2007/03/22 Planning Commission Minutesi�
ROHNERT PARK PLANNING COMMISSION
MINUTES
THURSDAY, March 22, 2007
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 Kilat presiding.
Call To Order
Vice -Chairperson Kilat called the meeting of the regular session to order at
approximately 7:00 p.m. with staff leading the pledge of allegiance.
Roll Call
Present (3) Commissioners: Commissioner Kilat, Commissioner Callinan, and
Commissioner Armstrong were present. Commissioner Ahanotu and
Commissioner Adams were excused
Senior Planner, Maureen Rich, Assistant City Attorney, Gabrielle Whelan and
Recording Clerk, Suzie Azevedo were present.
Approval of Minutes
A motion was made by Commissioner Callinan, seconded by Commissioner
Armstrong to approve the minutes of the March 8, 2007 meeting as presented.
The motion passed with a 3-0 vote.
Acknowledgement of
Vice Chairperson Kilat acknowledged the posting of the Agenda of this meeting in
Public Noticing
three (3) public places, per the requirements of the Brown Act.
Unscheduled
None.
Public Appearances
Tentative Parcel Map
Senior Planner, Maureen Rich gave the staff report. She stated that the
application was for a tentative parcel map to create a single lot subdivision with a
Sunset Strip
condominium overlay. The single lot would then be further subdivided into 300
Corporation/Indian
"exclusive use easements" which the applicant proposes to create using a
Springs Limited
condominium plan that would create an undivided interest in common in portion of
real property coupled with a separate interest in space called a unit. "Units" are
File No. PL2006-049TPM
comprised of airspace. 'Ms. Rich further reported that the parcel map application
was presented to and denied by the Subdivision Committee after a public hearing
on January 11, 2007. The denial was based on the following:
• Application should have been for a major not a minor subdivision
• Project is not consistent with the General Plan
• Project has the potential for creating a significant health hazards (sewer,
water and fire access)
• The required "Survey of Support" is not bona fide.
Ms. Rich continued discussing the regulatory process for tentative maps under
state and local laws and cited several sections of the Subdivision Map Act, Civil
Code and the Rohnert Park Municipal Code in defining the process for this
application. Additionally, Ms. Rich, touched on the inconsistencies with the
General Plan as noted above. She stated that the project has the potential to
Planning Commission Minutes
March 22, 2007
Chairperson
Recording Clerk
eliminate rent controlled housing that is considered "affordable" by the General
Plan.
In conclusion, Ms. Rich offered the following options:
• Uphold the subdivision Committee's Denial;
Direct staff to prepare a resolution approving the project with conditions of
approval; or
• Continue the item to allow for more information.
Please see attached report by Stephanie McMurtrie, CSR No. 11143, for
complete transcript of the public hearing for the Appeal of Subdivision
Committee Decision regarding the Rancho Verde Mobile Home Park
Condominium Conversion application.
Matters From
None.
Commissioners
Matters from Planning
Ms. Rich reported that at this time there does not appear to be any items for the
Staff
April 12, 2007 meeting. Staff will inform the Commission should there be any
changes.
Adjournment
There being no further business, Vice -Chairperson Kilat adjourned the meeting at
9:00 PM until Thursday, April 12, 2007.
Chairperson
Recording Clerk
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CITY OF ROHNERT PARK PLANNING COMMISSION - MARCH 22, 2007
CITY OF ROHNERT PARK
6750 COMRCE BOULEVARD
ROHNERT PARK, CALIFORNIA 94928
PUBLIC HEARING
BEFORE THE ROHNERT PARK PLANNING COMMISSION
Thursday, March 22, 2007
APPEAL OF SUBDIVISION COMMITTEE DECISION
RE RANCHO VERDE MOBILE HOME PARK CONVERSION
File No. PL2006-049TPM
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19 ---000---
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22 Reported by:
23 STEFANIE L. McMURTRIE, RPR, CSR No. 11143
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1 APPEARANCES
2
3 For the Applicant:
4 THE LOFTIN FIRM
5760 Fleet Street, Suite 110
b Carlsbad, California 92008
(760) 431-2111
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By: L. SUE LOFTIN, Esq. and
l JON P. RODRIQUE, Of Counsel
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11 Panel Members:
12 MAUREEN RICH, Senior Planner
13 GABRIELLE P. WHELAN, Assistant City Attorney
14 SHAWN KILAT, Planning Commissioner
15 JOSEPH T. CALLINAN, Planning Commissioner
16 DAVID ARMSTRONG, Planning Commissioner
17 SUSAN AZEVEDO: Recorder
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APPEAL OF DECI
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INDEX
PAGE
Staff Report presentation by Ms. Rich ........ 7
Applicant's presentation by Ms. Loftin ...... 14
Public comments ............................. 29
Dan Adams, Rohnert Park Fire Department ..... 55
Ms. Loftin's responses to public comments ... 57
Commission's questions and discussion ....... 63
Motion...................................... 83
14
15 EXHIBITS ATTACHED:
16
It City of Rohnert Park Planning Commission
18
Report of March 22, 2007, pages 1 - 17
19 Applicant letter dated March 22, 2007,
pages 1 - 11
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I MARCH 22, 2007 - THURSDAY 6:57 P.M.
2
3 PROCEEDINGS
4 ---000---
5
6 PLANNING Ca4ff SSIONER KILAT: Good evening.
7 I'd like to welcome you all to tonight's meeting of the
8 Rohnert Park Planning Commission and invite you to
9 stand for the Pledge of Allegiance.
10
11 (Reciting of the Pledge of Allegiance.)
12
13 PLANNING COMMISSIONER KILAT: Thank you.
14 Roll call, please.
15 THE RECORDER: Commissioner Kilat?
16 PLANNING COMMISSIONER KILAT Here.
17 THE RECORDER: Commissioner Callinan?
18 PLANNING COMMISSIONER CALLINAN: Here.
19 THE RECORDER: Commissioner Armstrong?
20 PLANNING COMMISSIONER ARMSTRONG: Here.
21 THE RECORDER: Commissioner Adams is excused
22 as well as Commissioner Ahanotu.
23 PLANNING CGEISSIONER KILAT: Thank you.
24 I'd like to introduce the Staff at tonight's
25 meeting. We have Ms. Susie Azevedo, Community
4
RANCHO VERDE MH
ON
CITY OF ROHNERT PARK PLANNING COMMISSION - MARCH 22, 2007
1 Development Assistant and the Recorder for tonight;
2 Maureen Rich, Senior Planner with the City of Rohnert
3 Park; Gabrielle Whelan, Assistant City Attorney. And I
4 think that's all as far as Staff.
5
6 (Brief discussion off the record.)
7
8 PLANNING CGEISSIONER KILAT: I'd also like
9 to acknowledge that the Planning Department has posted
10 the agenda in three public places, the Community
11 Center, the Public Safety Building and City Hall,
12 pursuant to Planning law.
13 Are there any unscheduled public appearances
14 for comments on items not listed on the agenda? Is
15 anyone wishing to speak on an item other than what's on
16 the agenda?
17
18 (Silence.)
19
20 PLANNING COMNIISSIONER KILAT: Okay. Seeing
21 none, we will move to the first item, which is --
22 PLANNING COMMISSIONER CALLINAN: Did you want
23 to approve the minutes of last week?
24 PLANNING COMNIISSIONER KILAT: Oh, I'm sorry.
25 Thank you. I haven't done this in awhile.
5
1 PLANNING COMNIISSIONER CALLINAN: We'll walk
2 you through it.
3 PLANNING CGEISSIONER KILAT: Okay. We will
4 approve the minutes or discuss the minutes of the March
5 8th meeting.
6 Any corrections or comments?
7 PLANNING COMNff SSIONER CALLINAN: I'll make a
8 motion that we approve the minutes from the March 8th
9 meeting.
10 PLANNING CMISSIONER ARMSTRONG: I'll second
11 that.
12 PLANNING CCMMISSIONER KILAT: There's a
13 motion and a second to approve March 8th's minutes.
14 All those in favor?
15 PLANNING COMNIISSIONER CALLINAN: Aye.
16 PLANNING CCMMISSIONER KILAT: Aye.
17 PLANNING COMMISSIONER ARMSTRONG: Aye.
18 PLANNING COMMISSIONER KILAT: Motion carries.
19 Thank you, Joe.
20 PLANNING COMMISSIONER CALLINAN: You betcha.
21 PLANNING COMNff SSIONER KILAT: Okay. Now we
22 will move to Item No. 1, Appeal of Subdivision
23 Committee Decision. And for those of you in the
24 audience, I just want to give you a little bit of an
25 idea of how the process works.
6
DECISI
1 We first ask for a report from Staff on the
2 issue. The Commissioners are then given an opportunity
3 to ask questions of Staff. We will then -- I believe
4 we will then, after we're done asking questions, open
5 the public hearing and invite the Applicant or
6 Applicant's representative forward to speak on the
7 topic. And then after that, we will -- anyone in the
8 audience is welcome to come up and share their
9 comments.
to We just ask that you fill out a card from the
11 back. On either side in the back are cards that --
12 they look like this or this (indicating). Just fill
13 one out and give it to Susie up here and then we'll
14 call your name. And I will be allowing three minutes
15 for each speaker and that will be it.
16 So Staff Report, please.
17 SENIOR PLANNER RICH: Thank you. .
18 Vice Chair Kilat and Members of the Planning
19 Commission, the item before you tonight is an Appeal of
20 the Subdivision Committee's denial for a parcel map
21 that would allow for the subdivision of the 41 -acre
22 site, an existing mobile home park, into 300
23 condominium units.
24 The request and application are for a
25 tentative parcel map with a single -lot subdivision
7
1 combined with a condominium overlay. That single lot
2 was then to be further subdivided into 300
3 exclusive -use easements which would be created through
4 a condominium plan.
5 And that condominium plan would create an
6 undivided interest -in -common in a portion of the real
7 property which would be coupled with a separate
8 interest -in -space, thereby called a unit. And the unit
9 would consist of airspace in which the mobile home
10 would be located.
11 The Project is located at 750 Rohnert Park
12 Expressway. The General Plan designates the site as
13 medium density residential, and the zoning for the site
14 is medium density residential with a mobile home park
15 overlay. The zone is consistent with the General Plan.
16 The reasons for the Subdivision Committee's
17 denial include that the Project was not a minor
18 subdivision, but, rather, is a major subdivision since
19 it creates more than five condominium units.
20 Two: The Project is not consistent with the
21 General Plan.
22 Three: The Project has the potential for
23 creating significant health hazards to the residents.
24 And, four: The required Survey of Support is
25 not considered bona fide. And I will explain the
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CITY OF ROHNERT PARK PLANNING COMMISSION - MARCH 22, 2007
1 reasons in more detail.
2 The first question relates to the process for
3 the tentative map. Should the application have been
4 for a tentative map or a parcel map? The answer is it
5 should be for a tentative map, since the Subdivision
6 Map Act defines a subdivision as:
7 "A division of a unit or
8 parcel of land for the purpose of
9 sale, lease or finance."
10 Does this Project qualify, then, as a
it subdivision? And the answer is yes. Again, the
12 Subdivision Map Act requires that an applicant submit a
13 tentative map when there are five or more parcels or
14 condominiums.
15 Does the Project qualify as a tentative map?
16 The answer is yes. Subdivisions include condominiums
17 which are undivided interests -in -common that are
18 coupled with an interest in a space called a unit.
19 Does the Project create units within a
20 condominium? The answer is yes; 300 of them.
21 Therefore, a tentative map application should
22 have been submitted for this Project. In December,
23 Staff requested the Applicant withdraw the existing
24 parcel map application and submit an application for a
25 tentative map.
9
I The second reason for denial was General Plan
2 consistency. Again, the question is: Is this Project
3 consistent with the General Plan? The General Plan
4 contains a narrative which states that mobile homes
5 constitute a major source of affordable housing in
6 Rohnert Park. In an effort to provide reasonable
7 standards and limit space rent increases, the voters
8 approved the Mobile Home Rent Control Ordinance.
9 This ordinance protects affordable housing
10 for lower- and moderate -income households. The
11 proposed Project would not protect the rents of
12 nonpurchasing tenants who are of moderate -income
13 status, and, therefore, the Project is not consistent
14 with the General Plan.
15 The next question and reason for the
16 Subdivision Committee's denial was that there is a
17 potential for significant public health hazards
18 specifically related to sewer and water.
19 The question is: Does the Project have the
20 potential for significant public health and safety
21 hazards? And the answer is yes. The City requires
22 adequate separation between sewer and water lines to
23 ensure that if there is a break in either or both
24 lines, fecal material will not contaminate the potable
25 water supply.
10
1 Similarly, the City does not allow for water
2 and sewer lines which serve other units to travel
3 beneath the units. So should a line break beneath a
4 unit, it could require the unit be relocated in order
5 to repair, and that would create a hardship on the new
6 owners, and the liability would then be in their hands
7 to handle that potential health hazard.
8 The second potential significant public
9 health hazard is that there is no secondary EVA access.
10 And in terms of secondary EVA access --
11 ASSISTANT CITY ATTORNEY WHELAN: What is EVA?
12 SENIOR PLANNER RICH: An emergency vehicle
13 access; that is an EVA.
14 In terms of that secondary access, yes, it's
15 typical for larger subdivisions -- generally, the rule
16 of thumb is 100 units. We do have the fire authority
17 here tonight, Dan Adams, to speak to that particular
18 issue if you have questions related to that. He can
19 point more specifically to Code sections -- the Fire
20 Code sections that pertain to this particular
21 requirement.
22 But the bottom line is that Health and Safety
23 Code 18300(g)(2) does authorize the City to exercise
24 its police powers to regulate access as long as it's
25 reasonable exercise of their police powers.
11
1 The last reason for denial was that there was
2 an inadequate Survey of Support. The Government Code
3 section 66427.5 does require a survey to be bona fide.
4 The survey that they submitted to Staff indicate that
5 there was a 29 percent support. However, there were
6 subsequent petitions. One petition that was filed
7 among people who had voted in support of the Project
8 who changed their mind and that resulted in a lower
9 percentage of support for the Project.
10 I do want to point out, however, that in our
11 Staff Report, we had -- to the Subdivision Committee
12 who had originally recommended that the Project be
13 denied because there was no homeowners' association,
14 and Staff is recommending that that reason for denial
15 be struck because there really isn't any indication
16 that there is or isn't a homeowners' association. So
17 we'd like to have that removed from the resolution for
18 denial.
19 We are also recommending that the denial not
20 be upheld because of the flooding issue. So we're
21 removing that as well, because the size of the mobile
22 homes really doesn't impact flooding. It's an
23 insignificant result.
24 So with that, your options are to uphold the
25 Subdivision Committees' denial. You can direct Staff
12
APPEAL OF DECISION AND PUBLIC HEARING RE
CITY OF ROHNERT PARK PLANNING COMMISSION - MARCH 22, 2007
1 to prepare a resolution which approves the Project with
2 conditions of approval, or you could continue for more
3 information.
4 I do want to point out that there's a revised
5 resolution in front of you which corrects some
6 formatting errors that were in there. I think that the
7 original resolution cited from -- instead of going A,
8 B, C, it went G, H, I, J, and was out of sequence in
9 that regard.
to We've also taken the Staff's view that's
11 written in the Staff Report and placed that as
12 justification for the reason for denial,. because it's a
13 little more pertinent in terms of the reason for
14 denial.
15 And with that, I'll be happy to answer any
16 questions if you have them. If not...
17 PLANNING CaAMISSIONER KILAT: Thank you very
18 much.
19 Questions for Senior Planner Rich?
20 PLANNING COMMISSIONER CALLINAN: I know you
21 got some.
22 PLANNING COMMISSIONER KILAT: I refer to you.
23 PLANNING COMMISSIONER ARMSTRONG: Oh,
24 questions.
25 The only -- one of the first questions I had
13
1 is it relates to -- there was some communication that
2 the entity that was applying was willing to submit
3 additional maps. We had some problem with revoking
4 their application and going through the reapplication
5 process. Has that been rectified?
6 SENIOR PLANNER RICH: The Applicant is not
7 willing to withdraw their previous application and
8 submit a new application. We have been trying very
9 hard to get to a point of where we could have a new
10 application submitted, but it didn't come to fruition.
11 PLANNING COMMISSIONER ARMSTRONG: Okay.
12 Thank you.
13 PLANNING COMMISSIONER CALLINAN: I got
14 comments, but I think I'm going to wait until after the
15 owner speaks and stuff.
16 PLANNING COMMISSIONER KILAT: Same here.
17 So I would like to invite the Applicant or
18 Applicant's representative forward to speak on this
19 topic.
20 Please state your name for the record.
21 MS. LOFTIN: Good evening.
22 Sue Loftin. We represent the Applicant,
23 and Jon Rodrigue, who will be running the power point
24 I'd like to respond to Mr. Armstrong's
25 question first.
ON AND PUBLIC
14
1 Yes, we have and do stand ready to file
2 additional maps and have made that offer, as well as an
3 offer for specific conditions. Those have been
4 rejected, and the offer has been that we remove the
5 entire application and start over again. And we still
6 stand ready to do that.
7 First of all: What is a conversion? And a
8 conversion of a mobile home, of an existing mobile home
9 park, is about choice. It gives the people the
10 opportunity to decide, when the whole process is
11 completed, whether they want to remain and rent or
12 whether they want to buy. The goals of the Applicant
13 have been to facilitate getting the Project to that
14 position.
15 There are actually two matters before you
16 this evening. One is consideration of the map. The
17 second is the consideration of the Tenant Impact
18 Report. And since hearings are required for both and
19 decisions for both under the relevant statutes, I'll
20 address them separately.
21 The City benefits from conversion, contrary
22 to some statements that have been made, by preserving
23 affordable housing. One of the things that always
24 comes up in these hearings is, "We're not going to have
25 affordable housing any longer."
15
1 First of all, this housing does not meet the
2 requirements for low- and moderate -income housing under
3 the state statutes. There is no requirement nor means
4 to determine who lives in the park and what their
5 income levels are.
6 Secondly, it does not meet the housing cost
7 requirements. When looking at a mobile home park for
8 that specific issue, there are two pieces to it. One
-9 is rent, and the second is the cost of the home.
10 I was out at the park on Sunday and picked up
11 a number of flyers. One of the flyers I picked up, the
12 home that was for sale was $205,000. The rent on that
13 space was about $760. So when you take the cost of
14 buying a home and add that to the rent, you exceed the
15 statutory cost for affordable housing for low- and
16 moderate -income households.
17 The map is an issue that we've been going
18 back and forth about. And I'm not going to repeat
19 what's in our correspondence in our application and
20 would like to at this point in time incorporate all of
21 the materials that were submitted prior to the
22 Subdivision Comni.ttee hearing, the Subdivision
23 Committee hearing transcript, the Appeal, and the
24 correspondence that was delivered today.
25 First of all, under 66426, a tentative or
16
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CITY OF ROHNERT.PARK PLANNING COMMISSION - MARCH 22, 2007
1 final map shall be required for all subdivisions
2 creating five or more parcels or five or more
3 condominiums.
4 And that is a correct statement.
5 However, when you go to 66427, the following
6 statute, it delineates what is required for a
7 condominium project. A map of a condominium project
8 need not show the buildings or the manner in which the
9 buildings or the airspace above the property shown on
10 the map are to be divided.
11 Subsection B of 66427: A map need not
12 include a condominium plan or plans as defined in
13 Subdivision (e) of 1351 of the Civil Code of
14 Procedure - I'm sorry, of the Civil Code, and the
15 governing body may not refuse approval of the parcel,
16 tentative or final map of the project on account of the
17 absence.
18 The conversion process then commences with
19 the filing of a map. Have we filed the correct map?
20 We have presented our materials, and I'm not going to
21 go through and repeat those; I'm sure that your City
22 Attorney has gone over them with you.
23 Our position is: We filed a tentative parcel
24 map; that we were not required to put on that parcel
25 map lot lines defining the airspace and all of the
17
1 other issues that have been discussed with us.
2 The other -- two of the items that Staff has
3 brought up, 664 -- I'm sorry, 66474 -- findings that
4 you can make to disapprove the Project do not apply
5 specifically by statute to this Project.
6 Government Code 66427.2 states that the
7 conversion of an existing statute, the following
8 sections do not apply: 66473.5, which covers
9 consistency with General and Specific Plan, and the two
10 sections cited by Staff, 66474, of findings justifying
11 disapproval, inconsistency with the General Plan and
12 the health and safety issues, which will be discussed
13 further.
14 The survey results -- now I want to turn now
15 for a minute to the survey.
16 The survey was mailed out to everyone in the
17 park. Under 66427.5, the Applicant is obligated to
18 send out the survey. There is no requirement that the
19 residents respond and return that survey.
20 The subsequent survey that Staff has been
21 discussing was sent out in October, and we put the
22 language in our correspondence to you. But when you
23 read the language, it makes sense why people would sign
24 it. Do you support a conversion where people will no
25 longer be able to afford to live?
18
1 That's a summary of what that was, and we
2 have the language in our letter. I would have answered
3 yes on that.
4. The fact that there was a survey done
5 approximately eight to nine months after the original
6 survey does not make the original survey not a bona
7 fide survey.
8 Our position on the Tenant Impact Report is
9 quite simple. We have complied with each and every
10 term specifically of 66427.5. Under (e) of that
11 statute, the hearing can only consider those matters,
12 and, therefore, as to the Tenant Impact Report, we
13 request that you approve the Tenant Impact Report.
14 As you can see on the graph, the response
15 that we received is broken out by number of people,
16 number of households and the people who were in support
17 of those responding. On our survey, we also asked for
18 a breakout of income people. We have estimated, as I
19 believe Staff has as well, that there's approximately
20 50 percent of the residents in the park who are
21 low-income.
22 The Tenant Impact Report was translated into
23 Spanish and has been circulated in English and Spanish
24 both.
25 Resident options: Conversion, purchase or
19
1 remain renting. The purpose of the Tenant Impact
2 Report is to set forth what the renters will have. And
3 the renters in this park, we actually have an
4 additional accommodation. Approximately 50 percent are
5 currently on long-term leases. They may stay on
6 long-term leases if they want to. If not, they are --
7 the state statute divides the residents into two income
8 categories: Low income and all others.
9 Low income for 2006 -- and the new numbers
10 will be effective January 1st, 2007 but have not been
11 published yet -- a one-person household earning $41,700
12 or less is low income. A two -person household under
13 the 2006 numbers earning $47,700 or less will be low
14 income. The state statute specifically provided that
15 the low-income households are to be protected.
