2016/05/12 Planning Commission MinutesROHNERT PARK PLANNING COMMISSION
MINUTES
May 12, 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: (3) Commissioners: Commissioner Blanquie, Commissioner Borba,
Commissioner Giudice were present. Commissioner Adams and Commissioner
Haydon were excused.
Planner Manager, Jeffrey Beiswenger, Technical Advisor, Norm Weisbrod and
Recording Secretary, Suzie Azevedo were present.
Declaration of
Abstention
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
The minutes of the February 25, 2016 meeting will be presented at the next
meeting when all Commissioners are present.
Unscheduled Public
None.
Appearances
Municipal Code
(Continued from the March 24, 2016 Planning Commission Meeting)
Amendments re: E-
Planning Manager, Jeff Beiswenger, stated that given the recent state legislation
cigarettes
passed just this week with regards to e -cigarettes, the City Attorney has
requested additional time to review the state's findings. Mr. Beiswenger
File No. PLMC2015-0002
recommended that the Commission table this item pending further comment and
review from legal counsel.
City of Rohnert Park
Consensus: Table the item pending further comment and review from legal
counsel.
Municipal Code
(Continued from the March 24, 2016 Planning Commission Meeting)
Amendments re: Self
Technical Advisor, Norm Weisbrod, presented the staff report. At the January 14,
Storage Facilities
2016 Planning Commission meeting, the Commission determined that the City
should remove the following uses from the list of permitted and conditionally
PLMC2015-0001
permitted land uses in the I -L Zoning District: Boat, R.V. and Outdoor Storage
Facilities; Self Storage Facilities; Vehicle Storage Yard. The Commission asked
City of Rohnert Park
staff to prepare a Resolution forwarding the Commission's recommendation to
the City Council. Mr. Weisbrod provided an analysis of why eliminating these
uses would be in the best interest of the City in the I -L District:
Planning Commission Minutes
May 12, 2016
• Produce little sales tax;
• Relatively few employees;
• Lower assessed building valuations;
• Law enforcement challenges.
Mr. Weisbrod noted that when this item was originally discussed, some Planning
Commissioners expressed concern over eliminating RV storage from the zoning
ordinance since the city does not currently have any RV storage lots and due to
the small size of residential lots in the community, this storage may be needed in
the future. After further discussion and analysis, it has been determined that RV
storage lots have some of the same drawbacks as self -storage and vehicle
storage lots (e.g. no employees, opportunities for illegal living quarters,
opportunities for criminal activity) and therefore staff recommends that this land
use type is eliminated from the code.
Mr. Weisbrod also stated that self -storage facilities do provide an important
function in the community, but Rohnert Park already has a high number. The city
is at the high end of the ratio of self -storage facilities in Sonoma County based on
the population of the city. Surrounding cities such as Santa Rosa, Petaluma and
Windsor have fewer self -storage facilities than Rohnert Park based on their
population.
Based on the above analysis, Mr. Weisbrod recommended that the Commission
adopt Resolution 2016-02 recommending to the City Council amendments to MC
Chapter 17.06.100 (Permitted Uses) eliminating "Self -Storage Facility", "Vehicle
Storage Yard", and "Boat, RV and Outdoor Storage Facility" from the list of
permitted or conditionally permitted uses in the I -L Industrial District and
amendments to MC Chapter 17.07.020 (Land Use Footnotes/Special Provisions)
deleting Footnotes E (Boat, R.V. and Outdoor Storage) and Y (Self -Storage
Facility).
Commission Borba commented that storage yards were not a big component of
the original discussion and that the main thrust was self storage. He is
concerned about eliminating vehicle storage yards and not providing that type of
use for residents.
Commissioner Giudice suggested that the Resolution could omit vehicle storage
yards for now which could then be looked at separately.
A motion was made by Commissioner Giudice, seconded by Commissioner
Borba to adopt Resolution 2016-02 as presented, omitting vehicle storage yard
and revisiting this component at a later time.
Further discussion was held. Commissioner Blanquie felt that the Commission
should follow staff recommendation, sees no compelling reason not to or a valid
reason why vehicle storage yard should not be eliminated given staff's analysis.
After further discussion, Commissioner Borba withdrew his second on the motion.
A motion was made by Commissioner Giudice, seconded by Commissioner
Borba to adopt Resolution 2016-02 in its entirety. The motion passed with a 3-0
vote. (AYES: Borba, Blanouie, Giudice; NOES: 0; ABSENT: Adams. Havdon)
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Planning Commission Minutes
Mav 12. 2016
Preliminary
Development
Plan/Residences at Five
Creeks
File No. PROJ2016-0002
Matthew J. Waken/MJW
Investments LLC
Planning Manager, Jeff Beiswenger, presented the staff report. He provided a
brief overview of the project as follows:
• Residences at Five Creeks (part of Stadium Lands SAMP)
• Currently owned by City; sales agreement in place
• Requires approval of Preliminary Development Plan (PDP)
• Project Components: 34,300 sf of Retail/Service Commercial; 135 Multi-
family units; 132 room hotel; 0.65 acre park with bocce ball court, picnic
area etc. (Mr. Beiswenger reviewed Parks and Rec Commission
comments)
Mr. Beiswenger provided illustrative drawings depicting the following:
• Site Plan
• Land Use Designations
• Project Phasing
• Preliminary Landscape Concept
• Park Layout
• Elevation renderings of the Plaza and Hotel
He further outlined the process with respect to the Planning Commission, Park &
Recreation Commission and City Council review. Mr. Beiswenger noted that
updates to the General Plan, General Plan Diagram and Zoning are required as
follows:
Add Stadium Lands into General Plan
Update General Plan Diagram to include: High Density Residential;
Parks/Open Space
Update to SAMP/PD Zoning: Land use designations; land use acreages;
number of residential units (338 to 463); Martin Avenue currently minor
arterial, developer proposes private street, reclassified as local
connector.
