2008/08/14 Planning Commission Resolution (2)Item No.: 4
File No.:PL2008-001
PC RESOLUTION NO. 2008-27
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF ROHNERT
PARK 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, LOCATED AT 1400 VALLEY HOUSE
DRIVE, FILE NO. PL2008-001SR, APN: 046-051-045
WHEREAS, in March 23, 2006 the applicant received approval from the Planning
Commission (Resolution No. 2006-10) to remodel the exteriors of Buildings 1 and 4. In addition
the Planning Commission approved incidental office and classroom uses;
WHEREAS, on September 14, 2006, the Planning Commission reviewed and approved
Planning Application No. PL2006-001 SR/UP which revised the March 2006, previously approved
plans (Resolution 2006-45). The revised plans included: 1) changing the approved architectural
appearance of Building 1 from that of "Tuscan Village" to "High -Tech;" 2) eliminating the
approved classroom uses; and 3) adding 145,000 SF of office and 15,200 SF of retail as incidental
uses;
WHEREAS, the applicant submitted a subsequent request to revise the plans again
including changes in the exterior and interior design of Building I which would keep the building
intact and institute a three phase construction program based on plans dated stamped received by
the City of Rohnert Park on July 30, 2008.
WHEREAS, the site is designated by the General Plan as Industrial. This designation
recognizes campus industrial uses, similar to those that are proposed (with 145,000 square feet of
incidental office and 15,200 square feet of incidental retail). The proposal is consistent with the
General Plan designation;
WHEREAS, the site is zoned as I -L (Industrial) which also permits campus type industrial
uses of the type proposed.
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 the revised Planning
Application No. PL2008-001 SR does hereby approve the project and does make the following
findings:
Site Plan and Architectural Review PL2008-001 SR
L The development's general appearance is compatible with existing development and enhances the
surrounding neighborhood.
Planning Commission Staff Report
August 14, 2008
Page 9 of 14
Item No.:
File No.:PL2008-001
Discussion: At this time the architectural design is changing slightly to address pending changes in
the targeted occupant. The currently proposed architectural concept is more modern and offers a
more pedestrian friendly exterior. Therefore, the proposal is compatible with the existing
development and does enhance the pedestrian/residential nature of the surrounding neighborhood
and will compliment the overall on-site development and cityscape.
2. The development incorporates a variation from adjacent on-site and off-site structures in height,
bully and area; arrangement on the parcel; openings or breaks in the jagade facing the street;
and/or the line and pitch of the roof.
Discussion: The current building is a large, campus industrial structure with repetitive design and
relatively flat roof line. The proposed design offers a variety of height and many more openings and
breaks which will increase the visual variety of the building.
3. 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.
Discussion: The proposed development works a pedestrian element into the exterior through the
construction of wider sidewalks and internally by offering an all weather pedestrian promenade.
4. The application is consistent with the General Plan designation, goals and policies;
Discussion: There are no specific goals or policies which address this specific use. The uses that are
noted on the plans are not being approved with the application. The proposed design meets the
City's overall goal to increase pedestrian -oriented activity centers within the City and may
therefore be deemed consistent with the General Plan designation.
S. The application is consistent with the objectives of the Zoning Code;
Discussion: The use would maintain a harmonious, convenient and workable relationship among
land uses, promoting commercial and industrial activities in order to strengthen the City's tax base,
and promoting the stability of existing land uses which conform to the General Plan. A condition of
approval requires an increase in the size of the parking spaces within the parking garage. Staff
concludes that with this increase the project may be deemed consistent with the Zoning Code
objectives, requirements and standards.
6. The operation of the use would not be detrimental to the public health, safety, and welfare or be
materially injurious to properties or improvements in the vicinity;
Discussion: The proposed use is light industrial and has not been found to conflict with the public's
health, safety or welfare. Therefore, the use is appropriate in this location.
7. The operation and maintenance of the use will be compatible with the surrounding uses.
Discussion: The proposal is located at least 1,100 feet from any property line. Therefore, the project
will maintain consistency with other surrounding land uses.
