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2016/04/28 Planning Commission MinutesROHNERT PARK PLANNING COMMISSION MINUTES April 28, 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, Planning Consultant, Cathy Spence Wells, Technical Advisor, Norm Weisbrod and Recording Secretary, Suzie Azevedo were present. Declaration of Commissioner Borba will recuse himself from agenda item 8.3, General Plan Abstention Amendment, Rezone 435 Southwest Boulevard. 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 Blanquie, seconded by Commissioner Adams to approve the minutes of the February 11, 2016 meeting. The motion passed with a 5-0 vote. (AYES: Adams, Blanquie, Borba, Giudice, Haydon; NOES: None; ABSENT: None) Unscheduled Public Ms. Chunie, 459 Enterprise was concerned and commented on potential traffic Appearances and parking issues in the proposed downtown area. Cheryl Burton Campers, 361 Enterprise Dr., concerned and commented on impacts on RP citizens living near the planned downtown (environment, water, lights -consider solar, traffic and smog. Site Plan and Technical Advisor Norm Weisbrod, presented the staff report. He reported that Architectural Review the applicant, Valero Self Service Station located at 6301 Commerce, proposes the following changes to the existing station: File No. PLSR2016-0001 • Construct new fuel islands with a total of six (6) dispensers. Lex Croffroth Construct a new canopy over the new fuel islands. The canopy will measure 55 by 60 feet. • Construct a new refuse enclosure at the southwest corner of the site. • Tex -cote and paint the existing building. • Add new signage. Planning Commission Minutes April 28, 2016 Mr. Weisbrod provided detail on each of the changes and touched on minor the improvements to the underground tanks and lighting. The existing underground fuel tanks comply with existing standards and will remain. However, new piping will have to be installed from the tanks to the new fuel dispensers. This will have to comply with existing EPA standards. Mr. Weisbrod also noted the landscape improvements that the City has conditioned upon the applicant. The renovation does not include any improvements to existing landscaping. Staff recommends the installation of additional shrubbery and trees planted on the Rohnert Park Expressway and Commerce Boulevard frontages of the site. Staff is recommending that a landscape and irrigation plan be submitted for staff approval prior to issuance of a building permit. The plan should include a minimum of two new trees on each street frontage. Based on the analysis and findings of this report and the attached resolution, Mr. Weisbrod recommended that the Planning Commission, by motion, adopt Resolution No. 2016-11 approving the Site Plan and Architectural Review for the Valero station remodel, subject to the findings and Conditions of Approval. A discussion arose between staff and Commission regarding the landscaping. A suggestion was made to remove the existing grass and provide drought resistant vegetation. The owner of the gas station was recognized and responded to questions from the Commission. Comments and questions included: Gerard Giudice — Asked if the applicant would work with the city on replacing the grass. Mr. Weisbrod responded that they can come back to staff with a landscape plan and it can be reviewed at staff level. Dan Blanquie — Welcomed the facelift and improvements and thought it was a nice facelift. Susan Adams — Preferred to keep the site as is. Well cared for property, appreciates the grass and overall aesthetics of the site. • Susan Haydon — Appreciates the upgrades; prominent gateway corner in community; supports and in favor of no turf; prefers groundcover with simple drip system. Mr. Weisbrod indicated that Condition 5 could be modified for removal of the turf. Commissioner Adams was hesitant and concerned in asking the owner to remove the grass. Commissioner Borba asked if the site was on recycled water? Staff responded in the negative. Commissioner Borba thought the current landscaping looked great and it does not appear to be poorly kept. Further discussion was held regarding the process to modify the existing resolution. If any conditions were to be changed, a new resolution with those expressed changes would have to be brought back before the Commission for formal approval. Planning Commission Minutes April 2$, 2016 Preliminary Development Plan File No. PROJ2014-0001 North Bay Communities LL, a subsidiary of SunCal Resident Cheryl Burton Campos had a question regard the CEQA finding as listed on the agenda as well as the fuel