2007/12/13 Planning Commission MinutesROHNERT PARK PLANNING COMMISSION
MINUTES
THURSDAY, December 13, 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 Chairperson Adams presiding.
Call To Order
Chairperson Adams called the meeting of the regular session to order at
approximately 7:00 p.m. with Senior Planner Bendorff leading the pledge.
Roll Call
Present (4) Commissioners: Chairperson Adams, Commissioner Ahanotu,
Commissioner Callinan and Commissioner Kilat were present. Commissioner
Armstrong was excused.
Community Development Director, Ron Bendorff, Senior Planner, Maureen Rich
and Recording Clerk, Suzie Azevedo were present
Approval of Minutes
Upon motion by Commissioner Callinan, seconded by Commissioner Ahanotu,
the Minutes of November 8, 2007 were approved as presented by a 4-0 vote.
Acknowledgement of
Chairperson Adams 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
Revisions to Municipal
Community Development Director, Ron Bendorff stated that on September 13,
Code
2007, the Planning Commission opened the public hearing on this item and
continued it to the November 8, 2007 meeting to allow Staff time to review the
File No. PL 2007-024MC
draft ordinance with interested parties. The item was subsequently continued to
December 13, 2007. Mr. Bendorff noted that the review is continuing and a draft
City of Rohnert Park
of a revised Ordinance is underway. Staff recommends that the Commission
hear any additional testimony at the December 13, 2007 meeting and then
continue the hearing to the February 14, 2008 meeting to allow Staff time to
complete the necessary tasks involved.
Chairperson Adams asked if there were any interested parties wishing to speak
on this item. There being none, Chairperson Adams asked for a motion.
A motion was made by Commissioner Callinan, seconded by Commissioner Kilat
to continue the hearing to the February 14, 2008 meeting to allow Staff time to
complete the necessary tasks involved. The motion passed with a 4-0 vote.
USE PERMIT
Mr. Bendorff gave his staff analysis. He stated that the applicant is requesting a
Use Permit to allow an existing live/work project ("The Vineyards ") to be operated
File No. PL2007-030UP
as a mixed use project within the Neighborhood Commercial District. The project
was designed and constructed as live/work wherein the residents who live
Planning Commission Minutes
December 13, 2007
Siamak TaromiAsset
hanagement Group
upstairs work in the commercial spaces below. This type of arrangement reduces
the need for on-site parking, as employee parking is generally not required since
the employee ideally lives in the same building, causing the on-site residential
parking supply to also function as "employee parking". Mr. Bendorff explained
that since the completion of the project the applicant has attempted to sell the
live/work units, however, there has been little buyer interest in this type of
product. The applicant has since requested the ability to rent the residential and
commercial units independently, which would change the nature of the project
from a "live/work" to a "mixed use" one. Mr. Bendorff noted that the Commission
recently amended the Zoning Ordinance to allow "mixed use" projects within
commercial districts, provided a use permit is granted. Mr. Bendorff stated that
while a change from a "live/work" to a "mixed use" arrangement does not affect
compliance with the dimensional requirements of the C -N District, it does have
implications regarding the parking supply that would be needed to serve the
change of use. He summarized the parking requirements that would apply
should the use permit be granted noting that the total requirement for a "mixed
use Vineyards" would be 49 spaces or 22 spaces more than are currently
provided. He said that in staff's opinion, the need for parking on the site is
realistically less than 49 spaces. To assess the true parking need for a "mixed
use" configuration of the Vineyards, the City commissioned a parking study. The
study revealed that the estimated parking need for the project would realistically
require a parking supply of 37 spaces or 10 more than currently exist on the
property. Mr. Bendorff brought to the Commission's attention Section 17.16.070
of the Zoning Code that addresses shared arrangements and offered the
following options for the Commission to consider in reviewing this use permit
application:
• Option 1 - Allow the applicant to enter into a shared parking arrangement
with an adjacent property owner to meet the need for 10 additional spaces
• Option 2 - Grant a variance to allow the existing parking supply to serve
the mixed use project.
• Option 3 - Allow on -street parking to be used by the mixed use project.
• Option 4 - Restriction of the commercial spaces to office use only
• Option 5 - Conversion of a portion of the commercial components to
residential use.
Discussion was held between staff and the Commission regarding above noted
options. The applicant, Ron Bart was recognized and asked to also participate in
the discussion. The consensus of the Commission and key points made were as
follows:
• Option 1 — Not adequate — Department of Public Safety has a small
customer parking area, however, the parking supply is only adequate to
serve DPS' needs; The owners of Mountain Shadows Plaza have been
contacted and applicant stated they are in "discussions"
• Option 2 — Staff does not recommend this option and the applicant
concurred.
• Option 3 — Commission generally supports on street parking if safe; staff
noted that the parking standards will be re -visited next year to examine
the potential reduction of the City's off-street parking requirements to
more appropriate ones that do not result in an excessive amount of
pavement; if Commission desired could move this review forward;
applicant indicated "outside chance" that this would be a viable option.
• Option 4 — Would be worth considerina: applicant said this would be a
Planning Commission Minutes
December 13, 2007
SITE PLAN AND
ARCHITECTURAL
REVIEW/VARIANCE
File No. PL2006-032E
George Kokalis
TENTATIVE PARCEL
MAP
File No. PL2007-028TM
GJ Harmina c/o Steven
La Franchi and
Associates, Inc.
"quick fix".
• Option 5 — Best all around — Applicant will be discussing with owner.
Overall, Options 4 and 5 would be most viable. A motion was made by
Commissioner Adams, seconded by Commissioner Kilat to continue this item to
the January 24, 2008 Planning Commission for further review. The motion
passed with a 4-0 vote.