Planning Commission Staff Report
August 14, 2008
Page 10 of 14
Item No.: 4
File No.:PL2008-001
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 I — Existing Facilities) where there is no potentially for
significant impacts on the environment.
NOW THEREFORE BE IT RESOLVED, that the Planning Commission does hereby
repeal Planning Commission Resolution No. 2006-045 which approved a plan for splitting
Building 1 into two separate parts with a street running between each part as the applicant is no
longer interested in dividing Building 1. At this time and based on plans date stamped received on
July 30, 2008 Building 1 will remain intact so that the previous resolution is no longer applicable;
THEREFORE BE IT FURTHER RESOLVED, that the Planning Commission does
approve Planning Application No. PL2008-001 SR which authorizes: 1) revisions to the exterior
and interior of Building 1 as shown on the plans, and 2) the implementation of a three phase
construction program for Building 1, and addition of 22 parking spaces for development located at
1400 Valley House Drive (APN 0465-051-045), subject to the following conditions:
Expiration of Approval - Pursuant to the City of Rohnert Park Municipal Code, this approval
shall expire one year from the Planning Commission approval date, unless prior to the
expiration a building permit is issued for any tenant improvements and construction is
commenced and diligently pursued toward completion and/or the use is initiated, or an
extension is requested.
2. Substantial Conformance - All improvements shall be in substantial conformance with Design
Review/Phasing Plan, Sonoma Mountain Village Building I Remodel date stamped received
by the City of Rohnert Park on July 30, 2008 except as modified herein.
3. 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.
4. Planning
a. To ensure adequate site distances are maintained comply with the vision triangle
requirements for controlled intersections per the Zoning Code Section 17.14.040.
b. Where diagonal and parallel parking are placed opposite each other on a street, the width
of the drive lane total shall be increased to 26 feet minimum. Individual spaces within the
garage shall meet the minimum dimensions specified in Zoning Code Section 17.16.050.
c. The number of bicycle parking spaces shall be no less than 10% of the required
automobile space requirements in accordance with Zoning Code Section 17.16.140.
d. The trash enclosure shall comply with Zoning Code Section 17.12.130.
e. The driveway entry/exit point for the interior garage shall include an auto/pedestrian
warning system to the satisfaction of the Planning Department prior to final building
permit sign off of Phase 2. The system could include a sign, bell, buzzer or flasher that
warns pedestrians of approaching traffic.
Planning Commission Staff Report
August 14, 2008
Page 11 of 14
Item No.: 4
File No.:PL2008-001
f. One tree shall be planted for each four parking spaces added (to the south and west of
Building 2) in accordance with Zoning Code Section 17.16. 100 D.
g. Prior to the installation of the generators the contractor shall demonstrate that the noise
from the units will be appropriately attenuated pursuant to Section 17.12.030 — Noise
Standards.
5. Building
a. Each building must be provided with a separate water shutoff. A sewer line from one
building cannot pass under a separate building. Show points of connection. Coordinate
recycling/reuse efforts of demolished buildings and building components to ensure a
minimum of 50% solid waste diversion (75% preferred).
b. Each building shall provide separate electrical disconnects.
c. At the time of building permit submittal the applicant shall provide the Building
Official/designee a list of "green" elements that will be incorporated into the project
d. The applicants 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.
e. The buildings shall be constructed to meet the General Building Limitation requirements
of the CBC, including but not limited to: Area Separation Walls (CBC 504.6), Area
Increases for Multi -story (CBC 504.2) and Separation on 2 or more sides (CBC 505).
Upon submittal for building permit the applicant shall provide a complete analysis for
Buildings 1 indicating construction type, allowable area, occupancies, allowable height,
exiting, etc. Clearly show area separation walls.
f. The project shall meet the latest ADA requirements for handicapped parking and access.
The loading zones shall be signed for commercial loading and/or for disabled access
loading.
