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2015/12/10 Planning Commission MinutesROHNERT PARK PLANNING COMMISSION MINUTES December 10, 2015 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 Chairperson Blanquie presiding. Call To Order Chairperson Blanquie called the meeting of the regular session to order at approximately 6:00 p.m. with Chairperson Blanquie leading the pledge. Roll Call Present: (4) Commissioners: Commissioner Blanquie, Commissioner Adams, Commissioner Haydon and Commissioner Giudice were present. Commissioner Borba was absent at the time of roll call. Development Services Director, Mary Grace Pawson, Planner Manager, Jeffrey Beiswenger, Technical Advisor, Norm Weisbrod and Recording Secretary, Suzie Azevedo were present. Declaration of Commissioner Giudice stated that he had a conflict with Agenda Item 8.2 and Abstention would recuse himself from any discussion. Acknowledgement of Chairperson Blanquie 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 Giudice, seconded by Commissioner Adams to approve the minutes of the regular meeting of August 13, 2015 meeting, as presented. The motion was passed with a 4-0 vote. (AYES: Adams, Blanquie, Giudice, Haydon; NOES: 0; ABSENT: Borba) A motion was made by Commissioner Giudice, seconded by Commissioner Haydon to approve the minutes of the regular meeting of August 27, 2015, as presented. The motion passed with a 4-0 vote. (AYES: Adams, Blanquie, Giudice, Haydon; NOES: 0; ABSENT: Borba) A motion was made by Commissioner Giuidce, seconded by Commissioner Haydon to approve the minutes of the regular meeting of September 24, 2015 as presented. The motion passed with a 4-0 vote. (AYES: Adams, Blanquie, Giudice, Haydon: NOES: 0; ABSENT: Borba) Unscheduled Public None. Appearances COMMISSIONER BORBA ARRIVED AT 6:07 pm. Conditional Use Technical Advisor, Norm Weisbrod, presented the staff report. The property is Permit/Site Plan and located at 5080 Redwood Drive and is located near the intersection of Golf Architectural Review Course Drive and Redwood. It is the former location of Fresh Choice Restaurant that closed several years ago. The 68,824 square foot property is developed with File No. PLSU2015-0003 a 7,408 square foot building surrounded by parkingand landscaping. On Planning Commission Minutes December 10, 2015 Joel Phillips/4G Development adjacent sites, with shared parking, are a car wash and the EI Torito Restaurant. The applicant, Chick-Fil-A, proposes converting the existing building into a restaurant with a drive-thru lane. The building would be reduced in size from 7,408 to 5,444 square feet and provide indoor seating for 120 customers and outdoor seating for 16 customers. The drive-thru requires a Conditional Use Permit and the modifications to the exterior of the building and the site requires Site Plan and Architectural Review. Mr. Weisbrod provided additional information on the following components and recommended approval of the application, as conditioned in Resolution 2015-17: • Traffic Circulation and Parking • Drive-Thru • Floor plan • Landscaping • Building Elevations • Refuse Enclosure • Signage Lighting Chairperson Blanquie inquired if there were any questions of staff. Commissioner Giudice asked about Condition 5 and the reason to delete the reader board on the monument sign. Mr. Weisbrod responded that reader boards are not permitted in the zoning ordinance. Commissioner Haydon was interested in the height and placement of the monument sign as it relates to the visual impact when exiting the site. Mr. Weisbrod reviewed the sign placement and noted that it would have to meet the setbacks to alleviate any site visability issues. Commissioner Blanquie asked about bicycle parking? Mr. Weisbrod responded yes, bicycle parking is available at the front entrance. There being no further questions, Commissioner Blanquie opened the public hearing. Joel Phillips/4G Development was recognized and responded to additional questions/comments from the Commission: • Will the red tile roof remain the same color or treated? (SH) — Mr. Phillips noted that it will most likely will be replaced if it appears dilapidated at time of construction. • Outdoor seating — recommend/encourage this be increased? (SH) — Mr. Phillips stated they would consider additional seating. • What is the timeline? (SA) — November 2016 • In favor of more outdoor seating. Regarding Condition No. 14, ADA compliant sidewalks, is that in your plan. Is the owner in agreement given other adjacent owners? (JB) Mr. Phillips said yes, it is a condition and would be adhered to. (JB) • How many employees? (DB) — 175-225 employees including construction. Does not have the breakdown for the number for employees. 