Senior Planner, Maureen Rich gave the staff report. She stated that the
applicant, George Kokalis, is requesting a one year extension of time for the
previously approved Variance and Site Plan and Architectural Review for the
Kokalis Retail building located at 6603 Redwood Dr. She explained that the
applicant is close to obtaining a building permit for the project; however, the
entitlements granted by the Planning Commission on November 9, 2006 need to
be extended. Ms. Rich recommended that the Planning Commission approve a
year time extension for the project.
Chairperson Adams opened the public hearing.
The applicant, Mr. George Kokalis was recognized. He stated that the major
delay is an approval from Sonoma County Water Agency. He expressed concern
that the original conditions of approval made no mention of several processes
that needed to be done prior to issuance of building permit. With regard to the
SCWA the same review was undertaken a few years ago under an application
submitted by the previous owner. He was dismayed to find out that the City
Engineering Department is requiring the review after being informed by SCWA
that it was not necessary. Mr. Kokalis said that he expects to have all permits
and will probably begin construction in March, 2008.
Chairperson Adams closed the public hearing.
A motion was made by Commissioner Callinan, seconded by Commissioner
Adams approving a 1 year time extension for the Kokalis Retail building project.
The motion passed with a 4-0 vote.
Ms. Rich gave he staff report. She reported that the request is for a Tentative
Map and Condominium Conversion for two existing buildings totaling 37,000
square feet. The proposed Tentative Map and Condominium Conversion would
result in the creation of 15 airspace office units, two common areas within each
building, and a common parcel upon which the buildings sit. The subdivision
would provide for the sale and transfer of the units and result in new ownership
opportunities. Ms. Rich stated that a letter was received earlier in the day from
the applicant requesting a continuance of decision from the Planning Commission
due to pending clarification of conditions of approval that are currently in
discussion with the city attorney.
A motion was made by Commissioner Adams, seconded by Commissioner
Ahanotu to continue this item to the January 10, 2008 Planning Commission
meeting. The motion passed with a 4-0 vote.
USE PERMITI Maureen Rich gave the staff report. The request is for a Conditional Use Permit
for the Jewish Communitv Free Clinic to be located within buildina "H" of the
Planning Commission Minutes
December 13, 2007
L2007-037UP
newly constructed Arbors project at 490 City Center Drive. Ms. Rich gave a brief
background on the proposed improvements and outlined the services offered and
Briahn Brennan/Lynne
hours of operation. She stated that the General Plan and City Center Concept
Conde
Plan has designated this site for Mixed Use development. The designation
accommodates compatible uses in a pedestrian setting. Specific uses around the
City Center Plaza (existing and future) include the City Library, City Hall, and
Public Safety facility, cafes and restaurants with arcades and outdoor seating as
well as boutiques and other retail uses. She noted that the purpose of the Mixed
Use District is to encourage "the sitting of compatible businesses, stores,
institutions, service organizations and residences in close proximity to one
another. The preferred pattern of development is ground floor commercial uses,
with residential and//or office uses located on the upper floor. In staff's opinion
using this prime, ground -floor, retail space for a use other than retail/commercial
(food service, retail, or entertainment) would be inconsistent with the General
Plan, City Center Concept Plan and Zoning. Ms. Rich recommended that the
Planning Commission deny Planning File No. 2007-037UP. She noted that
should the Planning Commission determine that proposed medical clinic is a
community benefit which outweighs the issues presented, staff is willing and able
to assist the Commission in making findings necessary to approve the proposal.
Discussion between staff and the commission was held. The Commission agreed
that this was a much needed service in the community but struggled with the
location given the intent of the City Center Concept Plan.
Chairperson Adams opened the public hearing.
Deborah Roberts, spokesperson for the clinic was recognized. She made a brief
presentation of the services provided and gave a brief history of the formation
and funding of the Jewish Fee clinic. She stated that Burbank Housing has
offered a 5 year lease at an extremely generous rent. She indicated that to date
$16,000 has been spent in tenant improvements drawings. The. clinic is anxious
to relocate and will have to move from their current location soon.
Further discussion was held. Alternative locations and comments regarding the
vision for this area were discussed. The Commission also discussed the current
configuration of the tenant spaces in this building and questioned whether or not
a better location might be the end unit of the Building H.
John Lowry, Burbank Housing was present. He said that because of the current
market situation, it has been very difficult to rent these spaces out. They have
reduced the fair market value lease prices to encourage businesses to locate
here.
A motion was made by Commissioner Kilat, seconded by Commissioner Ahanotu
directing staff to prepare and make the findings necessary for approving the
proposed use. Additionally, staff to investigate the feasibility of the clinic
relocating to the end unit of this building. The motion passed with a 4-0 vote.
Matters From Commission Adams reported on the Sonoma State University annual Planning
'Commissioners conference and stated that the conference was well presented and topic
discussed were very informative.
4
Planning Commission Minutes
December 13, 2007
Matters from Planning
Staff
Commissioner Ahanotu reported on the first General Plan Steering Committee
held on December 13'h. Jake MacKenzie was elected Chair and Commissioner
Kilat nominated him to be Vice Chair. Ground rules, public participation and
discussions on key General Plan issues were discussed.
Mr. Bendorff informed he Commission on upcoming items. He noted the
following:
• City Center Drive Mixed Use Development Project Request for Proposal
has been prepared and will be going out early January.
• Next meeting: Continuance of Jewish Free Clinic, Sign Program, and Use
Permit for religious assembly
AdjournmentI There being no further business, Chairperson Adams adjourned the meeting at
9:15 PM until Thursday, January 10, 2008.
Ch 'rperson
ecording Irk
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