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2016/02/25 Planning Commission MinutesROHNERT PARK PLANNING COMMISSION MINUTES February 25, 2016 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 Blanquie, Commissioner Borba, Commissioner Giudice and Commissioner Haydon were present. Planner Manager, Jeffrey Beiswenger, Technical Advisor, Norm Weisbrod, Consultant Cathy Spence -Wells and Recording Secretary, Suzie Azevedo were present. Declaration of Due to conflict of interest, Commissioner Giudice will be recusing himself from Abstention agenda Item 8.1. 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 Deferred to the next Planning Commission meeting. Unscheduled Public None. Appearances Conditional Use Permit Commissioner Giudice excused himself from the dais. File No. PLUP2016-0001 Technical Advisor, Norm Weisbrod, presented the staff report. He stated that on June 12, 2014, the Planning Commission approved an Administrative Permit to Morton Wiggins/Second allow the summer concert series in an outdoor area of Sonoma Mountain Village. Octave Talent The original approval was an Administrative permit because the proposal was for a single concert series with only a few concerts. When more information was received it was brought to the Planning Commission as a Conditional Use Permit because the concerts were to become a permanent feature on the site. A condition was attached to the Commission approval requiring the matter be brought back to the Commission to review the following: • Evaluate any negative impacts and to see if additional conditions need to be considered to mitigate any impacts. Planning Commission Minutes February 25, 2016 • If the Commission finds that there were no negative impacts from the concert series in 2015, the Commission may approve extending the concert series for the 2016 concert series. Mr. Weisbrod reviewed the applicant's proposal detailing the following: • Concert location • Schedule and hours • Access and parking • Security • Utilities • Concert noise levels Mr. Weisbrod indicated that there had been two complaints with regard to noise related to one show in particular that was scheduled on a school night. The applicant is aware of the complaints and will take into consideration when scheduling types of performances during the week when school is in. Based on the analysis and findings of his report, Mr. Weisbrod recommended that the Planning Commission adopt Resolution No. 2016-01, approving a conditional use permit for outdoor music concerts at Sonoma Mountain Village for the 2016- 2017 series, subject to the findings and condition of approval. Chairperson Borba queried the Commission for comments and/or questions of staff. Dan Blanquie - Was there any law enforcement activity related to the concert series? Mr. Weisbrod responded there has been none reported or brought to Development Services attention. Susan Haydon — How many shows, Resolution did not specify? Mr. Weisbrod responded 15 shows per year. John Borba — Questioned the language throughout the report. Is this approval for 2016-2107 concert series only or open ended? Mr. Weisbrod responded that the approval could be opened ended with a condition if for any reason the Commission wanted to revisit, it could be brought back before the Commission at any time. Chairperson Borba opened the public hearing. The applicant, Morty Higgins, was recognized and spoke to the Commission indicating the last two years have gone well, 15,000 attendees, no police activity; testament to quality of shows. Sound amplification is not an exact science and wished could control how sound carries. The following members of the audience spoke in favor of the concert series: Susan Jacobs — 7667 Mandolin Way — Had reservations early on, but have not been affected by any noise and it is a please having them Adam Loureia — 8670 Camino Colegio, Apt 87 — Can visually see 1400 Valley House from residence; no major issues yet; creates sense of community; beneficial to have students and the community come together. Planning Commission Minutes February 25, 2016 Central Rohnert Park Priority Development Area Plan File No. PROJ2014-0002 City of Rohnert Park Tim Schramm — 1709 Lynn Drive (Canon Manor) — Use to live in M section, here to show support for concert series. Has not experienced any impact (traffic, noise etc.) form any of the concerts. Richard Pope, Development Director, Sonoma Mountain Village — Original entitlement had numerous public hearings; concert series adds texture to community and Sonoma Mountain Village. Vision is also to entice performing arts and cultural acts, not just rock concerts. Chery Gampers, Enterprise Drive — Attends performances at Spreckels; great concept, but brings traffic; concerned about changes, very crowded already. Chairperson Borba closed the public hearing. Comments from the Commission: • John Borba — Great program for the City; can hear music from his house and thought it was "cool'. Language in resolution is open ended without a cap of the number of shows permitted. Mr. Higgins responded would like to be ongoing, not more than 12-15 shows a year. • Dan Blanquie — Concert series seems to be very well managed, cultural vision for the area is terrific; community needs this type of activity; very much supports this program. • Susan Adams — Agrees; seems to have had much success. If there are any problems we can revisit. • Susan Haydon — In support of continuing the series; appreciates the ability to be flexible; resolution should identify number of performances. A motion was made by Commission Haydon, seconded by Commissioner Adams, to adopt Resolution No. 2016-01, approving a conditional use permit for outdoor music concerts at Sonoma Mountain Village, limiting the number of amplified evening shows to 15 a year. The motion passed with a 4-0 vote. (AYES: Adams, Borba, Blanquie, Haydon; NOES: 0; ABSTAIN: Giudice (recused); ABSENT: 0) It was suggested that item 8.3 on the agenda (Central Rohnert Park, Priority Development Area Plan) be heard prior to the Preliminary Development Plan for the State Farm site (Rohnert Crossings). Chairperson Borba reversed the hearing of these specific agenda items as suggested. Planning Manager, Jeff Beiswenger, presented the staff report. Mr. Beiswenger stated that staff, along with a consultant team has developed the Central Rohnert Park Priority Development Area Plan (PDA) funded through a regional FOCUS planning grant. Mr. Beiswenger noted that PDAs are local, infill development areas near transit facilities. The anticipated arrival of the SMART commuter train station adjacent to the former State Farm campus is a major impetus for the PDA plan and the plan will help the City foster development throughout the PDA area, build on investments occurring in the City Center area and utilize the former State Farm campus as a key catalyst site to revitalize the area. As part of the PDA plan adoption and implementation process, an environmental impact report (EIR), general plan and zoning ordinance amendments have been finalized. Planning Commission Minutes February 25, 2016 Mr. Beiswenger presented a powerpoint presentation outlining the proposed Central Rohnert Park, Priority Development Area (PDA) as follows: PDA Vision and Overview • Review/discussion of proposed actions by Planning Commission/ Ordinance Amendments PDA Vision and Overview: • 330 ac. Planning area; Funded by regional FOCUS PDA grant to support infill growth near transit (Grant requires adoption by end of March) • Overview of PDA Process — focus group interviews, community workshops, walkability workshop, citizen and technical advisory committee meetings conducted, Planning Commission and City Council approval process • PDA Vision — Creation of downtown, distinct community and subareas, community connections, community greening • What makes a downtown — Unique character, pedestrian scale, mix of uses, commercial intensity and strategic location, development intensity, downtown streets, public amenities • Distinct community and subareas — Five subareas, new Downtown District Amenity Zone, Station Center subarea; new mix of retail, jobs and housing downtown next SMART station Review/discussion of proposed actions • Recommend to City Council Final EIR • Recommend to City Council adoption of PDA Plan • Recommend to City Council adoption of General Plan Amendments • Recommend to City Council adoption of Zoning Map and Text Amendments Mr. Beiswenger concluded his report and asked if there were any questions of staff. Chairperson Borba asked if the "Station Center" represented in the slide for the PDA Plan subarea is the State Farm site (Rohnert Crossings). Mr. Beiswenger responded yes. Chairperson Borba asked if the developer had been consulted in regards to the $150,000 sq. ft. minimum requirement for "commercial' square footage and if so what their response was? Mr. Beiswenger indicated that it has been discussed with them. City Manager Jenkins was recognized and addressed the Commission. He stated that the developer of the State Farm property site would prefer to do all housing on this site and not consider a commercial component if the city would let them. Their plan includes 117,000; our minimum proposed for this area is 150,000. Mr. Jenkins noted that our job as staff is to recommend what is in the best long term interest of the city. City Manager Jenkins referred to an independent retail/commercial study for the area conducted by the proponents of the Stadium area site indicating that the region is underserved in terms of retail/commercial space. 