6. Engineerine
a. All streets and utilities shall remain privately owned and maintained.
b. The buildings and site plan shall meet the minimum requirements of the adopted City of
Rohnert Park "Manual of Standards, Details, and Specifications."
c. The water connections for each tenant shall be individually sub -metered and privately
owned and maintained by the property owner. Pursuant to City Ordinance Numbers 731
and 732, the property owner shall submit the necessary information pertaining to the
City's discounted water consumption billing rates.
d. At the time of building permit submittal, the applicant shall include intersection control
signs at each of the private street intersections for the purpose of controlling vehicular
circulation and traffic.
Planning Commission Staff Report
August 14, 2008
Page 12 of 14
Item No.: Y
File No.:PL2008-001
7. Fire
a. The building shall utilize illuminated address signs that can be clearly read from the
adjacent public and/or private streets.
b. At the time of building permit submittal, the applicant shall submit an analysis of the
water system to the satisfaction of the Fire Department.
c. Each building shall be disconnected from the joint water system and provided with new
individual domestic water hook-ups and Fire Service Mains. Each Fire Service Main shall
be provided with a Double Detector Check Valve and connections to meet current local
standards.
d. Each building shall be provided with an approved Fire Alarm System that meets the
requirements of RPMC amendments to the California Fire Code and NFPA 72.
e. The minimum design curve density for any commercial retail space shall not be less than
.2/2000 sf. A higher design density may be required for other types of occupancies.
f. Access to each building shall meet the requirements of the CBC and CFC 2001 Editions
for access width and minimum distances between buildings. Access roads and drives will
be required to meet City of Rohnert Park design standards.
g. Each building shall provide approved roof access to the satisfaction of the Fire
Department.
8. Site Plan and Building Elevations
a. At the time of building permit issuance, the applicant shall (unless otherwise approved by
the Planning Director):
i. Ensure that all pedestrian crossings are constructed of quality materials such as brick,
scored or colored concrete) which clearly identifies the pedestrian realm.
ii. Increase the prominence of the primary entries to each building.
iii. Demonstrate that window glazing accounts for at least 50% of the street level fagade
in order to establish building transparency.
iv. Submit written documentation from the local waste collection agency that the
proposed trash enclosures will be sufficient to service the project.
V. Demonstrate that all mechanical equipment is appropriately screened from view.
9. Li htin
a. At the time of building permit submittal, the applicant shall submit cut sheets for the
exterior lighting (on -street and on -building). The lighting shall meet the requirements of
Zoning Code Section 17.12.050 and will be subject to review and approval by the Director
and/or his designee and as such the applicant shall work closely with Planning Staff to
identify an appropriate lighting plan for these buildings and streets. All building entrances
shall include recessed or soffit lighting.
b. All exterior lighting shall be designed so as to prevent any spillover lighting to adjacent
properties and rights-of-way.
Planning Commission Staff Report
August 14, 2008
Page 13 of 14
Item No.:
File No.:PL2008-001
c. Roof -mounted lights are prohibited except where they may be used as downlighting.
10. Landscaping
a. Upon submittal of plans for building permit, the landscape architect shall submit written
verification that the landscaping for the project meets the intent of Government Code,
Division 1. Planning and Zoning, Chapter 3. Local Planning, Article 10.8 (Water
Conservation in Landscaping).
b. The applicant shall provide irrigation plans and shall maintain the landscape in healthy
condition for a minimum of one year.
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 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 14`h day of August, 2008, by the City of
Rohnert Park Planning Commission by the following vote:
DAVID ARMSTRONG, VICE—CHAIRPERSON, PLANNING COMMISSION
Attest: 4,J t" a"
Susan Azevedo, Akording Secretary
AYES: '� NOES: ABSENT: )--" ABSTAIN:
ADAMS / AHANOTUA 6,�ARMSTRONG ✓ CALLINAN KILAT > '�
Planning Commission Staff Report
August 14, 2008
Page 14 of 14