pumps. Mr. Weisbrod explained the CEQA process outlined. A motion was made by Commissioner Giudice, seconded by Commission Haydon to adopt Resolution No. 2016-11 approving the Site Plan and Architectural Review for the Valero station remodel, subject to the findings and Conditions of Approval. The motion passed with a 5-0 vote. (AYES: Adams, Blanquie, Borba, Giudice, Haydon; NOES: None; ABSENT: None) Planning Consultant Cathy Spence -Wells presented the staff report. She reported that the Rohnert Crossings application for Planned Development (P -D) District has been submitted and now requires review of the Preliminary Development Plan (PDP). The PDP is reviewed by the Parks & Recreation Commission (P&R) and the Planning Commission. Ms. Spence Wells provided background information as follows: • Continued from February 25th PC meeting • PDA plan approved by City Council on March 22nd • Station Center subarea = Rohnert Crossings site (150,000SF active retail/service commercial, State Farm Drive reduced to 2 lanes south of RPX with on street parking Ms. Spence Wells further touched on the revised Land Use Plan as a result of suggestions/comments made at the February 25th meeting. The following information/details were also presented and discussed: • PDP Requirements — Proposed Land Uses, preliminary development standards proposed, tentative phasing plan • Parking Plan • Retail and Mixed Use Examples • Illustrative site plan and renderings • Planning Commission Review — 1) P&R recommendations, land uses consistent with general plan and any applicable specific plan. 2) Preliminary Development Plan motion; approval of PDP concepts, approval of PDP concepts with revisions or disapproval of PDP concepts • Parks and Open Space • Station Center Land Uses • Circulation Plan • Parks & Recreation Commission Review • General Plan, PDA and Zoning Consistency • Consistency Table — PDP generally consistent with GP policies; PDP supportive of PDA and DDAZ; revise GP Land Use Diagram to reflect proposed land uses; update PDA to change office/civic uses and reduce commercial minimums • Staff recommendation: Final Development Plan to address: Office and commercial use mix, affordable housing, public plazas and gathering spaces, design guidelines, streetscape for State Farm Drive, uses near SMART station, development standards Planning Commission Minutes April 28, 2016 Next Steps: Final Development Plan, Environmental Review, Parks and Recreation Commission review, Planning Commission recommendation, City Council action Recommended Action: Adopt Resolution No. 2016-15, conceptually approving with recommended revisions the Rohnert Crossings Preliminary Development Plan In closing, Ms. Spence Wells reminded the Commission that the proposed plan brought before the Commission this evening this is just the Preliminary Plan Planning Manager, Jeff Beiswenger gave a brief summary on City Council recommendation to investigate possibility of using of a Form Based Code for the PDA and to implement the downtown area. Staff feels this is appropriate, especially within the downtown station area. Questions/comments of staff included: ■ Daniel Blanquie: Made comment about park layout and open space location/bocce court placement; wants to be sure that P&R suggestions/comments are taken into consideration. Will there be parking availability on RPX? Staff responded none. • Susan Adams: 1 st Phase — 1) square footage of commercial, square footage of residential? Staff responded those numbers are unclear at this time as this is a preliminary plan. 2) Concerned about grass area fronting RPX that could potentially be unsafe for children playing. 3) Does the 120,000 sq. ft. of commercial include the hotel? Yes. • Susan Haydon: Form based codes, where does that fit into the process? Would there be an opportunity for middle and public review; collaborative process and effort? Staff responded that is would be a collective effort with workshop, community input, property owner input, and technical overview. • John Borba: Concerned over commercial square footage as well as parks bordering heavily travelled street and being "all over the place". Regarding the hotel, where would that be located? Staff identified possible locations. 7:30 - Chairperson called for a 5 minute recess. 7:37 - Chairperson called the meeting back to order. The applicant, Michael Olsen was recognized. Mr. Olsen responded to a few of the questions previously asked as follows: • The market will determine the phasing of the commercial/residential as well as the hotel. Questions/comments of the applicant included: • Gerard Giudice: None. Susan Adams: 1) How was the 120,000 sq. ft. commercial/retail number arrived at? How comfortable are you with that number? Using the illustrative site map, Mr. Olsen responded to the question. He also responded that ves. thev are comfortable with that number. 