2008/04/24 Planning Commission ResolutionPC Resolution 2008-13
April 24, 2008
PC RESOLUTION NO. 2008-13
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF ROHNERT
PARK, CALIFORNIA, RECOMMENDING TO THE CITY COUNCIL DENIAL OF
THE REQUEST TO AMEND THE LAND USE DIAGRAM OF THE GENERAL PLAN
FOR PROPERTY LOCATED AT 5900 LABATH AVENUE; FILE NO. PL2004-063GPA
AND FURTHER DESCRIBED AS APN'S 143-040-116 AND-117(part)
(Redwood Equities, LLC)
WHEREAS, the applicant, Redwood Equities, submitted an application for a General
Plan Amendment over a site containing approximately 29.8 acres, located generally north of
Hinebaugh Creek, east of Labath Avenue, south of Business Park Drive, and west of Costco;
WHEREAS, pursuant to California State Law and the Rohnert Park Municipal Code,
public hearing notices were mailed to all property owners within an area exceeding a 300 foot
radius of the subject property, public hearing notice signs were posted on the property, and a
public hearing was published for a minimum of 10 days prior to the first public hearing in the
Press Democrat;
WHEREAS, on April 10, 2008, the Planning Commission conducted a public hearing at.
which time interested persons had an opportunity to provide public testimony either in support
of or opposition to the proposal;
WHEREAS, the Planning Commission reviewed the Final Environmental Impact
Report prepared for the project and found it to be adequate and recommended to the City
Council its certification based on the determination that all requirements of the California
Environmental Quality Act, Title 14 of the California Government Code were properly satisfied
as noted in Planning Commission Resolution No. 2008-12 which was adopted on April 10,
2008.
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 recommending denial of
Planning Application File No. PL2004-063GPA (General Plan Amendment) finds:
1. That the proposed 29.8 acre Stadium Area Master Plan site is not appropriate for
development under the proposed General Plan Land Use Designations of Commercial -
Regional, High Density Residential, and Park/Recreation.
Basis for Finding. Public/Institutional to High Density Residential. The General Plan
discusses this City -Owned Land (p. 9-55) and cites an appraisal report that concluded that the
area was best suited for light industrial, research and development, or office uses. Furthermore,
the site is not considered suitable for residential use due to dog shelter noise and services for
residential uses that are predominately located on the east side of US 101, e.g., schools, post
office and library. While the Stadium has been removed as a source of glare, noise, and traffic,
proposed casino development are likely to be a source of similar incompatibilities.
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PC Resolution 2008-13
April 24, 2008
The proposed housing project is not essential in order for the City to meet its Regional Housing
Needs Allocation and that the proposed project would offer no special contribution in terms of
affordable housing provisions.
The residential areas as proposed are split by a proposed minor arterial where traffic is expected
to travel at a higher speed; therefore, resulting in an awkward link between the neighborhoods.
Based on the July 2007, Economic Development Action Plan, prepared by MuniServices and
Conley Consulting Group for the City of Rohnert Park, the property should remain industrial or
be redesignated as industrial to capture the higher wage jobs that are identified by the study.
Residential uses are generally not beneficial adjacent to industrial uses.
Public/Institutional to Parks/Recreation: As the Planning Commission finds that residential
uses are not appropriate for this site, there is no necessity of having a park in this location.
Based on the July 2007, Economic Development Action Plan, prepared by MuniServices and
Conley Consulting Group for the City of Rohnert Park, there is the potential for job growth (for
higher wage jobs to sustain job/housing balance) in an industrial sector. Amending the
Public/Institutional area to Industrial would be more appropriate for this site.
Public/Institutional to Commercial Regional. Based on the July 2007, Economic Development
Action Plan, prepared by MuniServices and Conley Consulting Group for the City of Rohnert
Park, there is adequate retail to serve the City and no additional retail is needed at this time.
Industrial to Commercial -Regional. Based on the July 2007, Economic Development Action
Plan, prepared by MuniServices and Conley Consulting Group for the City of Rohnert Park,
there is adequate retail to serve the City and no additional retail is needed at this time. The Plan
goes on to state that the potential for job growth lies in the industrial sector. Therefore, it is not
appropriate to change this designation.
2. That the proposed General Plan Amendments are not optimally consistent with goals and
policies related to the proposed development.
Basis for Finding. While the Environmental Impact Report concludes that the proposed General
Plan Amendment would be consistent with the rest of the General Plan, it is the Commissions'
finding that the project would be more consistent with the General Plan if it did not include a
residential component. The following reasons:
CD -B: Provide a strong connection between neighborhoods.
Discussion: While the two small housing developments are located within close proximity to one
another, the Planning Commission finds that the connection would be stronger if not for the
minor arterial that is planned to split the neighborhoods.
CD -2: Encourage the development of linkages between different parts of the city.
Discussion: The Commission concludes that while the project can be linked to different parts of
the city via roadways, sidewalks and bicycle lanes to services located on the west side of US
101, the Commission finds that there are more services on the east side of the freeway that the
project should be linked to, e.g.., schools, library and post office and therefore find that the
criteria of item no. 1 is not satisfied.
GM -C: Ensure that growth is paced to achieve General Plan buildout over 20 years.
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Discussion: While residential project growth would not exceed an average rate of 1 percent per
year the Commission finds that it is preferable to locate residential growth in the Specific Plan
Areas.
NS -B: Minimize the exposure of noise sensitive land uses to excessive noise levels.
Discussion: The Commission understands that the project would include mitigation to reduce the
noise impacts for indoor noise to a negligible level; this does not eliminate outdoor noise. It
would be best to eliminate the residential component entirely so as to eliminate any potential for
conflict between sensitive noise receptors and the generators (animal shelter and loading docks).
Section 3. Environmental Clearance. The Planning Commission reviewed the Final
Environmental Impact Report prepared for the project and found it to be adequate and
recommended to the City Council its certification based on the determination that all
requirements of the California Environmental Quality Act, Title 14 of the California
Government Code were properly satisfied as noted in Planning Commission Resolution No.
2008-12 which was adopted on April 10, 2008. If and when the Project is approved, the
Commission recommends that the City Council direct the filing of a Notice of Determination
with the County Clerk.
Section 4. The Planning Commission does hereby recommend denial to the City
Council of Planning Application No. PL2004-063 for the General Plan Amendments as
per the determinations and findings cited herein.
BE IT FURTHER RESOLVED that any interested person may appeal this Resolution
of the Planning Commission to the City Council within 10 calendar days of its passage pursuant
to Rohnert Park Municipal Code ("RPMC") section 17.25.123. Any such appeal shall be in the
form provided by RPMC section 17.25.124 and with the payment of the fee established by the
City.
DULY AND REGULARLY ADOPTED on this 24th day of April, 2008, by the City of
Rohnert Park Planning Commission by the following vote:
Amy Ahanotu - Chairperson, Rohnert Park Planning Commission
Attest:
/Susan Azevedo, Recording Secretary
AYES: NOES: ABSENT: ABSTAIN:
ADAMS 1.-'/ AHANOTU '/ ARMSTRONG " CALLINAN AAP'� KILAT
Resolution for General Plan Amendments
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