16 The formula: The formula is the rent
17 increase is CPI, but it shall not exceed the average of
18 the prior four years. What does that mean? We did a
19 chart. The State rent control at low-income formula is
20 on the first two lines; there are two prongs to it.
21 The first is: What is the average of the
22 rent increases for the previous four years? And I took
23 four examples out of the park.
24 First example: The average annual increase
25 for the last four years is $13.98. CPI for'2006 would
20
RANCHO VERDE MH
CITY OF ROHNERT PARK PLANNING COMMISSION - MARCH 22, 2007
1 have resulted in an increase of $21.35. So using the
2 formula, it will be CPI but not to exceed the average
3 of the previous four years rent increase. This
4 household would receive a rent increase of $13.98.
5 The last column shows what the household
6 would pay under City rent control, $21.24. The
7 low-income household has greater protections under
8 State rent control than under your local City rent
9 control. Further, State rent control does not allow
10 pass-throughs for hardships, capital improvements,
11 capital repairs, et cetera.
12 Now, to give you how that works on additional
13 examples. These are three rental levels within the
14 park. As you can see, the State rent control is less
15 in every case than is the City. The last one, that's
16 only less by a few cents, but this gives you actual
17 rents and how the rent increases compare between state
18 and local.
19 For the moderate income, there is no state
20 statutory protection. We have made the offer to Staff
21 to sit down and work with them to come up with a
22 protection for moderate income but have -- they've
23 declined that at this time wanting us to withdraw the
24 current map and, instead, put on the other file and new
25 application.
21
1 The one other item that I'd like to emphasize
2 for the low-income people, and it would likewise apply
3 to any program for the moderate -income people, is that
4 has no termination date. Those protections last for as
5 long as a qualifying resident lives in that home.
6 For the nonlow-income, nonmoderate, all
7 others, they receive an increase to market over four
8 years. In other words, for five rent increases.
9 Again, moderate income is not a statutory protection.
10 Absent the Applicant's willingness to provide some
11 protections to the moderate income, they would not have
12 any.
13 I did an example of the formula. I picked --
14 and I want to do a disclaimer here. I have not done an
15 appraisal of what is market rent here, but -- so I just
16 picked $900 because it is $100 over the highest rent in
17 the park, is how I did it. But I picked a more average
18 rent of $601. The difference is $298. You divide it
19 by five, and they would receive a $59 rent increase as
20 compared to in 2006 a $21 rent increase. These are for
21 the people who earn over, in a one-person household,
22 approximately 88,000 and a two -person about 96,000 a
23 year.
24 The Staff Report issues the tentative and
25 final condo map, preservation of affordable housing,
22
1.1►111010,14[�
1 potential for health hazards and Survey of Support.
2 I've already gone through our belief, in contrast to
3 the City Attorney's, is that 66428.1 applies in as the
4 alternative since we do not have a survey and we do not
5 meet the four requirements.
6 However, and without having to -- assuming
7 I'm totally wrong on that statute, we still comply with
8 the tentative parcel map and would be filing a final
9 parcel map consistent with the 66427 statute which
10 outlines what is required on a condominium map.
11 The preservation of affordable housing,
12 66474, does not apply. I've already gone through this.
13 Potential for a health hazard. This is again
14 under 66474, and that section does not apply.
15 Notwithstanding having said that, the reliance of Staff
16 on Health and Safety Code 18300 is misplaced in this
17 instance because it is referencing standards for new
18 parks. We cited the Code of Regulations and the Health
19 and Safety Code statutes that apply to this product
20 because it is an existing mobile home park that was
21 approved.
22 Staff raised a new issue relating to the CUP,
23 and we object to raising new issues at this point.
24 However, we are in compliance with the setbacks that
25 were in existence and required at the time the Project
23
1 was approved, including the access.
2 In conclusion, I'd like to state that we have
3 also, with regard to the health and safety issues, I
4 think that is a genuine concern for the residents as
5 well as for the Applicant who will be the seller of the
6 park.
7 We also forwarded to Staff a condition that
8 we said we would agree to. It's a condition of the
9 tentative parcel map, which would require that a HCD
10 Title 25 inspection be done, including all of the
11 infrastructure, and that we would -- any deficiencies
12 that were found, we would repair and fix those
13 deficiencies and get a clearance on that. That offer
14 was, likewise, rejected based on the map issue.
15 With regard to the interior of the park, it
16 is the purview of HCD -- I do believe that you have the
17 right as a City to ask for proof -- that it is in
18 compliance with HCD requirements and any deficiencies
19 are corrected so you get a clearance on that.
20 Just a couple of issues with regard to, for
21 example, moving the utilities from their current
22 location to the street. There is no authority for
23 being able to require that type of internal
24 infrastructure requirement, and the current
25 infrastructure meets and complies with all requirements
24
RANCHO VERDE MH PARK
CITY OF ROHNERT PARK PLANNING COMMISSION - MARCH 22, 2007
1 of the Code.
2 We would request your reversal of the
3 Subdivision Committee findings. We would request that
4 the condition regarding the infrastructure be placed on
5 the tentative parcel map, and we would request that
6 Staff be directed to work with us to come up with a
7 moderate -income accommodation program so that we could
8 resolve that issue and then bring back a resolution --
9 or two resolutions: One, approving the Tenant Impact
10 Report; the second, approving the map.
11 With that, I'd be happy to answer any
12 questions.
13 PLANNING CMISSIONER KILAT: Thank you very
14 much.
15 Questions?
16 PLANNING CaAMISSIONER ARMSTRONG: No.
17 PLANNING COMMISSIONER CALLINAN: I don't.
18 PLANNING COMMISSIONER KILAT: No?
19 PLANNING COMMISSIONER CALLINAN: Huh-uh.
20 PLANTING COMMISSIONER KILAT: I --
21 MS. LOFTIN: And then I have one last thing.
22 Does the Applicant have the opportunity to respond to
23 any continents that are made during the public hearing?
24 Usually we do.
25 PLANNING CMISSIONER KILAT: I will defer to
25
1 the City Attorney for that answer.
2 ASSISTANT CITY ATTORNEY WHELAN: Yes.
3 MS. LOFTIN: Thank you.
4 PLANNING CODM4ISSIONER KILAT: Pardon me. I
5 have questions.
MS. LOFTIN: Oh. Sorry.
PLANNING CMISSIONER KILAT: Okay. Let's
8 see.
9 As the application has been submitted for a
10 single -lot parcel map, who would be responsible for the
11 infrastructure underneath existing mobile home units
12 should a problem occur with what was described in the
13 report as sewer and water lines that crisscross
14 underneath units? Who is responsible to fix those
15 units if the parcel map were approved?
16 MS. LOFTIN: The utilities -- first of all,
17. the water is behind the homes, not under, and then
18 there's a feed line that goes to the homes. The sewer
19 is what runs under the homes, which was a common
20 construction given the air of the park.
21 The utilities will be owned by the
22 homeowners' association, and it would be the
23 homeowners' association responsibility to maintain and
24 operate the utilities.
25 If I lived there and a line broke under my
26
1 home that served three other homes, I wouldn't be
2 responsible for calling the plumber and paying for it;
3 it would be the homeowners' association. And the money
4 would come from either the operating budget portion of
5 the homeowners' association dues or the reserve portion
6 depending on the nature and extent of the problem.
7 PLANNING COPM4ISSIONER KILAT: Okay. If
8 people choose to rent and not to purchase, how does
9 that work? Are the renters required to be participants
10 of the homeowners' association and do they pay fees?
11 MS. LOFTIN: The renters are not part of the
12 homeowners' association. They do not pay homeowners'
13 association fees. The owner of those lots, which would
14 be the Applicant, would pay the homeowners' association
15 dues for those spaces.
16 If there should be -- although I've never had
17 it happen in 25 years of special assessment in a mobile
18 home park -- the owner would pay that. He could not
19 pass it through under State rent control to the
20 tenants.
21 PLANNING Ca44ISSIONER KILAT: Thank you.
22 What is the benefit to you, or to the
23 Applicant, to have the application be a single -lot
24 parcel map versus the tentative map which would
25 acknowledge the 300 separate condominium units. Why --
27
1 there must be some benefit and reason behind why you
2 really want to stick with the single -lot
3 MS. LOFTIN: Yes. It has to do with title
4 insurance. And under the tentative final map section,
5 as I read, that section applies to condominiums, when
6 you have to file a tentative and final map. However,
7 that section does not apply in terms of to the
8 description. So we could call it a tentative
9 subdivision map and it would still look the same as it
10 does as a tentative parcel map.
11 Under 66427, you cannot require the homes and
12 all of that information to be on the map or the lot
13 lines. The description of the lot line goes in the
14 condominium plan. .The homes are not part of this
15 application. The residents own the home. So those are
16 not part of what's being subdivided. It is the land
17 only.
18 So in terms of looking at what is a
19 consistent document for purposes of title insurance and
20 grant deeds, it is a final parcel map with a
21 condominium overlay that does not raise the questions
22 in these types of subdivisions. The information you
23 receive as the City, whether we call it a tentative
24 subdivision or tentative parcel map, is the same, which
25 is part of our issues.
APPEAL OF DECISION AND PUBLIC HEARING RE
28
NE
CITY OF ROHNERT PARK PLANNING COMMISSION - MARCH 22, 2007
1 Your ordinance delineates a whole lot of
2 things that don't apply. We've been willing to go
3 ahead, if you wanted to see what all that stuff was, to
4 file a separate map to show you where it all goes, but
5 it is not a -- but that would be a site plan, not a
6 tentative subdivision map.
7 PLANNING CCNAIISSIONER KILAT: Okay. That
8 will be all for now. Thank you.
MS. LOFTIN: Okay. Thank you.
10
11 (Public Hearing begins.)
12
13 PLANNING CMISSIONER KILAT: Thank you
14 everyone for your patience. I'll continue the public
15 hearing and invite people forward.
16 The first person is Steven Young.
17 MR. YOUNG: Hi. I've always said that I
18 don't know if I am for or not for the conversion, but I
19 am for people having the right to make a choice on
20 whether or not they want to buy their land.
21 That's pretty much all I have to say.
22 PLANNING COMMISSIONER KILAT: Thank you very
23 much.
24 Les York.
25 MR. YORK: My name is Les York. I'm a
29
1 retired resident of Rancho Verde Mobile Home Park. I
2 welcome the opportunity when attorney asked everyone to
3 participate in a review committee board to review the
4 CC & R. It is documented, the rules and restriction of
5 everyone in this park. Regardless, you all owe your
6 rent. As a review board, we were appointed to manage
7 the corporation of Rancho Verde Community Association.
8 Among ourselves, we selected the officers for
9 the corporation to function as a board. Just like the
10 Planning Commission, you volunteer to serve the City
11 with the council approval, and among yourself you
12 select the chairman,. vice chairman, to function as a
13 board to serve the people in Rohnert Park.
14 I myself am not sure I will buy or remain a
15 rental resident. But with this Commission approval for
16 this conversion, it will give me and the other resident
17 of Rancho Verde community, which I will represent to
18 the best of my ability, to make a choice.
19 Thank you.
20 PLANNING COWISSIONER KILAT: May I ask you a
21 question?
22 MR. YORK: Yes, ma'am.
23 PLANNING COMMISSIONER KILAT: There's been
24 some confusion or question about whether an association
25 exists -- currently exists at the Rancho Verde Mobile
30
F.111 04 1110% % : 15111000210 I
1 Home Park. My understanding from what you just said is
2 yes, one exists?
3 MR. YORK: I lived at the park for eight
4 years, I believe. I have never heard of any
5 association whatsoever until attorney appointed us to
6 the corporation. I have never heard about any type of
7 association. I went on every single meeting since this
8 thing started over a year ago. I went to the
9 opposition. I went to all the meeting whatsoever, and,
10 you know, I have no idea where some of the people are
11 coming from, you know?
12 I mean, all we want is opportunity. And I
13 like to have opportunity for all the people. If you
14 want to buy, you buy. If you want to rent, you rent,
15 you know? That gives them opportunity to build up some
16 asset, No. 1; and, No. 2, give them a little write-off
17 on their taxes and so on. So, you know, I mean, that's
18 just American way to buy homes and own homes. Right
19 now, all we are is a rental. We own our homes, but all
20 we do is pay rent.
21 PLANNING CC�1MISSIONER KILAT: Thank you. You
22 clarified that for me.
23 MR. YORK: Thank you very much.
24 PLANNING CMIISSIONER KILAT: The next card I
25 have is for Sue Loftin. Did you want to come up again?
31
MS. LOFTIN: No.
PLANNING C,MffSSIONER KILAT: Okay. Thank
3 you.
4 Len Carlson.
5 MR. CARLSON: Good evening. My name is Len
6 Carlson. I do not live at Rancho Verde, but I am also
7 the president of SCMOHOA, which is Sonoma County Mobile
8 Home Association. I've been asked by some of the
9 residents at Rancho Verde to come over and try to help
10 them understand.
11 I listened to the presentation here. I think
12 there's some magical numbers up there that you can get
13 anywhere. But, for instance, the state numbers, if you
14 took the total overall of all the parks, every mobile
15 home park comes under state MRL rule, but not every
16 park has rent control. Because the City is the one
17 that imposes rent control.
18 And I have seen rents and horror stories go
19 through the roof under this state program. I don't
20 know where they come up with that percentage. Maybe
21 I'm wrong; maybe I'm right.
22 The only thing I can tell you right now is
23 that we are in a limbo state, all the residents of any
24 mobile home park, under this condo conversion. We
25 don't know the pros and cons. We don't know the goods,
32
VERDE
CITY OF ROHNERT PARK PLANNING COMMISSION - MARCH 22, 2007
1 the bads, what could happen. What do we own? Do we
2 get this? Do we get that? And you won't know until
3 it's approved. That's like going to a car dealership
4 and saying, "Yeah, I'll buy that car, but tell me the
5 price after I drive it." No, that doesn't work that
6 way.
7 Right now the State has a few bills, one from
8 the Assembly, one from the Senate. And they understand
9 that this is not right, that it's put in the hands of
10 an owner only.
11 They try to tell you.through a survey that
12 the majority of the park want this. We've been
13 fighting in the three parks in Santa Rosa for over five
14 or six years, and not a damn one want it. Because they
15 know it's not a good thing and it's not for their
16 benefit.
17 Why would an owner that makes anywhere -- and
18 I'll take it low -- from 40 to 70 percent on a dollar
19 on their investment in a mobile home park want to
20 convert to a subdivision condo? What would his reason
21 be? The only reason is, is one of those units is sold
22 as a subdivision and a condo, one unit. Now you no
23 longer have rent control.
24 Yes, the people can stay under low income;
25 yes, they stay under CPI. The people that don't have
33
1 the below low-income status, they go up in increments
2 in a four-year period to market rate. Who determines
3 market rate? They say the assessors do. But who
4 assesses what? You assess to another mobile home park?
5 It's not JC Penny's; it's not Sears and Roebuck. It's
6 a mobile home park assessing another one.
7 And the affordable, .they say it won't affect .
8 it. It definitely will. That's why the cities are
9 afraid. And I thank you for my time. I heard my
10 buzzer. Thank you.
11 PLANNING CMISSIONER KILAT: Thank you.
12 Timothy Lynch.
13 MR. LYNCH: Hi. My name is Timothy Lynch. I
14 live at 129 Rancho Verde Circle. I've been in the park
15 about 20 years. I moved in there when I was 18. I've
16 been through the park's new owners who tried to lawsuit
17 with us, do a lot of things, convert the park to 55 and
18 older.
19 sue brought up HCD-T25. I'd like to make
20 sure that the Planning Commission doesn't approve the
21 conversion until those are approved by the HCD-T25, I
22 believe it was. Make sure that that approval, the
23 appeal, is not granted to the park until those
24 conditions are met. That means safety and the concerns
25 for the residents of the park.
ITa a
W1
34
1 I have a long history in the park as you know
2 just by my introduction. I recently had a main water
3 leak in my backyard, which I have photography of. The
4 setbacks in the yard on the outside perimeter of this
5 park are three feet -- you have a fence line. Your
6 home cannot be within three feet of the fence line for
7 that reason because the main lines go there.
8 So I was about a foot away from that main
9 line water leak, which happened -- a little over three
10 and a half months it was leaking until it got fixed,
11 which they did a great job once it got fixed.
12 Just another foot would have been underneath
13 my deck, which was approved by the park. I don't know
14 if I would have to pay for that like you said -- like
15 you brought up earlier, Shawn.
16 When you look at the pipe, you have a main
17 water line pipe, you have the main telephone, the gas
18 line; everything is right there (indicating). And just
19 before those are these poplar trees. And these poplar
20 trees are root -bearing trees. And as you -- maybe all
21 the Planning Commissioners know. This whole park was
22 set on an in -fill foundation. So the slightest
23 earthquake, it's just causing problems with these
24 because these roots are all over the pipes. Although
25 the main water pipe, I must say it was a pretty good.
35
1 It looked pretty tough in shape.
2 . There's a concern of mine. I was sitting on
3 my deck one day, and I still have a picture on my cell
4 phone, and a three-inch branch from these trees went
5 through my deck roof. I wasn't out there at the time,
6 which was nice. The cats didn't like it.
7 It's interesting because if you go down the
8 road a little bit, the trees are being pruned. I mean,
9 maybe they could complain in the proper way to -- it's
10 not OSHA; it's an older -- there's another program out
11 there. You go out this way (indicating), some of the
12 trees get pruned; some of the trees don't.
13 Now, as the Planning Commissioners, you might
14 be familiar with Rancho Feliz. They cut all those
15 trees down; all the poplars are gone. We all saw them
16 with the big cranes ripping them out in the back of
17 Target. I don't know if that's something that's a
18 safety hazard.
19 The only other thing in closing is: The
20 safety of this park is dependent upon your decision.
21 If we have SOAR gas line, water, electricity and the
22 flooding issue -- when we flooded before, the Rohnert
23 Park police came in and called for us to evacuate,
24 which allowed us to go down to the local hotel, to have
25 safety and security there with our families and our
36
I_1►1111t:i1["CIV_1C,4I0Cel V
NU
CITY OF ROHNERT PARK PLANNING COMMISSION - MARCH 22, 2007
1 seniors. We're a working community and a retirement
2 community. We were able to write that off on our
3 insurance.
4 Now, are you going to supply the safety of
5 the public safety officers and the City of Rohnert Park
6 to come in and also do the same thing for us once this
7 gets subdivided? Which is a little bit more advanced
8 than just a mobile home park.
9 I have seen accidents happen in the park, and
10 the police department will say, "It's private property.
11 It's a civil thing." We see speeders in there. We
12 have no sidewalks in this park, in this community. We
13 have very poor lighting in this community. It's --
14 PLANNING CMISSIONER KILAT: I'm going to
15 have to ask you to wrap up. Sorry.
16 MR. LYNCH: -- our safety that we're relying
17 on you to make a proper decision to make sure that
18 we're okay living here when you're going to make this a
19 subdivision. And it's just a serious contention that
20 I've always had. There's a lot of safety issues in the
21 park that need to be addressed before this goes
22 through.
23 PLANNING COMMISSIONER KILAT: Thank you.
24 MR. LYNCH: You're very welcome.
25 PLANNING COEISSIONER KILAT: Thank you for
37
1 you comments.
2 MR. LYNCH: Thank you.
3 PLANNING COMMISSIONER KILAT: Jan Kirby.
4 Good evening.
5 MR. KIRBY: Hi. I live at 505 Corte Naranja
6 in Rancho Verde.
7 And, frankly, I'm angry, disgusted and
8 frustrated at the whole procedure of this whole thing.
9 We're given figures for low-income housing and then
10 told because a unit is being sold for $205,000, it's
11 not low income. In Sonoma County, that's low. We all
12 know that is low. This is the first time I've seen any
13 numbers for anyone that is not low or moderate, and I
14 don't know whether to believe them or not.
15 Sunday there was a meeting at the clubhouse
16 from someone from a Southern California conversion that
17 came up out of the goodness of her heart, right, to say
18 how wonderful this was. Now, how do you think she got
19 here? Did someone bring her up, coach her, pay her?
20 Whatever.
21 And then there was a meeting afterwards for
22 40 select invitees for another meeting. It wasn't
23 public. Forty special invitations were held. This
24 isn't above -board; it's not up -front. Those of us who
25 are not low- and moderate -income have, really, no idea
38
APPEAL OF DECI
1 what we're looking at. They're asking us to approve or
2 disapprove of this with no real numbers.
3 There's a slump in the market. They don't
4 know what fair market value is. Well, let's wait till
5 the market goes up; then we'll tell you what fair
6 market value is. Now, I mean, none of us fell off the
7 turnip truck here. Give us some numbers. Tell us what
8 we're looking at. Let us make an informed decision.
9 We're willing to do that.
10 But this is just nutty, these secret meetings
11 and no information. We're not on board. We're just
12 not.
13 Thank you.
14 PLANNING CONID4ISSIONER KILAT: Thank you.
15 PLANNING COMMISSIONER CALLINAN: Thank You.
16 PLANNING CCA1c4ISSIONER KILAT: Alan Karbousky.
17 I hope I said that correctly.
18 MR. KARBOUSKY: Good evening. I'm Alan
19 Karbousky. I own the property at 305 Corte Rayado.
20 And you did pronounce it correctly. Thank you.
21 I'd just like to offer some perspective that
22 may be useful because, frankly, I sympathize with you,
23 even though I am a property owner there.
24 There are about 4800 mobile home parks in
25 California. A whopping 150 of those have been
39
1 converted; that's 3 percent. And I'm just a country
2 appraiser. I'm just trying to give you a sense of
3 what's happening in the industry here so you don't feel
4 alone and, frankly, some of my fellow residents don't
5 feel alone.
6 You saw on the slide that Sue presented that
7 the park's been around for over 30 years. And a lot of.
8 the mobile home parks in California were built in the
9 '70s. It's about 35 years later; it's time for the
10 owners to sell. Makes sense. It's an industry fact.
11 What's frustrating, I think, probably from
12 your side of the table and equally to us who own
13 property in the mobile home park is that because this
14 now -- now that we're coming to a point where there's
15 an inflection in the lifecycle of the industry, all
16 these unknowns all of a sudden are coming to the fore,
17 and we have to grapple with them, as you have to.
18 And I think what you're hearing between the
19 lines, and what I heard tonight, is an important
20 psychological dynamic. Because in this particular
21 instance, this is an owner -initiated conversion. It's
22 not the only way parks get converted to private
23 ownership. There can be resident -initiated conversion.
