2008/08/14 Planning Commission MinutesAAL
ROHNERT PARK PLANNING COMMISSION
MINUTES
THURSDAY, August 14, 2008
The Planning Commission of the City of Rohnert Park met this date in a regular session commencing at 7:00
p.m. in the City Council Conference Room, 6750 Commerce Blvd., with Vice -Chairperson Armstrong presiding.
Call To Order
Vice Chairperson Armstrong called the meeting of the regular session to order at
approximately 7:00 p.m. with Vice -Chairperson Armstrong leading the pledge.
Roll Call
Present (3) Commissioners: Vice -Chairperson Armstrong, Commissioner Adams,
and Commissioner Callinan were present. Commissioner Kilat and
Commissioner Ahanotu were excused.
Community Development Director, Ron Bendorff, Senior Planner, Maureen Rich
and Recording Clerk, Suzie Azevedo were present.
Approval of Minutes
The minutes of the July 10, 2008 Planning Commission meeting were deferred
for approval to the August 28, 2008 meeting.
Acknowledgement of
Vice -Chairperson Armstrong acknowledged the posting of the Agenda of this
Public Noticing
meeting in three (3) public places, per the requirements of the Brown Act.
Unscheduled
None.
Public Appearances
Draft Bicycle and
Management Analyst, Eydie Tacata, made a brief presentation on the Bicycle and
Pedestrian Master Plan
Pedestrian Master Plan. She stated that the Rohnert Park Bicycle and
Review
Pedestrian Master Plan was developed as a component of the Sonoma County
Transportation Authority's (SCTA) Bicycle and Pedestrian Master Plan. The
File No. PL2008-024GP
SCTA plan consists of a countywide "overview' section which provides regional
context and discussion of mutual issues, and a series of stand-alone documents
City of Rohnert Park
to be used by individual agencies to document policy and guide implementation of
local projects and programs. Ms. Tacata reviewed the specific sections of the
plan and informed the Commission that at this time the Planning Commission is
being asked to make findings and determination of general plan consistency.
A brief discussion was held by staff and the Commission. The Commission
spoke positively of the plan and were impressed with the layout/mechanisms for
funding.
A motion was made by Commissioner Callinan, seconded by Commissioner
Adams to adopt Resolution No. 2008-30 finding the Rohnert Park Bicycle and
Pedestrian Master Plan in conformity with the Rohnert Park General Plan 2000.
The motion passed with a 3-0 vote.
Planning Commission Minutes
August 14 2008
Conditional Use Permit
File No. 2008-023UP
Suzanne Cardinal/Into
This World Yoga
Training Studio
Preliminary Specific
Plan
File No. PL2008-018SP
Lloyd Goto/Cypress
Equities
Community Development Assistant, Suzie Azevedo, presented the stats report.
She stated that the project involves the operation of a yoga teacher training
studio and certification program. Ms. Azevedo outlined the instruction schedule
and reviewed parking/general plan/zoning compliance and development
standards for the site. Based on findings of her report, Ms. Azevedo
recommended that the Planning Commission approve the yoga training facility, as
conditioned.
Vice -Chairperson Armstrong opened the public hearing.
The applicant, Suzanne Cardinal, was recognized and spoke briefly of the yoga
training program.
Vice Chairperson Armstrong closed the public hearing.
A motion was made by Commissioner Callinan, seconded by Commissioner
Adams, to adopt Resolution No. 2008-29, approving a Conditional Use Permit for
a yoga training facility, as conditioned. The motion passed with a 3-0 vote.
Community Development Director, Ron Bendorff, presented the staff report. He
stated that the project site is an area containing approximately 31.4 acres that is
identified in the General Plan as the southeastern corner of the "Northwest
Specific Plan Area". It is largely vacant or in limited agricultural use, with
scattered single-family homes located primarily along Wilfred Avenue. Mr.
Bendorff gave a brief background of the Northwest Specific Plan Area noting that
in 2003, Council approved separate Specific Plan applications for the north and
south portions of the NWSPA. The Preliminary Specific Plan submitted for 102.6
acres south of Wilfred Avenue ("NWSPA South") was reviewed by the
Commission on April 8, 2004 and by Council on May 11, 2004. A Final Specific
Plan was subsequently submitted but was withdrawn upon sale of the property.