2) What is 4 Planning Commission Minutes April 28, 2016 projection how long will project take? Mr. Olsen responded that land development improvements can be handled in one season, less than one year. The market will drive the construction of all the improvements. 3) Concerned about the layout and configuration of the green space Susan Haydon: Regarding parks; would you be amenable to reconfiguration of green space, echoes concern about proposed configuration and layout, too tight. Mr. Olson, yes we can talk about that as long as reasonable. 2) Are you amenable to form based codes? Michael Oslon, yes, again as long as reasonable. John Borba: Did your firm produce the illustrative renderings? Mr. Olsen responded yes. Park space along RPX, what are your thoughts about the Commission concerns regarding safety and layout. Michael Olsen responded that this element is not difficult to deal with; landscape barriers such as burying a fence in a hedge can be brought forward and considered. Other design elements were discussed. Chairperson Borba opened the public hearing. Bonnie Black, 1065 Hawthrone Circle was recognized and spoke to the importance of the task assigned to the Planning Commission with respect to the creation and vision of a downtown area; "you only get one shot". Has attended several of the meetings thus far and as public surveys would suggest most residents are eager to see a downtown come to fruition. Concerned about the vision of downtown that has been proposed. Does not see a plaza/gathering type of environment and downtown "vibe" as is typical with many downtowns. Encourages the Commission to keep working on creating a better, viable and exciting downtown. Ms. Black also noted that she is a member of the P&R Commission and the park/green space plan she is seeing this evening is not the same concept as was brought to the P&R Commission and feels the P&R Commission was misunderstood. Ms. Chuni, 459 Enterprise, spoke to the Redwood trees and preferred that they remain. Cheryl Burton Campers, 361 Enterprise, also spoke to the Redwood trees and the enjoyment of the open green area she has loved for so many years. Chris Meyer, 1008 Hawthorne Circle, expressed concern about parking and flow of traffic. Submitted a letter for the record from the Sonoma County Housing Advocacy Group, the Greenbelt Alliance, Sonoma County Conservation Action, Friends of SMART, Sonoma County Transportation and Land Use Coalition urging the Planning Commission to recommend that the project "updates" needed to achieve compliance with the PDA and associated policies be jade as early possible in the planning and review process. Chairperson Borba closed the public hearing. Closing comments from the Commission included: Gerard Giudice: "Kudos" to staff on working with the developer on the plan presented and appreciation to the developer for coming back with a more viable plan which includes a smart desirin; Suqqested a new 5 Planning Commission Minutes April 28, 2016 General Plan Amendment/Rezone File No. PLGP2016-0002 City of Rohnert Park location for a larger central park; and talked about a slight concern with street layout/congestion/traffic flow, that which can be addressed; in favor as proposed. • Daniel Blanquie: Appreciates cooperative attitude of developer to work with city; form based codes make a lot of sense; concerned about park configurations; would like to see signature central park feature; still need more commercial space. • Susan Adams: Have come along way; would like to see park with square retail around it; concerned about one way only in to train station and one way out; are the parks in this development private? Staff responded that has not been determined as of yet. • Susan Haydon: Echoes many of the same comments; pleased with progress; form based codes, hard work but important work; acceptable in concept form; deficiencies still exist in the commercial and green space areas; lack of public realm plaza. • John Borba: Interested in public realm plaza, can get there down the road, needed in any downtown concept; pleased that property owner is okay with commercial square footage; concerned with Commissioner's Black comment about the proposal they were presented not being what was presented at P&R, hopefully that can be rectified in future proposal. A motion was made by Commissioner Giudice, seconded