4 Planning Commission Minutes February 25, 2016 Heavy and lengthy discussion was held regarding the commercial components in the PDA plan and the minimum requirements designated for the Station Center/State Farm site (Rohnert Crossings) and other areas of the PDA in terms of retail etc. It was of great concern of the Commission that the PDA agenda item was being heard prior to the Station Center/State Farm site (Rohnert Crossings) proposal. To balance all of the interests, it was the sentiment and desire of all Commissioners to hear what the developer of the Station Center/State Farm site has to offer with regard to the commercial/retail component and the square footages imposed for their site as it relates to the PDA. Other comments from the Commission included: • Gerard Giudice - Will adoption of EIR have an effect on the Station Center/State Farm site (Rohnert Crossings) project; Adoption of EIR will have a positive impact on the Station Center/State Farm site (Rohnert Crossings) development as it contains several elements and studies that would impact and benefit their project around the edges. • Susan Adams — Uncomfortable mandating a land owner to so widely incorporate a land use component that they are not in support of. • John Borba — Concerned about industrial component being overlooked. Comments made previously in this regard have been ignored. • Dan Blanquie — From a business dynamic perspective echoes sentiment of other commissioners; would like to hear from Station Center/State Farm site developer to allow opportunity to offer concerns and rebut and offer comment to the issues raised of the commercial component. • Susan Haydon — There is a recipe for a successful downtown; would like to see a hybrid with Form Based Codes to establish standards from which a viable development can be produced; codes that go hand in hand with land use policies. Cognizant of the end of March deadline for the Focus grant; is there an extension available if this item were to be continued? Mr. Beiswenger and Development Director Pawson addressed the form base code adoption and implementation plan as well as the unlikelihood of not receiving an extension of the grant funds if the Council did not hear the PDA at their first meeting in March. It is necessary for the Council to hear and adopt the Plan at this meeting due to noticing requirements and allowances for the seconding reading of ordinance amendments at the Council's second meeting in March. Chairperson Borba recessed to a ten (10) minute break at 8:05 pm, Chairperson Borba resumed the meeting at 8:18 pm. Mr. Beiswenger concluded summary of the Resolutions and zoning and general plan amendments proposed to be adopted for recommendation to the City Council. Chairperson Borba opened the public hearing: Cheryl Gampers, Enterprise Drive - Expressed concern regarding changes to her neighborhood and the natural environment that would be disturbed; hard time Planning Commission Minutes February 25, 2016 seeing the mountains because of smog; does not want to see the whole city covered in cement and asphalt; quality of life. Chris Meyer — 1008 Hawthorne Circle— Is concerned with the 150000 sq. ft. limit; does that include just downtown or the whole triangle? Confirmation was made that the 150,000 was designated just to the Station Center. Michael Olsen — Suncal — Objects to the 15000 sq. ft. requirement. Responded to Commission questions and need for clarification regarding the various numbers presented in terms of square footages and "flex" component proposed and the city's specific number of 150,000 sq. ft. Bert Bangsberg, represents Yardbirds site — Urge to move forward with commercial overlay zoning as proposed in the plan. Chairperson Borba closed the public hearing. Chairperson Borba queried the Commission for comments and/or questions: • Gerard Giudice — No comment or questions at this time. • Dan Blanquie — No comment or questions at this time. • Susan Adams — Feels the need to push the item to the first meeting in March. • Susan Haydon — If delayed would like working session to drill down on matters. • John Borba — Does not want to see industrial lands diminished further — Yardbirds site is currently Industrial; State Farm property is a jewel site — concern is that the Commission has not seen the State Farm proposal and are hearing the PDA prior the State Farm proposal. Further discussion was held regarding timeline for adoption of this item as it relates to timeframe for City Council to hold public hearing to adhere to the deadline of March 30th for the Focus grant monies, Consensus was that the Commission would like to hear the State Farm site agenda item prior to making any recommendations on the Priority Development Area Plan. A motion was made by Commissioner Giudice, seconded by Commissioner Blanquie to continue this item until after such time that the State Farm site (Rohnert Crossings) item has been presented. The motion passed with a 5-0 vote. (AYES: Adams, Borba, Blanquie, Giudice, Haydon; NOES: 0, ABSENT: 0) Preliminary Consultant, Cathy Spence Wells presented the staff report. She stated that the Development Plan Zoning Code requires a preliminary development plan be reviewed at a public hearing by the Planning Commission to receive public input