 one bedroom, 8 two bedroom, 4 three bedroom Rec center for residents — pool and cabana area, bike hub, business center, common area, "valet service" for garbage • Green Features — EV charging spaces, bike parking and storage, energy efficient design/recycled materials, on-site storm water detention, solar PV Planning Commission Minutes February 9, 2017 panels, native drought tolerant plantings, porous paving, Copeland Creek Trail enhancements The applicant, Barney Aldridge was recognized and made a few brief comments to the Commission. Mr. Aldridge state he is excited about working with the City on this project and highlighted a few areas of the project as follows: • Location — Central Rohnert Park • Walkability; live happily without the need for a vehicle • Effort on design — much care and attention has been given for an elevated design Mr. Aldridge introduced his architect, Stuart Welte. Mr. Welte provided background information on his firm, noting that their main focus on every project is green design, sustainability, energy efficiency. Mr. Welte discussed and outlined project details as follows: • Creekside Neighborhood — The entrances to Copeland Creek are not well marked and are largely hidden from view. Enhancements to trail intersection on Commerce will improve visibility, wayfinding, safety, and overall quality. • Avram House offers the possibility of car free living; walkable to more than 10 bus lines and the new smart train station; walkable to myriad restaurants, shops, grocery stores; bikeable to Sonoma State University Affordable Housing — creating a community with a variation of unit sizes to show and provide a varied affordable lifestyle. ® Orientation — Use of space and active passive/gathering areas, variety of seating arrangements; designed for natural light and ventilation. A brief discussion was held between staff, the commission and applicant. Comments/questions included: Commissioner Giudice — asked what "valet garbage" is? Mr.Welte responded that due to proximity of refuse enclosures, the project will offer residents an opportunity to set their garbage outside the front door and Avram House staff will retrieve and dispose of. Commissioner Giudice asked for the definition of "affordability"? Mr. Beiswenger responded 50% of area median income or less. Commissioner Giudice asked if the developer would entertain more affordable units? Mr. Aldridge responded that he thought the affordable units being offered was a good balance for the overall project. A discussion was held regarding parking and the number of units proposed for the site. Commissioner Giudice expressed extreme delight of the project being proposed; wonderful model for future projects. Commissioner Blanquie commented he is "excited about this urban project"; very happy with the affordability and sustainability components; the design and use of space as it benefits the neighborhood is a very good framework and model for other developments coming into town; the street parking assistance will tie nicely into the project; hits all of the trigger points the Commission has discussed in recent meetings. Commissioner Blanquie asked what the affordable units would rent for? Mr. Aldridge Planning Commission Minutes February 9, 2017 stated that the restricted units would come in at $900, the studios would be around $1400, 2 bedroom/$2600, 3 bedroom/3200. Commissioner Adams — How did you end up in Rohnert Park.? Mr. Aldridge stated that he grew up in Sonoma County; built the Barlow project in Sebastopol and was approached by Development Services Director, Mary Grace Pawson to possibly work in conjunction with Suncal on the State Farm project. Mr. Aldridge commented that the State Farm project was not a fit for them and inquired as to what else was going on in Rohnert Park. As he left a City Hall meeting was intrigued by the creek, the walkability factor and being close to City Hall and other amenities this site would offer. Commissioner Adams asked about the 5 foot setback on Commerce, could that be stepped back a bit? Mr. Welte noted that there is a sidewalk and illustrated the private yard fence and sidewalk area through the site plan. Commissioner Adams asked if there was solar on the entire project? Mr. Welte responded currently only on Building A, but the rest of the project would have the ability to expand to solar arrays in the future; very costly. Commissioner Haydon — Commended Ms. Pawson for her assistance in enticing Mr. Aldridge to Rohnert Park. With regard to the parking assistance, Commissioner Haydon asked how many additional spaces will be re -tooled by the striping? Mr. Welte responded 3-6 spaces. Commissioner Haydon asked if there was space for diagonal parking? Mr. Welte stated not without reducing the drive lane widths. Admires the gateway entrance to creek and seating arrangements proposed. Commissioner Haydon asked about the creek trail, will that all be new? Mr. Welte provided an illustrative of the changes to the creek path and landscape enhancements that are proposed. With respect to lighting, Commissioner Haydon would be in favor of expending dollars for lighting along the trail. Mr. Welte indicated that the lighting would come from the project itself, lighting on the building would be cast outward towards the trail. Further discussion was held regarding the affordability component of the project and what incentives could be given to the developer to achieve additional units. A deferred fee program was discussed as a possibility. The study session ended at 7:45 pm. Chairperson Haydon recessed to a 5 minute break. Meeting reconvened at 7:54 pm. Conditional Use Permit Mr. Tusinger presented the staff report. On April 23, 2013, the City Council adopted a resolution authorizing and approving the Digital Billboard Lease File No. PLUP17-0001 Agreement (Lease) by and between the City and Veale Outdoor Advertising (Veale), for the financing, installation, operation, and maintenance of the City's City of Rohnert Park digital billboard adjacent to the Highway 101 freeway sign. The Lease also included provisions to have Veale replace the manual (non -digital) message board at the Community Center Complex with a digital billboard sign. The construction and installation of the digital Community Center sign was to be at no cost to the City. Furthermore, the City was to receive the exclusive use of thirty-five percent (35%) of all advertising time in order to promote events and announcements that the City determined best to serve the needs of the City and its residents. Mr. Tusin er further reported that upon adoption of the Lease, City Council directed 3 Planning Commission Minutes February 9, 2017 Municipal Code Amendments File No. PLMC17-0001 City of Rohnert Park staff to explore sign alternatives, but indicated that the sign should no longer be used for commercial advertising. Veale agreed to relinquish rights and responsibility