2009/01/22 Planning Commission Resolution (3)PC RESOLUTION NO. 2009-03
A RESOLUTION OF THE PLANNING COMMISSION OF THE
CITY OF ROHNERT PARK, CALIFORNIA, APPROVING A ONE-YEAR RENEWAL
OF SITE PLAN AND ARCHITECTURAL REVIEW OF A NEW COMMERCIAL PAD
BUILDING AND THE REMODEL OF AN EXISTING COMMERCIAL CENTER AND
A PARKING REDUCTION FOR PROPERTY LOCATED AT 6305-6585 COMMERCE
BOULEVARD (APN 143-051-010,-073)
(Tien Pham, Argonaut Investments)
WHEREAS, the applicant, Tien Pham, has submitted an application for a one-year
renewal of a Site Plan and Architectural Review Approval and Parking Reduction for the
property located at 6305-6585 Commerce Boulevard (APN 143-051-010, -073);
WHEREAS, on January 22, 2009, the Planning Commission reviewed the one-year
renewal application during a scheduled public hearing at which time interested persons had an
opportunity to testify either in support of or opposition to the project; and
WHEREAS, at the January 22, 2009 Planning Commission meeting, upon hearing and
considering all testimony and arguments, if any, of all persons desiring to be heard, the
Commission considered all the facts relating to the one-year renewal application for Planning
approval No. PL2007-39SR;
WHEREAS, this project has been deemed Categorically Exempt from the California
Environmental Quality Act; and
WHEREAS, the Planning Commission of the City of Rohnert Park makes the following
findings:
NOW, THEREFORE, THE PLANNING COMMISSION OF THE CITY OF
ROHNERT PARK DOES RESOLVE, DETERMINE AND ORDER AS FOLLOWS:
Section 1. That the above recitations are true and correct.
Section 2. Findings. The Planning Commission, in approving a one-year renewal of
Planning Approval PL2007-039SR (One -Year Site Plan and Architectural Review and Parking
Reduction) affirms that the original findings for this project can still be made, to wit:
Site Plan and Architectural Review PL2007-039SR
1. That the development's general appearance is compatible with existing development and
enhances the surrounding neighborhood.
Criteria Satisfied. The proposed project would renovate an existing commercial center that
was originally developed in 1978 and would add a small retail pad building to the site's
Commerce Boulevard frontage. The proposed remodel of the existing buildings would result
in an updated look that is more in keeping with the "Safeway" center to the east across
Commerce Boulevard, which is appropriate.
2. That the development incorporates a variation from adjacent on-site structures in height,
bulk, and area; arrangement on the parcel; openings or breaks in the fagade facing the
street; and/or the line and pitch of the roof.
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Criteria Satisfied. The existing buildings feature wood -shingled mansard roofs that appear
dated and which are proposed to be fitted with a more modern standing seam metal material.
The new retail pad building would have a flat roofline that would provide some variety while
incorporating the materials used in the remainder of the center to allow for visual
consistency.
3. That the development will be located and oriented in such a manner so as to provide
pedestrian, bicycle and vehicle connections with adjacent properties, as appropriate, and
avoids indiscriminate location and orientation.
Criteria Satisfied. The proposed arrangement of the new pad building would adequately
allow vehicular and pedestrian traffic to move freely through this area. The addition of
decorative walkways has been made a condition to further improve the proposed circulation
system, and bicycle racks and street furniture would be added to encourage bicycle and
pedestrian use of the center.
Parking Reduction per Section 17 16 040.A of the Municipal Code
1. The affected uses share a common parking area.
Criteria Satisfied. The uses share an existing parking lot which, when reconfigured, will
contain an inventory of 378 parking spaces to serve the uses.
2. The demand ,for parking occurs over different time periods, thereby making the .full
requirement unnecessary.
Criteria Satisfied. A parking study was prepared by an independent traffic engineer and
estimates the times of days that the parking demand occurs. Based on this study, the
project's realistic parking need is 375 parking spaces, or three fewer spaces than would be
provided by the project.
Section 3. Environmental Clearance. The project is categorically exempt from the
California Environmental Quality Act, pursuant to California Code of Regulations, Title 14,
Section 15332 (Class 32 — In -Fill Development Projects).
NOW, THEREFORE, BE IT RESOLVED, that the Planning Commission does hereby
approve a one-year renewal of Planning Approval PL2007-039SR: Site Plan and Architectural
Review and Parking Reduction Approvals for the property located at 6305-6585 Commerce
Boulevard (APN 143-051-010, -073), subject to the following conditions:
1. Expiration of Approval — Pursuant to the City of Rohnert Park Municipal Code, the Site
Plan and Architectural Review approvals shall expire on February 14, 2010 unless prior to
the expiration a building permit is issued and construction is commenced and diligently
pursued toward completion and the use is initiated, or an extension is requested and
approved.
2. Conformance with Municipal Code and Other Agency Plans — All improvements shall
comply with all applicable sections of the City of Rohnert Park Municipal Code and any
other applicable relevant plans of affected agencies.
3. The applicant shall obtain all necessary permits and clearances from the Rohnert Park
Building and Public Safety Departments prior to commencement of the operation at this
location.
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4. Site Plan and Building Elevations
a. All improvements shall be in substantial conformance with approved Site Plan,
Exterior Elevations, and Colors & Materials board, except as modified herein.
b. The project shall meet all applicable accessibility requirements. All crosswalks
within the parking areas shall be constructed of a decorative paving material, subject
to Staff approval.
C. Outdoor seating areas and street furniture shall be provided on-site. These
areas/furniture installations shall complement the overall project design, with the
ultimate designs/locations to be subject to Staff review and approval.
d. All back-up areas shall be a minimum 26 -foot width.