when establishing a File No. PLDV2015-0001 Planned Development (P -D) district. The application for the PDP requires the applicant submit initial development standards, land uses and phasing for review. Northbay Community The PDP process also includes review and comment by the Parks and LLC/SunCal Recreation Commission with regard to proposed parklands. Per the Municipal Code, the Planning Commission will receive the Parks and Recreation Commission comments and review "whether the land uses proposed and their interrelationships are generally acceptable and consistent with the general plan and any applicable specific plan. The commission shall indicate conceptual 1.1 Planning Commission Minutes February 25, 2016 approval or disapproval of the preliminary development plan." Following the review and conceptual approval of the PDP, the applicants may submit a formal application for a Planned Development designation. Ms. Spence Wells presented a power point slide show highlighting the following: • Location: 30 acre former State Farm site — Rohnert Park Expressway, State Farm Drive, Enterprise Drive and Seed Farm Drive/future SMART platform. • P -D Application: Requires review of Preliminary Development Plan (PDP): review for conceptual approval by Parks and Recreation Commission and Planning Commission. • PDP requirements: Proposed land uses in the P -D zoning district; preliminary development standards proposed; tentative phasing plan. • Overview of proposed land use plan and illustrative site plan. • Preliminary Development Plan land use breakdown: Retail (90,000 — 117,100 sq.); Residential (400 units); Parks (3.77 acres); Open Space (1.85 acres). • Overview of circulation plan, parking plan, phasing plan. • Parks and Recreation Commission review comments and recommendations. • Relationship to Priority Development Area Plan (PDP). • Planning Commission review: conceptually review, conceptually condition approval; conceptually disapprove. Chairperson Borba recessed the meeting to a five (5) minute break at 9:15 pm. Chairperson Borba resumed the meeting at 9:22 pm. Chairperson Borba queried the Commission for comments and/or questions.- Gerard uestions:Gerard Giudice — For clarification purposes, the park is not considered a plaza correct? Cathy Spence Wells responded and directed the Commission to the park proposal and layout in the Preliminary Development Plan. Clarification was made regarding the different uses provided for plaza versus parks and the Parks and Recreation's suggestion that because this does not meet park dedication requirements that an in -lieu fee be imposed. • Daniel Blanquie — Parks and Recreation suggestion insightful. • Susan Adams — Agrees with Commissioner Blanquie. Acknowledged appreciation of presentation made by staff. • Susan Haydon — No questions at this time. • John Borba — For future presentation; include more illustrative renderings for those who are watching at home. Cathy Spence Wells reminded the Commission that this is just a Preliminary Development Plan to give basic concept and ideas. The Commission is not bound by any decisions at this meeting; the applicant needs a conceptual approval to move forward with putting together a Final Development Plan which will be brought back before the Commission at a future meeting. Chairperson Borba opened the public hearing. Planning Commission Minutes February 25, 2016 The applicant, Michael Olsen was recognized. Regarding information provided in staff presentation, Mr. Olsen clarified/confirmed the retail component and square footages represented and talked about form based codes and desire to include and work with staff to grasp those concepts and implement policies/codes in that regard. Further discussion was held to clarify and clear up confusion regarding commercial square footages represented in the applicant's proposal and the numbers identified in the PDA for this site. Chris Meyer, 1008 Hawthorne Circle, was recognized and made comment with regard to bus routes. Is there a bus route going south from the SMART station? Not shown in the plan, between the bus line and SMART representatives. Cheryl Gampers, Enterprise Drive, feels more time is needed to decide on the proposal so everyone is clear on what is being presented. Richard Pope, Sonoma Mountain Village - Asked for clarification on street parking on State Farm Drive with respect to the Raley's/State Farm site. The PDA identifies State Farm Drive a major downtown street at that location. Parking scenarios were outlined. Chairperson Borba closed the public hearing Further discussion was held between staff and the Commission. Key comments/discussion points included: Gerard Giudice — 150,000 of commercial retail is important for this site; consolidation of parks into plaza is desirable; move park off of RPX and potentially combine park/plaza along RPX; move commercial closer to RPX with appropriate setback; need for more walkability/connectivity; one