24 And I think what you just heard before me is
25 a good example of that. It sounds like it's coming
40
02,. 0�
CITY OF ROHNERT PARK PLANNING COMMISSION - MARCH 22, 2007
1 from without the owner and he has some agenda. And,
2 you know, you hear terms like "secret meetings." I'm
3 not here to dispute or to confirm other people's
4 characterizations. I'm here to simply tell you some
5 facts that are going on in the industry and say that it
6 doesn't have to be the way it is.
7 I'm a businessman and I'm telling you, common
8 sense, that I don't think there's anybody in our park,
9 indeed in the state, who doesn't like the idea of
10 equity ownership where they live. 'So I think the
11 common sense question is: Would you like to own where
12 you live? The common sense answer is: Yes, of course
13 I would. It would enhance the value and, frankly, the
14 intangibles, the pride in where I own.
15 So I don't think there's an argument here
16 about whether or not people would like to own where
17 they live. I think common sense answers that question.
18 I think the unspoken dynamic that's circulating here
19 is: How are we going to own where we live? And,
20 frankly, the answer to that question kind of -- it
21 falls into two basic categories. One, is the condo
22 method that is being proposed and has been proposed to
23 you, and that has its benefits and pitfalls. And the
24 other method is this -- which may be new information --
25 is either stock ownership or a nonprofit method of
41
1 taking ownership to the park.
2 This second method, the stock ownership or
3 the nonprofit method, is where we, the residents, would
4 ban together and we would initiate an offer to the
5 seller and we buy it as a unit. There's one sale.
6 There's not 300 sales. There's one sale from the
7 seller to the new organization.
8 And you just heard some concerns about
9 safety. Well, if we have concerns about safety, it's
10 incumbent upon us to address them. And we could, in
11 theory, negotiate this with the seller before we arrive
12 at the unknown price. So it's a different dynamic that
13 flushes out a lot of the unknown variables.
14 I'm not saying this is what we want to do.
15 I'm simply saying this is an option that is available
16 to, frankly, us who are, you just heard, unorganized.
17 We are not organized. This HOA just happened. I'm not
18 pointing fingers here. I'm telling you some facts and
19 I'm saying I think in the long run, you -- I mean, I'm
20 looking at your five goals here, "Raise revenue." We
21 convert; you're going to get more revenues, frankly,
22 and we, I think, are going to benefit from owning our
23 own place.
24 But I'm just saying -- what am I saying? I'm
25 saying I'm not being confrontational. I am saying that
42
APPEAL OF DECISION AND
1 you are not alone. There's 12 other of these
2 conversions going on, that is a matter of fact, at the
3 state level. There's 12 going on. And the industry
4 association is claiming there's 30 of these conversions
5 going on. So we're not reinventing the wheel here.
6 PLANNING COMMISSIONER KILAT: I'm going to
7 have to ask you to wrap it up. I appreciate your
8 comments, though.
9 MR. KARBOUSKY: I'm sorry. I'm just saying
10 there's more than one way to skin a cat. These
11 unknowns that you're hearing are.discoverable.
12 PLANNING CCMMISSIONER KILAT: Thank you very
13 much.
14 Bob Robertson.
15 MR. ROBERTSON: I don't come with big notes.
16 Mine are little. Should be short.
17 You've heard a lot here and I've heard a lot,
18 and it sounds to me like it's all politics. It's the
19 City Attorney doing this and the owner's attorney doing
20 this and, loggerheads (indicating), and that's all
21 great and wonderful; it will all work out. Attorneys
22 always seem to get things to flow together somehow
23 between the principals, and that, I think, is going to
24 happen.
25 I'm here to tell you about the real advantage
43
1 of doing this. And the real advantage -- I have
2 firsthand experience. I'm probably -- my wife and I
3 are probably the only ones in this room that have
4 firsthand experience with this situation.
5 My parents, I sold them their mobile home in
6 1979 in a community called Rainbow in San Diego County.
7 The highway department needed three and a third or
8 three and a half acres, so they were forced to buy the
9 whole park. They took three and a half acres,
10 relocated, did a whole bunch of stuff, played property
11 manager for a mobile home park for probably three -plus
12 years and decided it was not their bag.
13 And so sometime in the mid '80s or early
14 '80s, they converted my parents' mobile home park to
15 just what we're doing now. Exactly. It was about 200
16 and some units, I think.
17 Was that about right, Sue?
18 MS. LOFTIN: Right.
19 MR. ROBERTSON: So I'm in real estate. My
20 dad calls me and said, "Bob, come look at these papers.
21 They want me to sign these papers and I don't know what
22 they're all about." Well, okay, go look at them. I
23 looked at them. They wanted him to buy a share in the
24 park in the mid 180s, and it was going to cost him
25 $25,000.
ftyl;02
44
PARK CONVERSION
CITY OF ROHNERT PARK PLANNING COMMISSION - MARCH 22, 2007
1 My parents lived on Social Security and about
2 a $200 a month retirement check. So between them, they
3 had about $1200 a month coming in. Their space rent
4 was $325 out of that money.
5 I looked at the papers. The papers said you
6 buy the share; agree to buy it; we'll give you
7 ownership, and, low and behold, we'll carry the note at
8 3 percent interest with no payments all due only on
9 sale or death or transfer of the property.
10 I said to my dad, "You can't lose. You're
11 getting ownership." And, oh, by the way, it also said
12 your $320 space rent, the homeowners' dues are $100 a
13 month. He just got income and ownership.
14 The end of that story is: After my mom died
15 and he sold the property, his mobile home for $20,000
16 was worth 40 some thousand, and his share in the park
17 from 25,000 was worth 37-5 on top of the price. So it
18 was a win-win situation for him.
19 It will be a win-win situation for all of the
20 low-income qualifying people. Because we just found
21 out Sunday the same loan that my parents got in the
22 180s is now available again from the State, and the
23 money is coming up.
24 All the people who -- I'm not one of them --
25 but all the people who qualify as low income within the
45
1 park, all they have to do is apply. And then the
2 beauty of it is the money is set aside for them. And
3 if they don't want to buy, they don't have to use it.
4 But if they do want to buy, it's there and with the
5 same basic terms.
6 It's a win-win situation. You guys gotta
7 iron out all your infrastructure and all that other
8 stuff that's all politics, and it's your job. But I'm
9 in favor of this once you iron out all your nit -picky
10 head -butting problems that seem to come up.
11 Thank you.
12 PLANNING COMMISSIONER KILAT: Thank you.
13 Sally Kindt. Welcome.
14 MS. KINDT: Good evening.
15 My name is Sally Kindt. I'm the owner of
16 SL Kindt Management and I do manage homeowners'
17 associations and have for the last 12 years. I'm also
18 a resident at Rancho Verde and I am very, very much in
19 favor of this conversion. I want that equity. I think
20 I have that same right to have that equity as all the
21 other condominiums within Rohnert Park.
22 That's all I need to say.
23 PLANNING COMMISSIONER KILAT: Thank you very
24 much.
25 I think this is -- oh. Debbie Clarkson.
46
DECISION
1 MS. CLARKSON: My name is Debbie Clarkson. I
2 live at 510 Corte Naranja. I've lived in the park
3 since July of 192. I've been a Sonoma County resident
4 for over 35 years now.
5 I moved to the park originally because I.was
6 a divorced refugee and a single parent. I thought:
7 Oh, wow! I'm going to live here for four or five years
8 and then I'm going to buy a real house. Well, in the
9 meantime, the prices went through the roof; then here I
10 am still in Rancho Verde.
11 I have been on the fence a lot as to whether
12 I wanted this conversion or not. At times I have been
13 for it. At times using the information by the people
14 opposing the conversion, I've been against it. But
15 I've come to a decision that I pretty much think I'm
16 for it. And I'd like the opportunity to make the
17 choice whether I continue to rent or buy.
18 It may be my only chance to buy something in
19 Sonoma County. I'd like to retire up to the Coast, but
20 I have family here so I probably won't do that. So I
21 need to find someplace -- and I don't know if I'm low
22 income or moderate income. I'm kind of right on that
23 borderline depending on what the new figures are due to
24 my dependents that live with me.
25 So I'm waiting. I would love to have
47
1 figures, but I understand there's a state law that says
2 until the DRE says that this is approved and that's
.3 been approved and something else has been approved,
4 that nobody can give us figures. And, yes, that is
5 extremely frustrating and tense and stressful and all
6 of that, but I'm willing to take my chance and see.
7 And nobody says that if I say I want to buy today, but
8 then when I get the price I choose to continue to rent,
9 I still have that right. Thank you.
10 PLANNING CCAIISSIONER KILAT: Thank you.
11 Judy Agard.
12 MS. AGARD: Hello. My name is Judy Agard and
13 I've lived at Rancho Verde for almost eight years. I'm
14 raising three granddaughters.
15 I have just been so upset. For over a year,
16 there's been an ongoing lack of information, no
17 specific information from the attorney and the park
n owner. And it seems like when I try to go to the
19 meetings and ask my questions, that I'm considered like
20 I'm interrupting and a troublemaker. And one of the
21 questions I have is that tonight, they kept talking
22 about airspace; and at the meeting on Sunday, they said
23 we'd actually own land. So I want to know which it is.
24 Is it airspace or land?
25 Also, the attorney keeps referring to it as a
48
I60
1U1:
CITY OF ROHNERT PARK PLANNING COMMISSION - MARCH 22, 2007
I resident -owned park, but that's not really what this is
2 going to be. It's still going to be owned by the park
3 owner. It's not going to be a resident -owned park. A
4 resident -owned park, to my understanding, is when the
5 residents buy the park, as one of the gentlemen
6 referred to earlier.
7 One of the reasons that I think that there
8 hasn't been a more specific map submitted is that the
9 survey to determine the lot lines has been delayed so
to that the lot prices remain fuzzy. I mean, there's no
11 specifics. Nobody knows what it's going to cost us.
12 PLANNING COvlMISSIONER KILAT: Thank you.
13 Geraldine Duncan. Did I get the last name
14 right? Welcome.
15 MS. DUNCAN: I agree very much with Judy now
16 that we're being asked to buy -- oh, I'm Geraldine
17 Duncan; I live at 75 Verde Circle -- and we're being
18 asked to buy a pig in a poke.
19 It reminds me of the labeling on food
20 packages. Let's take a package of Top Ramen. There
21 are 43 ingredients listed, few of which are known to
22 anybody who does not have a degree in science. And
23 here's the corker: The package states that there's 190
24 calories per serving. However, if you read the small
25 print, there's two servings in a packet of Top Ramen.
49
1 How many of you break a packet of Top Ramen in half
2 before you eat it? And then there's that nice little
3 one that says, "Natural and artificial flavorings."
4 Who knows what that means.
5 Yes, they're complying with the law, but it's
6 certainly not very productive to the average consumer,
7 and I feel that's the sort of thing we've been hearing
8 at meeting after meeting after meeting. And I think
9 what I resent the most is that it is assumed that we,
10 the residents, of Rancho Verde and you, our City
11 employees, are too bloody stupid to notice.
12 And I remind you of the statement that the
13 flooding was proliferated by the pumps that the City
14 owned which haven't been turned on yet.
15 Anyway, I'm not going to say anymore because
16 I'm too angry.
17 PLANNING CMISSIONER KILAT: Thank you.
18 Evan Griffiths.
19 MR. GRIFFITHS: My name is Evan Griffiths.
20 live at 212 Corte Rosa.
21 And for the last ten weeks I have been on a
22 campaign to understand the issues surrounding this
23 conversion. And I have to say I'm impressed by how
24 vulnerable the residents are. HCD, who has the
25 jurisdiction over the park, is short-staffed and
APPEAL OF
PUBLIC
101
1 under -budgeted. DRE, who overseas the approval of the
2 budget that goes in -- that makes up the homeowners'
3 association, neither talks about how valid it is, how
4. accurate it is or if it was correctly produced. They
5 can only talk about whether it's -- if it's complete or
6 not.
7 I have to say I'm impressed by the vagueness
8 of the statute. Title 25 states that the fire
9 protection, fire hydrants and such, need to be
10 inspected. It just doesn't say how often. Is it one
11 year? Is it five years? Is it twenty years? Who
12 knows. Do they.work? No one knows.
13 I also have to say I'm massively impressed by
14 the thoroughness which the State has silenced the
15 voices of local government.
16 There is only one area that you really have a
17 say-so and that's the health, safety and welfare and it
18 is to that that I make my appeal.
19 In my space is a fruitless mulberry tree. It
20 is a fast grower. The wood is brittle. It needs to be
21 trimmed every year. In the five years I've been there,
22 it has not been trimmed, so it's self -trimmed,
23 relieving itself of a 30 -foot limb, probably about that
24 in diameter (indicating), hundreds of pounds coming to
25 rest on a path used by little children as they go to
51
1 the school bus. It was by accident or providence, not
2 by design, that no one was injured. I understand we
3 have several hundred trees on the property. How many
4 of them are ready to self -trim?
5 I understand that there is a smell of sewer
6 out by the creek. It can only -- a leak can only be
7 detected if the line.can be inspected. But the
8 maintenance, apparently, has been neglected because,
9 according to the HCD, talking with them on Monday,
10 there should be an inspection point every 100 feet in a
11 park of -- I believe it's 41 acres, 300 units. There
12 is but two in operation. There is no way to ascertain
13 the condition of the lines.
14 I'll wrap it up very quickly here.
15 I don't believe that there's anything
16 nefarious going on here or there was a gross neglect.
17 But the residents of this park have neither the
18 resources nor the expertise to determine the condition
19 of the underground utilities, but the City does, and
20 that's why I make my request. Please, please, with all
21 resolve and vigor, look into these matters for us.
22 Because, quite frankly, the City is our last and best
23 hope.
24 Thank you.
25 PLANNING CMISSIONER KILAT: Thank you.
1A L •
0
CITY OF ROHNERT PARK PLANNING COMMISSION - MARCH 22, 2007
1
2 (Applause.)
3
4 PLANNING COMMISSIONER KILAT: Chantelle
5 Carreno. Good evening.
6 MS. CARRENO: Hello. My name is Chantelle
7 Carreno. I live at 712 Corte Blanco. I moved into the
8 mobile home park approximately three years ago.
9 And I did want to make a comment about the
10 price of the mobile homes that was brought up.
11 $205,000 is probably going to be one of the new mobile
12 homes that has just put in there and possibly by
13 management or the owners.
14 I bought my mobile home for $50,000. It's a
15 three-bedroom mobile home, two bathrooms. And
16 currently I live there with my four children, recently
17 divorced, so it's just us. I'm a full-time student at
18 Sonoma State, just trying to get by, and I an concerned
19 about what this will do to my family and my kids and
20 what it will take from them.
21 Sure, I would love to buy my spot. Who
22 wouldn't? But can I afford it? And the low-income
23 prices that they had placed up there, I make less than
24 the one-person household maximum, which is not much.
25 And are those loans that are out there for low income
53
1 available for the very low income? Which is the
2 category that I fall under with my four kids.
3 I'm also concerned about the special
4 assessment fees that still no one has addressed, and
5 I've asked several times at several of the meetings
6 about them. If something happens.to the
7 infrastructure, we get charged one three -hundredth of
8 whatever the price is. That's what the documents say.
9 So if the owner is selling all of these lots
10 to get an influx of cash and, yet, not be responsible
11 for all the things that keep happening -- because the
12 water goes out at our places at least once a month
13 because something breaks. So he's trying to avoid
14 paying for those and put the cost off onto the people
15 that buy it, which is what I personally think is
16 happening. Because it is very expensive to maintain
17 all of the things that are happening in that park. The
18 park is falling apart in certain aspects.
19 It's a great place to live. My kids love it.
20 It's a real community. My kids have lots of friends.
21 There's lots of neighbors and lots of support,
22 especially for people in my situation. But, at the
23 same time, why should we be held responsible for
24 something that was built 30 years ago, not kept up
25 properly, and the owner is going to get all of this
54
DECISION AND
1 money and then we're going to end up having to fork out
2 even more money to repair something that he should have
3 been keeping up all along.
4 So that's all I have to say.
5
6 (Applause.)
PLANNING COMKISSIONER KILAT: Thank you very
9 much.
10 Okay. I don't have any other cards, but I
11 would like to call forward Mr. Dan Adams, who is with
12 the fire department and can talk to us about the health
13 and safety issue that was brought up regarding the
14 vehicle access. Correct?
15 MR. ADAMS: I'd like to answer any questions
16 you have directly and -- from anyone on the board here
17 and answer any specific questions in relation to where
18 I'm coming from.
19 PLANNING CMISSIONER KIIAT: Questions?
20 PLANNING CGEISSIONER ARMSTRONG: Is there a
21 health and safety issue as it relates to fire? Your
22 perception as a public safety officer, are these
23 residents at risk?
24 MR. ADAMS: I wouldn't say at risk; I would
25 say that we have some concerns that we would like to
55
1 look at, you know, and those are where we're at right
2 now.
3 The concerns are an access to the roadway
4 into the park. Right now we've had ongoing issues over
5 the last year with the fire, but access is one of our
6 major issues here.
7 And what we're talking about is being able to
8 get into the park, for medical reasons, for fire
9 reasons and other areas of the park if there is some
10 incident. Currently we only have one way in and out;
11 and probably our biggest concern is the way we get into
12 there with our vehicles, both fire engines, police cars
13 and ambulance if we need to. So we're interested in
14 making sure that we have an access in all our parks
15 right now. You know, it's a priority and we'd like to
16 look at it.
17 And specifically in this park here, what we
18 would like to address: How could we have more than one
19 way into a park area? In new developments and areas
20 where there's remodeling, redeveloping, we ask for more
21 than one way into to -- and not just a mobile home park
22 but a community.
23 When we have new design areas, we ask that we
24 have larger areas where there's more than a few homes
25 in a certain area. In a cul-de-sac, we ask that the
56
MH
CITY OF ROHNERT PARK PLANNING COMMISSION - MARCH 22, 2007
1 areas are looped in our design so that we can get into
2 the park from multiple locations.
3 So, again, if one area gets blocked, worst
4 case scenario, some type of vehicle accident or some
5 incident at the front of the park blocking the
6 entrance, we aren't able to get around to the back of
7 this specific park here.
8 PLANNING CGEISSIONER KILAT: I think that's
9 it.
10 Thank you very much.
11 Okay. There being no one else wishing to
12 speak, Ms. Loftin --
13 MS. LOFTIN: Can I respond to the comments?
14 PLANNING CMISSIONER KILAT: Certainly.
15 Come forward, please.
16 MS. LOFTIN: Thank you.
17 I'll address the last issue first, which is
18 the fire access. Although we don't concur that you
19 have the authority to do it, we have done it in other
20 parks. We cannot require that people get rid of their
21 homes because we don't own the homes. I have talked to
22 the engineer about this issue, and he thinks that if he
23 can work with the fire department, that we could agree
24 to providing a second access if you were inclined to do
25 that.
57
1 I'd like to talk in general about the issues
2 and the fears related to the infrastructure and go back
3 to a condition that we offered and would certainly be
4 willing to do.
5 HCD is short-staffed. They don't monitor the
6 parks the way they should. However, they do provide
7 inspections if they're required on a map. The
8 Applicant has to pay for it at the tune of -- right now
9 it's $85 per hour, and go through and check all of the
10 issues and answer the questions regarding the
11 infrastructure and so on that people have raised. And
12 the Applicant is willing to make any of those
13 corrections and repairs that are necessary to make sure
14 that the park complies with all of the Code
15 requirements for the common areas and facilities
16 including the infrastructure.
17 With regard to.our loans available to very
_ . 18 low income. The answer is yes. We are tentatively
19 planning on submitting this park. However, one of the
20 submittal requirements is that we must have a tentative
21 map approval. In this case, it would be a tentative
22 parcel map. The application has to be submitted by
23 June 15th. If not, we'll have to wait until the next
24 round of funding.
25 With regard to the trees, a number of people
58
APPEAL OF DECISION AND PUBLIC HEAF
1 have spoken about the trees. In the letter that we
2 sent you, that's an ongoing issue. There are lots and
3 lots and lots of trees in this park. The budget, the
4 2006-2007 budget, is about $85,000. You'll see the
5 breakdown in the letter that we sent with regard to
6 that issue.
7 A reason that -- certainly owners could offer
8 a co-op/stock co-op opportunity, and then we wouldn't
9 have to talk to you all, so it would make it a lot
10 shorter. However, we don't -- we strongly don't
11 believe in that type of ownership for a couple of
12 reasons.
13 First of all, you don't get -- you don't cure
14 the financing problem that the residents have on the
15 older homes. If they can get financing, it's 15, 17,
16 18 percent on the older homes. In a condominium, when
17 it is converted, the home becomes a habitational piece
18 to the condominium, so the whole thing becomes real
19 estate and they can get loans.
20 I had a presentation last week in Ventura,
21 and the loan rates for 30 -year fixed were 5.85 percent
22 to 6.6 percent depending on the lender. They also had
23 variable and interest -only loan products.
24 So by the condominium process, they get the
25 advantage that helps them today, that helps them when
59
1 they go to sell, maintains and increases the value in
2 their homes.
3 Secondly, with regard to the condominium,
4 they get the land depreciation for themselves so that
5 they can build their own individual wealth. That's how
6 we all do it in real estate, is with our single-family
7 homes.
8 Thirdly, they get the tax write-offs that
9 assist, particularly in a family park where your home
10 interest rate -- interest is one of the few tax
11 write-offs a lot of people have.
12 And with regard to the comments regarding
13 meetings, we have had a lot of meetings. We had two
14 meetings this last Sunday. They were identical
15 meetings. We had people call and complain. They
16 wouldn't come to meetings because of the conduct of
17 certain people at the meetings and asked for private
18 meetings, and we accommodated about 40 of those people.
19 What they each got was the same thing, but
20 the people who spoke and said they didn't have
21 information tonight were not at either of those
22 meetings on Sunday.
23 MS. KIRBY: Yes, I was.
24 MS. LOFTIN: The second piece of information
25 I'd like to address is the comments such -- that Len
60
MH PARK CONVERSION
CITY OF ROHNERT PARK PLANNING COMMISSION - MARCH 22, 2007
1 Carlson made such as horror stories regarding rent
2 after conversion. There are no horror stories
3 regarding rent after conversion. There simply have not
4 been any. And the rents are set by a market rent
5 appraisal based upon other mobile home parks in the
6 geographic area.
7 The second comment is that owners make 40 to
8 70 percent on the dollar in profit. Just as in any
9 other industry, what somebody makes varies very
10 significantly in this industry and depends on the type
11 of owner that you have.