Mr. Bendorff stated that the eastern portion of the NWSPA South is now a
potential site for the casino proposed by the Federated Indians of Graton
Rancheria. The applicant, Lloyd Goto (Cypress Equities) has submitted a revised
Preliminary Specific Plan which is being presented this evening. The Planning
Commission is asked at this time to provide comments, along with staff and other
interested parties.
Mr. Bendorff touched briefly on the following details of the Northwest Specific
Plan:
• Breakdown of Development (District 1, 2, 3)
• General Plan Consistency - Land Use and Growth Management,
Community Design, Transportation, Open Space, Parks and Facilities,
Habitat and Biological Resources, Air Quality, Emergency Management
• Site Plan
• Architecture
• Alternate Plans
Mr. Bendorff stated that at this time Staff is recommending that the Planning
Commission allow the applicants to present the project proposal and open the
meeting to receive comments on the Preliminary Specific Plan from the public and
other interested parties, as well as provide its own comments on the Plan.
Planning Commission Minutes
Vice -Chairperson Armstrong opened the public hearing.
The applicant Lloyd Goto, Cypress Equities, was recognized. Mr. Goto
introduced the members of his team and gave a brief presentation and provided
exhibits of current and future projects Cypress Equities is involved with. Mr. Goto
commented that the market at present is soft, office buildings are very few and
apartment style living is very desireable, most notably to the senior community.
Mr. Goto introduced David Janes, SGBA Architecture and Planning. Mr. Janes
continued with a brief overview of the plan and offered specifics in the following
areas:
• Plan is approximately 34 acres in size;
• Working with Casino to tie in with their operation, especially with respect
to proposed parking garage;
• Plan is broken into three districts (mostly retail); Proposed uses include
residential, retail and hotel (gateway to project);
• Vehicular and street network — entrance envisioned off of Labath;
• Pedestrian circulation — create exciting streetscapes that thread project
together; inviting sidewalks and hardscape features; attention to sidewalk
detail; lighting; potted containers, outdoor dining; attention to sidewalk
detail; pull facades back from streetscape
• Village Green — community tables and gathering areas;
• Conceptual Elevations — rustic, casual, contemporary; diverse range of
materials (stucco brick, stone, metals); rich color palettes/earth tones.
Further discussion was held. Comments by the Commission included, but were
not limited to the following:
• Parks — strong consensus that adequate/additional park space be
incorporated into the plan; parks to be located closer to residential;
• Concern about location of hotel and proximity of food service; appears
detached;
• Clarification with regard to pedestrian movement/angled parking;
• Tie-in with casino — will project be compatible (architecturally,
ingress/egress etc);
• Land Uses — promote creation of long term jobs versus starter retail jobs;
• Southern portion of project currently zoned industrial; proposal shows
retail; need office/light industrial uses.
Discussion continued. Mr. Goto remarked that all comments have been noted
and will be taken into consideration. He stated that the project flavor is more
urban in nature; demographics include seniors and starter families. With regard
to the Commission's strong desire to include additional park space, Mr. Goto
noted that the current vision is to create dog park/amphitheater/grassy knoll type
open space, but will work with the City in this regard. In closing, Mr. Goto stated
that this is a workable/livable project and will be first of its kind in relation to retail
and geared toward San Francisco origin clientele.
Tom Roberts, 4649 Dowdell, was recognized and made brief comments about the
area in aeneral and casino parking site.
Planning Commission Minutes
August 14, 2008
Site Plan and
Architectural Review
(Amendment)
File No. PL2008-001SR
Kirstie Moore/Codding
Enterprises/Sonoma
Mountain Village
Revision to
Code
File No. PL 2008-014MC
City of Rohnert Park
Vice -Chairperson Armstrong closed the public hearing.
No further discussion was held.
