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2016/11/10 Planning Commission MinutesROHNERT PARK PLANNING COMMISSION MINUTES November 10, 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: (4) Commissioners: Commissioner Adams, Commissioner Borba, Commissioner Blanquie, Commissioner Giudice were present. Commissioner Haydon was excused. Planning Manager, Jeffrey Beiswenger, Technical Advisor, Norm Weisbrod and Recording Secretary, Suzie Azevedo were present. Declaration of None. 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 None. Unscheduled Public None. Appearances Conditional Use Planning Manager, Jeff Beiswenger, gave a brief outline of the project. He Permit/Site Plan and informed the Commission of the proposed entitlements and the Commissions Architectural Review prevue in discussing and File No. PLSU2016-0002 Technical Advisor, Norm Weisbrod, presented the staff report. He stated that the applicant, Alan Lee, proposes a mixed use project consisting of 31 multi -family Alan Lee/Redhill units and 4,550 square feet of commercial and office space located on the Advisors vacant 50,529 square foot (1.16 acre) parcel at the northeast corner of East Cotati Avenue and Camino Colegio Avenue is zoned C -N Neighborhood Commercial. Mr. Weisbrod provided specific details in the following areas: • Commercial and Office Use • Multi -Family Units • Property Setbacks • Parking/Parking Study • Building Elevations • Landscaping • Signage • Neighborhood Meetings Planning Commission Minutes November 10, 2016 Mr. Weisbrod further stated that this will be the first mixed-use project in this area of Rohnert Park and would be a good location for a mixed-use project close to the SMART station and Sonoma State University. The site is within walking distance of both destinations. This project is unique in that there are both commercial and residential uses in the same building. The design of the site provides for the privacy of the residents while still providing a commercial component that is compatible with the commercial character of East Cotati in the vicinity. With respect to parking, Mr. Weisbrod noted that the parking study, included in the Commission's packet, concludes that the 61 parking spaces, including the six (6) new on -street spaces created, will be adequate to serve the project with minimal impact on the surrounding residential area. This is somewhat dependent on the type of commercial uses that occupy the two (2) commercial buildings on the East Cotati frontage of the property. The applicant plans to have a coffee shop and another food service business but there is no guarantee. There are other commercial uses that would have a lesser parking impact than a coffee shop or food service business. Mr. Weisbrod also noted that the applicant has met twice with residents in the neighborhood. The main concern was parking due to the adjacent apartment buildings. Mr. Weisbrod reported that he received a phone call from Dr. Levine who wanted to state support of the project. Mr. Weisbrod recommended that the Planning Commission adopt Resolution 2016-28 approving the Conditional Use Permit and Site Plan and Architectural Review for the mixed-use project at the corner of East Cotati Avenue and Camino Colegio Avenue. Questions/comments from the Commission to staff included the following: • Commissioner Giudice — Had comments/questions regarding line of sight and vision impairments due to the layout of the parking as presented. Asked if there was parking available on East Cotati. Mr. Weisbrod responded that the Engineering Department reviewed the project and were comfortable with the layout. There is no available parking on East Cotati. • Commissioner Blanquie — Received an email from resident Kimberly Butler, submitted for the record. Questioned if city staff attended any of the neighborhood meetings? Mr. Weisbrod responded in the negative. The meetings were arranged by the developer to receive input and comment. • Commissioner Adams — Asked what eligible uses are available that do not require Conditional Use Permit for this location? Mr. Weisbrod responded retail, small restaurant, strip mall type uses. • Commissioner Borba — Questioned the cutting down of handicap parking to 2 spaces? Mr. Weisbrod responded that per the code only 1 handicap space for 25 parking spaces is required. Also questioned if one space only is designated per 1 bedroom unit. Concerned that the parking analysis does not reflect current market trends in terms of how many people occupy one bedroom units, especially given the college scenario. 