12 Lastly, park conversions are occurring
13 throughout this state. I've been doing park
14 conversions since 1981, and I do conversions in rent
15 control and in nonrent control jurisdictions and do
16 both the condominium and the co-op. I no longer
17 participate in any nonprofit ownership of the parks
18 having seen the problems a number of years out.
19 And each park has its own peculiarities.
20 This park has the peculiarity of having, on the
21 infrastructure side, a lot of vegetation that does
22 cause problems. There are a lot of questions that
23 people have in that regard.
24 But this park is no older than any of the
25 other 80 -plus parks that I've converted over the years
61
I and have no different problems. And I can tell you
2 that of all those parks, there's only been one special
3 assessment and that was because they wanted to
4 change -- I'm sorry; there's been two. One park wanted
5 to put in a second swimming pool. One park wanted
6 to -- decided to put guards on the gate.
7 Other than that, the budgets that the DRE
8 approved and the review is far more than just seeing if
9 the numbers add up, and the process is far more
10 detailed than that.
11 And one of the reasons that the difference in
12 the mobile home park subdivisions and other condominium
13 subdivisions and homeowners' association dues is in
14 mobile home parks, you are not dealing with a
15 habitational piece, which is oftentimes where you see
16 the big expenses, the roofs, the internal plumbing, all
17 of those things that go wrong. So they have not seen
18 the special assessments nor the increases over the
19 years.
20 With that, I thank you very much. And if you
21 have any further questions, we'd be happy to answer
22 them.
23 PLANNING COMMISSIONER KILAT: Thank you.
24 Does anyone have questions?
25 PLANNING COMMISSIONER CALLINAN: Just had
62
APPEAL OF DECISI
1 some comments when she's done.
2 PLANNING COMMISSIONER KILAT: Okay. Thank
3 you very much.
4 Okay. The public hearing will be closed and
5 we will move on to Staff questions and discussion.
6 Thank you very much.
7 Mr. Callinan?
8 PLANNING COMMISSIONER CALLINAN: Okay. I've
9 got a couple things, so bear with me. I'm going to go
10 all over the board here.
11 First of all, my first comment is: From now
12 on when we have big things like this come in front of
13 us, I'd like to get my packet a little bit earlier. I
14 mean, I work; I'm self-employed. I got it Monday
15 afternoon. I've been busy all week and I've had today
16 to really look at it and go over it. I'd appreciate it
17 if I could just have more time to go over it because
18 this is a big decision that we're making here for these
19 people.
20 Second, in the packet we got a letter -- or
21 the City received a letter, and I was just wondering
22 if -- it's from a group of people. I mean, there's
23 quite a few people that have signed it complaining
24 about the situation out at the park. I'm wondering if
25 there was any follow-up on this from the City, if we
63
1 did anything about it, if our Code enforcement people
2 did anything.
3 And I'll let you comment when I'm all done
4 because I got a whole page I'm going to make some
5 comments on.
6 And if we didn't, I'm kind of embarrassed as
7 a Planning Commissioner that it even got this far to
8 begin with. You know, we should be out there. If we
9 have complaints from these people, we should be doing
10 something. To let it get this far where there's that
11 much poor condition -- I mean, they're talking about
12 sewer leaks; they're talking about flooding; they're
13 talking about a lot of things. To even let it get that
14 far is kind of embarrassing as a citizen of Rohnert
15 Park. As a Planning Commissioner, we're here to
16 represent these people, and I think we failed them on
17 that.
18 Second, the tentative map; we're talking
19 about the City is requiring a tentative map. I'd like
20 to know if they did -- you know, if they gave us a
21 tentative map, is the City Staff, would they recommend
22 approving this Project if they gave it a tentative map?
23 And, if so, with the conditions that they repair what
24 things? I mean, there's nothing on there that gives
25 us -- you know, if they gave us a tentative map, are we
64
017_1V101In11V�
CITY OF ROHNERT PARK PLANNING COMMISSION - MARCH 22, 2007
1 going to approve it with that or there conditions to
2 that?
3 And some of those conditions would be that I
4 think that they go in and take care of a lot of these
5 problems before we -- you know, if we do decide to
6 convert this thing, I think if we convert it without
7 doing that, we're going to drive most of those people
8 that live in there out of there, because they won't be
9 able to afford it; there's no way. We should have been
10 on top of this long ago. I mean, if this is a problem
11 out there, we should have been on top of it a long time
12 ago.
13 As far as the flooding goes, again I think we
14 failed them. We have creeks that were built in Rohnert
15 Park that were built to flood control standards when
16 they were built many years ago. We used to clean them
17 out every other year.
18 And I know now we have a problem that -- it's
19 run now by the Sonoma County Water Agency, and the Fish
20 and Game has come in and said, "Well, we can't clean
21 them out because of the silt," because there's certain
22 problems. Well, by God, we should be fighting that.
23 We should be working hard to keep them clean.
24 That's what causes the flooding in their
25 area -- I know I live over in D section; there's courts
65
1 that got flooded in the last flood that we had.
2 There's no reason for that. It's because we're not
3 cleaning the creeks out. You go through them now, I
4 mean, there's trees, there's all kinds of crap in them.
5 That's not acceptable in my eyes.
6 Let's see. Where am I at here?
7 Safety issues. If there's safety issues out
8 there -- and if we've gotten complaints, I don't know
9 if we have or not, but if we've gotten complaints and
10 we're not responding to them, again, I'm ashamed that
11 we're not. We should be doing more.
12 It seems like they're coming to us now, and
13 they've come to us before with problems, but now the
14 only reason we're addressing it is because of this
15 conversion. It's like we have ignored these people
16 over there for a long time, and I don't think that's
17 right.
18 So with that said, I mean, I don't know -- I
19 think if they fixed all the problems out there, if we
20 got the tentative map, I would probably go for it. But
21 until that, I don't feel that I'm for it.
22 Thank you.
23 PLANNING CONNISSIONER KILAT: Thank you very
24 much.
25 Commissioner Armstrong?
66
APPEAL OF DECISI
1
2 (Applause.)
3
4 PLANNING COTMIISSIONER ARMSTRONG: Did you
5 want to respond?
6 SENIOR PLANNER RICH: Yeah, let me do that
7 first.
8 PLANNING COPMIISSIONER ARMSTRONG: Okay.
9 SENIOR PLANNER RICH: Commissioner Callinan,
10 thank you very much for those questions.
11 The first answer to your question is that
12 this application is the trigger that allows the City to
13 review what they're requesting, which is a map for the
14 Project. Otherwise, the City hasn't had the authority
15 to go in and enforce any of the issues that are
16 ongoing.
17 And as was pointed out in the -- by one of
18 the speakers, HCD is under -funded and under -staffed,
19 and the Title 25 regulations which regulate the actual
20 mobile home park condition doesn't specify -- it's very
21 vague, as was pointed out. Is the fire suppression
22 system supposed to be -- it is supposed to be
23 inspected. How often? What is it inspected for? What
24 are the standards for that water system?
25 So those are some of the issues that Staff is
67
1 trying to uncover when we look at this application.
2 And one of the things that we can get with a tentative
3 map application are utility lines, looking to see where
4 the utility lines are, looking to see where manholes
5 are so that inspection can occur at junctures, at sewer
6 laterals and things like that.
7 And we haven't been able to get the Applicant
8 to consent to submitting a tentative map application
9 that shows the things that we need to see per our Code,
10 and that's been kind of the breaking point there.
it PLANNING CMISSIONER CALLINAN: And let me
12 stop you right there.
13 I agree. I think we should have a tentative
14 map. So if you misunderstood me, I do believe we
15 should. And if you've asked for it and they're not
16 responding to it, shame on them. I agree that we
17 should have a tentative map.
18 My complaint is this. And maybe I'm
19 misunderstanding it wrong. We don't have the authority
20 to go in there? I think we do as a City, to make sure
21 that our citizens are taken care of.
22 ASSISTANT CITY ATTORNEY WHELAN: I just
23 wanted to follow up on what Maureen was saying about
24 HCD. And, you know, someone in the audience probably
25 don't know, it stands for State Housing and Community
68
RE RANCHO VERDE MH
CITY OF ROHNERT PARK PLANNING COMMISSION - MARCH 22, 2007
1 Development Department. And the way the state law is
2 set up right now, they're the ones that have
3 jurisdiction over the interior of mobile home parks.
4 There is a provision that says the City can
5 apply to take over jurisdiction of the mobile home
6 parks, but Rohnert Park hasn't done that to date.
7 PLANNING COMMISSIONER CALLINAN: Okay. Go
8 ahead.
9 SENIOR PLANNER RICH: You brought up the
10 issue of flooding and you pointed out exactly what
11 the General Plan has language discussing, the silt that
12 has impacted our creeks, and it has caused a multitude
13 of problems, especially in this area.
14 And then the safety issues, again, why
15 haven't we responded. This is our opportunity to
16 respond, and the authority that we are -- that we're
17 the City -- where the City gets its authority is in
18 this Health and Safety Code 18300(g), which does allow
19 us to apply reasonable police powers in order to
20 regulate the safety of these items, especially related
21 to water, sewer, access, things like that, but we can
22 only do that with the tentative map application.
23 PLANNING COMMISSIONER CALLINAN: Thank you.
24 PLANNING COMMISSIONER KILAT: And I'd just
25 like to make a comment regarding the creeks.
69
1 One of the main reasons the creeks have not
2 been bulldozed, as it were, and cleaned out is that
3 it's in total opposition to maintenance of natural
4 creek habitat. And so it really isn't the only viable
5 option anymore for controlling flooding, but there are
6 lots of other ways to control flooding, but those would
7 require on-site changes and improvements.
8 So the creek option may not really be
9 something that we're ever going to be able to utilize.
10 But if there was a tentative map application, one of
11 the conditions could be improved flood control.
12 PLANNING COMMISSIONER CALLINAN: And I do
13 agree with that; there are other options. But we're
14 doing nothing about it. We haven't done nothing about
15 it. So "nothing" is not the right answer. That's not
16 working.
17 PLANNING COMMISSIONER KILAT: Right.
18 And we haven't been able to do anything
19 because we haven't been allowed to go in and --
20 PLANNING COMMISSIONER CALLINAN: And I
21 understand that.
22 And I think Staff is doing a good job; don't
23 get me wrong. I'm not sitting here saying -- but I
24 just think we've let something get out of control. And
25 maybe we didn't have the authority. Maybe I'm wrong.
70
APPEAL OF DECI
1 I didn't know that.
2 Now is our time to take the opportunity, if
3 they want to convert it, to take charge and say, "Okay.
4 Here's what we need out of you. We want this..." --
5 you know, don't let them convert and let these people
6 get booted out and not be able to afford it.
7 PLANNING COMMISSIONER KILAT: Thank you.
8 Commissioner Armstrong?
9 PLANNING COhM4ISSIONER ARMSTRONG: I mean,
10 there were a number of issues that were really brought
11 up in terms of public safety issues, the issue of rent
12 control.
13 And one of my questions for issues of
14 clarification. There was a reference to the use of the
15 City's calculation of low rent and taking of property,
16 as it was referred to, in terms of the use of those and
17 calculating the City of Rohnert Park's low rent or
18 rent -- not necessarily rent control, but is that --
19 can you help clarify that for me, please?
20 ASSISTANT CITY ATTORNEY WHELAN: Well,
21 there's a body of law out there that says that if a
22 government regulation deprives a property owner of all
23 economically viable use of property, it's considered a
24 taking, and the government has to compensate the
25 private property owner for that.
71
1 In my estimation, there hasn't been a taking
2 here because the property owner hasn't been deprived of
3 all economic value in the property.
4 PLANNING COMMISSIONER ARMSTRONG: Okay. All
5 right. Thank you.
6 The other populous within the park that does
7 not appear to be represented here would be the Latino
8 population, and so -- is it my understanding that all
9 communications that have taken place have been
10 bilingual in nature?
it SENIOR PLANNER RICH: The original Survey of
12 Support was conducted in English only. And it was in
13 early December just prior to the Subdivision Committee
14 meeting in January that a Tenant Impact Report was sent
15 out in Spanish as well. But the original Survey of
16 Support was only done in English and that was back in
17 March of 2006.
18 PLANNING CCMMISSIONER ARMSTRONG: Is it still
19 Staff's opinion that the survey was not a bona fide
20 survey?
21 SENIOR PLANNER RICH: Yes. We would argue
22 that a 29 percent support, and then on top of that the
23 change in opinion of the people who signed that
24 secondary petition that went out would constitute about
25 a 22 percent support. So Staff doesn't find that
RE
AU
72
CITY OF ROHNERT PARK PLANNING COMMISSION - MARCH 22, 2007
1 that's a bona fide Survey of Support for the Project.
2 PLANNING COMNIISSIONER ARMSTRONG: And then
3 with the issue of the flooding, we were striking that
4 resolution? That's my understanding. You're
5 recommending to strike the flooding issue as one of the
6 things that we're rejecting the application based on?
7 ASSISTANT CITY ATTORNEY WHELAN: It's
8 definitely within the Commission's purview if they
9 wanted to keep that as a finding, but Staff's view was
10 that the form of ownership of the park does not affect
11 whether it floods or not.
12 PLANNING COMMISSIONER ARMSTRONG: Does it
13 affect who cleans up the flood? Does it affect how --
14 the cost of repairs? Does it --.I mean --
15 SENIOR PLANNER RICH: The resolution was
16 stating that the -- it was the roof area that reduced
17 the amount of absorption of the ground and that that
18 was a significant cause for flooding, but it's truly
19 insignificant in its scope --
20 PLANNING CQ44ISSIONER ARMSTRONG: In terms of
21 groundwater absorption?
22 SENIOR PLANNER RICH: In terms of groundwater
23 absorption. That's the part that Staff finds that you
24 should strike.
25 PLANNING COMMISSIONER ARMSTRONG: And HCD 25
73
1 is an agency that could be paid to be brought in to
2 consult on some of the issues of the infrastructure; is
3 that correct?
4 SENIOR PLANNER RICH: Yes. Title 25 are the
5 regulations -- it's a pretty thick code of
6 regulations -- that discusses the design of the
7 infrastructure, electrical systems, you know, many
8 things, fire suppression, things like that, and we
9 could pay to have someone come out and do an
10 inspection.
11 PLANNING COMNIISSIONER ARMSTRONG: And the
12 Applicant has also offered; is that my understanding?
13 SENIOR PLANNER RICH: Yeah.
14 PLANNING COMMISSIONER ARMSTRONG: Okay.
15 That's all I have.
16 Thank you.
17 PLANNING COMMISSIONER KILAT: Thank you.
18 Okay. One thing struck me as I listened to a
19 lot of the comments, because the focus of the comments
20 is -- they were regarding the choice to own or rent and
21 convert or not convert.
22 But I just want to make it clear to everyone
23 out there that the primary overarching issue for this
24 Commission to decide is whether the application is
25 adequate as a tentative parcel map versus a tentative
74
an
E 1
1 final map. And that has nothing to do in and of itself
2 about the condo conversion. The condominium overlay is
3 part of that, but we're being asked to decide whether
4 the single -lot application that's been put forward is
5 the correct one in this case.
6 And, you know, coming here tonight, I thought
7 I would be asking the City Attorney's opinion. There's
8 been different opinions expressed in the paperwork that
9 we got both from the Applicant's attorney and the
10 City's attorney regarding whether this application
11 meets the definition that would require a major, major
12 map versus a minor. It's all -- there's a lot of legal
13 jargon and that kind of thing.
14 But what has somewhat sealed the deal for me
15 is that the Applicant's attorney just a short time ago
16 referred to the condo home, as it were, as being real
17 estate that an owner would own. Real estate. Okay?
18 But they're also trying to make the case that this
19 isn't about 300 separate lots. This is about one
20 41 -point -some -acre single parcel.
21 Well, you can't -- to me, you can't be
22 talking about lot lines and real estate and units and
23 not be talking about 300 separate lots. And because of
24 that, I can easily agree with the finding of our Staff,
25 which is that this does not meet the requirement for a
75
1 tentative parcel map application, but, indeed, should
2 be brought forward as a tentative final map
3 application.
4 The benefit to the City, and I believe to the
5 residents if this is brought forward as a tentative
6 final map application, is that the City -- it is the
7 City's only opportunity -- as was pointed out by our
8 Staff, it is the City's only opportunity to try to
9 request that past wrongs be corrected.
10 And by that I mean that the infrastructure be
11 dealt with, that roadway issues be dealt with, that the
12 flooding issues be dealt with. Those kinds of things
13 can be negotiated with the Applicant as part of
14 conditions of approval for a tentative final map.
15 My understanding -- and I'll ask the City
16 Attorney to correct me if I'm wrong -- as the
17 application is put forward currently, a single -parcel
18 map application, the City can't really -- cannot
19 address the interior of the property. It may be the
20 case that we could make some comments regarding the
21 actual property line and things like that, but I'm not
22 even sure about that.
23 In the past as Chair of the Subdivision
24 Committee, I know that the City engineer and City
25 Planning Staff have been able, as part of tentative map
76
CITY OF ROHNERT PARK PLANNING COMMISSION - MARCH 22, 2007
1 approvals, been able to request conditions like
2 appropriate sidewalks and infrastructure, that it's put
3 in the appropriate areas, and easements and
4 right-of-ways and all that kind of thing. And it
5 sounds like we don't get that opportunity with a parcel
6 map, with a single -parcel map.
7 ASSISTANT CITY ATTORNEY WHELAN: Maureen may
8 have something to add to this, but under our
9 subdivision ordinance, we can condition both tentative
10 parcel maps and regular tentative maps, but the
11 conditions that the City can put on tentative maps is a
12 longer list.
13 And then overlaid on top of that is the
14 Health and Safety Code that was referred to tonight,
15 18300(8), and it talks about the conditions that a
16 public entity can place on the conversion of a mobile
17 home park, and so that's an overlay on what we do with
18 our own Municipal Code requirements.
19 PLANNING COMMISSIONER KILAT: Okay. Thank
20 you for that clarification.
21 The other -- I realize that wasn't a
22 question, just more about my understanding of the
23 issues, and these are complex issues. And I
24 com dserate with Commissioner Callinan; I did get my
25 packet on Monday afternoon as well,.and it's a lot to
77
1 digest. And it's especially a lot to digest as the
2 Applicant's attorney is up here and making statements
3 and -- but I think we -- it sounds like we're doing a
4 pretty good job in terms of understanding the issues.
5 I do have a question about the affordable
6 units, because I understand the concern of City Staff
7 regarding the General Plan inconsistency.
8 Do the units -- for example, if -- in either
9 case, rental or owner, if a unit is for rent
10 currently -- say the current renter chooses not to buy,
11 so that unit would remain a rental unit. If that
12 person leaves, what happens to that unit? The owner
13 can then sell the unit; is that right?
14 ASSISTANT CITY ATTORNEY WHELAN: The
15 Applicant may want to address that question. My
16 understanding is that that unit would either be for
17 sale or for rent at market rates.
18 PLANNING COMMISSIONER KILAT: That was what I
19 was trying to get at, and that is: Does the
20 affordability carry with the unit or does it -- so in
21 the second example: If a unit is owner -occupied and
22 it's a low-income owner -occupied unit, if that owner
23 decides to sell, does that unit -- is there the
24 potential that that unit would no longer be low income?
25 Because if that's the case, then I think it
78
APPEAL OF DECISION
1 definitely is inconsistent with the General Plan
2 because we need to preserve our low-income and very
3 low-income housing stock.
4
5 (Applause.)
6
7 ASSISTANT CITY ATTORNEY WHELAN: So, yes, the
8 answer to your question is that the rent controls that
9 are the state law go with the renter.
10 PLANNING COMMISSIONER KILAT: Okay. So, in
11 essence, this park could become all market rate over a
12 period of time. But now as it currently exists and
13 with City rent control, is that -- does that
14 affordability stay with the unit? How does it work
15 under the current system?
16 SENIOR PLANNER RICH: With the rent control?
17 PLANNING COMMISSIONER KILAT: Uh-huh.
18 SENIOR PLANNER RICH: The rent control would
19 no longer apply if this were to be subdivided.
20 PLANNING COMMISSIONER KILAT: Correct. Let's
21 just look at what's existing today with City rent
22 control and not condo conversion.
23 SENIOR PLANNER RICH: Okay.
24 PLANNING COMMISSIONER KILAT: If a renter
25 leaves the unit, does that unit -- and it's a
79
1 low-income or very low-income renter -- does that unit
2 then still get to be rented out to someone that meets
3 those...
4 ASSISTANT CITY ATTORNEY WHELAN: So under our
5 rent control ordinance, if you don't have a long-term
6 lease -- and Len Carlson can probably speak to this --
7 if you don't have a long-term lease, you are subject to
8 the City's rent control ordinance. If you sign a lease
9 for a year or longer, you are not subject to the City's
10 rent control ordinance as a renter
11 PLANNING COMMISSIONER KILAT: Okay. But then
12 you fall under HCD with the state? Isn't there
13 also a --
14 ASSISTANT CITY ATTORNEY WHELAN: If Housing
15 Community Development addresses the physical condition
16 of the park, that's their responsibility. And then our
17 rent control ordinance addresses the rent levels.
18 PLANNING COMMISSIONER KILAT: Okay. I guess
19 what confused me is your chart where you have State CPI
20 and City -- that's what it is; it's CPI as opposed
21 to --
22 ASSISTANT CITY ATTORNEY WHELAN: Are you
23 referring to the Applicant's chart?
24 PLANNING COMMISSIONER KILAT: Yes.
25 ASSISTANT CITY ATTORNEY WHELAN: Okay. The
80
RE RANCHO VERDE MH PARK
CITY OF ROHNERT PARK PLANNING COMMISSION - MARCH 22, 2007
1 Applicant may want to speak to this, but I believe that
2 that was addressing loans that are available through
3 state programing.
4 Okay. Then the Applicant can...
5 PLANNING COMMISSIONER KILAT: Addressing the
6 Consumer Price Index versus according to the state.
7 Right?
8 MS. LOFTIN: Right. It was comparing what
9 the low-income households would pay for rent under
10 State rent control as compared to local rent control.
11 It had nothing to do with what they would pay if the
12 low-income people bought.
13 PLANNING COMMISSIONER KILAT: Okay. Thank
14 you.
15 So if it is not -- if it's a unit that is not
16 under the City rent control because it's not a
17 long-term lease -- am I understanding --
18 ASSISTANT CITY ATTORNEY WHELAN: Or because
19 it is a long -team lease.