Senior Planner, Maureen Rich, gave the staff report. She stated that in March
2006, the Planning Commission approved a Site Plan and Architectural Review
for the remodel of Buildings 1 and 4 and a Conditional Use Permit to allow for
classrooms, 15,200 square feet of incidental retail, and building height exceeding
45 feet at Sonoma Mountain Village, 1400 Valley House Drive. The proposal also
included splitting Building 1 into two structures, each part located on a block that
would have been separated by a street. The current application includes revising
the previously approved remodel of Building 1. Specifically, instead of Building 1
being separated into two parts (1A and 1 B) with a road separating the two parts,
Building 1 will remain intact. The current plan also includes a request for project
phasing and demolition of a landscape area to make way for an additional 22
parking spaces. Ms. Rich reviewed the project with respect to the General Plan
and development standards within the Zoning Ordinance and briefly outlined the
architectural component features, additional parking and phasing plan. Ms. Rich
recommended that the Planning Commission adopt Resolution No. 2008-27
approving a revised Site Plan/Architectural Review and Phasing Plan for Building
1 along with the addition of 22 parking spaces south and west of Building 2, as
conditioned.
Richard Pope, Codding Enterprises, was recognized. He stated that the primary
reason behind the changes is due to economics, things have changed. He also
noted that the goal and platform for Sonoma Mountain Village is sustainability and
it was recognized that splitting the building, as originally planned, is not
sustainable. The phasing plan gives flexibility but allows more control for the city.
Mr. Pope thanked the Commission for the opportunity to speak and for their
consideration of this application.
Discussion was held between staff and the Commission. Commissioner Adams
asked why the additional parking? Mr. Pope responded that Comcast, a new
tenant, will provide quite a few new jobs.
A motion was made by Commissioner Adams, seconded by Commissioner
Callinan to adopt Resolution No. 2008-27, approving a revised Site Plan and
Architectural Review and Phasing Plan for Building 1 along with the addition of 22
parking spaces south and west of Building 2, located at 1400 Valley House Drive,
as conditioned. The motion passed with a 3-0 vote.
Ron Bendorff presented the staff report. He stated that at the City Council's
request, staff has been tasked with analyzing City's existing parking requirements
with the aim of achieving consistency with other communities' standards and
reducing the amount of pavement required for parking facilities. The desired
reduction in pavement would represent a step forward in the City's sustainability
efforts, as less pavement means a reduction in the "heat island" effect on the
local environment. The review of proposed amendments to Section 17.16.030 of
the Rohnert Park Municipal Code regarding the parking requirements will include
the following land use categories:
1. The "Hardware Store/Home Improvement Center" requirement would be
Planning Commission Minutes
Auaust 14. 2008
Matters from
Commissioners
Matters from Planning
Staff
revised from "1 per 200 feet of gross floor area" to I space per 300
square feet of gross floor area"; and
2. The "Retail Sales Not Listed Under Another Use Classification"
requirement would be revised from `°1 space/200 sq. ft. of gross floor area
to "1 space per 300 square feet of gross floor area": and
3. The "Shopping Center" requirement would be revised from "5
spaces11000 sq. ft. of gross floor area" to "l space per 300 square feet of
gross floor area".
Mr. Bendorff presented a comparison of other Sonoma County cities. He
reviewed the proposed amendments for General Plan Consistency and noted that
the proposed amendments are exempt from CEQA review. Based on the
findings of his report, Mr. Bendorff recommended that the Planning Commission
adopt Resolution 2008-28 regarding proposed amendments to Section 17.06.030
of the Rohnert Park Municipal Code as noted above.
A motion was made by Commissioner Callinan, seconded by Commissioner
Adams to adopt Resolution 2008-28 regarding proposed amendments to Section
17.06.0.0 of the Rohnert Park Municipal Code as presented. The motion passed
with a 3-0 vote.
Commissioner Adams stated for the record that she is the Chairman for
Committee regarding Measure L and hoped that there would be no conflict.
Commissioner Callinan inquired about the pile of dirt at the Golf Course.
Maureen Rich reported that they have been issued a notice of violation that could
result in fines if not taken care of.
Mr. Bendorff updated the Commission on the General Plan Update process. Mr.
Bendorff also report on the following items:
Next meeting: Wilfred Dowdell Specific Plan, Latitude Live Entertainment
Amendments
Adjournment There being no further business, Vice -Chairperson Armstrong adjourned the
meeting at 9:45 pm until Thursday, August 28, 2008.
Chairperson
vx�,
Recording Clerk