2 Planning Commission Minutes November 10, 2016 The applicant, Alan Lee, was recognized and provided background information on choosing this site for this project. He mentioned the close proximity to the Smart train and the lack of smaller studio/one bedroom units in Sonoma County. He stated that the units are smaller but fairly affordable. Target market is young professionals that want an outdoor open area courtyard and walkable environment, thus the mixed use offering coffee shop etc. and walkable distance to Smart train. Questions of the applicant included: Commissioner Giudice — Was there any consideration to having the entrance of the project on East Cotati given the current layout and typical congestion at Southwest and Camino Colegio? Commissioner Giudice also had concerns regarding the parking and felt that college students would be very attracted to this project and that there would be more than one person occupying the studio/one bedroom units. Mr. Lee stated that it was his understanding that East Cotati was even busier than Camino Colegio, so the mass was directed to Camino Colegio. Mr. Beiswenger indicated that East Cotati is a major arterial and the Engineering department would not approve ingress and egress access on East Cotati. Commissioner Blanquie — Commented that the aesthetics of the project are very nice and agreed that there is a need for smaller units; this trend will be well received. Issue will be parking and how to solve. Spoke to the nighttime parking for residents only. Mr. Lee responded that a possible nighttime program would be beneficial and was of concern to the residents. Commissioner Adams — Commented that the project looks great and also felt that parking was going to be an issue. Will hold all questions for the parking analysis discussion. Commissioner Borba — If there was a change of the entrance being relocated to East Cotati, how would that affect the project in terms of current layout. Mr. Lee responded it would be a challenge due to the allowance of egress only in one direction. The architect, Matt Taylor was recognized. He stated this has been an unique process given the need to meet all community needs. Heavy focus was directed to the parking and the project was designed based around the outcome of the parking study and the desire to keep as much open and green space as possible. Further discussion was held between the Commission and architect. Questions and comments were directed at the height of the retaining wall and the location of the trash enclosures due to the close proximity to the residents at back of the project. The applicant is open to increasing the height of the wall and relocation of the enclosures at the City's discretion. Dalene Whitlock, W -trans, was recognized. Ms. Whitlock provided summary of the parking analysis based on the city's code requirements. She noted that the supply is 11 spaces over that which is required. Heavy concentration was given to the share of parking between uses and the demands in this particular area of the city. The study also involved utilizing formulas on parking demand rates established by the Institute of Transportation Engineers along with census data Planning Commission Minutes November 10, 2016 for the city of Rohnert Park with regard to transportation modes in this particular census tract. Further discussion was held between staff, Commissioners, Ms. Whitlock and Mr. Lee with regards to details in the parking analysis as well as parking scenarios/trends that currently exist in Rohnert Park, site specific parking alternatives and the monitoring of people who would be parking there/parking permits and restrictions limiting the number of persons signing a lease. Providing parking on East Cotati as well as closing Cala Way were also discussed. Mary Grace Pawson, Development Services Director, addressed the infeasibility of both of these scenarios from an engineering and roadway/transportation perspective. Chairperson Borba opened the public hearing. The following audience members were recognized and spoke briefly to the Commission: • Joe Loreno — 1240 Caridad Ct. — Concerned about parking and congestion, in and out, on Cala Way to Camino Colegio. Provided example/scenario to the Commission on the hardship of maneuvering through this area. • Kim Butler — 1188 Cielo Circle — Spoke to impacts the project will have on the surrounding neighborhood. A parking problem currently exists on Cala and Camino Colegio in the evenings and weekends due to the number of people living in the existing apartments and condominiums in the area. The overflow will now spill to the single family residential neighborhood. • Paul Murphy — Commented that the architecture does not fit in Rohnert Park, too contemporary for the area. Provided the Commission with photographs of surrounding area. • Joe Dresher — Cala Way - Was not notified of the neighborhood meetings (lives across the street); respectively request that no decision be made tonite; spoke to the amount of cars parked in and about his residence; cars parking in front of fire hydrants as well. The traffic in the area is more of an issue than parking. • Pete VanBrein — Nice project; however it does not fit the texture of what the neighborhood is trying to preserve which is a neighborhood. Does not have a place in a residential neighborhood. • Karen Weinstein - Backs up to the project on Caridad Ct., spoke with Mr. Lee regarding noise, rodents, smells; 4 traffic accidents on Camino Colegio in a 6 month period. Great concept for San Francisco/Walnut Creek but not at this location. • Tim Harrison - In favor of the project with one change — block off Cala Way. • James Anderson — 1224 Cala Way — Opposes the project; fits in San Francisco, does not want Cala to be blocked off; install speed bumps, there is not enough parking. • Kellin Williams Realty — Supports the project; very progressive thinking. Chairperson Borba closed the public hearing. 