Next steps is to receive the Final Development Plan utilizing comments and
suggestion made by the Planning Commission this evening. It will finalize the site
plan; be consistent with City design guidelines, contain detailed site
design/development standards, show street and sidewalk designs and provide
CEQA analysis.
Mr. Beiswenger recommended adoption of Resolution 2016-15, conceptually
approving with recommended revisions the preliminary development plan for the
Residences at Five Creek Planned Development.
Questions of staff included:
Gerard Giudice — Will this development adopt a form based code? Mr.
Beiswenger answered in the negative. Regarding the Commercial
component, it is pure, there will be no flex? Mr. Beiswenger answered
S.
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Planning Commission Minutes
May 12, 2016
Daniel Blanquie — Concerned with location of park on Dowdell; realizes it
is concept, but location is not central to anything. Mr. Beiswenger stated
that staff also had concerns and has been in conversation with developer
and has offered suggestions regarding a redesign of some of the park
components. Commissioner Blanquie also asked about bicycle access?
Mr. Beiswenger noted that there has been talk about three or more
connection points with Hinebaugh Creek bike path and Martin Avenue and
Labath Avenues.
John Borba — Shares concern with positioning of park and heavily
travelled street.
Chairperson Borba opened the public hearing.
Tony Saris, 5102 Dowdell Avenue was recognized and spoke to the Commission.
Mr. Saris stated that he is the majority owner of the Fiori Estates project just north
of Five Creeks. He noted several concerns with the project as follows:
• Oversupply of buildings/housing and rezoning;
• Performed due diligence when in negotiation to purchase Fiori Estates; no
indication that there would be a residential component on this site;
• City marketed site for retail; now more than 50% slated for residential;
■ Too many units being developed citywide;
• Housing versus jobs; oversupply of housing
Kelly Vanden Akker, 160 Golf Course Drive, General Manager Mountain
Shadows Apartments was recognized. She agreed with the previous speaker
regarding oversupply. She spoke to occupancy levels; 96 percent occupancy
prior to Fiori; has declined slowly since.
The applicant Matthew Waken was introduced. He thanked all staff for their work
on this project and recognized Rohnert Park as "one of the best he has ever
worked with." Mr. Waken's talking points included:
Engaged City in discussions on City's vision for this site;
Had every intention of developing per the General Plan, two hotels and a
mix of retail/commercial;
Performed multiple market studies to determine what would serve the
site/area best; hotel market study (PKF); Commercial, Retail, Multi -family
housing study (Concord Group). PKF study indicated hotel project could
not accommodate or be successful and grab 2 major hotels; would not be
feasible given Oxford Suites and the Graton hotel projects currently under
construction. The Concord group study reiterated this and the fact that
this had to be a true mixed use development for this area; does not have
visibility or traffic counts to support just retail/commercial component;
Commented on fiscal impact study performed and dollars that would
benefit the city with the mixed use development; fair and good deal for the
City of Rohnert Park
Bruce Ore, Matthew Waken's partner, spoke and clarified the results of the fiscal
impact study indicated the City will benefit 1.1 million annually with the mixed use
land uses proposed.
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Planning Commission Minutes
Mav 12, 2016
Chairperson
J
Secretary
Chairperson Borba closed the public hearing.
Chairperson Borba introduced into the record a letter from KRCB.
Comments from Commissioners:
• Gerard Giudice — Has a concern with park location; tuck in closer to
retail/hotel; overall impression, likes the look and feel of project; ratio of
housing versus retail, a good mix.
• Daniel Blanquie — Concerned about park as well; conceptually looks
good; enthused about project;
• John Borba — not encouraged by park location; Dowdell too heavily
traveled; need for affordable housing warrants additional housing; this
project is really a concept of a neighborhood with housing, retail and other
uses; does not see how we can say no to that; good use for area.
A motion was made by Commissioner Giudice, seconded by Commissioner
Blanquie, adopting Resolution conceptually approving the Preliminary
Development Plan for the Residences at Five Creeks located on Dowdell
Avenue, Carlson Avenue, Labath Avenue and Martin Avenue with the exception
of the park location as currently proposed. The motion passed with a 3-0 vote.
(AYES: Borba, Blanquie, Giudice; NOES: 0; ABSENT: Adams, Haydon)
items from the Planning
Commission
Matters from Planning
Mr. Beiswenger reminded the Commission about the upcoming ethics training
Staff
session.
Adjournment
There being no further business, Chairperson Borba adjourned the meeting at
7:20 pm.
Chairperson
J
Secretary