by Commission Adams to adopt Resolution No. 2016-15: A resolution of the Planning Commission of the City of Rohnert Park conceptually approving with recommended revisions the Preliminary Development Plan for the Rohnert Crossings Planned Development located south of Rohnert Park Expressway, east of State Farm Drive, north of Enterprise Drive, and west of Seed Farm Drive/future SMART platform in Sonoma County, CA (APN 143-051-072). The motion passed with a 5-0 vote. (AYES: Adams, Blanquie, Borba, Giudice, Haydon; NOES: None; ABSENT: None) Commission Borba recused himself from the dais. Mr. Weisbrod presented the staff report. This 0.73 acre property located at 435 Southwest Boulevard was formerly a Public Safety fire station. The fire station was demolished and the city is offering the undeveloped property for sale. The current zoning and General Plan designation is P-1 Public Institutional. The P-1 zoning district is for public institutional uses such as a fire station, public school or park. It is not a zoning designation that would normally apply to private development. The city is therefore proposing amending the General Plan to Residential High Density and rezoning the property R -H Residential High Density. Mr. Weisbrod discussed the appropriateness of the site for residential use. He briefly overviewed the surrounding area and touched on the other uses that would be appropriate in the Residential High Density district. He noted that the amendment to the General Plan for High Density Residential is consistent with Housing Element policies to multi -family housing. Rohnert Park and the surrounding area has a very low vacancy rate in multi -family housing. New multi- family development will help mitigate the shortage of apartment units. Mr. Weisbrod recommended that based on the analysis and findings of this report and the attached resolution, the Planning Commission, by motion, adopt Planning Commission Minutes April 28, 2016 Items from the Planning Commission Selection of Subdivison Review Committee Member Resolutions No. 2016-12, No. 2016-13 and No. 2016-14 recommending to the City Council adoption of the Negative Declaration and approval of the General Plan Amendment and Rezoning to High Density Residential. A very brief discussion was held. A motion was made by Commissioner Giudice, seconded by Commission Adams to adopt Resolution 2016-12, recommending approval to the City Council of the Negative Declaration. The motion passed with a 4-0 vote. (AYES: Adams, Blanquie, Giudice, Haydon; NOES: None; ABSENT: None; ABSTAIN: Borba). A motion was made by Commissioner Giudice, seconded by Commissioner Adams to adopt Resolution 2016-13, recommending to the City Council Amendment of the General Plan to High Density Residential for property located at 435 Southwest Boulevard. The motion passed with a 4-0 vote. (AYES: Adams, Blanquie, Giudice, Haydon; NOES: None; ABSENT: None; ABSTAIN: Borba). A motion was made by Commissioner Giudice, seconded by Commissioner Adams to adopt Resolution 2015-14, recommending to the City Council Rezoning of 435 Southwest Boulevard from P-1 Public Institutional to R -H High Density Residential. The motion passed with a 4-0 vote. (AYES: Adams, Blanquie, Giudice, Haydon; NOES: None; ABSENT: None; ABSTAIN: Borba). Commissioner Borba returned to the dais. Commissioner Haydon inquired if a discussion could be raised as to the possibility and consideration of starting the Planning Commission meeting at 7:00. Consensus to discuss at future meeting. Mr. Beiswenter reported that Section 16.04.460 of the Rohnert Park Municipal Code defines the City's Subdivision Committee as "a committee of the city consisting of the director [of the planning and community development department] or his/her designee, the city engineer or his/her designee and one planning commissioner designated by the planning commission." The Planning Commission's past chair, Commissioner Blanquie, previously served as the Commission's representative. Staff is requesting that the Commission designate a member to sit on the Subdivision Committee. After a brief discussion, Commissioner Adams nominated Commissioner Borba to the Subdivision Review Committee. The motion was seconded by Commissioner Giudice. The motion passed with a 5-0 vote. (AYES: Adams, Blanquie, Borba, Giudice, Haydon; NOES: None; ABSENT: None) Matters from Planning Mr. Beiswenger talked about the upcoming ethics training session. Staff Adjournment There being no further business, Chairperson Borba adjourned the meeting at 8:50 pm. 7 Planning Commission Minutes April 28, 2016 rs on ecretary ilr