20 PLANNING COMMIISSIONER KILAT: Because it is.
21 ASSISTANT CITY ATTORNEY WHELAN: If you're
22 month-to-month, you fall under the City's rent control
23 ordinance.
24 PLANNING CCWISSIONER KILAT: Okay. I have
25 that backwards. Thank you. So month-to-month.
81
1 How does that work -- so it can only -- so,
2 in essence, it would remain affordable because the rent
3 for a new renter could only increase.by a certain
4 amount; is that right?
5 PLANNING COMMIISSIONER CALLINAN: Right.
6 ASSISTANT CITY ATTORNEY WHELAN: That's
7 right.
8 PLANNING COMMISSIONER KILAT: Under a condo
9 conversion, there would not be a ceiling on how much
10 rent or for sale it could increase; it would depend on
11 the market?
12 ASSISTANT CITY ATTORNEY WHELAN: In the
13 Applicant's presentation, they addressed provisions in
14 the state law. And if you are a low-income renter, you
15 are protected -- the Applicant can probably address how
16 much the rent can increase under the state law. If
17 you're not a low-income renter, your rent can go up to
18 market levels but over a four-year period.
19 PLANNING COMMISSIONER KILAT: Right. But
20 that's for the current inhabitant only; correct?
21 SENIOR PLANNER RICH: Right.
22 ASSISTANT CITY ATTORNEY WHELAN: Correct.
23 PLANNING COMMISSIONER KILAT: So what I'm
24 trying to get at is that we as a City -- it is a goal
25 of the City to maintain a housing stock that is
82
N [ON _N
1 affordable to low- and very low-income residents.
2 And this does, to me, seem contrary to that
3 in the long run. Maybe not initially, because people
4 are given -- the current residents are given a choice,
5 so not initially they get to choose whether to rent or
6 buy. But in the long run, the affordable housing
7 stock, it seems to me, would most definitely decrease.
8 So given those comments, do we have a motion?
9 I think we're at that point tonight.
10 PLANNING COMSSIONER CALLINAN: All right.
11 Where is it?
12 Well, I think we're all pretty much on the
13 same page, that we're going to deny it, that we want a
14 tentative. But where is it -- what page are you on?
15 PLANNING COAMISSIONER KILAT: On page 11 of
16 17, and it goes to 12. Is that right? Or you can just
17 look at the top of the list. Sorry. The easier.
18 And then depending on your feeling at this
19 point, you'll adjust it. Staff recommendation or --
20 PLANNING COMSSIONER CALLINAN: This one
21 here?
22 PLANNING COMSSIONER KILAT: Yes.
23 PLANNING COMMISSIONER CALLINAN: I'll make a
24 motion that we -- a resolution of the Planning
25 Commission of the City of Rohnert Park, California,
83
I upholding the Subdivision Committee's denial of a
2 parcel map over a 41.40 -acre site, located at
3 750 Rohnert Park Expressway, APN 143-040-049, Rancho
4 Verde Mobile Home Park.
5 Do I say that as conditioned with your new
6 change? Or the new changes are in here; right?
7 SENIOR PLANNER RICH: Yes. Those are the
8 corrections, revised.
9 PLANNING COM+IISSIONER CALLINAN: Right.
10 PLANNING COMNIISSIONER KILAT: I'll second
11 that.
12 Is there any discussion?
13
14 (Silence.)
15
16 PLANNING COMSSIONER KILAT: A motion and a
17 second have been stated.
18 All those in favor?
19 PLANNING COMMISSIONER CALLINAN: Aye.
20 PLANNING COMMISSIONER KILAT: Aye.
21 PLANNING COMMISSIONER ARMSTRONG: Aye.
22 PLANNING COMSSIONER KILAT: Any opposed?
23
24 (Silence.)
25 PLANNING COAIISSIONER KILAT: No.
RE RANCHO VERDE MH
84
CITY OF ROHNERT PARK PLANNING COMMISSION - MARCH 22, 2007
1
Motion carries. Thank you.
2
3
(Applause.)
4
5
(This portion of the proceedings
concluded at 8:52 p.m.)
b
tl
9
10
11
12
13
14
15
16
17
18
19
20
21
22
23
24
25
85
1 REPORTER'S CERTIFICATE
2
State of California )
County of Sonoma )
4
5 I, STEFANIE L. MCMURTRIE, RPR, CSR No. 11143,
6 a Certified Shorthand Reporter of the State of
7 California, hereby certify:
8 That I was present at the above-mentioned
9 proceedings; that I took down in shorthand notes all
10 proceedings had; that I thereafter transcribed said
11 shorthand notes into typewriting; that the foregoing is
12 a full, complete and accurate transcription of all
13 proceedings had.
14
1S Dated: April 3, 2007
lb
11
18 STEFANIE L. MCMURTRI
Certified Shorthand Reporter
19 State of California
20
21
22
23
24
25
86
DECISION AND PUBLIC
WORD INDEX
BEFORE THE CITY OF ROHNERT PARK PLANNING COMMISSION - MARCH 22, 2007
< Dates >.
April 3, 2007 86:17.
January 1st, 2007
20:10.
June 15th 58:23.
MARCH 22, 2007
4:1.
March 22, 2007
1:14, 3:18, 3:20.
March 8th 6:4, 6:8.
$100 22:16, 45:12.
$1200 45:3.
$13.98. 20:25, 21:4.
$20,000 45:15.
$200 45:2.
$205,000 38:10,
53:11.
$205,000. 16:12.
$2122:20.
$21.24. 21:6.
$21.35. 21:1.
$25,000.44:25 .
$298. 22:18.
$320 45:12.
$325 45:4.
$41,700 20:11.
$47,700 20:13.
$50,000. 53:14.
$59 22:19.
$601. 22:18.
$760.16:13.
$85 58:9.
$85,000. 59:4.
$900 22:16.
'92. 47:3.
---000--- 1:5, 1:24,
4:4.
< 1 >.
1 3:18,3:21, 6:22,
31:16.
100 11:16,52:10.
11 3:21, 83:15.
110 2:5.
111431:28,86:7.
12 43-1,43:3,
46:17.
12.83:16.
129 34:14.
1351 17:13.
14 3:5.
143-040-049 84:3.
15 59:15.
150 39:25.
17 3:18,59:15,
83:16.
18 59:16.
18.34:15.
18300 23:16.
18300(g 69:18,
77:15.
18300(g)(2.11:23.
190 49:23.
1979 44:6.
198161:14.
<2>.
2 31:16.
20 34:15.
200 44:15.
2006 20:9, 20:13,
20:25, 22:20,
72:17.
2006-2007 59:4.
212 50:20.
22 72:25.
25 24:10, 27:17,
51:8, 67:19, 73:25,
74:4.
25,000 45:17.
29 3:6, 12:5, 72:22.
<3>.
3 40:1, 45:8.
30 40:7, 43:4,
54:24.
30 -foot 51:23.
30 -year 59:21 .
300 7:22, 8:2, 9:20,
27:25, 42:6,52:11,
75:19, 75:23.
30539-19.
35 40:9, 47:4.
37-5 45:17.
<4>.
40 33:18, 38:22,
45:16, 60:18,
61:7.
41 52:11 .
41 -acre 7:21 .
41 -point -some -acre
75-20.
41.40 -acre 84:2.
43 49:21.
431-21112:7.
4800 39:24.
<5>.
5.85 59:21.
50 19:20, 20:4.
505 38:5.
510 47:2.
55 3:7, 34:17.
57 3:8.
5760 2:5.
<6>.
6.6 59:22.
63 3:9.
664 18:3.
66426 16:25.
66427 17:5,17:11,
23:9, 28:11 .
66427.2 18:6.
66427.5 12:3,
18:17.
66427.5. 19:10.
66428.123:3.
66473.5 18:8.
66474 18:3, 18:10,
23:12, 23:14.
6750 1:2.
6:57 4:1.
<7>.
7 3:4.
70 33:18, 61:8,
70s 40:9.
712 53:7.
75 49:17.
750 8:11, 84:3.
760 2:7.
<8>.
80 -plus 61:25.
80s 44:13, 44:14,
44:24, 45:22.
83 3:10.
88,000 22:22.
8:52 85:7.
8th 6:13.
<9>.
92008 2:6.
94928 1:3.
96,000 22:22.
<A>.
ability 30:18.
able 18:25, 24:23,
37:2, 56:7, 57:6,
65:9, 68:7, 70:9,
70:18, 71:6, 76:25,
77:1.
about. 44:22.
above 17:9.
above -board 38:24.
above-mentioned
86:10.
absence 17:17.
Absent 22:10.
absorption 73:17,
73:21, 73:23.
acceptable 66:5.
access 11:9, 11:10,
11:13, 11:14,
11:24, 24:1, 55:14,
56:3, 56:5, 56:14,
57:18, 57:24,
69:21.
accident 52:1, 57:4.
accidents 37:9.
accommodated
60:18.
accommodation
20:4, 25:7.
according 52:9,
81:6.
account 17:16.
WORD INDEX
BEFORE THE CITY OF ROHNERT PARK PLANNING COMMISSION - MARCH 22, 2007
accurate 51:4,
86:14.
acknowledge 5:9,
27:25.
acres 44:8, 44:9,
52:11.
Act 9:6, 9:12.
actual 21:16, 67:19,
76:21.
actually 15:15, 20:3,
48:23.
ADAMS 3:7, 4:21,
11:17,55:11,
55:15, 55:24.
add 16:14, 62:9,
77:8.
additional 14:3,
15:2, 20:4, 21:12.
address 15:20,
42:10,56:18,
57:17, 60:25,
76:19,78:15,
82:15.
addressed 37:21,
54:4, 82:13.
addresses 80:15,
80:17.
Addressing 66:14,
81:2, 81:5.
adequate 10:22,
74-25.
adjust 83:19.
advanced 37:7.
advantage 43:25,
44:1, 59:25.
affect 34:7, 73:10,
73:13.
afford 18:25, 53:22,
65:9, 71:6.
affordability 78:20,
79:14.
affordable 10:5,
10:9, 15:23, 15:25,
16:15,22:25,
23:11, 34:7, 78:5,
82:2, 83:1, 83:6.
afraid 34:9.
afternoon 63:15,
77:25.
afterwards 38:21 .
Agard 48:11, 48:12.
Agency 65:19, 74:1.
agenda 5:10, 5:14,
5:16, 41:1.
ago 31:8, 53:8,
54:24, 65:10,
65:12,65:16,
75:15.
agree 24:8, 45:6,
49:15, 57:23,
68:13,68:16,
70:13, 75:24.
Ahanotu 4:22.
ahead 29:3, 69:8.
air 26:20.
airspace 8:9, 17:9,
17:25, 48:22,
48:24.
Alan 39:16, 39:18.
Allegiance 4:9.
Allegiance. 4:11.
allow 7:21, 11:1,
21:9, 69:18.
allowed 36:24,
70:19.
allowing 7:14.
allows 67:12.
almost 48:13.
alone 40:4, 40:5,
43:1.
already 23:2, 23:12.
alternative 23:4.
Although 27:16,
35:24, 57:18.
ambulance 56:13.
American 31:18.
Among 12:7, 30:8,
30:11.
amount 73:17, 82:4.
angry 38:7, 50:16.
annual 20:24.
answer 9:4, 9:11,
9:16, 9:20,10:21,
13:15, 25:11, 26:1,
41:12, 41:20,
55:15, 55:17,
58:10, 58:18,
62:21, 67:11,
70:15, 79:8.
answered 19:2.
answers 41:17.
anybody 41:8,
49:22.
Anyway 50:15.
apart 54:18.
APN 84:3.
apparently 52:8.
Appeal 1:17, 6:22,
7:19, 16:23, 34:23,
51:18.
appear 72:7.
appearances 5:13.
Applause. 53:2,
55:6, 67:2, 79:5,
85:3.
application 7:24,
9:3, 9:21, 9:24,
14:4,14:7, 14:8,
14:10, 15:5, 16:19,
21:25, 26:9, 27:23,
28:15, 58:22,
67:12, 68:1, 68:3,
68:8, 69:22, 70:10,
73:6, 74:24, 75:4,
75:10, 76:1, 76:3,
76:6, 76:17,
76:18.
applies 23:3, 28:5.
apply 18:4,18:8,
22:2, 23:12, 23:14,
23:19, 28:7, 29:2,
46:1, 69:5, 69:19,
79:19.
applying 14:2.
appointed 30:6,
31:5.
appraisal 22:15,
61:5.
appraiser 40:2.
appreciate 43:7,
63:16.
appropriate 77:2,
77:3.
approval 13:2,
17:15, 30:11,
30:15, 34:22, 51:1,
58:21, 76:14.
approvals 77:1 .
approve 5:23, 6:4,
6:8, 6:13,19:13,
34:20, 39:1, 65:1.
approved 10:8,
23:21, 24:1, 26:15,
33:3, 34:21, 35:13,
48:2, 48:3, 62:8.
approves 13:1 .
approving 25:9,
25:10, 64:22.
Approximately 19:5,
19:19, 20:4, 22:22,
53:8.
area 51:16, 56:19,
56:25, 57:3, 61:6,
65:25, 69:13,
73:16.
areas 56:9, 56:19,
56:23, 56:24, 57:1,
58:15, 77:3.
argue 72:21 .
argument 41:15.
ARMSTRONG 2:19,
4:19, 4:20, 6:10,
13:23,14:11,
14:24, 55:20,
66:25, 67:4, 71:8,
71:9, 72:4, 72:18,
73:12, 73:20,
73:25, 74:14.
around 40:7, 57:6.
arrive 42:11 .
artificial 50:3.
ascertain 52:12.
ashamed 66:10.
aside 46:2.
aspects 54:18.
Assembly 33:8.
assess 34:4.
assesses 34:4.
assessing 34:6.
assessment 27:17,
54:4, 62:3.
assessments
62:18.
assessors 34:3.
asset 31:16.
assist 60:9.
ASSISTANT 2:16,
5:1, 5:3, 11:11,
26:2, 71:20, 73:7,
78:14, 79:7, 80:4.
WORD INDEX
BEFORE THE CITY OF ROHNERT PARK PLANNING COMMISSION - MARCH 22, 2007
ASSISTANT CITY
ATTORNEY
WHELAN 68:22,
77:7, 80:14, 80:22,
80:25,81:18,
81:21, 82:6,82:12,
82:22.
Association 12:13,
12:16,26:22,
26:23, 27:3, 27:5,
27-10,27:12,
27:13, 27:14, 30:7,
30:24, 31:5, 31:7,
32:8, 43:4, 51:3,
62:13.
associations 46:17.
assumed 50:9.
assuming 23:6.
ATTACHED 3:15.
ATTORNEY 2:16,
5:3,11:11, 17:22,
23:3, 26:1, 26:2,
30:2, 31:5, 43:19,
48:17,48:25,
71:20, 73:7, 75:7,
75:9, 75:10, 75:15,
76:16, 78:2, 78:14,
79:7, 80:4.
Attorneys 43:21 .
audience 6:24, 7:8,
68:24.
authority 11:16,
24:22, 57:19,
67:14,68:19,
69:16,69:17,
70:25.
authorize 11:23.
available 42:15,
45:22, 54:1, 58:17,
81:2.
average 20:17,
20:21, 20:24, 21:2,
22:17, 50:6.
avoid 54:13.
away 35:8.
awhile 5:25.
Aye 6:15, 6:16, 6:17,
84:19, 84:20,
84:21.
Azevedo 2:20, 4:25.
<B>.
back 7:11, 16:18,
25:8, 36:16,57:6,
58:2, 72:16.
backwards 81:25.
backyard 35:3.
bads 33:1 .
bag 44:12.
ban 42:4.
based 24:14, 61:5,
73:6.
basic 41:21, 46:5.
bathrooms 53:15.
bear 63:9.
beauty 46:2.
become 79:11 .
becomes 59:17,
59:18.
bedroom 53:15.
begin 64:8.
begins. 29:11 .
behind 26:17, 28:1 .
behold 45:7.
belief 23:2.
believe 7:3, 19:19,
24:16, 31:4, 34:22,
38:14, 52:11,
52:15, 59:11,
68:14, 76:4, 81:1 .
below 34:1.
beneath 11:3.
benefit 27:22, 28:1,
33:16, 42:22,
76:4.
benefits 15:21,
41:23.
best 30:18, 52:22.
betcha 6:20.
big 36:16, 43:15,
62:16,63:12,
63:18.
biggest 56:11 .
bilingual 72:10.
bills 33:7.
bit 6:24, 36:8, 37:7,
63:13.
Blanco 53:7.
blocked 57:3.
blocking 57:5.
bloody 50:11 .
board 30:3, 30:6,
30:9, 30:13, 39:11,
55:16, 63-10.
Bob 43:14, 44:20.
body 17:15, 71:21.
bona 8:25, 12:3,
19:6, 72:19, 73:1.
booted 71:6.
borderline 47:23.
bottom 11:22.
bought 53:14,
81:12.
BOULEVARD 1:2.
branch 36:4.
break 10:23, 11:3,
50:1.
breakdown 59:5.
breaking 68:10.
breakout 19:18.
breaks 54:13.
Brief 5:6.
bring 25:8, 38:19.
brittle 51:20.
broke 26:25.
broken 19:15.
brought 18:3, 34:19,
35:15, 53:10,
55:13, 69:9, 71:10,
74:1, 76:2, 76:5.
budget 27:4, 51:2,
59:3, 59:4.
budgets 62:7.
build 31:15, 60:5.
Building 5:11.
buildings 17:8,
17:9.
built 40:8, 54:24,
65:14, 65:15,
65:16.
bulldozed 70:2.
bunch 44:10.
bus 52:1 .
businessman 41:7.
busy 63:15.
buy 15:12, 29:20,
30:14, 31:14,
31:18, 33:4, 42:5,
44:8, 44:23, 45:6,
46:3, 46:4, 47:8,
47:17, 47:18, 48:7,
49:5, 49:16, 49:18,
53:21, 54:15,
78:10, 83:6.
buying 16:14.
buzzer 34:10.
<C>.
calculating 71:17.
calculation 71:15.
California 1:3, 2:6,
38:16, 39:25, 40:8,
83:25, 86:3, 86:9,
86:25.
call 4:14, 7:14, 28:8,
28:23, 55:11,
60:15.
called 8:8, 9:18,
36:23, 44:6.
CALLINAN 2:18,
4:17, 4:18, 63:7,
67:9, 68:11, 69:7,
69:23, 70:20,
77:24, 83:23.
calling 27:2.
calls 44:20.
calories 49:24.
campaign 50:22.
capital 21:10,
21:11.
car 33:3, 33:4.
card 7:10, 31:24.
cards 7:11, 55:10.
care 65:4, 68:21 .
Carlsbad 2:6.
Carlson 32:4, 32:5,
32:6, 61:1, 80:6.
Carreno 53:5, 53:6,
53:7.
carries 6:18, 85:1 .
carry 45:7, 78:20.
cars 56:12.
case 21:15, 57:4,
58:21, 75:5, 75:18,
76:20, 78:9,
78:25.
cash 54:10.
cat 43:10.
WORD INDEX
BEFORE THE CITY OF ROHNERT PARK PLANNING COMMISSION - MARCH 22, 2007
categories 20:8,
41:21.
category 54:2.
cats 36:6.
cause 61:22, 73:18.
caused 69:12.
causes 65:24.
causing 35:23.
CC 30:4.
ceiling 82:9.
cell 36:3.
Center 5:11 .
cents 21:16.
certain 54:18, 56:25,
60:17,65:21,
82:3.
Certainly 50:6,
57:14, 58:3, 59:7.
CERTIFICATE 86:1.
Certified 86:8,
86:24.
certify 86:9.
cetera 2 1: 11 .
Chair 7:18, 76:23.
chairman 30:12.
chance 47:18, 48:6.
change 62:4, 72:23,
84-6.
changed 12:8.
changes 70:7, 84:6.
Chantelle 53:4,
53:6
characterizations
41:4.
charge 71:3.
charged 54:7.
chart 20:19, 80:19,
80:23.
check 45:2, 58:9.
children 51:25,
53:16.
choice 15:9, 29:19,
30:18, 47:17,
74:20, 83:4.
choose 27:8, 48:8,
83:5.
chooses 78:10.
Circle 34:14, 49:17.
circulated 19:23.
circulating 41:18.
cited 13:7, 18:10,
23:18.
cities 34:8.
citizen 64:14.
citizens 68:21 .
Civil 17:13,17:14,
37:11
claiming 43:4.
clarification 71:14,
77:20.
clarified 31:22.
clarify 71:19.
Clarkson 46:25,
47:1.
clean 65:16, 65:20,
65:23.
cleaned 70:2.
cleaning 66:3.
cleans 73:13.
clear 74:22.
clearance 24:13,
24:19.
closed 63:4.
closing 36:19.
clubhouse 38:15.
co-op 59:8, 61:16.
co-op/stock 59:8.
coach 38:19.
Coast 47:19.
Code 11:19,11:20,
11:23, 12:2, 17:13,
17:14, 18:6, 23:16,
23:18, 23:19,25:1,
58:14, 64:1, 68:9,
69:18, 74:5, 77:14,
77:18.
column 21:5.
combined 8:1.
comes 15:24,
32:15.
coming 31:11,
40:14, 40:16,
40:25, 45:3, 45:23,
51:24, 55:18,
66:12, 75:6.
commences 17:18.
comment 53:9, 61:7,
63:11, 64:3,
69:25.
comments 3:6, 3:8,
5:14, 6:6, 7:9,
14:14, 25:23, 38:1,
43:8, 57:13, 60:12,
60:25, 63:1, 64:5,
74:19, 76:20,
83:8.
COMMERCE 1:2.
commiserate
77:24.
Commission 1:13,
3:9, 3:17, 4:8,
7:19, 30:10, 30:15,
34:20,73:8,74:24,
83:25.
Commissioners 7:2,
35:21, 36:13.
Committee 1:17,
6:23,7:20, 8:16,
10:16,12:11,
16:22,16:23, 25:3,
30:3, 72:13, 76:24,
84:1.
Committees 12:25.
common 26:19,
41:7, 41:11, 41:12,
41:17, 58:15.
communication
14:1.
communications
72:9.
