2008/06/10 Planning Commission ResolutionItem No.:1
File No.: PL2008-019UP/SR/V
PC RESOLUTION NO. 2008-25
A RESOLUTION OF THE PLANNING COMMISSION OF THE
CITY OF ROHNERT PARK, CALIFORNIA, APPROVING A USE PERMIT AND
SITE PLAN AND ARCHITECTURAL REVIEW FOR THE PROPOSED ADDITION OF
A FIRE STATION COMPONENT TO PUBLIC SAFETY STATION ONE AND A
VARIANCE TO SECTION 17.10.020 OF THE ROHNERT PARK MUNICIPAL CODE
TO ALLOW A FRONT YARD SETBACK REDUCTION FOR THE PROPERTY
LOCATED AT 500 CITY CENTER DRIVE (APN 143-051-080)
(City of Rohnert Park)
WHEREAS, the applicant, City of Rohnert Park, has submitted applications for a Use
Permit and Site Plan and Architectural Review approvals for the proposed addition of a fire
station component to Public Safety Station One and a Variance to Section 17.10.020 of the
Rohnert Park Municipal Code to allow a front yard setback reduction for property located at 500
City Center Drive, Rohnert Park, CA (Assessor's Parcel No. 143-051-080);
WHEREAS, Planning Application No. PL2008-019UP/SR/V was processed in the time
and manner prescribed by State and local law;
WHEREAS, public heating notices were mailed to all property owners within a 300 foot
radius of the subject property and to all agencies and interested parties as required by California
State Planning Law, and a public hearing notice was published for a minimum of 10 days prior to
the first public hearing in the Community Voice;
WHEREAS, on July 10, 2008 the Planning Commission held a public heating and
reviewed Planning Application No. PL2008-019UP/SR/V, at which time interested persons had
an opportunity to testify either in support of or opposition to the project; and,
WHEREAS, at the July 10, 2008 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 Planning Application No. PL2008-019UP/SR/V;
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 Planning Application
PL2008-019UP/SR/V (Use Permit, Site Plan and Architectural Review and Variance Approvals)
makes the following findings; to wit:
Use Permit PL2008-019UP
That the proposed location of the conditional use is in accord with the objectives of the
zoning ordinance and the purposes of the district in which the site is located.
Item No.: l
File No.: PL2008-019UP/SR/V
The P -I District conditionally allows a "Public Facility -City owned or proposed (subject to
Planning Commission review on referral from City Council)." The required use permit is a
part of the present application. The location of the proposed fire station addition is the
existing Department of Public Safety (DPS) Station One and would allow Station One to
operate a fully -functional fire station at this location, which is in accord with the purpose of
the P -I District.
2. That the proposed location of the conditional use and the conditions under which it would be
operated or maintained will not be detrimental to the public health, safety, or welfare, or
materially injurious to properties or improvements in the vicinity.
The project, as conditioned, would not have a negative effect on the public health, safety, or
welfare; or be materially injurious to properties or improvements in the vicinity. It would be
a fire station addition to an existing DPS facility that is intended to benefit the entire
community and provide more effective emergency response. The site is adjacent to other
community facilities and commercial uses and would function as an integral part of the City
Center area. Furthermore, the redirection of emergency vehicles from City Center Drive to
Rohnert Park Expressway would allow use of the former thoroughfare for community events
at the City Center Plaza.
3. That the proposed conditional use will comply with each of the applicable provisions of this
Title.
As discussed in the Project Analysis, the project would comply with all applicable Zoning
Ordinance standards required for public facilities within the P -I district, with the exception of
the required front yard setback. A variance to allow a reduced front yard setback has been
applied for and is being considered as a part of this project.
Site Plan and Architectural Approval PL2008-019SR
1. That the development's general appearance is compatible with existing development and
enhances the cityscape.
The proposed fire station addition would be located on the south side of the existing DPS
Station One, giving the project visual prominence on Rohnert Park Expressway. It would
feature a contemporary design that would complement the existing Station One and other
City Center buildings while establishing its own landmark identity.
2. That the development incorporates a variation from adjacent structures in height, bulk, and
area; arrangement on the parcel; openings or breaks in the facade facing the street; and/or
the line and pitch of the roof.
