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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 5