Community 4:25,
5:10, 30:7, 30:17,
37:1, 37:2, 37:12,
37:13, 44:6, 54:20,
56:22, 68:25,
80:15.
compare 21:17.
compared 22:20,
81:10.
comparing 81:8.
compensate 71:24.
complain 36:9,
60:15.
complaining 63:23.
complaint 68:18.
complaints 64:9,
66:8, 66:9.
complete 51:5,
86:14.
completed 15:11.
complex 77:23.
compliance 23:24,
24:18.
complied 19:9.
complies 24:25,
58:14.
comply 23:7.
complying 50:5.
concern 24:4, 36:2,
56:11, 78:6.
concerned 53:18,
54:3.
concerns 34:24,
42:8, 42:9, 55:25,
56:3.
concluded 85:7.
conclusion 24:2.
concur 57:18.
condition 24:7, 24:8,
25:4, 52:13, 52:18,
58:3, 64:11, 67:20,
77:9, 80:15.
conditioned 84:5.
conditions 13:2,
15:3, 34:24, 64:23,
65:1, 65:3, 70:11,
76:14, 77:1, 77:11,
77:15.
condo 22:25, 32:24,
33:20, 33:22,
41:21, 75:2, 75:16,
79:22, 82:8.
condominium 7:23,
8:1, 8:4, 8:5, 8:19,
9:20,17:7, 17:12,
23:10, 27:25,
28:14, 28:21,
59:16, 59:18,
59:24, 60:3, 61:16,
62:12, 75:2.
condominiums
9:14, 9:16,17:3,
28:5, 46:21.
conduct 60:16.
conducted 72:12.
confirm 413 .
confrontational
42:25.
confused 80:19.
confusion 30:24.
WORD INDEX
BEFORE THE CITY OF ROHNERT PARK PLANNING COMMISSION - MARCH 22, 2007
cons 32:25.
consent 68:8 .
consider 19:11 .
consideration
15:16,15:17.
considered 8:25,
48:19,71:23.
consist 8:9.
consistency 10:2,
18:9.
consistent 8:15,
8:20, 10:3, 10:13,
23:9,28:19.
constitute 10:5,
72:24.
construction 26:20.
consult 74:2.
Consumer 50:6,
81:6.
contains 10:4.
contaminate 10:24.
contention 37:19.
continue 13:2,
29:14, 47:17,
48:8.
contrary 15:21,
83:2.
contrast 23:2.
Control 10:8, 20:19,
21:6, 21:8, 21:9,
21:14,27:19,
32:16, 32:17,
33:23, 61:15,
65:15,70:6, 70:11,
70:24,71:12,
71:18,79:13,
79:16, 79:18,
79:22, 80:5, 80:8,
80:10, 80:17,
81:10, 81:16,
81:22.
controlling 70:5.
controls 79:8.
Conversion 1:18,
15:7, 15:8, 15:21,
17:18,18:7, 18:24,
19:25, 29:18,
30:16, 32:24,
34:21, 38:16,
40:21, 40:23,
46:19, 47:12,
47:14,50:23, 61:2,
61:3, 66:15, 75:2,.
77:16, 79:22,
82:9.
conversions 43:2,
43:4, 61:12,
61:14.
convert 33:20,
34:17, 42:21, 65:6,
71:3, 71:5, 74:21.
converted 40:1,
40:22, 44:14,
59:17, 61:25.
corker 49:23.
corporation 30:7,
30:9, 31:6.
Correct 17:4, 17:19,
55:14, 74:3, 75:5,
76:16, 79:20,
82:20, 82:22.
corrected 24:19,
76:9.
corrections 6:6,
58:13, 84:8.
correctly 39:17,
39:20, 51:4.
corrects 13:5.
correspondence
16:19,16:24,
.18:22.
Corte 38:5, 39:19,
47:2, 50:20, 53:7.
cost 16:6, 16:9,
16:13,16:15,
44:24, 49:11,
54:14, 73:14.
council 30:11 .
Counsel 2:10.
country 40:1 .
County 32:7, 38:11,
44:6, 47:3, 47:19,
65:19, 86:5.
couple 24:20, 59:11,
63:9.
coupled 8:7, 9:18.
course 41:12.
courts 65:25.
covers 18:8.
CPI 20:17, 20:25,
21:2, 33:25, 80:19,
80:20.
cranes 36:16.
crap 66:4.
create 8:5, 9:19,
11:5.
created 8:3.
creates 8:19.
creating 8:23, 17:2.
creek 52:6, 70:4,
70:8.
creeks 65:14, 66:3,
69:12, 69:25,
70:1.
crisscross 26:13.
CSR 1:28,86:7.
cul-de-sac 56:25.
CUP 23:22.
cure 59:13.
current 21:24, 24:21,
24:24, 78:10,
79:15, 82:20,
83:4.
Currently 20:5,
30:25, 53:16,
56:10, 76:17,
78:10, 79:12.
cut 36:14.
<D>.
dad 44:20, 45:10.
damn 33:14.
Dan 3:7, 11:17,
55:11.
date 22:4, 69:6.
Dated 3:20, 86:17.
DAVID 2:19.
day 36:3.
deal 75:14.
dealership 33:3.
dealing 62:14.
dealt 76:11, 76:12.
death 45:9.
Debbie 46:25, 47:1 .
December 9:22,
72:13.
decide 15:10, 65:5,
74:24, 75:3.
decided 44:12,
62:6.
decides 78:23.
Decision 1:17, 6:23,
36:20, 37:17, 39:8,
47:15, 63:18.
decisions 15:19.
deck 35:13, 36:3,
36:5.
declined 21:23.
decrease 83:7.
deeds 28:20.
defer 25:25.
deficiencies 24:11,
24:13, 24:18.
defined 17:12.
defines 9:6.
defining 17:25.
definitely 34:8, 73:8,
79:1, 83:7.
definition 75:11 .
degree 49:22.
delayed 49:9.
delineates 17:6,
29:1.
delivered 16:24.
denial 7:20, 8:17,
10:1; 10:16, 12:1,
12:14, 12:18,
12:19, 12:25,
13:12, 13:14,
84:1.
denied 12:13.
density 8:13, 8:14.
deny 83:13.
Department 3:7, 5:9,
37:10, 44:7, 55:12,
57:23, 69:1.
depend 82:10.
dependent 36:20.
dependents 47:24.
depending 27:6,
47:23, 59:22,
83:18.
depends 61:10.
depreciation 60:4.
deprived 72:2.
deprives 71:22.
described 26:12.
description 28:8,
28:13.
WORD INDEX
BEFORE THE CITY OF ROHNERT PARK PLANNING COMMISSION - MARCH 22, 2007
design 52:2, 56:23,
57:1, 74:6.
designates 8:12.
detail 9:1.
detailed 62:10.
detected 52:7.
determine 16:4,
49:9,52:18.
determines 34:2.
Development 5:1,
69:1, 80:15.
developments
56:19.
diameter 51:24.
died 45:14.
Diego 44:6.
difference 22:18,
62:11.
different 42:12,
62:1, 75:8.
digest 78:1 .
direct 12:25.
directed 25:6.
directly 55:16.
disapproval 18:11 .
disapprove 18:4,
39:2.
disclaimer 22:14.
discoverable 43:11.
discuss 6:4.
discussed 18:1,
18:12.
discusses 74:6.
discussing 18:21,
69:11.
discussion 3:9, 5:6,
63:5, 84:12.
disgusted 38:7.
dispute 41:3.
divide 22:18.
divided 17:10.
divides 20:7.
division 9:7.
divorced 47:6,
53:17.
document 28:19.
documented 30:4.
documents 54:8.
doing 43:19, 44:1,
44:15, 61:13, 64:9,
65:7, 66:11, 70:14,
70:22, 78:3.
dollar 33:18, 61:8.
done 5:25, 7:4,19:4,
22:14,24:10,
57:19,63:1, 64:3,
69:6, 70:14,
72:16.
down 21:21, 36:7,
36:15, 36:24,
86:11.
DRE 48:2, 51:1,
62:7.
drive 33:5, 65:7.
due 45:8, 47:23.
dues 27:5, 27:15,
45:12, 62:13.
Duncan 49:13,
49:15, 49:17.
during 25:23.
dynamic 40:20,
41:18, 42:12.
<E>.
earlier 35:15, 49:6,
63:13.
early 44:13, 72:13.
earn 22:21 .
earning 20:11,
20:13.
earthquake 35:23.
easements 8:3,
77:3.
easier 83:17.
easily 75:24.
eat 50:2.
economic 72:3.
economically
71:23.
effective 20:10.
effort 10:6.
eight 19:5, 31:3,
48:13.
either 7:11, 10:23,
27:4, 41:25, 60:21,
78:8,78:16.
electrical 74:7.
electricity 36:21 .
embarrassed 64:6.
embarrassing
64:14.
emergency 11:12.
emphasize 22:1.
employees 50:11.
end 45:14, 55:1 .
enforce 67:15.
enforcement 64:1 .
engineer 57:22,
76:24.
engines 56:12.
English 19:23,
72:12, 72:16.
enhance 41:13.
ensure 10:23.
entire 15:5.
entity 14:2, 77:16.
entrance 57:6.
equally 40:12.
equity 41:10, 46:19,
46:20.
errors 13:6.
especially 54:22,
69:13, 69:20,
78:1.
Esq 2:9.
essence 79:11,
82:2.
estate 44:19, 59:19,
60:6, 75:17,
75:22.
estimated 19:18.
estimation 72:1.
et 21:11 .
EVA 11:9, 11:10,
11:11, 11:13.
evacuate 36:23.
Evan 50:18, 50:19.
evening 4:6, 14:21,
15:16, 32:5, 38:4,
39:18, 46:14,
53:5.
everyone 18:16,
29:14, 30:2, 30:5,
74:22.
everything 35:18.
Exactly 44:15,
69:10.
example 20:24,
22:13,24:21,
40:25, 78:8,
78:21.
examples 20:23,
21:13.
exceed 16:14, 20:17,
21:2.
exclusive -use 8:3.
excused 4:21 .
exercise 11:23,
11:25.
EXHIBITS 3:15.
existence 23:25.
existing 7:22, 9:23,
15:8, 18:7, 23:20,
26:11, 79:21.
exists 30:25, 31:2,
79:12.
expenses 62:16.
expensive 54:16.
experience 44:2,
44:4.
expertise 52:18.
explain 8:25.
expressed 75:8.
Expressway 8:12,
84:3.
extent 27:6.
extremely 48:5.
eyes 66:5.
<F>.
facilitate 15:13.
facilities 58:15.
fact 19:4, 40:10,
43:2
facts 41:5, 42:18.
failed 64:16, 65:14.
fair 39:4, 39:5.
fall 54:2, 80:12,
81:22.
falling 54:18.
falls 41:21 .
familiar 36:14.
families 36:25.
family 47:20, 53:19,
60:9.
far 5:4, 62:8, 62:9,
64:7, 64:10, 64:14,
135:13.
WORD INDEX
BEFORE THE CITY OF ROHNERT PARK PLANNING COMMISSION - MARCH 22, 2007
fast 51:20.
favor 6:14, 46:9,
46:19,84:18.
fears 58:2.
fecal 10:24.
feed 26-18.
feel 40:3, 40:5, 50:7,
66:21.
feeling 83:18.
fees 27:10, 27:13,
54:4.
feet 35:5, 35:6,
52:10.
Feliz 36:14.
fell 39:6.
fellow 40:4.
fence 35:5, 35:6,
47:11.
few 21:16, 33:7,
49:21, 56:24,
60:10, 63:23.
fide 8:25, 12:3, 19:7,
72:19, 73:1.
fighting 33:13,
65:22.
figures 38:9, 47:23,
48:1, 48:4.
File 1:19,15:1,
21:24, 28:6, 29:4.
filed 12:6, 17:19,
17:23.
filing 17:19, 23:8.
fill 7:10, 7:12.
final 17:1, 17:16,
22:25, 23:8, 28:4,
28:6, 28:20, 75:1,
76:2, 76:6, 76:14.
finance. 9:9.
financing 59:14,
59:15.
find 47:21, 72:25.
finding 73:9, 75:24.
findings 18:3, 18:10,
25:3.
finds 73:23.
fingers 42:18.
Fire 3:7, 11:16,
11:19, 51:8, 51:9,
55:12, 55:21, 56:5,
56:8,56:12, 57:18,
57:23, 67:21,
74:8.
FIRM 2:4.
First 5:21, 7:1, 9:2,
13:25, 14:25, 15:7,
16:1, 16:25,20:20,
20:21,-20:24,
26:16, 29:16,
38:12, 57:17,
59:13, 63:11, 67:7,
67:11.
firsthand 44:2,
44:4.
Fish 65:19.
five 8:19, 9:13,17:2,
22:8, 22:19, 33:13,
42:20, 47:7, 51:11,
51:21.
fix 24:12, 26:14.
fixed 35:10, 35:11,
59:21, 66:19.
flavorings. 50:3.
Fleet 2:5.
flood 65:15, 66:1,
70:11, 73:13.
flooded 36:22,
66:1.
flooding 12:20,
12:22, 36:22,
50:13, 64:12,
65:13, 65:24,
69:10, 70:5, 70:6,
73:3, 73:5, 73:18,
76:12.
floods 73:11.
flow 43:22.
flushes 42:13.
flyers 16:11 .
focus 74:19.
follow 68:23.
follow-up 63:25.
following 17:5,
18:7.
food 49:19.
foot 35:8, 35:12.
forced 44:8.
fore 40:16.
foregoing 86:13.
fork 55:1 .
form 73:10.
formatting 13:6.
formula 20:16,
20:19, 21:2,
22:13.
forth 16:18, 20:2.
Forty 38:23.
forward 7:6, 14:18,
29:15, 55:11,
57:15, 75:4, 76:2,
76:5, 76:17.
forwarded 24:7.
found 24:12, 45:20.
foundation 35:22.
four 8:24, 20:18,
20:22, 20:23,
20:25, 21:3, 22:7,
23:5, 47:7, 53:16,
54:2.
four-year 34:2,
82:18.
frankly 38:7, 39:22,
40:4, 41:13, 41:20,
42:16, 42:21,
52:22.
friends 54:20.
front 13:5, 57:5,
63:12.
fruition 14:10.
fruitless 51:19.
frustrated 38:8.
frustrating 40:11,
48:5.
full 86:14.
full-time 53:17.
function 30:9,
30:12.
funding 58:24.
fuzzy 49:10.
<G>.
Gabrielle 2:16, 5:3.
Game 65:20.
gas 35:17, 36:21 .
gate 62:6.
gave 64:20, 64:22,
64:25.
General 8:12, 8:15,
8:21, 10:1, 10:3,
10:14, 18:9, 18:11,
58:1, 69:11, 78:7,
79:1.
generally 11:15.
gentlemen 49:5.
genuine 24:4.
geographic 61:6.
Geraldine 49:13,
49:16.
gets 37:7, 57:3,
69:17.
getting 15:13,
45:11.
Give 6:24, 7:13,
21:12, 30:16,
31:16, 39:7, 40:2,
45:6, 48:4.
given 7:2, 26:20,
38:9, 83:4, 83:8.
gives 15:9, 21:16,
31:15, 64:24.
goal 82:24.
goals 15:12, 42:20.
God 65:22.
goodness 38:17.
goods 32:25.
gotta 46:6.
gotten 66:8, 66:9.
governing 17:15.
Government 12:2,
18:6, 51:15, 71:22,
71:24.
granddaughters
48:14.
grant 28:20.
granted 34:23.
graph 19:14.
grapple 40:17.
great 35:11, 43:21,
54:19.
greater 21:7.
Griffiths 50:18,
50:19.
gross 52:16.
ground 73:17.
groundwater 73:21,
73:22.
group 63:22.
grower 51:20.
guards 62:6.
guess 80:18.
WORD INDEX
BEFORE THE CITY OF ROHNERT PARK PLANNING COMMISSION - MARCH 22, 2007
guys 46:6.
<H>.
habitat 70:4.
habitational 59:17,
62:15.
half 35:10, 44:8,
44:9, 50:1 .
Hall 5:11.
handle 11:7.
hands 11:6, 33:9.
happen 27:17, 33:1,
37:9, 43:24.
happened 35:9,
42:17.
happening 40:3,
54:11, 54:16,
54:17.
happens 54:6,
78:12.
happy 13:15, 25:11,
62:21.
hard 14:9, 65:23.
hardship 11:5.
hardships 21:10.
hazard 11:7,11:9,
23:13,36:18.
hazards 8:23, 10:17,
10:21, 23:1.
HCD 24:9, 24:16,
24:18, 50:24, 52:9,
58:5,67:18,68.-24,
73:25, 80:12.
HCD-T25 34:19,
34:21.
head -butting 46:10.
Health 8:23, 10:17,
10:20, 11:7, 11:9,
11:22, 18:12, 23:1,
23:13, 23:16,
23:18, 24:3, 51:17,
55:12, 55:21,
69:18,77:14.
hear 41:2.
heard 31:4, 31:6,
34:9, 40:19, 40:24,
42:8, 42:16,
43:17.
Hearing 1:12, 7:5,
16:22,16:23,
19:11, 25:23,
29:11, 29:15,
40:18, 43:11, 50:7,
63:4.
hearings 15:18,
15:24.
heart 38:17.
held 38:23, 54:23.
Hello 48:12, 53:6.
help 32:9, 71:19.
helps 59:25.
hereby 86:9.
highest 22:16.
highway 44:7.
history 35:1 .
HOA 42:17.
homeowners 12:13,
12:16, 26:22,
26:23, 27:3, 27:5,
27:10, 27:12,
27:14, 45:12,
46:16, 51:2,
62:13.
homes 10:4,12:22,
26:17, 26:18,
26:19, 27:1, 28:11,
28:14, 31:18,
31:19, 53:10,
53:12, 56:24,
57:21, 59:15,
59:16, 60:2, 60:7.
hope 39:17, 52:23.
horror 32:18, 61:1,
61:2.
hotel 36:24.
hour 58:9.
house 47:8.
household 20:11,
20:12, 21:4, 21:5,
21:7,22:21,
53:24.
households 10:10,
16:16,19:1.6,
20:15, 81:9.
Housing 10:5,10:9,
15:23, 15:25, 16:1,
16:2, 16:6, 16:15,
22:25, 23:11, 38:9,
68:25, 79:3, 80:14,
82:25, 83:6.
Huh-uh 25:19.
hundred 52:3.
hundreds 51:24.
hydrants 51:9.
<I>.
idea 6:25, 31:10,
38:25, 41:9.
identical 60:14.
ignored 66:15.
Impact 12:22, 15:17,
19:8,19:12, 19:13,
19:22, 20:1, 25:9,
72:14.
impacted 69:12.
important 40:19.
imposes 32:17.
impressed 50:23,
51:7, 51:13.
improved 70:11 .
improvements
21:10,70:7.
in -fill 35:22.
in. 45:3.
inadequate 12:2.
incident 56:10,
57:5.
inclined 57:24.
include 8:17, 9:16,
. 17:12.
including 24:1,
24:10, 58:16.
income 16:5,19:18,
20:7, 20:8, 20:9,
20:12,20:14,
21:19,21:22, 22:9,
22:11, 33:24,
38:11, 45:13,
45:25, 47:22,
53:25, 54:1, 58:18,
78:24.
inconsistency
18:11, 78:7.
inconsistent 79:1 .
incorporate 16:20.
increase 20:17,
20:24, 21:1, 21:3,
21:4, 22:7, 22:19,
22:20, 82:3, 82:10,
82:16.
increases 10:7,
20:22, 21:17, 22:8,
60:1, 62:18.
increments 34:1 .
incumbent 42:10.
Index 81:6.
indicate 12:4.
indicating 7:12,
35:18, 36:11,
43:20, 51:24.
indication 12:15.
individual 60:5.
industry 40:3, 40:10,
40:15, 41:5, 43:3,
61:9, 61:10.
inflection 40:15.
influx 54:10.
information 13:3;
28:12, 28:22,
39:11, 41:24,
47:13, 48:16,
48:17, 60:21,
60:24.
informed 39:8.
infrastructure 24:11,
24:24, 24:25,25:4,
26:11, 46:7, 54:7,
58:2, 58:11, 58:16,
61:21, 74:2, 74:7,
76:10, 77:2.
ingredients 49:21 .
inhabitant 82:20.
initially 83:3, 83:5.
initiate 42:4.
injured 52:2.
insignificant 12:23,
73:19.
inspected 51:10,
52:7, 67:23.
inspection 24:10,
52:10, 68:5,
74:10.
inspections 58:7.
instance 23:17,
32:13, 40:21.
instead 13:7, 21:24.
insurance 28:4,
28:19, 37:3.
WORD INDEX
BEFORE THE CITY OF ROHNERT PARK PLANNING COMMISSION - MARCH 22, 2007
intangibles 41:14.
interest 9:18, 45:8,
60:10.
interest -in -common
8:6.
interest -in -space
8:8.
interest -only 59:23.
interested 56:13.
interesting 36:7.
interests-in-commo
n 9:17. .
interior 24:15, 69:3,
76:19.
internal 24:23,
62:16.
interrupting 48:20.
introduce 4:24.
introduction 35:2.
investment 33:19.
invitations 38:23.
invite 4:8, 7:5, 14:17,
29:15.
invitees 38:22.
iron 46:7, 46:9.
issue 7:2, 11:18,
12:20, 16:8, 16:17,
23:22, 24:14, 25:8,
36:22, 55:13,
55:21, 57:17,
57:22, 59:2, 59:6,
69:10,71:11, 73:3,
73:5, 74:23.
issues 18:1, 18:12,
22:24, 23:23, 24:3,
24:20, 28:25,
37:20, 50:22, 56:4,
56:6, 58:1, 58:10,
66:7, 67:15, 67:25,
69:14,71:10,
71:11, 71:13, 74:2,
76:11, 76:12,
77:23, 78:4.
it. 33:5.
Item 5:15, 5:21, 6:22,
7:19, 22:1.
items 5:14, 18:2,
69:20.
itself 51:23, 76:1.
<J>.
Jan 38:3.
January 72:14.
jargon 75:13.
JC 34:5.
job 35:11, 46:8,
70:22, 78:4.
Joe 6:19.
Jon 2:10, 14:23.
JOSEPH 2:18.
Judy 48:11, 48:12,
49:15.
July 47:3.
junctures 68:5.
jurisdiction 50:25,
69:3, 69:5.
jurisdictions 61:15.
justification 13:12.
justifying 18:10.
< K>.
KARBOUSKY 39:16,
39:18, 39:19,
43:9.
keep 54:11, 65:23,
73:9.
keeping 55:3.
keeps 48:25.
kept 48:21, 54-24.
kids 53:19, 54:2,
54:19, 54:20.
kind 41:20, 47:22,
64:6, 64:14, 68:10,
75:13, 77:4.
kinds 66:4, 76:12.