The proposed fire station would be a low -profile structure, in contrast to the existing DPS
building, which is three stories in height. The central portion would feature a metal barrel
vault roof which would add visual interest to the building, which otherwise would feature a
flat parapet wall. The inset of the two central bay doors would add some shadowing to the
front elevation and the use of reveal lines would add additional texture to the design. Metal
trellis elements would be applied to the more prominent windows to further enliven the
design.
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Item No.:1
File No.: PL2008-019UP/SR/V
3. That the development incorporates a variation in materials from directly adjacent structures
The proposed fire station addition would be finished in stucco, as is the existing DPS
building and the neighboring Library, however it incorporates a metal roof element not found
in the other structures. The color palette for the project is complementary to the DPS
building, which is appropriate for an addition to that building.
4. That the development will be located and oriented in such a manner so as to provide
consistent relationships and avoid the chaos which results from indiscriminate location and
orientation.
The proposed arrangement of the addition and the access points shown would adequately
allow vehicular and pedestrian traffic to move freely through the site. It would improve the
existing situation by redirecting emergency vehicles away from City Center Drive, thereby
allowing greater use of the City Center Plaza area for community events.
Variance PL2008-019V
1. That strict or literal interpretation and enforcement of the specified regulation would result
in practical difficulty or unnecessary physical hardship inconsistent with the objectives of the
Zoning Ordinance.
The 15 -foot minimum front yard setback requirement of the P -I District is intended to ensure
that buildings are not placed too close to the street. The existing southerly property line of
the project site is situated approximately 50-60 feet behind the curb on Rohnert Park
Expressway, therefore placement of the building on this property line would result in a front
yard setback that well exceeds the requirement of the District. Furthermore, moving the
building to a 15 -foot setback line at the location proposed would require the addition to be
downsized, while moving it to a location to the east of the location proposed would conflict
with the existing public safety bays just north of the proposed addition and would also place
the driveway closer to the railroad tracks, which could be an unsafe situation. The
imposition of the required 15 -foot setback beyond this existing setback would, therefore, be
unnecessary and a hardship on the project.
2. That there are exceptional or extraordinary circumstances or conditions applicable to the
property involved or to the intended use of the property that do not apply generally to other
properties classified in the same zoning district.
The southerly property line of the site is essentially 50-60 feet behind the Rohnert Park
Expressway curb, which is unique to this frontage area on Rohnert Park Expressway and is
due to a grade separation at the railroad tracks to the east that is no longer proposed. The
existing 50-60 foot setback of the property line from the curb is a larger than average
distance that allows for the desired separation between the proposed addition and the
roadway. Other properties within the P -I District would have to respect the 15 -foot setback
requirement in order to achieve the desired building separation from the street.
3. That strict or literal interpretation and enforcement of the specified regulation would deprive
the applicant of privileges enjoyed by the owners of other properties classified in the same
zoning district.
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Item No.: I
File No.: PL2008-019UP/SR/V
The imposition of the 15 -foot front yard setback requirement would result in an overall
setback from the street which well exceeds that required of other properties in the P -I district,
due to the existing configuration of the site and the relationship of the southerly property line
to the street. This would reduce the buildable area of the site unnecessarily.
4. That the granting of the variance will not constitute a grant of special privilege inconsistent
with the limitations on other properties classified in the same zoning district.
The granting of the variance would still result in a building setback from Rohnert Park
Expressway that well exceeds that required by the P -I District.
5. That the granting of the variance will not be detrimental to the public health, safety, or
welfare, or materially injurious to properties or improvements in the vicinity.
The variance would allow the development of the fire station addition as proposed, which
would be a benefit to the community and outlying areas. It would allow the building to be
well -integrated into the City Center, would allow for a front yard setback that still exceeds
that required for the P -I District and is consistent with that used for the adjacent Library
building to the west, and would allow the use of the City Center Drive roadway adjacent to
the future City Center Plaza as an overflow area for community events.