4 Planning Commission Minutes November 10, 2016 Study Session — Residences at Five Creek Project Chairperson Borba called for a five minute recess at 7:50. The meeting was called to order at 7:57. Lengthy discussion was held between staff and the Commission. All Commissioners were concerned regarding the parking impacts to the surrounding neighborhood given existing conditions and traffic circulation issues that currently exist. Comments included: • Commissioner Giudice — Parking situation is a deal breaker that won't allow him to support the project. Also concerned with location of trash enclosures. • Commissioner Blanquie — Has reservations with respect to parking as well. • Commissioner Adams — Concerned about parking; however meets the code in every way; in favor of moving forward • Commissioner Borba — Hears the concerns of the neighborhood, but must enforce the current standards that are in place; beautiful design. A motion was made by Commissioner Adams, seconded by Commissioner Borba to adopt Resolution 2016-28 approving the Conditional Use Permit and Site Plan and Architectural Review for the mixed-use project at the corner of East Cotati Avenue and Camino Colegio Avenue, adding Condition 20. to work with staff on relocation of trash enclosures. The vote failed by a 2-2 vote. (AYES: Adams, Borba; NOES: Blanquie, Giudice, ABSENT: Haydon) Planning Manager, Jeff Beiswenger, stated staff is requesting that the planning Commission conduct a study/informational session for the Residences at Five Creek project. This will allow for the Commission to learn more about the project and the necessary entitlements, and provide for an early opportunity for discussion on project issues. A public hearing is tentatively scheduled on December 8, 2016 for the Planning Commission to review the project entitlements and consider formal recommendations to the City Council. Mr. Beiswenger presented a powerpoint providing project details as follows: • Project Components — 12.65 acre site, 135 unit apartment complex, 0.65 acre park, 132 room hotel, 34,300 sf shopping center • City Public Safety/Public Works facility — City will retain ownership of approx. 3.0 acres, south of Five Creek project, future fire station and corporation yard • CEQA — Mitigated Negative Declaration • General Plan Amendments — needed for apartments and park • Stadium Area Master Plan Amendments — needed to allow additional residential units, includes Final Development Plan • Tentative Map, creates five parcels • Conditional Use Permit, required for each phase • Development Agreement • Overall design and layout • Follow up: Final Map, Site Plan and Architectural Review 5 Planning Commission Minutes November 10, 2016 • Next Steps: December 8, Public Hearing, recommendation to City Council • Follow-up — Final Map/SPAR for each project component)/MMRP/COA implementation/building permits A brief discussion was held by staff and the Commission. Favorable comments were made by Commissioners Blanquie and Adams. The applicant Matt Waken was recognized and spoke briefly to the Commission. He said it was an infinite pleasure working with city staff. Consensus of the Commission: Appreciative of all the background information ahead of time; looking forward to receiving the project at the December 8, 2016 meeting. Update and Discussion Planner I, Zachary Tusinger, presented the staff report. Rohnert Park has begun — Hazard Mitigation the process of developing a new Local Hazard Mitigation Plan (LHMP) in Planning Process accordance with relevant federal and state laws. The 2011 Association of Bay Area Governments (ABAG) Regional Hazard Mitigation Plan has expired as of March 2016. This expiration includes all LHMP Annexes, of which Rohnert Park's is one. The annexes are documents which adopted the Regional Plan and provided some additional detail and application to the local jurisdiction to which the annex was drafted. Mr. Tusinger further noted that without an approved LHMP, Rohnert Park cannot be fully reimbursed for disaster recovery expenditures under the Stafford Act. Currently, Rohnert Park partially falls under the umbrella of Sonoma County's LHMP. The timeline for the completion of a new LHMP for the City contemplates a planned submittal to the State of California in February 2017 (with submittal to FEMA to follow). Mr. Tusinger presented a powerpoint outlining the following specifics: • Hazard Identification in Rohnert Park: Flood, hazmat, liquefaction, seismic hazards, wildfire, drought, climate change • Project Timeline • Initial community feedback • Stakeholder outreach Mr. Tusinger also touched on a new concept of greenhouse gas credits. Consensus: Staff is moving in the right direction; looks forward to seeing the final product. Items from the Planning None. Commission Matters from Planning Staff Adjournment There being no further business, Chairperson Borba adjourned the meeting at 9:55 pm. Planning Commission Minutes November 10, 2016 hirperson Secret r