2017/08/10 Planning Commission MinutesA9&4S0*'4
ROHNERT PARK PLANNING COMMISSION
MINUTES
August 10, 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: (5) Commissioners: Commissioner Adams, Commissioner Borba,
Commissioner Blanquie, Commissioner Giudice and Commissioner Haydon were
present.
Development Services Director, Mary Grace Pawson, Planning Manager, Jeff
Beiswenger, 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 June 22, 2017 regular Planning
Commission meeting as presented. The motion passed with a 4-0-0-1 vote.
(AYES: Adams, Blanquie, Giudice, Haydon; NOES: None; ABSENT: None;
ABSTAIN: Borba)
Unscheduled Public
None.
Appearances
GENERAL PLAN
Planning Manager, Jeffrey Beiswenger, presented the staff report. The applicant,
AMENDMENT
Chris Scerri of Advanced Business Solutions, Inc. is requesting that the Planning
Commission recommend approval of a General Plan Amendment (GPA) under
File No. PLGP17-0001
sections 17.25.070-73 et seq of the Rohnert Park Municipal Code for a parcel
located on the southeast corner of Dowdell Avenue and Business Park Drive
Chris Scerri/Advance
(APN: 143-040-135). The request would be to amend the land use designation
Building Solutions
from Industrial to High Density Residential to allow for construction of an
apartment complex. Mr. Beiswenger presented a powerpoint presentation that
discussed the following:
(Due to technical difficulties, a 5 minute recess was called for by Chairperson
Haydon)
Mr. Beiswenger presented a powerpoint presentation that discussed the following:
Planning Commission Minutes
Aucqust 10, 2017
• Area Context - subject site is surrounded by a diverse mix of land uses
(apartments, existing industrial and commercial uses)
• Layout of Proposed Project and project specifics
• Importance of Industrial land supply - RP sufficiently supplied with multi-
family parcels; Sonoma County and RP dramatically under supplied with
vacant industrial land; large industrial parcels are particularly had to come
by.
• Fiscal Analysis prepared by applicant - measure impact on City General
Fund; argues that multi -family has a slight fiscal benefit to the City's
budget; jobs, economic output not fully considered.
• Apartments adjacent to industrial difficult to mitigate — noise impacts:
apartments would reduce the viability of industrial development; odors and
air contaminants: impacts from industrial may impact residential; lighting
impacts: industrial needs lights for security and operation.
• Economic Development Impacts — unwise to remove 6.3 industrial acres;
could lower value of adjacent business parks; industrial tenants reluctant to
locate near residential
• Analysis Summary — GPA not consistent with General Plan — high demand
for industrial land; alternative sites for residential are plentiful; negative
economic impacts from GPA; residential/industrial interface is difficult;
residential not compatible with industrial without mitigation; noise and odor
impacts from heavy equipment/certain uses; lighting impact from 24 hour
industrial operation
• CEQA — not necessary for a denial; affirmative recommendation to City
Council would require CEQA document.
• RECOMMENDED ACTION: Adopt Resolution recommending to City
Council denial of the General Plan Amendment.
Questions and comments from the Commission included:
Commissioner Giudice — Two housing developments to the south equally
close to proposed site, what is the difference? Mr. Beiswenger responded
that two parcels on either side of proposed site are slated for industrial
uses (warehousing, manufacturing etc.) Discussion continued with area
scenarios, existing land uses including recreation, casino, shops etc.
resembling sense of a "little community". Location of other existing
industrial lands in the City was also detailed.
Commissioner Blanquie — If the applicant proceeded, would there be a
requirement for a CEQA document? Mr. Beiswenger responded in the
affirmative. Commissioner Blanquie asked if the surrounding development
also required a CEQA document. Mr. Beiswenger noted that the
development in those areas are consistent with the General Plan and
therefore, the threshold for a CEQA analysis is less. Regarding the
economic impact report as it relates to residential versus industrial, has the
City conducted any analysis in that regard? Mr. Beiswenger stated that
only a very broad brush that there is general demand for industrial property
as it relates to the General Fund
Commissioner Borba — What is the timeframe for the proposal in terms of
approval and breaking of ground? Mr. Beiswenger indicated it would be at
the pace set by the developer, but could potentially be next summer.
Discussion was held about other parcels and projects approved that would
develop multi -residential units and the timeframe for those developments.
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Planning Commission Minutes
August 10, 2017
With regard to mitigation of noise, odor impacts etc., Commissioner Borba
asked when that would be addressed? Mr. Beiswenger responded that
there are regulations in the Zoning Ordinance that could monitor that
ongoing and it would also be addressed during the design review phase.