of the Community Center sign, and make a payment of $50,000 to the City for construction and installation. The City would have exclusive use of the new Community Center sign and would be responsible for its construction, operation, and maintenance. Mr. Tusinger outlined the proposal as follows: • Replace current community center sign • Dual -faced, full color, LED, display sign ■ Total height: 12 feet, 9 inches • Sign Area: 4 feet, 9 inches (H x 8 feet, 8 inches (w) • Bottom panel: "City of Rohnert Park" • No animations, turns off during overnight hours • Conditions include: maximum brightness limitations, ambient light monitor is requied, light intensity compliance will be confirmed one week after install, instantaneous image changes, minimum "dwell time", no videos or animations. Terri Zwillinger, the City's representative, was recognized and responded to questions from the Commission. Design, illumination and hours of operation were discussed. Additionally, the Commission was interested in the final sign use policy document that would be adopted by the City Council. Ms. Zwillinger stated that review of the policy was scheduled for a future Council meeting. Shannon M. of J section was recognized and spoke in favor of the sign. A motion was made by Commissioner Adams, seconded by Commissioner Blanquie to adopt Resolution No. 2017-06 approving the Conditional Use Permit to allow the installation of an electronic message center sign, subject to the conditions of approval and the addition of Condition 13. The City shall return to the Planning Commission with an outline of the sign use policy. The motion passed with a 4-0 vote. (AYES: Adams, Blanquie, Giudice, Haydon; NOES: None; ABSENT: Borba) Mr. Tusinger presented the staff report. He stated that ADUs, also called secondary dwelling units, in-law apartments, or granny units, are an important housing resource for communities in California. ADUs are usually created through the conversion of existing living space in a single-family home to a separate dwelling unit, the addition of space to an existing home (for example, an apartment over a garage) or a detached structure in the rear yard. On September 27 and 28, 2016, Governor Brown signed two pieces of legislation into law that require California cities and counties to substantially revise their ADU regulations. Mr. Tusinger outlined the specific provisions of the legislation as follows: ADUs up to 1,200 square feet or up to 50 percent of the living area in an existing dwelling may be permitted. Cities cannot require more than one parking space per bedroom. 4 Planning Commission Minutes February 9, 2017 • Cities must allow off-street parking requirements to be met through tandem parking or within required setback areas (as well as through covered parking or driveways). • Cities must waive parking requirements for ADUs that are entirely contained within existing structures, or that are within one-half mile of public transit, one block of a car -share vehicle, or in a historic district. • Fire sprinklers can only be required for the ADU if they would be required for an equivalent addition to the primary residence. • Additional streamlined requirements (relating to setbacks and other development standards) apply to ADUs that are contained entirely within existing structures. • Local agencies may not collect water and sewer connection fees for ADUs that do not add habitable floor space, and must structure fees for other types of ADUs so they are proportional to the impacts on service demand. Mr. Tusinger reviewed the recommended text amendments to the City's existing accessory dwelling unit code that would need to be made to comply with state legislation. Mr. Tusinger recommended that the Commission adopt Resolution No. 2017-07 to recommend to the City Council these text amendments to Title 17 of the Rohnert Park Municipal Code. Lengthy discussion was held between staff and the Commission. Several scenarios were discussed on internal conversions as well as detached created ADUs. An additional and notable change in state legislation is the removal on the limitation of one second dwelling unit per legal parcel (although still subject to and limited by other applicable development standards). Also, is the elimination of the requirement that the property owner maintain residence in the primary unit as well as the increase in the allowable square footage (1200 sq. ft.) of the ADUs as touched on in staff's presentation. The current limit is 700 square feet. The Commission further discussed the current RPMC ordinance requiring that accessory units be set aside and deed restricted as affordable housing. Such a requirement is now inconsistent with state law. A voluntary incentive to have the accessory dwelling unit set aside as affordable housing was discussed. This could allow applicants increased square footage for their accessory dwelling unit in exchange for a deed restriction restricting the use of the ADU to affordable housing for a set number of years. Planning Commission consensus was that ADUs by their very nature are somewhat more affordable than a standard residential unit and were not in favor of this type of incentive. Further consensus was that all ADUs should be entitled to the maximum allowable square footage and number of units permitted under state law and as otherwise limited by the development standards in the RPMC. The Commission indicated that this is unlikely to be an issue as the majority of properties in Rohnert Park would be unable to support more than one ADU and still comply with the established development standards. Concerns were also expressed that a deed restriction for affordable housing would be burdensome to property owners as circumstances or ownership of the properties changed in the future. A motion was made by Commissioner Giudice, seconded by Commissioner Adams to continue the item to the March 9, 2017 Planning Commission to allow For further modifications as follows: Preference for allowing ADUs of up to 1.200 5 Planning Commission Minutes February 9, 2017 Discussion - Options for Planning Commission Training Topics Items from the Planning Commission Matters from Planning Staff square feet as allowed in the state law; remove language limiting ADUs to one per parcel; remove the proposed incentive to voluntarily deed restrict to affordable housing. The motion passed with a 4-0 vote. (AYES: Adams, Blanquie, Giudice, Haydon; NOES: None; ABSENT: Borba) A brief discussion was held on potential topics for Planning Commission training. Suggestions included: Water - Commissioner Haydon volunteered coordinate. Creek restoration. • Sonoma Count IRohnert Park real estate trends. Commissioner Haydon and Giudice will be attending a form based code seminar. None. Adjournment There being no further business, Chairperson Haydon adjourned the meeting at 9:40 pm. 9 19 -a -L4 Chairperson /S-e-c—retij