C. The new retail building shall be sprinklered as directed by Public Safety.
f. The entry/exit drives to the project shall be a minimum width of 20 feet curb -to -curb.
This width shall be measured between the outside curb and the median curb for each
drive.
g. Fire access to all portions of the site shall be as determined by the Department of
Public Safety.
h. The applicant shall work with Staff, as feasible, to give the "Garden Center" element
south of the "Rite Aid" tenant space a more distinctive design treatment.
i. The corners at the rear of the proposed pad building shall feature the same
pilaster/trim cap treatment as the front corners of the building.
j. The reveal line arrangement shown on the front and side elevations of the proposed
pad building shall be continued in a similar visual rhythm along the rear elevation.
k. The parking area shown across the access drive to the rear of the "Grocery Outlet"
tenant space shall be eliminated from the site plan.
1. All mechanical equipment shall be screened from public view, with the final design
subject to Staff approval.
in. Handicapped parking shall be provided in accordance with the latest ADA
requirements.
n. Adequate space and racks for bicycle parking shall be provided, in compliance with
the Municipal Code.
o. The building shall utilize illuminated address signs that can be clearly read from the
adjacent rights-of-way.
p. The new trash enclosure shall be finished to match the new retail building and shall
be provided with a decorative trim cap. The enclosure shall be designed so that it is
large enough to accommodate recycling bins.
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q. Water -conserving devices (e.g. low -flush toilets and low -flow showers and faucets)
shall be utilized in the construction of this project.
r. The proposed retail building shall be relocated outside of the existing easement or
the existing easement and existing storm drain facilities shall be relocated by the
applicant outside the proposed building pad, subject to the review and approval of
the City Engineer's office, prior issuance of a building permit. Relocation of the
existing City 20 -foot drainage easement requires City Council approval, prior to
issuance of a building permit.
S. Any additional easements necessary to serve the project shall be secured and
recorded by the applicant.
t. Improvement plans shall be submitted showing how the proposed pad building is
planned to be served by water, sewer and storm drain utilities.
U. The applicant shall submit the project plans to PG&E's "Savings by Design"
program for review prior to submitting an application for a building permit. At the
building permit stage, the applicant shall provide Staff with a narrative describing
which "Savings by Design" features have been incorporated into the project as well
as the reasoning for not including other features in the design.
V. The appropriate Public Art fee shall be paid at time of building permit issuance, with
the final fee amount to be determined at that time, based on the most current
construction cost estimate for the project.
W. The final color palette for the project shall be brought back to the Planning
Commission for review and approval.
5. Landscape Plan
a. Prior to the issuance of any building permits, landscape and irrigation plans shall be
submitted to and approved by Planning Staff and the City Engineer. These plans
shall incorporate the following changes:
i. Trees shall be added to the west ends of the parking aisles at the north and south
edges of the parking lot so as to complete these rows.
ii. The "Mediland rose" proposed for the frontage shall be replaced with an
alternative plant that would provide seasonal color.
iii. The relocation of the storm drain easement should be positioned so that it will not
impact the developer's ability to plant the trees proposed (e.g. the easement
should be relocated to an access drive so as to avoid proposed tree locations.).
b. All trees within five feet of the public right-of-way shall have root barriers that are
approved by Planning Staff.
C. A permanent automatic sprinkler shall be installed to maintain all landscape
materials and areas.
d. Commerce Boulevard frontage trees shall be a minimum 24 -inch box size. Tree
internal to the site shall be a minimum 15 -gallon size and all shrubs shall be a
minimum 5 -gallon size.
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6. Li >htin
a. Project lighting shall be reviewed and approved by Staff.
b. All exterior lighting shall be designed so as to prevent any spillover lighting to
adjacent properties and rights-of-way.
C. Roof -mounted lights are prohibited on the building(s) if they are placed so as to
silhouette the building(s) and roof(s).
d. All building entrances shall include recessed or soffit lights.
a. A Sign Program shall be submitted to Planning Commission review and approval.
This sign program shall include any monument signage proposed for the site.
8. Off -Site Improvements
a. The developer shall pay the applicable Public Facilities Financing Fee established by
the City of Rohnert Park.
9. Site Improvements
a. All double-check valves provided for domestic water and fire sprinkler systems shall
be concealed from any public streets and parking lots with decorative walls,
landscaping, and mounding. Plans shall be submitted to Planning Staff and the City
Engineer for review and approval.
b. All utilities shall be placed underground.
C. The developer shall verify the presence and location of all utilities on the site.
d. All parking areas, driveways, and open storage areas shall be paved with asphalt
surfacing. All site work, including curbs, gutters, sidewalks and berms separating
landscape areas shall be concrete. All plans shall be prepared in accordance with
City standards and submitted to and approved by the City Engineer.
C. The on-site drainage system shall be designed in accordance with Sonoma County
Water Agency's design standards.
10. Construction Miti ag tion
a. The developer shall ensure that a water truck is on site during construction and
grading as needed to suppress the dust to an acceptable level.
b. The developer shall comply with construction hours pursuant to Municipal Code
Section 9.44.120.
11. Other Agencies
a. The drainage design for the project shall be in compliance with the Sonoma County
Water Agency's Flood Control Design Criteria.
BE IT FURTHER RESOLVED that said action shall not be deemed final until the
appeal period has expired and that the appeal period shall be 10 working days from the date of
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said action. No building permits shall be issued until the appeal period has expired, providing
there are no appeals.
DULY AND REGULARLY ADOPTED on this 22 d day of January, 2009 by the City of
Rohnert Park Planning Commission by the following vote:
Rohnert Park Planning Commission
Attest:
Suzie A vedo, Re ording Secretary
AYES: NOES: 0 ABSENT:
AHANOTU ✓ ARMSTRONG
ABSTAIN:
BORBA NILSON
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NORDIN