pedestrian RPX crossing won't be enough; would like to see roundabout at RPX and State Farm Drive; Workforce affordable housing desirable; more commercial near SMART platform; do not view redwood trees as historic, removal of some is acceptable Daniel Blanquie — Acknowledged effort of staff; long and detailed process creating and implementing vision of downtown; orientation and walkability so important. Dilemma is whole issue of commercial space - under gun for grant funding; trying to balance research of staff; would have like more information and time to properly address and make informed decisions Susan Adams — Rohnert Park not originally built with idea to have a downtown; has more questions and needs more information to make sure it is a goof fit and that it works. Susan Haydon — Prefers/in favor of proposed small blocks, parking behind buildings, alleys; full support of 150,000 retail in PDA; wants more on the open space, would like to see a central plaza, similar to traditional square inside a grid -centrally located; in favor of densities, workforce housing - should be dense and walkable. Not in favor of lack of plaza; intentional open space; build around community needs for this anchor; streetscape, not in favor of private streets; guiding principle should be "eyes on street"; more entrances on RPX to bring people in; pedestrian access needs to be Planning Commission Minutes February+ 25, 2016 Central Rohnert Park Priority Area Development Plan - CONUNUED better, including internal circulation; suggest more collaboration with bike/pedestrian coalitions; not ready to approve concept. John Borba — Would like to see more on the parking and bike lane configuration for State Farm Drive; need additional clarification on proposed square footage breakdown; need office space to support retail space; need to see more analysis of commercial space demand/potential. Further discussion was held about the need to continue this item to clarify information provided and respond to commission comments and concerns. A motion was made by Commissioner Borba, seconded by Commissioner Adams to continue this matter to a future meeting for additional clarity on information presented. The motion passed with a 5-0 vote. (AYES: Adams, Blanquie, Borba, Giudice, Haydon; NOES: 0; ABSENT: 0) Chairperson Borba directed the Commission's attention back to the Priority Development Area agenda item. Further discussion was held as to the possible continuance of this item pending further clarification and information. Development Services Director Mary Grace Pawson outlined for the Commission scenarios and impacts for both adoption and/or continuance of this item. A motion was made by Chairperson Borba to continue this item to the next meeting to obtain clarity and confirmation of the commercial component square footage breakdown as it relates to the PDA and the Station Center Subareas as well as the industrial versus commercial overlay. The motion died for a lack of a second. A motion was made by Commissioner Adams, seconded by Commissioner Blanquie to adopt Resolution No. 2016-04, recommending to the City Council approval of the Final Environmental Impact Report for the Central Rohnert Park, Priority Development Area Plan. The motion passed with a 4-0 vote. (AYES: Adams, Blanquie, Borba, Haydon; NOES: Giudice; ABSENT: 0) A motion was made by Commissioner Adams, seconded by Commissioner Blanquie to adopt Resolution No. 2016-05, recommending to the City Council approval of the Central Rohnert Park, Priority Development Area Plan, excluding revisions (redlines) recommended by staff regarding a minimum requirement for commercial square footage within the Station Center Subarea, reinstituting Chapter 4 as originally circulated. The motion passed with a 3-2 vote. (AYES: Adams, Blanquie, Borba; NOES: Giudice, Haydon; ABSENT: 0). A motion was made by Commissioner Adams, seconded by Commissioner Blanquie to adopt Resolution No. 2016-06, recommending to the City Council approval of the General Plan Amendments to implement the Central Rohnert Park, Priority Development Area Plan. The motion passed with a 3-2 vote. (AYES: Adams, Blanquie, Borba; NOES: Giudice, Haydon; ABSENT: 0). A motion was made by Commissioner Adams, seconded by Commissioner Blanquie to adopt Resolution No. 2016-07, recommending to the City Council approval of zoning map and ordinance amendments to implement the Central Planning Commission Minutes February 25, 2016 ai person ecretary `[; Rohnert Park, Priority Development Area Plan, excluding language requiring minimum requirements in the Downtown District Amenity Zone and the Station Center Subarea districts. The motion passed with a 3-2 vote. (AYES: Adams, Blanquie, Borba; NOES: Giudice, Haydon; ABSENT: 0). Items from the Planning None. Commission Matters from Planning None. Staff Adjournment There being no further business, Chairperson Borba adjourned the meeting at 10:45 pm. ai person ecretary `[;