2017/03/09 Planning Commission MinutesROHNERT PARK PLANNING COMMISSION
MINUTES
March 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 Vice -Chairperson Adams presiding.
Call To Order
Vice -Chairperson Adams called the meeting of the regular session to order at
approximately 6:00 p.m. with Vice -Chairperson Adams leading the pledge.
Roll Call
Present: (5) Commissioners: Commissioner Adams, Commissioner Borba,
Commissioner Blanquie and Commissioner Giudice were present. Commissioner
Haydon was present via teleconference.
Development Services Director, Mary Grace Pawson, Planning Manager, Jeffrey
Beiswenger, Planner I, Zachary Tusinger and Recording Secretary, Suzie
Azevedo were present.
Declaration of
None.
Abstention
Acknowledgement of
Vice -Chairperson Adams acknowledged the posting of the Agenda of this meeting
Public Noticing
in 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 26, 2017 regular Planning
Commission meeting as presented. The motion passed with a 5-0 vote. (AYES:
Adams, Blanquie, Borba, Giudice, Haydon; NOES: None; ABSENT: None)
Unscheduled Public
None.
Appearances
Site Plan and
Planner I, Zachary Tusinger, presented the staff report. Mr. Tusinger outlined the
Architectural
Avram House project as follows:
PLSU16-0001
! Zone DTR -H
S Former City Hall property (and adjacent offices)
Barney Aldridge/Avram
. 2.3 acre site — currently City owned
Partners
. Within the Priority Development Area Plan
• Project Components:
- 90 unit apartment complex
- 5 buildings (88500 square feet
- 7 affordable units
- Approved density bonus
Mr. Tusinger reviewed the site plan, architectural renderings and presented other
project features as follows:
Planning Commission Minutes
March 9. 2017
• Mix of unit types:
- 14 studios; 64 one bedroom units; 8 two bedroom units; 4 three
bedroom units
• Rec center for residents, pool & cabana area, bike hub, business center,
common area, "concierge service" for garbage.
• Green features include: EV charging spaces (1); bike parking and storage;
energy efficient design/recycled materials; on-site storm water detention;
solar PV panels; native/drought tolerant plantings; porous paving;
Copeland Creek Trail enhancements
• Design: Oriented towards street (Avram Avenue); low level open fencing;
takes advantage of transit, trails, and pedestrian network; open space as
amenity for tenants; native, drought -tolerant landscaping; high quality
materials and finishes; lighting to enhance usability attractiveness and
safety
Mr. Tusinger overviewed the Density Bonus and Environmental components of the
project, noting the concessions for the density bonus included reduced setbacks
(10' to 5'); parking ratio reductions. He briefly touched on feedback from the
February 91h study session addressing the number of affordable units and
recommended that the Commission adopt Resolution 2017-08, approving Avram
House Apartments, subject to conditions of approval.
Questions and comments from the Commission included:
• Commissioner Giudice — Regarding affordability restrictions, how long are
those in affect for? Mr. Tusinger responded 55 years. Mr. Beiswenger
briefed the Commission on the affordability aspects/processes for reporting
etc. and how affordability is determined. Commissioner Giudice
questioned the manner in which vacancies will be filled/marketed. Mr.
Beiswenger responded that is entirely up to the applicant.
• Commissioner Haydon — Asked for clarification on development impact
fees. Mr. Tusinger indicated that the applicant was provided fee estimates
for the entire project. There was a meeting with the applicant's team and
the City is working with the applicant on a possible payment
schedule/deferred fee program for the project. Development Services
Director, Mary Grace Pawson indicated that any deferred fees/payment
schedule would have to be approved through the City Council.
• Commissioner Blanquie will defer questions/comments to the applicant.
• Commissioner Borba — Was not in attendance at the last meeting when the
study session was presented but took the opportunity to review online.
Commissioner Borba asked what units are determined to be affordable i.e.
one bedroom versus two bedroom, who decides)? Mr. Tusinger
responded that the units have to be spread throughout the complex, have
the same general appearance as the market rate units and it is at the
discretion of the developer/applicant to determine which size units are
affordable. Commissioner Borba also questioned if the retention pond
would be visible and accessible to Avram Avenue? Mr. Tusinger and Mary
Grace Pawson replied that the onsite stormwater detention will be
landscaped, contain a circulation system, and will filter/treat water more
than detain the water. Mr. Borba had concerns that children might use that
as a swim pond and questioned if it would be fenced? Mr. Tusinger
responded in the affirmative.
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Planning Commission Minutes
March 9, 2017
Municipal Code
Amendments (cont'd
from the February 9,
2017 meeting)
File No. PLMC17-0001
City of Rohnert Park
Commissioner Adams — How many of the 104 spaces are garage spaces?
Mr. Tusinger responded 16 spaces. Commissioner Adams was concerned
that residents with garages might utilize the outside parking, using the
garage for other uses. Mr. Tusinger responded that there have been
discussions with the applicant that the garages are only to be used as
vehicle parking and not storage facilities and this can be enforced through
the lease agreement. Commissioner Adams asked, given that the project
has not yet been approved, if there was opportunity for the Planning
Commission to suggest what units/size be affordable? Mr. Beiswenger
indicated that this is not in the City's prevue and would be trumped by
density bonus law.