2 Planning Commission Minutes December 10, 2015 Site Plan and Architectural Review File No. PLSR2015-0005 Mohsen Ghoreishi/Anthony Lieu - Blue Apple Dental Commissioner Blanquie closed the public hearing. A motion was made by Commissioner Adams, seconded by Commissioner Giudice, to adopt Resolution 2015-17, approving a Conditional Use Permit and Site Plan and Architectural Review for Chick-Fil-A restaurant, located at 5080 Redwood Drive. The motion passed with a 5-0 vote. (AYES: Adams, Borba, Blanquie, Giudice, Haydon; NOES: 0; ABSENT: 0) Commissioner Giudice recused himself and left the dais. Mr. Weisbrod presented the staff report. The subject property is located at the southeast corner of State Farm Drive and City Center Drive. The property consists of two parcels. The westerly parcel developed with a 2,427 square foot office building, parking and landscaping. The easterly parcel developed with parking and the remainder being undeveloped. The existing building was formerly used as a veterinary clinic and is presently vacant. Until recently, the property was under the ownership of the City. In June of this year the property was sold to Dr. Anthony Lieu who plans to convert the building to a dental office. Mr. Weisbrod noted that the office building will be retained in its existing configuration with the removal of the refuse enclosure on the east side of the building and the installation of a small mechanical room. The parking along the east side of the building will be reduced to eight (8) spaces and four (4) new spaces will be located on the south side of the building with access from the State Farm Driveway. The site plan includes a conceptual building located on the adjacent parcel with an area of 2,700 square feet. This approval is only for the remodel of the existing office building. At such time as the applicant desires to construct the adjacent building, a new Site Plan and Architectural approval application will have to be submitted considered by the Planning Commission for its consideration. The only portion of the adjacent parcel that will be used by the dental office is the existing parking. In the interim, the area on the adjacent parcel not used for parking will be landscaped Based on the analysis and findings of the report and the attached resolution, Mr. Weisbrod recommended that the Planning Commission, by motion, adopt Resolution No. 2015-18 approving the Site Plan and Architectural Review application for the dental office remodel, subject to the findings and Conditions of Approval. Commissioner Haydon had questions regarding the Bermuda grass proposed and maintenance of this type of landscaping. Mr. Weisbrod deferred the question to the applicant. Commissioner Borba questioned the language in Condition 11 and 13 and the flexibility it gives to the applicant in choosing to whether they conform with the code or not. Suggestion would be to remove the words "shift" and "adjust" in those respective conditions. There being no further questions, Dr. Anthony Lieu was recognized and spoke to Commission. He stated that he is excited about improving the appearance of the site and proposal for the second lot. Regarding the Bermuda grass, Mr. Lieu's architect addressed the Commission and indicated this type of grass is drought 3 Planning Commission Minutes December 10, 2015 Sign Program File No. PLS12015-0020 J&L Signs Development Agreement Amendment File No. PL2012-048DA University District LLC tolerant, and indicative of a warm regional climate. He noted that it resides naturally and the intent is not to ever mow. The consensus of the Commission is that the project proposed is attractive, well planned and thought out and will improve the site immensely. A motion was made by Commissioner Haydon, seconded by Commissioner Adams, to adopt Resolution No. 2015-18 approving the Site Plan and Architectural Review application for the dental office remodel, subject to the findings and Conditions of Approval. The motion passed with a 5-0 vote. (AYES: Adams, Borba, Blanquie, Giudice, Haydon; NOES: 0; ABSENT: 0) Commissioner Giudice returned to the dais. Mr. Weisbrod presented the staff report. The sign section of the Zoning Ordinance requires that any non-residential project with three (3) or more tenants requires a Master Sign Program. The commercial/industrial property being considered has two buildings with the front building occupied by four (4) tenants and the rear