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2016/12/22 Planning Commission MinutesA9&4S4*,4 ROHNERT PARK PLANNING COMMISSION MINUTES December 22, 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 Borba, Commissioner Blanquie, Commissioner Adams and Commissioner Haydon were present. Commissioner Giudice was excused. Development Services Director, Mary Grace Pawson, 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 A motion was made by Commissioner Blanquie, seconded by Commissioner to approve the minutes of the November 10, 2016 regular Planning Commission meeting as presented. The motion passed with a 4-0 vote. (AYES: Adams, Borba, Blanquie, Haydon; NOES: None; ABSENT: Giudice) Unscheduled Public None. Appearances Mitigated Negative Declaration/General Plan Amendment/Planned Development Amendments/Final Development Plan/Conditional Use Permit/Development Agreement/Tentative Map File No. PROJ2016-0001 Mathew J. Waken/MJW Investments LLC Planning Manager, Jeff Beiswenger, presented the staff report. The proposed Residences at Five Creek (Five Creek) project is located on a 15.25 acre site within the 32.8 acres covered by the Stadium Area Master Plan (SAMP). The Five Creek project will develop 12.32 acres with: • a 132 room hotel • a 34,300 square foot retail center • a 135 unit apartment complex • a 0.65 acre public park. The project's proposed tentative map also creates a 2.97 acre parcel that will be developed by the City as a fire station and a corporation yard. The Planning Commission approved a Preliminary Development Plan for this project in May 12, 2016 and conducted a joint study session with the Parks and Recreation Commission on June 8, 2016 to identify the preferred location, configuration and improvements for the proposed park. Planning Commission Minutes December 22, 2016 The SAMP was adopted by the City of Rohnert Park in February 2008 and amended in 2013 and is the guiding document for this development. A portion of the SAMP has been developed with the Fiori Estates and The Reserve at Dowdell apartment complexes. The remaining undeveloped 15.25 acres within the SAMP are owned by the city. Mr. Beiswenger further noted that a Purchase and Sale Agreement (PSA) has been entered into between the city and MJW Investments LLC which describes the conditions under which the city will sell 12.32 acres to the applicant. The agreement, among other things, requires that the site be developed with a hotel, a separate retail -commercial center, a residential or office component and a public park. Completing the property transfer and development envisioned by the PSA is an important economic development initiative for the City. Mr. Beiswenger touched on the following development aspects of the project: • CEQA — Mitigated Negative Declaration — Covers topics not addressed in the approved Stadium Area Master Plan EIR • Comment letters received from Costco and Caltrans • General Plan Designations — Existing and proposed • Phasing Plan • Existing and Proposed Stadium Are Master Plan • Final Development Plan • Hotel, surrounding retail and associated residential • Park Mr. Beiswenger recommended that the Planning Commission recommends that the Planning Commission adopt Resolutions as attached which, collectively, recommend that the City Council approved the entitlements requested to implement the Five Creek project (Mitigated Negative Declaration, General Plan Amendments; Stadium Area Master Plan Amendments/Final Development Plan/Conditional Use Permit; Development Agreement; Tentative Parcel Map. Chairperson Borba asked for questions of staff: Commissioner Adams — Inquired about the contents of the Caltrans letter. Mr. Beiswenger explained that there is a new state law and movement to switch to a vehicle miles travelled system. When the General Plan is updated, the city will be converting over to this method of traffic roadway analysis. He explained the difference between level of service (LOS) and vehicle miles travelled and indicated that the vehicle miles traveled system allows factoring in multi modal considerations i.e, good transit service, walkability etc. Commissioner Haydon - Appreciated the report and graphics; what are the plans for an east/west bile lane and circulation layout? Mr. Beiswenger demonstrated on the map that east/west configuration along Hinebaugh Creek. Commissioner Haydon felt that Carlson Avenue would be a good location for bike lane. Commissioner Haydon asked if the hotel property would contain a cafe/restaurant? Mr. Beiswenger deferred the question to the applicant. Lastly, has staff been in contact with Costco since the writing of letter? Mr. Beiswenger reported yes. 2 Planning Commission Minutes December 22. 2016 There being no further questions of staff, Chairperson Borba recognized the applicant, Matt Walken. Mr. Waken thanked staff for the "fantastic" collaboration on this project. He appreciates the way the City works; a unique and very close interface with specific direction. Mr. Waken went over the some of the specific features of the project and is looking forward to moving quickly in anticipation of receiving approvals this evening and with City Council The Site Plan and Architectural applications for the hotel entitlement will come quickly as well the residential component and offsite improvements. Mr. Waken noted as part of the Development Agreement, the developer will be spending approximately 2 million dollars in offsite improvement to include reimbursement of work previously completed by others in the development of the Stadium Lands. The target date to commence construction would be May/June. Before introducing Andrew Wood, representative for the hotel, Chairperson Borba asked if there were any questions of Mr. Walken. Commissioner Blanquie — Is there going to be a cafe considered as part of the hotel? Mr. Walken responded that Mr. Wood would address this component. Commissioner Adams — The staff report indicates that the hotel size is 132 rooms; the Development Agreement indicates ability to have up to 300 rooms? Development Services Director, Mary Grace Pawson responded that the Development Agreement works very closely with the Purchase and Sale Agreement that was adopted by the City Council 18 months ago. The Purchase and Sale Agreement allowed for up to 300 rooms. As the project matured that has taken a different course. In order to maintain consistency with both documents the ability for up to 300 rooms language was brought forward in the Development Agreement. Regarding the residential component, Commissioner Adams