Barney Aldridge was recognized and responded to Commission questions. Also
introduced was the project Architect, Mark Wommack. Discussion topics included:
• Green Building — achieve a level of efficiency that would meet leed silver
standards.
• Solar — Solar ready, but not cost effective.
• Affordability — Lengthy discussion on the theory of affordability and how
units are assigned.
• Concierge service for garbage collection.
It was the consensus of the Commission to commend city staff and Mr. Aldridge in
bringing a very progressive, desireable project for this site.
A motion was made by Commissioner Giudice, seconded by Commissioner
Blanquie to approve Resolution 2017-08 approving Site Plan and Architectural
Review for Avram House apartments, subject to the conditions of approval. The
motion passed with a 5-0 vote. (AYES: Adams, Blanquie, Borba, Giudice,
Haydon; NOES: None; ABSENT: None)
Mr. Tusinger presented the staff report. He noted that staff presented initial
proposals to amend the Rohnert Park Municipal Code (RPMC) at the Planning
Commission meeting on February 9, 2017. Staff received feedback from
Commissioners on the areas that the State reserves to local agency discretion.
The preference for allowing ADUs of up to 1,200 square feet as allowed in the
state law was expressed. Additionally, staff received direction to remove the
language limiting ADUs to one per parcel. 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. Additionally, staff has removed the proposed incentive to
voluntarily deed restrict to affordable housing.
Mr. Tusinger also reported that subsequent to the February 9, 2017 Planning
Commission meeting, additional input and review was solicited from the City
Attorney's office. As a result of this review additional clarifying language was
added to the proposed ordinance changes, particularly in respect to the charging
of fees, and the exemption of internal conversions from certain conditions and
requirements.
Discussion was held between staff and the Commission. Consensus of the
Commission in recommending to the City Council amendments to Municipal Code
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Planning Commission Minutes
March 9. 2017
Title 17 — Zoning, to bring into compliance with recent amendments to state law
concerning Accessory Dwelling Units included the following:
• Terminology — RPMC refers to "second dwelling units"; state law
standardizes the use of the term Accessory Dwelling Unit or ADU. Comply
with state standard.
• Off street parking - Currently, one off-street parking space is required per
bedroom for an ADU. This continues to be the case under the proposed
revisions, but off-street parking cannot be required for units contained
within the existing space of a single family residence or accessory structure
or meeting any of the following criteria:
- The unit is within one-half mile of public transit
- The unit is within a designated historic district
- The unit is entirely within the principal residence and results in no net
increase in habitable floor area on the property
- The unit is in an area where on -street permit parking is required, but
such permits are not available to the tenant
- The unit is within one block of a car -share vehicle
• Water and sewer connection fees - A significant change in the state law
limits the ability of local agencies to collect water and sewer connection
fees for certain new ADUs. Regular detached ADUs may still be charged a
reasonable cost for water and sewer connection fees, to the extent that
they impact existing infrastructure. However, new ADUs constructed within
an already existing building envelope are exempted from providing
separate connections or paying associated fees.
• Number of units per legal parcel — Remove limitation of one second
dwelling unit per legal parcel (still subject to and limited by other applicable
development standards).
• Property owner as resident — Eliminate the requirement that the property
owner maintain residence in the primary unit
• Increase allowable square footage — Current RPMC limitation is 700
square feet — Amend as follows: attached ADUs shall not exceed 50
percent of the existing living area, with a maximum increase in floor area of
1200 square feet; total area of floor space for a detached ADU shall not
exceed 1200 square feet.
• Affordability — Current RPMC ordinance requires accessory units be set
aside and deed restricted as affordable housing. Requirement is
inconsistent with state law; remove this restriction.
A motion was made by Commissioner Giudice, seconded by Commissioner
Blanquie to adopt Resolution No. 2017-07 recommending to the City Council text
amendments to Title 17 of the Rohnert Park Municipal Code related to accessory
dwelling units as provided for in Exhibits A-E of the staff report. The motion
passed with a 5-0 vote. (AYES: Adams, Blanquie, Borba, Giudice, Haydon;
NOES: None; ABSENT: None)
Items from the Planning Commissioner Giudice on the following topics: form base code seminar he
Commission attended with Commissioner Haydon; sign program policy for message center
sign; discussions with community leaders regarding creeks summit.
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Planning Commission Minutes
March 9, 2017
Commissioner Haydon also spoke about the seminar attended with Commissioner
Giudice. There is a video available that would be a great training for the
Commission and she would be more than happy to coordinate that viewing.
Matters from Planning Mr. Beiswenger spoke on the following topics: Guest speakers up and coming;
Staff first installment real estate market trends; form base code courses available
through program city has applied to; possible joint work session with City Council
regarding all issues housing related; ADU's, short term rentals etc.
AdjournmentI There being no further business, Vice -Chairperson Adams adjourned the meeting
at 8:10 pm.
Chairperson tecretaro
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