Kindt 46:13, 46:14,
46:15, 46:16.
KIRBY 38:3, 38:5,
60:23.
known 49:21.
knows 49:11, 50:4,
51:12.
< L>.
L. 1:28, 2:9, 86:7,
86:23.
labeling 49:19.
lack 48:16.
land 9:8, 28:16,
29:20, 48:23,
48:24, 60:4.
language 18:22,
18:23,19:2,
69:11.
larger 11:15, 56:24.
last 5:23, 12:1,
20:25, 21:5, 21:15,
22:4, 25:21, 46:17,
49:13, 50:21,
52:22, 56:5, 57:17,
59:20, 60:14,
66:1.
Lastly 61:12.
later 40:9.
laterals 68:6.
Latino 72:7.
law 5:12, 48:1, 50:5,
69:1, 71:21, 79:9,
82:14, 82:16.
lawsuit 34:16.
leak 35:3, 35:9,
52:6.
leaking 35:10.
leaks 64:12.
lease 9:9, 80:6, 80:7,
80:8, 81:17,
81:19.
leases 20:5, 20:6.
least 54:12.
leaves 78:12,
79:25.
legal 75:12.
Len 32:4, 32:5,
60:.25, 80:6.
lender 59:22.
Les 29:24, 29:25.
less 20:12, 20:13,
21:14, 21:16,
53:23.
letter 3:20, 19:2,
59:1, 59:5, 63:20,
63:21.
level 43:3.
levels 16:5, 21:13,
80:17, 82:18.
liability 11:6.
lifecycle 40:15.
lighting 37:13.
likewise 22:2,
24:14.
limb 51:23.
limbo 32:23.
limit 10:7.
line 11:3,11:22,
26:18,26:25,
28:13, 35:5, 35:6,
35:9, 35:17, 35:18,
36:21, 52:7,
76:21.
lines 10:22,10:24,
11:2, 17:25, 20:20,
26:13, 28:13, 35:7,
40:19, 49:9, 52:13,
68:3, 68:4, 75:22.
list 77:12, 83:17.
listed 5:14, 49:21.
listened 32:11,
74:18.
little 6:24,13:13,
31:16, 35:9, 36:8,
37:7, 43:16, 50:2,
51:25, 63:13.
live 18:25, 32:6,
34:14, 38:5, 41:10,
41:12, 41:17,
41:19, 47:2, 47:7,
47:24, 49:17,
50:20, 53:7, 53:16,
54:19, 65:8,
65:25.
lived 26:25, 31:3,
45:1, 47:2, 48:13.
lives 16:4, 22:5.
living 37:18.
loan 45:21, 59:21,
59:23.
loans 53:25, 58:17,
59:19, 81:2.
local 21:8, 21:18,
36:24, 51:15,
81:10.
located 8:10, 8:11,
84:2.
location 24:22.
locations 57:2.
Loftin 2:4, 2:9, 3:5,
3:8,14:22, 31:25,
WORD INDEX
BEFORE THE CITY OF ROHNERT PARK PLANNING COMMISSION - MARCH 22, 2007
57:12.
loggerheads 43:20.
long 11:24, 22:5,
35:1,42:19,65:10,
65:11, 66:16,83:3,
83:6.
long -team 81:19.
long-term 20:5,
20:6, 80:5, 80:7,
81:17.
longer 18:25, 33:23,
61:16,77:12,
78:24,79:19,
80:9.
longer. 15:25.
look 7:12, 28:9,
35:16, 44:20,
44:22, 52:21 56:1,
56:16,63:16,68:1,
79:21, 83:17.
looked 36:1, 44:23,
.45:5.
looking 16:7, 28:18,
39:1, 39:8,42:20,
68:3,68:4.
looped 57:1.
lose 45:10.
lot 8:1, 17:25, 28:12,
28:13,29:1, 34:17,
37:20, 40:7, 42:13,
43:17, 47:11, 49:9,
49:10,59:9, 60:11,
60:13, 61:21,
61:22, 64:13, 65:4,
74:19, 75:12,
75:22, 77:25,
78:1.
lots 27:13, 54:9,
54:20, 54:21, 59:2,
59:3, 70:6, 75:19,
75:23.
love 47:25, 53:21,
54:19.
Low 20:8, 20:9,
20:12, 20:13,
33:18, 33:24,
38:11, 38:12,
38:13, 45:7, 45:25,
47:21, 53:25, 54:1,
58:18,71:15,
71:17,78:24.
low- 16:2, 16:15,
38:25, 83:1.
low-income 19:21,
20:15, 20:19, 21:7,
22:2, 34:1, 38:9,
45:20, 53:22,
78:22, 79:2, 79:3,
80:1, 81:9, 81:12,
82:14,82:17,
83:1.
lower 12:8.
lower- 10:10.
LYNCH 34:12, 34:13,
37:16, 37:24,
38:2.
<M>.
ma'am 30:22.
magical 32:12.
mailed 18:16.
main 35:2, 35:7,
35:8, 35:16,35:17,
35:25, 70:1.
maintain 26:23,
54:16, 82:25.
maintains 60:1.
maintenance 52:8,
70:3.
major 8:18, 10:5,
56:6, 75:11.
majority 33:12.
manage 30:6,
46:16.
Management 46:16,
53:13.
manager 44:11.
manholes 68:4.
manner 17:8.
maps 14:3,15:2,
77:10, 77:11 .
March 6:13, 72:17.
market 22:7, 22:15,
34:2, 34:3, 39:3,
39:4, 39:5, 39:6,
61:4, 78:17,79:11,
82:11, 82:18.
massively 51:13.
material 10:24.
materials 16:21,
17:20.
matter 43:2.
matters 15:15,
19:11, 52:21.
Maureen 2:15, 5:2,
68:23, 77:7.
maximum 53:24.
MCMURTRIE 1:28,
86:7, 86:23.
mean 20:18, 31:12,
31:17, 36:8, 39:6,
42:19, 49:10,
63:14, 63:22,
64:11, 64:24,
65:10, 66:4, 66:18,
71:9, 73:14,
76:10.
means 16:3, 34:24,
50:4.
meantime 47:9.
medical 56:8.
medium 8:13, 8:14.
meet 16:1, 16:6,
23:5, 75:25.
meeting 4:7, 4:25,
6:5, 6:9, 31:7,
31:9, 38:15, 38:21,
38:22, 48:22, 50:8,
72:14.
meetings 39:10,
48:19, 54:5, 60:13,
60:14,60:15,
60:16,60:17,
60:18, 60:22.
meetings. 41:2.
meets 24:25, 75:11,
80:2.
Members 2:14,
7:18.
met 34:24.
method 41:22,
41:24, 41:25, 42:2,
42:3.
mid 44:13, 44:24.
mind 12:8.
Mine 36:2, 43:16.
minor 8:17, 75:12.
minute 18:15.
minutes 5:23, 6:4,
6:8, 6:13, 7:14.
misplaced 23:16.
misunderstanding
68:19.
misunderstood
68:14.
moderate 21:19,
21:22, 22:9, 22:11,
38:13, 47:22.
moderate -income .
10:10, 10:12, 16:2,
16:16,22:3,25:7,
38:25.
mom 45:14.
Monday 52:9, 63:14,
77:25.
money 27:3, 45:4,
45:23, 46:2, 55:1,
55:2.
monitor 58:5.
month 45:2, 45:3,
45:13, .54:12 .
month-to-month
81:22, 81:25.
months 19:5, 35:10.
Motion 3:10, 6:8,
6:13, 6:18, 83:8,
83:24, 84:16,
85:1.
move 5:21, 6:22,
63:5.
moved 34:15, 47:5,
53:7.
moving 24:21.
MRL 32:15.
MS. 3:4, 3:5, 3:8,
4:25, 46:14, 47:1,
48:12, 49:15, 53:6,
57:12, 60:23.
MS. LOFTIN 14:21,
25:21, 26:3, 26:6,
26:16, 27:11, 28:3,
29:9, 32:1, 44:18,
57:13, 57:16,
60:24, 81:8.
mulberry 51:19.
multiple 57:2.
multitude 69:12.
Municipal 77:18.
myself 30:14.
WORD INDEX
BEFORE THE CITY OF ROHNERT PARK PLANNING COMMISSION - MARCH 22, 2007
<N>.
name 7:14,14:20,
29:25, 32:5, 34:13,
46:15,47:1, 48:12,
49:13,50:19,
53:6.
Naranja 38:5, 47:2.
narrative 10:4.
Natural 50:3, 70:3.
nature 27:6, 72:10.
necessarily 71:18.
necessary 58:13.
need 17:8,17:11,
37:21, 46:22,
47:21, 51:9, 56:13,
68:9, 71:4, 79:2.
needed 44:7.
needs 51:20.
nefarious 52:16.
neglect 52:16.
neglected 52:8.
negotiate 42:11 .
negotiated 76:13.
neighbors 54:21 .
neither 51:3, 52:17.
new 11:5,14:8, 14:9,
20:9,21:24, 23:17,
23:22, 23:23,
34:16, 41:24, 42:7,
47:23, 53:11,
56:19, 56:23, 82:3,
84:5, 84:6.
next 10:15, 31:24,
58:23.
nice 36:6, 50:2.
nine 19:5.
nit -picky 46:9.
Nobody 48:4, 48:7,
49:11.
none 5:21, 39:6.
nonlow-income
22:6.
nonmoderate 22:6.
nonprofit 41:25,
42:3, 61:17.
nonpurchasing
10:12.
nonrent 61:15.
nor 16:3, 52:18,
62:18.
note 45:7.
notes 43:15, 86:11,
86:13.
nothing 64:24,
70:14, 70:15, 75:1,
81:11.
notice 50:11 .
Notwithstanding
23:15.
number 16:11,
19:15,19:16,
58:25, 61:18,
71:10.
numbers 20:9,
20:13, 32:12,
32:13, 38:13, 39:2,
39:7, 62:9.
nutty 39:10.
<O>.
object 23:23.
obligated 18:17.
occur 26:12, 68:5.
occurring 61:12.
October 18:21 .
offer 15:2, 15:3,
15:4, 21:20,24:13,
39:21, 42:4, 59:7.
offered 58:3, 74:12.
officer 55:22.
officers 30:8, 37:5.
often 51:10, 67:23.
oftentimes 62:15.
older 34:18, 36:10,
59:15, 59:16,
61:24.
on-site 70:7.
once 35:11, 37:6,
46:9, 54:12.
one-person 20:11,
22:21, 53:24.
one. 34:6.
ones 44:3, 69:2.
ongoing 48:16, 56:4,
59:2, 67:16.
open 7:4.
operate 26:24.
operating 27:4.
operation 52:12.
opinion 72:19,
72:23, 75:7.
opinions 75:8.
opportunity 7:2,
15:10, 25:22, 30:2,
31:12, 31:13,
31:15, 47:16, 59:8,
69:15, 71:2, 76:7,
76:8, 77:5.
opposed 80:20,
84:22.
opposing 47:14.
opposition 31:9,
70:3.
option 42:15, 70:5,
70:8.
options 12:24,
19:25, 70:13.
order 11:4, 69:19.
Ordinance 10:8,
10:9,29:1, 77:9,
80:5, 80:8, 80:10,
80:17, 81:23.
organization 42:7.
organized 42:17.
original 13:7, 19:5,
19:6, 72:11,
72:15.
originally 12:12,
47.-5.
OSHA 36:10.
others 20:8, 22:7.
Otherwise 67:14.
ourselves 30:8.
outlines 23:10.
outside 35:4.
overall 32:14 .
overarching 74:23.
overlaid 77:13.
overlay 8:1, 8:15,
28:21, 75:2,
77:17.
overseas 51:1.
owe 30:5.
own 28:15, 31:18,
31:19, 33:1, 39:19,
40:12, 41:11,
41:14, 41:16,
41:19, 42:23,
48:23, 57:21, 60:5,
61:19, 74:20,
75:17, 77:18.
owned 26:21, 49:2,
50:14.
owner 14:15, 27:13,
27:18, 33:10,
33:17, 39:23, 41:1,
43:19, 46:15,
48:18, 49:3, 54:9,
54:25, 61:11,
71:22, 71:25, 72:2,
75:17, 78:9, 78:12,
78:22.
owner -initiated
40:21.
owner -occupied
78:21, 78:22.
owners 11:6, 34:16,
40:10, 53:13, 59:7,
61:7.
ownership 40:23,
41:10, 41:25, 42:1,
42:2, 45:7, 45:13,
59:11, 61:17,
73:10.
ownership. 45:11.
owning 42:22.
<P>.
R 2:10, 2:16.
P.M. 4:1, 85:7.
package 49:20,
49:23.
packages 49:20.
packet 49:25, 50:1,
63:13, 63:20,
77:25.
PAGE 3:3, 64:4,
83:13, 83:14,
83:15.
pages 3:18, 3:21.
paid 74:1 .
Panel 2:14.
papers 44:20, 44:21,
45:5.
paperwork 75:8.
parcel 7:20, 7:25,
WORD INDEX
BEFORE THE CITY OF ROHNERT PARK PLANNING COMMISSION - MARCH 22, 2007
9:4, 9:8, 9:24,
17:15,17:23,
17:24,23:8,.23:9,
24:9, 25:5, 26:10,
26:15, 27:24,
28:10,28:20,
28:24, 58:22,
74:25, 75:20, 76:1,
77:5, 77:10, 84:2.
parcels 9:13, 17:2.
Pardon 26:4.
parent 47:6.
parents 44:5, 44:14,
45:1, 45:21.
parks 23:18, 32:14,
33:13, 39:24, 40:8,
40:22, 56:14,
57:20,58:6,61:5,
61:17, 61:25,62:2,
62:14, 69:3, 69:6
part 27:11, 28:14,
28:16, 28:25,
73:23,75:3, 76:13,
76:25.
participants 27:9.
participate 30:3,
61:17.
particular 11:17,
11:20, 40:20.
particularly 60:9.
pass 27:19.
pass-throughs
21:10.
past 76:9, 76:23.
path 51:25.
patience 29:14.
pay 21:6, 27:10,
27:12, 27:14,
27:18, 31:20,
35:14, 38:19, 58:8,
74:9, 81:9, 81:11.
paying 27:2, 54:14.
payments 45:8.
peculiarities 61:19.
peculiarity 61:20.
Penney 34:5.
per 49:24, 58:9,
68:9.
percent 12:5, 19:20,
20:4, 33:18, 40:1,
45:8, 59:16, 59:21,
59:22, 61:8, 72:22,
72:25.
percentage 12:9,
32:20.
perception 55:22.
perimeter 35:4.
period 34:2, 79:12,
82:18.
person 29:16,
78:12.
personally 54:15.
perspective 39:21 .
pertain 11:20.
pertinent 13:13.
petition 12:6,
72:24.
petitions 12:6.
phone 36:4.
photography 35:3.
physical 80:15.
picked 16:10, 16:11,
22:13,22:16,
22:17.
picture 36:3.
piece 59:17, 60:24,
62:15.
pieces 16:8.
pig 49:18.
pipe 35:16, 35:17,
35:25.
pipes 35:24.
pitfalls 41:23.
PL2006-049TPM
1:19.
place 42:23, 54:19,
72:9, 77:16.
placed 13:11, 25:4,
53:23.
places 5:10, 54:12.
Plan 8:4, 8:5, 8:12,
8:15, 8:21, 10:1,
10:3, 10:14, 17:12,
18:9, 18:11, 28:14,
29:5, 69:11, 78:7,
79:1.
PLANNER 2:15, 5:2,
7:17, 11:12, 13:19,
14:6, 72:11, 72:21,
73:15, 73:22, 74:4,
74:13,79:16,
82:21, 84:7.
PLANNING
COMMISSIONER
ARMSTRONG
6:17, 25:16, 67:8,:
73:2, 74:11,
84:21.
PLANNING
COMMISSIONER
CALLINAN 5:22,
6:1, 6:7, 6:15,
6:20, 13:20, 14:13,
25:17, 25:19,
39:15, 62:25, 63:8,
70:12, 82:5, 83:10,
83:20, 84:9,
84:19.
PLANNING
COMMISSIONER
KILAT 4:16, 5:20,
5:24, 6:16, 6:18,
6:21, 25:18, 25:20,
29:22, 30:23,
31:24, 38:3, 43:6,
53:4,79:17, 79:24,
80:24, 81:5, 81:20,
82:8, 82:19, 82:23,
83:22, 84:16,
84:20, 84:22,
84:25.
plans 17:12.
played 44:10.
Please 4:14, 7:16,
14:20, 52:20,
57:15, 71:19.
Pledge 4:9, 4:11 .
plumber 27:2.
plumbing 62:16.
point 11:19, 12:10,
13:4, 14:9, 16:20,
40:14, 52:10,
68:10, 83:9,
83:19.
point. 14:23, 23:23.
pointed 67:17,
67:21, 69:10,
76:7.
pointing 42:18.
poke 49:18.
police 11:24,11:25,
36:23, 37:10,
56:12, 69:19.
politics 43:18, 46:8.
pool 62:5.
poor 37:13, 64:11 .
poplar 35:19.
poplars 36:15.
population 72:8.
populous 72:6.
portion 8:6, 27:4,
27:5, 85:6.
position 15:14,
17:23, 19:8.
possibly 53:12.
posted 5:9.
potable 10:24.
Potential 8:22,
10:17, 10:20,11:7,
11:8, 23:1, 23:13,
78:24.
pounds 51:24.
power 14:23.
powers 11:24,11:25,
69:19.
prepare 13:1 .
present 86:10.
presentation 3:4,
3:5, 32:11, 59:20,
82:13.
presented 17:20,
40:6.
preservation 22:25,
23:11.
preserve 79:2.
preserving 15:22.
president 32:7.
pretty 29:21, 35:25,
36:1, 47:15, 74:5,
78:4, 83:12.
previous 14:7,
20:22, 21:3.
Price 33:5, 42:12,
45:17, 48:8, 53:10,
54:8, 81:6.
prices 47:9, 49:10,
53:23.
pride 41:14.
primary 74:23.
principals 43:23.
WORD INDEX
BEFORE THE CITY OF ROHNERT PARK PLANNING COMMISSION - MARCH 22, 2007
print 49:25.
prior 16:21, 20:18,
72:13.
priority 56:15.
private 37:10, 40:22,
60:17,71:25.
probably 40:11,
44:2,44:3,44:11,
47:20, 51:23,
53:11, 56:11,
66:20, 68:24, 80:6,
82:15.
problem 14:3, 26:12,
27:6, 59:14, 65:10,
65:18.
problems 35:23,
46:10, 61:18,
61:22, 62:1, 65:5,
65:22, 66:13,
66:19, 69:13.
Procedure 17:14,
38:8.
proceedings 85:6,
86:11, 86:12,
86:15.
process 6:25, 9:2,
14:5, 15:10,17:18,
59:24, 62:9.
produced 51:4.
product 23:19.
productive 50:6.
products 59:23.
profit 61:8.
program 22:3, 25:7,
32:19,36:10.
programming 81:3.
Project 8:11, 8:17,
8:20, 8:22, 9:10,
9:15, 9:19, 9:22,
10:2,10:11, 10:13,
10:19, 12:7, 12:9,
12:12,13:1, 15:13,
17:7, 17:16,18:4,
18:5, 23:25, 64:22,
67:14, 73:1.
proliferated 50:13.
prongs 20:20.
pronounce 39:20.
proof 24:17.
proper 36:9, 37:17.
properly 54:25.
property 8:7, 17:9,
37:10, 39:19,
39:23, 40:13,
44:10, 45:9, 45:15,
52:3, 71:15, 71:22,
71:23, 71:25,72:2,
72:3, 76:19,
76:21.
proposed 10:11,
41:22.
pros 32:25.
protect 10:11 .
protected 20:15,
82:15.
protection 21:20,
21:22, 22:9, 51:9.
protections 21:7,
22:4, 22:11.
protects 10:9.
provide 10:6, 22:10,
58:6.
provided 20:14.
providence 52:1.
providing 57:24.
provision 69:4.
provisions 82:13.
pruned 36:8, 36:12.
psychological
40:20.
Public 1:12, 3:6, 3:8,
5:10, 5:11, 5:13,
7:5, 10:17, 10:20,
11:8, 25:23,29:11,
29:14, 37:5, 38:23,
55:22, 63:4, 71:11,
77:16.
published 20:11.
pumps 50:13.
purchase 19:25,
27:8.
purpose 9:8, 20:1 .
purposes 28:19.
pursuant 5:12.
purview 24:16,
73:8.
put 17:24,18:21,
21:24, 33:9, 53:12,
54:14, 62:5, 62:6,
75:4, 76:17, 77:2,
77:11.
<Q>.
qualify 9:10, 9:15,
45:25.
qualifying 22:5,
45:20.
question 9:2, 10:2,
10:15,10:19,
14:25, 30:21,
30:24, 41:11,
41:17, 41:20,
67:11, 77:22, 78:5,
78:15, 79:8.
Questions 3:9, 7:3,
7:4,11:18, 13:16,
13:19, 13:24,
13:25, 25:12,
25:15, 26:5, 28:21,
48:19, 48:21,
55:15, 55:17,
55:19, 58:10,
61:22, 62:21,
62:24, 63:5, 67:10,
71:13.
quickly 52:14.
quite 19:9, 52:22,
63:23.
<R>.
R. 30:4.
Rainbow 44:6.
Raise 28:21, 42:20..
raised 23:22, 58:11 .
raising 23:23,
48:14.
Ramen 49:20, 49:25,
50:1.
Rancho 1:18, 30:1,
30:7, 30:17, 30:25,
32:6, 32:9, 34:14,
36:14, 38:6, 46:18,
47:10, 48:13,
50:10, 84:3.
rate 34:2, 34:3,
60:10, 79:11.
rates 59:21, 78:17.
rather 8:18.
Rayado 39:19.
RE 1:18.
read 18:23, 28:5,
49:24.
ready 15:1, 15:6,
52:4.
Real 8:6, 39:2,
43:25, 44:1, 44:19,
47:8, 54:20, 59:18,
60:6, 75:16, 75:17,
75:22.
realize 77:21 .
really 12:15, 12:22,
28:2, 38:25, 49:1,
51:16, 63:16, 70:4,
70:8, 71:10,
76:18.
reapplication 14:4.
reason 10:1, 10:15,
12:1, 12:14,13:12,
13:13, 28:1, 33:20,
33:21, 35:7, 59:7,
66:2, 66:14.
reasonable 10:6,
. 11:25, 69:19.
reasons 8:16, 9:1,
49:7, 56:8, 56:9,
59:12, 62:11,
70:1.
receive 21:4, 22:7,
22:19, 28:23.
received 19:15,
63:21.
recently 35:2,
53:16.