building occupied with a single tenant. Mr. Weisbrod reviewed the applicant's proposal and outlined the signage criteria in the proposed program. Based on the analysis of the report and the attached resolution, Mr. Weisbrod recommended that the Planning Commission, by motion, adopt Resolution No. 2015-19 approving a Master Sign Program for 5440 and 5460 State Farm Drive, subject to the Conditions of Approval, removing Condition 5 as presented regarding illumination. There being no questions of staff, Gary Smith of J & L Signs was recognized. Commissioner Giudice observed and commented that the signs proposed on the building are a bit small. Discussion was held between the Commission and the applicant. No changes to be made at this time. A motion was made by Commissioner Adams, seconded by Commissioner Giudice to adopt Resolution No. 2015-19 approving a Master Sign Program for 5440 and 5460 State Farm Drive, subject to the Conditions of Approval; removing Condition 5 regarding illumination. The motion passed with a 5-0 vote. (AYES: Adams, Borba, Blanquie, Giudice, Haydon; NOES: 0; ABSENT: 0) Development Services Director, Mary Grace Pawson presented the staff report. In 2006, the UDSP document ("Specific Plan") was approved and associated General Plan amendments were adopted and implemented. The DA executed between the City, Vast Oak Properties, and University District LLC for development of the Vast Oak and UD LLC properties establishes the benefits and commitments connected with the entitlement to and build out of the UDSP Project. The original DA was entered into on July 11, 2006 and the amended and restated DA was entered into on April 22, 2014. The amended and restated DA provides for the requirements of the law and includes special conditions providing for the timely funding of infrastructure as well as on-going maintenance and operation of public facilities in the Project area. Ms. Pawson noted that included as Exhibit D to the amended and restated DA is the Affordable Housing Plan, in which the Project proponent outlines how the 4 Planning Commission Minutes December 10, 2015 General Plan Consistency Finding File No. PLCF2015-0002 City of Rohnert Park City's Inclusionary Housing Ordinance will be met through the provision of 218 affordable apartment units. The Affordable Housing Plan outlines a plan and schedule for development of the apartment units, either by the Project proponent or through an agreement with a non-profit affordable housing developer. The Project proponent has taken some actions that are consistent with the requirements of the Affordable Housing Plan but is requesting certain modifications to the timing to allow its first Final Map to be approved in 2015. Staff has negotiated these modifications with the Project proponent and is proposing changes to the Affordable Housing Plan that will allow the first Final Map to approved, in advance of certain requirements of the existing Affordable Housing Plan, while increasing the City's leverage related to actual construction of the affordable units. Kevin Pohlson, Brookfield Homes was recognized and spoke briefly to the Commission. He thanked the Commission for the opportunity and is in complete support and agreement with the City on the amendments proposed. There being no further comments or questions, a motion was made by Commissioner Adams, seconded by Commission Haydon to Resolution No. 2015- 20 recommending City Council adoption of an ordinance approving an amendment to the Development Agreement, Exhibit D, Affordable Housing, between the City of Rohnert Park and University District LLC and Vast Oak Properties . The motion passed with a 5-0 vote. (AYES: Adams, Borba, Blanquie, Giudice, Haydon; NOES: 0; ABSENT: 0) Jeff Beiswenger presented the staff report. The Planning Commission is charged with the responsibility for ensuring that City projects and actions are consistent with goals and policies of the adopted General Plan. It is requested that the Planning Commission review the proposal to apply for CDBG funds to prepare an ADA Transition Plan and Implementation Project and the Laguna Bike and Pedestrian Bridge Approach ADA Barrier Removal for FY 2016-2017. The determination of General Plan consistency is needed prior to the use of CDBG funding resources. Mr. Beiswenger provided a brief summary of the projects requiring the consistency finding and recommended adoption of Planning Commission Resolution No. 2015-21 reporting to the City Council that proposal to complete an ADA transition plan and implementation project and the Laguna bike and