Section 3. Environmental Clearance. The project is categorically exempt from the
California Environmental Quality Act, pursuant to California Code of Regulations, Title 14,
Chapter 3, Section 15301 (Class 1(e)(2) — Existing Facilities — Additions to existing structures
provided the addition will not result in an increase of more than 10,000 square feet if (A) the
project is in an area where all public services and facilities are available to allow for maximum
development permissible in the General Plan and (B) the area in which the project is located is
not environmentally sensitive.)
NOW THEREFORE BE IT RESOLVED, that the Planning Commission does hereby
approve Application No. PL2008-019UP/SR/V: Use Permit and Site Plan and Architectural
Review and Variance Approval for the proposed addition of a fire station component to Public
Safety Station One and a Variance to Section 17.10.020 of the Rohnert Park Municipal Code to
allow a front yard setback reduction for the property located at 500 City Center Drive (APN 143-
051-080), subject to the following conditions:
1. Expiration of Approval — Pursuant to the City of Rohnert Park Municipal Code, the Use
Permit, Site Plan and Architectural Review, and Variance approvals shall expire one year
from the Planning Commission approval date, 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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Item No.:1
File No.: PL2008-019UP/SR/V
4. Site Plan and Building Elevations
a. All improvements shall be in substantial conformance with the approved Site Plan,
Exterior Elevations, and Landscape Plan, except as modified herein.
b. Handicapped parking shall be provided in accordance with the latest ADA
requirements and the project shall otherwise meet all applicable accessibility
requirements.
C. The building shall utilize illuminated address signs that can be clearly read from the
adjacent rights-of-way.
d. All back-up areas shall be a minimum 26 -foot width.
e. Fire access to all portions of the site shall be as determined by the Department of
Public Safety.
f All mechanical equipment shall be screened from public view, with the final design
subject to Staff approval.
g. Adequate space and racks for bicycle parking shall be provided, in compliance with
the Municipal Code.
h. Water -conserving devices (e.g. low -flush toilets and low -flow showers and faucets)
shall be utilized in the construction of this project.
i. 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.
j. A Public Art installation shall be provided as a component of the project per the
direction of the Cultural Arts Commission, with the final art piece subject to City
Council approval.
k. A filter shall be installed with the trench drain shown in the vehicle wash area, as
approved by City Staff.
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 removed shall be replaced at a 1:1 ratio.
ii. A landing and appropriate path connection shall be provided for the door shown
at the southwest corner of the apparatus bays component.
iii. The ultimate location of the required public art installation shall be indicated.
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Item No.: l
File No.: PL2008-019UP/SR/V
b. All trees within five feet of the public right-of-way shall have root barriers that are
approved by Staff.
C. A permanent automatic sprinkler shall be installed to maintain all landscape
materials and areas.
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. All building entrances shall include recessed or soffit lights.
7. Signs
a. All signs shall be submitted to the Planning Division for review and approval.
8. Site Improvements
a. All utilities shall be placed underground.
b. No building permits shall be issued for this project unless the City of Rohnert Park's
City Engineer determines that the City has sufficient water and sewer capacity to
serve this project.
C. All parking areas, driveways, and open storage areas shall be paved with asphalt
surfacing or equivalent. 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.
d. The on-site drainage system shall be designed in accordance with Sonoma County
Water Agency's design standards.
C. 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.
f The developer shall verify the presence and location of all utilities on the site.
9. Construction Mitigation
a. The developer shall ensure that a water truck is on site during construction and
grading to suppress the dust to an acceptable level.
b. The developer shall comply with construction hours pursuant to Municipal Code
Section 9.44.120.
10. Other Agencies
a. The drainage design for the project shall be in compliance with the Sonoma County
Water Agency's Flood Control Design Criteria.
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Item No.: I
File No.: PL2008-019UP/SR/V
BE IT FURTHER RES O ED that said action shall not be deemed final until the
appeal period has expired and that t e appeal period shall be 10 working days from the date of
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 10th day of July, 2008, by the City of
Rohnert Park Planning Commission by the following vote:
Amy Ahanotu, Chairperson, Rohnert Park Planning Commission
Attest: *A�
Suzie Aze edo, Recordi g Secretary
AYES: NOES: ABSENT: ABSTAIN:
ADAMS i AHANOTU ARMSTRONG CALLINAN -A- KILAT
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