asked where in comparison this project would be with Fiori and the Reserve with respect to pricing. Mr. Waken replied they would be more in line with Fiori; a little higher end/upscale. Mr. Waken also spoke to a CFD (Community Facilities District) that will forward funds to the city for the park component of the project. Ms. Pawson indicated that these funds will support public safety/public works demands as a result of new development in the area. Mr. Waken drew attention to Condition 95 of the Stadium Area Plan amendment resolution regarding adequate fire flows and the timing of completion of water system improvements. Condition 95 relates to improvements completed "prior to the issuance of the first building permit" and Condition 119 states all water system improvements to provide fire flows and pressures shall be installed and operational "prior to occupancy"? Ms. Pawson indicated that the City's concern is adequate fire protection during construction. She suggested that Condition 95 be amended to read: The applicant shall demonstrate adequate fire flows "to protect combustible construction" in accordance with the Municipal Code and to the satisfaction of the City's Fire Marshall. This will provide flexibility to allow other options for protection during construction in lieu of completion of the system at the onset. 3 Planning Commission Minutes December 22, 2016 With regard to Condition 13b of the Tentative Map, Mr. Walken wanted to ensure that the language included clarification that the final map shall include a public access easement over the private extension of Martin Avenue "in favor of Lot 5" owned by the City of Rohnert Park. After further discussion, Ms. Pawson recommended that Condition 13b. of the tentative map resolution be amended to read: the final map shall include a public access easement over the private extension of Martin Avenue in favor of Lot 5 owned by the City of Rohnert Park and the addition of 13c. to read: the Final Map shall include a public utility easement over the private extension of Martin Avenue in favor of the City of Rohnert Park. Mr. Andrew Wood, Stratus Development Partners, was recognized and spoke to the Commission regarding the hotel component of the project. Mr. Wood provided a brief background on the Stratus Partners business line. He noted that they reached out to an east coast hospitality chain, Choice Cambria, an upper, mid -scale chain that is similar to the Hilton Garden/Hampton Inn franchise. Their standard reflects amenity and service rich, 4 star location. The hotel includes full service breakfast, limited lunch and dinner menu. Mr. Wood spoke to architectural/site amenities including spa, pool, circular bar, outdoor fire pit, bocce ball area, meeting rooms/conference room capabilities. Bikes will also be available for patrons to utilize. Questions from the Commission included: Commissioner Adams — Is this a suites hotel? Mr. Wood indicated there would be 3/ refrigerators and microwaves in most of the rooms, but no full kitchen set up. Is there room service? Mr. Wood replied limited room service up to a certain time (hamburgers, sandwiches etc.) Commissioner Haydon — Excited about the project and hotel. Only concern would be hotel orientation and headlight intrusion on the first floor rooms. Mr. Wood explained that these are typical renderings. They have significantly revised the site plan and this would not be an issue with internal/external adjustments that have been made. Chairperson Borba — Where is the nearest hotel project you own? Mr. Wood responded Oakland, San Juan Capistrano. Is there any banquet space available? Mr. Wood responded yes, with overflow to the exterior fire pit area for socializing and congregation. Chairperson Borba opened the public hearing. There being no comment, Chairperson Borba closed the public hearing. Favorable comments were made by all Commissions on the design, flow and overall details of the project. Commissioner Haydon made a request to include a bike lane on Carlson Ave. Ms. Pawson indicated that she did not believe there was enough street right of way, but that it could be looked at the improvement plan stage. A motion was made by Commissioner Adams, seconded by Commissioner Blanquie to adopt Resolution No. 2016-30 (MND) recommending approval of the Mitigated Negative Declaration and Mitigation Monitoring and Reporting Program 4 Planning Commission Minutes December 22, 2016 Rohnert Park Planning Commission �J Secret to the City Council for the Residences at Five Creek Project and City Public Safety / Public Works Facilities. The motion passed with a 4-0 vote. (AYES: Adams, Borba, Blanquie, Haydon; NOES: None; ABSENT: Giudice) A motion was made by Commissioner Adams, seconded by Commissioner Haydon to adopt Resolution No. 2016-31 (GPA) recommending approval to the City Council of General Plan Text and Map Amendments to Allow for the Residences at Five Creek Project. The motion passed with a 4-0 vote. (AYES: Adams, Borba, Blanquie, Haydon; NOES: None; ABSENT: Giudice) A motion was made by Commissioner Adams, seconded by Commissioner Blanquie to adopt Resolution No. 2016-32 (SAMP, FDP and CUP) recommending approval to the City Council Amendment to the Stadium Area Master Plan, adoption of a Final Development Plan and approval of a Conditional Use Permit for the Residences at Five Creek Project with amendments to the Conditions of Approval as previously discussed. The motion passed with a 4-0 vote. (AYES: Adams, Borba, Blanquie, Haydon; NOES: None; ABSENT: Giudice) A motion was made by Commissioner Adams, seconded by Commissioner Haydon to adopt Resolution No. 2016-33 (DA) recommending to the City Council approval of a Development Agreement between the City of Rohnert Park and Stadium RP Development Partners, LLC for the Development of the Residences at Five Creek Project. The motion passed with a 4-0 vote. (AYES: Adams, Borba, Blanquie, Haydon; NOES: None; ABSENT: Giudice) A motion was made by Commissioner Adams, seconded by Commissioner Blanquie to adopt Resolution No. 2016-34 (TM) recommending approval to the City Council of a Tentative Map to Allow the Subdivision of Property Located at 5900 Labath Avenue with amendments to the Conditions of Approval as previously agreed upon. The motion passed with a 4-0 vote. (AYES: Adams, Borba, Blariquie, Haydon; NOES: None; ABSENT: Giudice) Items from the Planning None. Commission Matters from Planning None. Staff Adjournment There being no further business, Chairperson Borba adjourned the meeting at 7:35 pm. Rohnert Park Planning Commission �J Secret