pedestrian bridge approach barrier removal improvements are consistent with General Plan 2020 and eligible for CDBG and other funding. Commissioner Haydon asked why there was a NEPA clearance required. Mr. Beiswenger responded because Federal Funds are being requested a NEPA clearance is required. A motion was made by Commissioner Haydon, seconded by Commissioner Giudice to adopt Resolution No. 2015-21 reporting to the City Council that proposal to complete an ADA transition plan and implementation project and the Laguna bike and pedestrian bridge approach barrier removal improvements are consistent with General Plan 2020 and eligible for CDBG and other funding. The motion passed with a 5-0 vote. (AYES: Adams, Borba, Blanquie, Giudice, Havdon: NOES: 0; ABSENT: 0) 5 Planning Commission Minutes December 10, 2015 DISCUSSION — Streamlining the Development Review Process re: Parks File No. PLMC2015-0003 City of Rohnert Park Jeff Beiswenger presented the staff report. The City is actively working to implement the vision outlined in its General Plan and this implementation work includes the review and approval of new residential subdivisions. State law and the City's Municipal Code outline requirements for dedication of new parks to serve new development. The park size and amenities included in these new parks are to be guided by the recommendations of the City's Parks Master Plan, the City's Subdivision Ordinance (Rohnert Park Municipal Code Title 16) and the City's Zoning Ordinance (Rohnert Park Municipal Code Title 17). The Parks and Recreation Commission, Planning Commission and the City Council have important review, approval and oversight roles with respect to the Parks Master Plan and the Subdivision and Zoning Ordinances. As staff has worked with various project applicants to bring forward proposals for new residential development, it has become clear that the review and approval process is not straightforward, in part because the Subdivision and Zoning Ordinances outline parallel complex processes that are not consistent. Staff has prepared draft amendments to the Municipal Code to streamline the development review process, reduce potential inconsistencies, and clarify the roles of the City's Commissions and City Council. Proposed amendments to the following sections are being considered: Title 16 (Subdivisions), specifically Chapter 16.10 (Subdivision of Five or More Parcels) and Chapter 16.14 (Dedication and Reservations). Title 17 (Zoning), specifically Sections 17.06.250 (Procedure, Preliminary Development Plan and Final Development Plan) and Section 17.06.350 to 390 (Specific plan approval procedure). Mr. Beiswenger reviewed the changes proposed in detail as contained in the tables presented in the staff report. Key discussion points between staff and Commission included: • Passive park versus active parks; • Need for review processes to be simplified and streamlined to be more consistent and reduce multiple hearings by multiple hearing bodies; • Current code allows for the City to contradict earlier decisions with later decisions; • Significant change would allow Parks & Recreation to be a recommendation only body versus a decision/authoritative making body • Parks and Recreation thoughts and awareness on changes; Planning Commission is interested in feedback from Parks and Recreation. Would like to honor their hard work and dedication to the process; • Key Proposed Changes: Remove Parks and Recreation Commission at the Preliminary Development Plan (FDP) level; Add review of Parks and Recreation Commission at the Final Development Plan (FDP) stage; City Council final decision for PDP and FDP; The design review process will be streamlined — new chapter of code created; • Next steps: Present code amendments to Parks and Recreation Commission in January; return to Planning Commission for a public hearing in January/February; City Council for adoption. D Planning Commission Minutes December 10, 2015 Items from the Planning Commission Commissioner Haydon reported on the Sonoma State University 32nd annual Planning Commissioner's Conference attended by herself, Jeff Beiswenger and Norm Weisbrod. Wonderful event; all planning commissioners should attend in the future. Staff will ensure that Commission is notified of this event. Commissioner Giudice reported on the Village Concert Series. Promoter will be coming before the Commission in the next couple of months. Matters from PlanningI None. Staff Sta AdjournmentI There being no further business, Chairperson Blanquie adjourned the meeting at 7:53 pm. A Ch iJerson'