JB — Is there any interest from any developer on this parcel and the
adjoining parcel for commercial industrial park purposes. Mr. Beiswenger
indicated that the parcel has been listed as "residential" for a very long
time. Panattoni has shown interest in the adjoining parcel.
Commissioner Adams — Considering this parcel of 6.3 acres out 53 acres
of industrial lands, has there been any other movement on the remaining
industrial acreage. Mr. Beiswenger indicated there has not. Discussion
was held if there was any other fiscal impact studies done and it was
reported there has not. What health, safety and welfare impacts would
there be to Fiori Estates and the Reserve due to the surrounding industrial
uses? Mr. Beiswenger indicated that would have to be addressed.
Commissioner Haydon — There has been a historical concentration of
industrial lands in Rohnert Park next to the freeway, now it appears it is
becoming more mixed use with a ring of industrial around it.
Regarding "public realm space" (open space etc.), concerned as we
develop residential/mixed use in this area that residents are able to have
some connectivity to this type of space. Is there any other city parcels in
this area that could accommodate? Mr. Beiswenger responded there are
not.
Discussion was held between staff and Commission regarding protocols in going
forward for a denial or approval. It was stated that if the Commission were to not
approve staff recommendation of denial to the City Council, they could require the
applicant to return to the Commission with a CEQA document for consideration.
It was noted that if the Commission wanted a broader economic analysis (job
creation etc.) given the applicant's study that was more focused on fiscal impact
on the city's budget, the Commission could require that of the applicant.
Commissioner Borba stated this has not been a practice bestowed upon other
applicants in this City and the Commission/City should not shoulder that
responsibility on the developer as it increases their cost and lessens the
desirability to invest in our town.
Chris Scerri, Advanced Building Solutions, was recognized. He gave a brief
background of the development proposal and noted that his firm is the owner and
builder of the 84 townhomes known as the Reserve. A brief discussion was held
between Mr. Scerri and the Commission regarding the Reserve project.
Jean Kopolchek, the applicant's representative was introduced and gave a
presentation. Key points included:
• Land Use — no longer an industrial campus; needed housing in the near
term; smart growth principles.
• Economics — Net fiscal gain; a development that can be counted on.
• Sonoma Media (Press Democrat) — Maintenance of local jobs; preservation
of the production facility.
• Redwood Crossings — adjoins high density residential to the South;
situated along a main bicycle/pedestrian corridor; adjoins commercial
service and mixed use area; 0.38 miles from a maior employment center;
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Planning Commission Minutes
Auaust 10, 2017
Chairperson )ecrJet
within 0.5 mile radius of RP SMART Rail Station; adjoins Northwest
Specific Plan, Wilfred/Dowdell Specific Plan.
• Housing Need/Northwest Quadrant — General Plan projected up to 900
residential units; half of the land is now part of Graton Rancheria Casino;
Northwest Specific Plan projects 398 units; Sperling's 2016 Best Places
reported a 2.54% rental vacancy rate; Redwood Crossing would provide up
to 156 residential units.
• Fiscal Analysis — New residents estimated to spend 3.2 million/year
supporting Rohnert Park retailers, with 70% taxable; High density
residential development is estimated to result in an annual surplus of
$68,000 a year to the City's General Fund; Industrial land use would result
in a lower gain of $60,000 a year; Industrial development on this site
remains highly speculative especially considering remediation cost of 1.5
million.
A representative from Sonoma Media and Amy Herman, the applicant's economic
consultant were recognized, spoke briefly and responded to questions from the
Commission. Ms. Herman spoke to the analysis and overviewed the methodology
of the findings and conclusions contained in the economic analysis.
Kelly Vandenacker, representing Fiori Estates was recognized. Ms. Vandenacker
spoke to opposition and concerns about the proposal which included the flux and
stability of regional housing numbers and the need for jobs in the area.
Discussion continued between staff and Commission.
A motion was made by Commissioner Adams, seconded by Commissioner
Giudice directing the applicant to prepare A CEQA document and return to the
Planning Commission for public hearing to reconsider the General Plan
Amendment request. The motion passed with a 5-0-0 vote. (AYES: Adams,
Blanquie, Borba, Giudice, Haydon; NOES: None; ABSENT: None; )
Matters from Planning
None.
Commissioners
Matters from Planning
Mr. Beiswenger reported on the upcoming Community Open House.
Staff
Adjournment
There being no further business, Chairperson Haydon adjourned the meeting at
8:00 pm.
Chairperson )ecrJet