Reciting 4:11 .
recommend 64:21.
recommendation
83:19.
recommended
12:12.
recommending
12:14, 12:19,
73:5.
record 14:20.
record. 5:6.
Recorder 2:20, 4:15,
5:1 .
rectified 14:5.
redeveloping
WORD INDEX
BEFORE THE CITY OF ROHNERT PARK PLANNING COMMISSION - MARCH 22, 2007
56:20.
reduced 73:16.
refer 13:22.
reference 71:14.
referencing 23:17.
referred 49:6, 71:16,
75:16,77:14.
referring 48:25,
80:23.
refugee 47:6.
refuse 17:15.
regard 13:9, 24:3,
24:15, 24:20,
58:17, 58:25, 59:5,
60:3, 60:12,
61:23.
regarding 25:4,
55:13, 58:10,
60:12, 61:1, 61:3,
69:25, 74:20,
75:10, 76:20,
78:7.
Regardless 30:5.
regular 77:10.
regulate 11:24,
67:19, 69:20.
regulation 71:22.
Regulations 23:18,
67:19, 74:5, 74:6.
reinventing 43:5.
rejected 15:4,
24:14.
rejecting 73:6.
related 10:18,11:18,
58:2, 69:20.
relates 9:2, 14:1,
55:21.
relating 23:22.
relation 55:17.
relevant 15:19.
reliance 23:15.
relieving 51:23.
relocated 11:4,
44:10.
relying 37:16.
remain 15:11, 20:1,
30:14, 49:10,
78:11, 82:2.
remind 50:12.
reminds 49:19.
remodeling 56:20.
remove 15:4.
removed 12:17.
removing 12:21.
rental 21:13, 30:15,
31:19, 78:9,
78:11.
rented 80:2.
renter 78:10, 79:9,
79:24, 80:1, 80:10,
82:3, 82:14,
82:17.
renters 20:2, 20:3,
27:9, 27:11.
renting 20:1 .
rents 10:11, 21:17,
32:18, 61:4.
repair 11:5, 24:12,
55:2, 64:23.
repairs 21:11, 58:13,
73:14.
repeat 16:18, 17:21 .
Report 3:4, 3:18,
7:1, 7:16,12:11,
13:11, 15:18,19:8,
19:12, 19:13,
19:22, 20:2, 22:24,
25:10, 26:13,
72:14.
Reported 1:27.
Reporter 86:8,
86:24.
REPORTER'S 86:1.
represent 14:22,
30:17, 64:16.
representative 7:6,
14:18.
represented 72:7.
request 7:24, 19:13,
25:2, 25:3, 25:5,
52:20, 76:9, 77:1.
requested 9:23.
requesting 67:13.
require 11:4, 12:3,
24:9, 24:23,28:11,
57:20, 70:7,
75:11.
required 8:24, 15:18,
17:1, 17:6,17:24,
23:10, 23:25, 27:9,
58:7.
requirement 11:21,
16:3,18:18, 24:24,
75:25.
requirements 16:2,
16:7, 23:5, 24:18,
24:25, 58:15,
58:20, 77:18.
requires 9:12,
10:21.
requiring 64:19.
resent 50:9.
reserve 27:5.
Resident 19:25,
22:5, 30:1, 30:15,
30:16, 46:18,
47:3
resident -initiated
40:23.
resident -owned
49:1, 49:3, 49:4.
residential 8:13,
8:14.
residents 8:23,
18:19, 19:20, 20:7,
24:4, 28:15, 32:9,
32:23, 34:25, 40:4,
42:3, 49:5, 50:10,
50:24, 52:17,
55:23, 59:14, 76:5,
83:1, 83:4.
resolution 12:17,
13:1, 13:5, 13:7,
25:8, 73:4, 73:15,
83:24.
resolutions 25:9.
resolve 25:8, 52:21 .
resources 52:18.
respond 14:24,
18:19, 25:22,
57:13, 67:5,
69:16.
responded 69:15.
responding 19:17,
66:10, 68:16.
response 19:14.
responses 3:8.
responsibility 26:23,
80:16.
responsible 26:10,
26:14, 27:2, 54:10,
54:23.
rest 51:25.
restriction 30:4.
result 12:23.
resulted 12:8, 21:1 .
results 18:14.
retire 47:19.
retired 30:1 .
retirement 37:1,
45:2.
return 18:19.
revenue. 42:20.
revenues 42:21 .
reversal 25:2.
review 30:3, 30:6,
62:8, 67:13.
revised 13:4, 84:8.
revoking 14:3.
RICH 2:15, 3:4, 5:2,
7:17, 11:12, 13:19,
14:6, 72:11, 72:21,
73:15, 73:22, 74:4,
74:13, 79:16,
82:21, 84:7.
rid 57:20.
right-of-ways 77:4.
ripping 36:16.
risk 55:23, 55:24.
road 36:8.
roadway 56:3,
76:11.
ROBERTSON 43:14,
43:15, 44:19.
Rodrigue 14:23.
RODRIQUE 2:10.
Roebuck 34:5.
Rohnert 1:1, 1:3,
1:13, 3:7, 3:17,
4:8, 5:2, 8:11,
10:6, 30:13, 36:22,
37:5, 46:21, 64:14,
65:14, 69:6, 71:17,
83:25, 84:3.
Roll 4:14.
roof 32:19, 36:5,
47:9, 73:16.
roofs 62-16.
room 44:3.
root -bearing 35:20.
WORD INDEX
BEFORE THE CITY OF ROHNERT PARK PLANNING COMMISSION - MARCH 22, 2007
roots 35:24.
Rosa 33:13, 50:20.
round 58:24.
RPR 1:28, 86:7.
rule 11:15,32:15.
rules 30:4.
run 42:19, 65:19,
83:3,83:6.
running 14:23.
runs 26:19.
<S>.
Safety 5:11, 10:20,
11:22,18:12,
23:16, 23:19, 24:3,
34:24, 36:18,
36:20, 36:25, 37:4,
37:5, 37:16, 37:20,
42:9, 51:17, 55:13,
55:21, 55:22, 66:7,
69:14, 69:18,
69:20,71:11,
77:14.
sale 9:9,16:12, 42:5,
42:6, 45:9, 78:17,
82:10.
sales 42:6.
Sally 46:13, 46:15.
San 44:6.
Santa 33:13.
saw 36:15, 40:6.
say-so 51:17.
saying 33:4, 42:14,
42:15, 42:19,
42:24, 42:25, 43:9,
68:23, 70:23.
says 48:1, 48:2,
48:7, 50:3, 69:4,
71:21.
scenario 57:4.
school 52:1 .
science 49:22.
SCMOHOA 32:7.
scope 73:19.
sealed 75:14.
Sears 34:5.
Second 6:10, 6:13,
10:1, 11:8,15:17,
16:9,25:10, 42:2,
57:24, 60:24, 61:7,
62:5, 63:20, 64:18,
78:21, 84:10,
84:17.
secondary 11:9,
11:10,11:14,
72:24.
Secondly 16:6,
60:3.
secret 39:10, 41:2.
section 12:3, 23:14,
28:4, 28:5, 28:7,
65:25.
sections 11:19,
11:20,18:8,
18:10.
Security 36:25,
45:1.
Seeing 5:20, 62:8.
seem 43:22, 46:10,
83:2.
seems 48:18, 66:12,
83:7.
seen 32:18, 37:9,
38:12, 61:18,
62:17.
select 30:12, 38:22.
selected 30:8.
self-employed
63:14.
self -trim 52:4.
self -trimmed 51-22.
sell 40:10, 60:1,
78:13, 78:23.
seller 24:5, 42:5,
42:7, 42:11.
selling 54:9.
Senate 33:8.
send 18:18.
SENIOR 2:15, 5:2,
7:17, 11:12, 13:19,
14:6,72:11, 72:21,
73:15, 73:22, 74:4,
74:13, 79:16,
82:21, 84:7.
SENIOR PLANNER
RICH 67:6, 67:9,
69:9, 79:18,
79:23.
seniors 37:1 .
sense 18:23, 40:2,
40:10, 41:8, 41:11,
41:12, 41:17.
sent 18:21, 59:2,
59:5, 72:14.
separate 8:7, 27:25,
29:4, 75:19,
75:23.
separately 15:20.
separation 10:22.
sequence 13:8.
serious 37:19.
serve 11:2, 30:10,
30:13.
served 27:1 .
serving 49:24.
servings 49:25.
set 20:2, 35:22, 46:2,
61:4, 69:2.
setbacks 23:24,
35:4.
several 52:3, 54:5.
sewer 10:18, 10:22,
11:2, 26:13, 26:18,
52:5, 64:12, 68:5,
69:21.
shall 17:1, 20:17.
shame 68:16.
shape 36:1 .
share 7:8, 44:23,
45:6, 45:16.
Shawn 2:17, 35:15.
short 43:16, 75:15.
short-staffed 50:25,
58:5.
shorter 59:10 .
Shorthand 86:8,
86:11, 86:13,
86:24.
show 17:8, 29:4.
shown 17:9.
shows 21:5, 68:9.
side 7:11, 40:12,
61:21.
sidewalks 37:12,
77:2
sign 18:23, 44:21,
80:8.
signed 63:23,
72:23.
significant 8:23,
10:17, 10:20,11:8,
73:18.
significantly 61:10.
Silence. 5:18, 84:14,
84:24.
silenced 51:14.
silt 65:21, 69:11 .
Similarly 11:1
simple 19:9.
simply 41:4, 42:15,
61:3.
single 8:1, 31:7,
47:6, 75:20.
single-family 60:6.
single -lot 7:25,
26:10, 27:23, 28:2,
75:4.
single -parcel 76:17,
77:6.
sit 21:21 .
site 7:22, 8:12, 8:13,
29:5, 84:2.
sitting 36:2, 70:23.
situation 44:4,
45:18, 45:19, 46:6,
54:22, 63:24.
six 33:14.
size 12:21 .
skin 43:10.
SL 46:16.
slide 40:6.
slightest 35:22.
slump 39:3.
small 49:24.
smell 52:5.
SOAR 36:21.
Social 45:1.
sold 33:21, 38:10,
44:5, 45:15.
somebody 61:9.
somehow 43:22.
someone 38:16,
38:19, 68:24, 74:9,
80:2.
someplace 47:21.
sometime 44:13.
somewhat 75:14.
Sonoma 32:7, 38:11,
47:3, 47:19, 53:18,
WORD INDEX
BEFORE THE CITY OF ROHNERT PARK PLANNING COMMISSION - MARCH 22, 2007
65:19,86:5.
Sorry 5:24, 17:14,
18:3, 26:6, 37:15,
43:9, 62:4, 83:17.
sort 50:7.
sounds 40:25,
43:18,77:5,78:3.
source 10:5.
Southern 38:16.
space 9:18, 10:7,
16:13, 45:3,45:12,
51:19.
spaces 27:15.
Spanish 19:23,
72:15.
speaker 7:15.
speakers 67:18.
speaks 14:15.
special 27:17, 38:23,
54:3, 62:2, 62:18.
Specific 15:3,16:8,
18:9,48:17,49:8,
55:17, 57:7.
specifically 10:18,
11:19, 18:5, 19:10,
20:14, 56:17.
specifics 49:11 .
specify 67:20.
speeders 37:11 .
spoke 60:20.
spoken 59:1 .
spot 53:21 .
ss 86:4.
stand 4:9, 15:1,
15:6.
standards 10:7,
23:17, 65:15,
67:24.
stands 68:25.
start 15:5.
started 31:8.
stated 84:17.
statement 17:4,
50:12.
statements 15:22,
78:2.
states 10:4, 18:6,
49:23, 51:8.
stating 73:16.
status 10:13, 34:1 .
statute 17:6, 18:5,
18:7,19:11, 20:7,
20:14, 23:7, 23:9;
51:8.
statutes 15:19, 16:3,
23:19.
statutory 16:15,
21:20, 22:9.
stay 20:5, 33:24,
33:25, 79:14.
STEFANIE 1:28,
86:7, 86:23.
Steven 29:16.
stick 28:2.
stock 41:25, 42:2,
79:3, 82:25, 83:7.
stop 68:12.
stories 32:18, 61:1,
61:2.
story 45:14.
Street 2:5, 24:22.
stressful 48:5.
strike 73:5, 73:24.
striking 73:3.
strongly 59:10 .
struck 12:15, 74:18.
student 53:17.
stuff 14:15, 29:3,
44:10, 46:8.
stupid 50:11 .
subdivided 8:2,
28:16, 37:7,
79:19.
Subdivision 1:17,
6:22, 7:20, 7:21,
7:25, 8:16, 8:18,
9:5, 9:6, 9:11,
9:12, 10:16, 12:11,
12:25,16:22,
17:13, 25:3, 28:9,
28:24,29:6, 33:20,
33:22, 37:19,
72:13, 76:23, 77:9,
84:1.
Subdivisions 9:16,
11:15,17:1, 28:22,
62:12, 62:13.
subject 80:7, 80:9.
submit 9:12, 9:24,
14:2, 14:8.
submittal 58:20.
submitted 9:22,
12:4, 14:10, 16:21,
26:9, 49:8, 58:22.
submitting 58:19,
68:8.
Subsection 17:11 .
subsequent 12:6,
18:20.
sudden 40:16.
Sue 2:9,14:22,
31:25, 34:19, 40:6,
44:17.
Suite 2:5.
summary 19:1.
Sunday 16:10,
38:15, 45:21,
48:22, 60:14,
60:22.
supply 10:25, 37:4.
Support 8:24, 12:2,
12:5,12:7, 12:9,
18:24,19:16, 23:1,
54:21, 72:12,
72:16, 72:22,
72:25, 73:1.
supposed 67:22.
suppression 67:21,
74:8.
surrounding 50:22.
Survey 8:24, 12:2,
12:3, 12:4, 18:14,
18:15,18:16,
18:18,18:19,
18:20, 19:4, 19:6,
19:7, 19:17, 23:1,
23:4, 33:11, 49:9,
72:11, 72:15,
72:19, 72:20,
73:1.
SUSAN 2:20.
Susie 4:25, 7:13.
swimming 62:5.
sympathize 39:22.
system 67:22, 67:24,
79:15.
systems 74:7.
T. 2:18.
table 40:12.
talked 57:21 .
talks 51:3, 77:15.
Target 36:17.
tax 60:8, 60:10.
taxes 31:17.
telephone 35:17.
ten 50:21 .
Tenant 15:17, 19:8,
19:12,19:13,
19:22, 20:1, 25:9,
72:14.
tenants 10:12,
27:20.
tense 48:5.
tentatively 58:18.
term 19:10.
termination 22:4.
terms 11:10, 11:14,
13:13, 28:7, 28:18,
41:2, 46:5, 71:11,
71:16, 73:20,
73:22, 78:4.
THE RECORDER
4:17, 4:19, 4:21.
themselves 60:4.
theory 42:11 .
thereafter 86:12.
thereby 8:8.
they've 21:22,
66:13.
thick 74:5.
thing. 37:11 .
thinks 57:22.
third 44:7.
Thirdly 60:8.
this... 71:4.
thoroughness
51:14.
though 39:23, 43:8.
thousand 45:16.
Three 5:10, 7:14,
8:22, 21:13,27:1,
33:13, 35:5, 35:6,
35:9, 44:7, 44:8,
44:9, 48:14, 53:8.
three- 53:15.
three -hundredth
54:7.
WORD INDEX
BEFORE THE CITY OF ROHNERT PARK PLANNING COMMISSION - MARCH 22, 2007
three-inch 36:4.
three -plus 44:11 .
throughout 61:13.
thumb 11:16.
THURSDAY 1:14,
4:1.
till 39:4.
Timothy 34:12,
34:13.
Title 24:10, 28:3,
28:19, 51:8, 67:19,
74:4.
today 16:24, 48:7,
59:25,63:15,
79:21.
together 42:4,
43:22.
tonight 4:7, 4:24,
5:1, 7:19,11:17,
40:19, 48:21,
60:21, 75:6, 77:14,
83:9.
took 20:22, 32:14,
44:9, 86:11.
Top 45:17, 49:20,
49:25, 50:1, 65:10,
65:11, 72:22,
77:13, 83:17.
topic 7:7, 14:19.
total 32:14, 70:3.
totally 23:7.
tough 36:1 .
transcribed 86:12.
transcript 16:23.
transcription 86:14.
transfer 45:9.
translated 19:22.
travel 11:2.
tree 51:19.
trees 35:19, 35:20,
36:4, 36:8, 36:12,
36:15, 52:3, 58:25,
59:1, 59:3, 66:4.
tried 34:16.
trigger 67:12.
trimmed 51:21,
51:22.
troublemaker
48:20.
truck 39:7.
truly 73:18.
try 32:9, 33:11,
48:18,76:8.
trying 14:8, 40:2,
53:18, 54:13, 68:1,
75:18, 78:19,
82:24.
tune 58:8.
turn 18:14.
turned 50:14.
turnip 39:7..
twenty 51:11 .
Two 8:20,15:15,
16:8, 18:2, 18:9,
20:7, 20:20, 25:9,
41:21, 49:25,
52:12, 53:15,
60:13.
two -person 20:12,
22:22.
two. 62:4.
type 24:23, 31:6,
57:4, 59:11,
61:10.
types 28:22.
typewriting 86:13.
typical 11:15.
<U>.
uncover 68:1 .
under -budgeted
51:1.
under -funded
67:18.
under -staffed
67:18.
underground
52:19.
underneath 26:11,
26:14, 35:12.
understand 32:10,
33:8, 48:1, 50:22,
52:2, 52:5, 70:21,
78:6.
understanding 31:1,
49:4, 72:8, 73:4,
74:12, 76:15,
77:22, 78:4, 78:16,
81:17.
undivided 8:6, 9:17.
unit 8:8, 9:7, 9:18,
11:4, 33:22, 38:10,
42:5, 78:9, 78:11,
78:12, 78:13,
78:16, 78:20,
78:21, 78:22,
78:23, 78:24,
79:14, 79:25, 80:1,
81:15.
units 7:23, 8:19,
9:19, 11:2, 11:3,
11:16, 26:11,
26:14, 26:15,
27:25, 33:21,
44:16, 52:11,
75:22, 78:6, 78:8.
unknown 42:12,
42:13.
unknowns 40:16,
43:11.
unorganized 42:16.
unscheduled 5:13.
unspoken 41:18.
until 14:14, 31:5,
33:2, 34:21, 34:23,
35:10, 48:2, 58:23,
66:21.
up -front 38:24.
upheld 12:20.
uphold 12:24.
upholding 84:1 .
upset 48:15.
useful 39:22.
using 21:1, 47:13.
utilities 24:21,
26:16, 26:21,
26:24, 52:19.
utility 68:3, 68:4.
utilize 70:9.
<V>.
vague 67:21 .
vagueness 51:7.
valid 51:3.
value 39:4, 39:6,
41:13, 60:1, 72:3.
variable 59:23.
variables 42:13.
varies 61:9.
vegetation 61:21 .
vehicle 11:12, 55:14,
57:4.
vehicles 56:12.
Ventura 59:20.
Verde 1:18, 30:1,
30:7, 30:17, 30:25,
32:6, 32:9, 34:14,
38:6, 46:18, 47:10,
48:13, 49:17,
50:10, 84:4.
versus 27:24, 74:25,
75:12, 81:6.
viable 70:4, 71:23.
Vice 7:18, 30:12.
view 13:10, 73:9.
vigor 52:21 .
voices 51:15.
volunteer 30:10 .
voted 12:7.
voters 10:7.
vulnerable 50:24.
<W>.
wait 14:14, 39:4,
58:23.
waiting 47:25.
walk 6:1 .
wanted 29:3, 44:23,
47:12, 62:3, 62:4,
62:5, 68:23, 73:9.
wanting 21:23.
Water 10:18,10:22,
10:25,11:1, 26:13,
26:17, 35:2, 35:9,
35:17, 35:25,
36:21, 54:12,
65:19, 67:24,
69:21.
ways 70:6.
wealth 60:5.
week 5:23, 59:20,
63:15.
weeks 50:21.
Welcome 4:7, 7:8,
30:2, 37:24, 46:13.
49:14.
welfare 51:17.
WORD INDEX
BEFORE THE CITY OF ROHNERT PARK PLANNING COMMISSION - MARCH 22, 2007
Whatever 38:20,
54:8.
whatsoever 31:5,
31:9.
wheel 43:5.
WHELAN 2:16, 5:3,
11:11, 26:2, 71:20,
73:7, 78:14, 79:7,
80:4.
whether 15:11,
15:12,28:23,
29:20, 30:24,
38:14, 41:16,
47:11, 47:17, 51:5,
73:11, 74:24,75:3,
75:10, 83:5.
whole 15:10, 29:1,
35:21, 38:8,44:9,
44:10, 59:18,
64:4.
whopping 39:25.
wife 44:2.
willing 14:2,14:7,
29:2, 39:9, 48:6,
58:4, 58:12.
willingness 22:10.
win-win 45:18,
45:19, 46:6.
wishing 5:15,
57:11.
withdraw 9:23, 14:7,
21:23.
within 9:19, 21:13,
35:6, 45:25, 46:21,
72:6, 73:8.
without 23:6, 41:1,
65:6.
wonderful 38:18,
43:21 .
wondering 63:21,
63:24.
wood 51:20.
words 22:8.
work 21:21, 25:6,
27:9, 33:5, 43:21,
51:12, 57:23,
63:14, 79:14,
82:1.
working 37:1, 65:23
70:16.
works 6:25, 21:12.
worst 57:3.
worth 45:16, 45:17
wow 47:7.
wrap 37:15, 43:7,
52:14.
write 37:2.
write-off 31:16.
write-offs 60:8,
60:11.
written 13:11 .
wrongs 76:9.
<Y>.
yard 35:4.
year 22:23, 31:8,
48:15,51:11,
51:21, 56:5,65:17,
80:9.
years 20:18, 20:22,
20:25, 21:3, 22:8,
27:17, 31:4,33:14,
34:15, 40:7,40:9,
44:12, 46:17, 47:4,
47:7, 48:13, 51:11,
51:21, 53:8, 54:24,
61:18, 61:25,
62:19, 65:16.
YORK 29:24, 29:25,
30:22, 31:3,
31:23.
YOUNG 29:16,
29:17.
yourself 30:11 .
<Z>.
zone 8:15.
zoning 8:13.