Loading...
2007/04/26 Planning Commission MinutesROHNERT PARK PLANNING COMMISSION MINUTES THURSDAY, April 26, 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 staff leading the pledge of allegiance. Roll Call Present (4) Commissioners: Commissioner Adams, Commissioner Armstrong, Commissioner Ahanotu and Commissioner Callinan were present. Commissioner Kilat was excused. Community Development Director, Ron Bendorff, Senior Planner, Maureen Rich, and Recording Clerk, Suzie Azevedo were present. Approval of Minutes The minutes of the meetings held on March 22, 2007 and April 12, 2007 will be presented at the next meeting. 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 Design Review/Use Senior Planner, Maureen Rich gave the staff report. She stated that the Permit application is a request for a Conditional Use Permit and Site Plan and Architectural Review for a small addition to the Animal Care Facility located at Kathy Yerger/Kirk 6470 Redwood Drive. The General Plan designation for the site is Regional Walton Commercial which is intended to provide businesses that serve consumers within the County and beyond. The site is zoned "C-R" consistent with the General Plan File No. PL2007- whose purpose is to provide areas for office uses and retail and service 011 SR/UP establishments that serve the needs of the community at large. The districts are designed to provide for the effective integration of commercial areas with adjacent uses, so that impacts to traffic, noise, illumination, and other potential concerns are minimized. Ms. Rich also noted that the commercial districts are also intended to foster the development of employment -generating uses that will benefit existing and future residents of the City and surrounding area. The Animal Care Center fits this definition. Ms. Rich gave a brief background of the history of the site. The main structure was built in the mid 80's and operated as a motion picture theatre (Empire Cinemas) until 2000. At that time the building was remodeled to accommodate the Animal Care Center. Ms. Rich stated that because Veterinary Hospitals are conditionally permitted in the C-R zoning district, any expansion requires the PC to approve a revised Conditional Use Permit as well as Site Plan and Architectural Review for the addition. Planning Commission Minutes April 26, 2007 The proposed expansion extends north from the existing building approximately 30' to the north and covers the better part of 7 parking spaces at the northeast corner of the site. The enclosure is designed with access into the main building from an existing door and provides for exterior access to the sidewalks on the east and west sides of the fence. Ms. Rich explained that the entire enclosure is not roofed; however, it would fully enclose and surround the proposed 10' by 43' trailer which houses the MRI equipment. The proposal includes backing the trailer into the enclosure through a removable panel on the west end. The panel is proposed to be constructed out of plywood. The top of the fence enclosure is designed to mimic the mansard roof element on the main building. The project, with the expansion, would require a total of 67 spaces. The actual parking on the site totals 271 spaces so parking is abundant. Ms Rich said that staff is recommending approval of the application with the following conditions: Construct a sidewalk joining the existing sidewalk to the trash enclosure. - The fence must include a styrofoam strip beneath the stucco top coat, to match the north wall of the existing building. - The existing trash enclosure must be brought up to current standards consistent with the Zoning Code, Section 17.12.130 Trash enclosures. - Provide the appropriate cut -sheets for lighting in accordance with Zoning Code Section 17.12.050 Lighting and glare standards. - Demonstrate that all mechanical equipment will be screened from public view. Chairperson Adams opened the public hearing. The applicant was recognized. She explained that expanding the animal care center to include the MRI service will provide clients with a much needed service in this area. Currently, a patient would have to be referred to an outside agency, prolonging the diagnosis and treatment that potentially would be required. The Commission found the expansion of the facility to include the MRI procedure an asset to the community and felt comfortable with the set up and placement of the enclosure and trailer. Commissioner Ahanotu brought to staff's attention page 7, 4. should read `April 26, 2007". A motion was made by Commissioner Callinan, seconded by Commissioner Armstrong to approve file No. PL2007-011 SR/UP for the expansion of the Animal Care Center Veterinary Hospital. The motion passed with a 4-0 vote. Use Permit Community Development Assistant, Susan Azevedo, gave the staff report. She stated the request is for Conditional Use Permit to operate a Performing Arts Vicki Codoni/Audrea academy or dance studio in an existing tenant space located in the Regional Smith Commercial Zoning district. The applicant will occupy half of an approximately 6800 square foot building. The adjacent tenant is Redwood Medical Supply 2 Planning Commission Minutes April 26, 2007 File No. PL2007-009UP which sells and distributes medical supplies. Ms. Azevedo noted that the proposed dance studio would operate Mondays through Fridays from 9:00 am. To 9:00 pm, Saturdays from 9:00 am to 5:00 pm and limited use on Sundays. The site currently has a parking supply of 16 spaces that serves the entire building. The applicant expects to have an average of 10-12 persons per class and 2-3 employees. Ms. Azevedo stated that based on the parking requirement for dance, music or similar facilities, a total of 7 spaces would be required. The existing parking supply would be sufficient to house the dance studio operation. Due to the close proximity of the adjacent business, Ms. Azevedo noted that the applicant has contacted the neighboring tenant and advised them of the proposed dance studio operation. Should a problem related to offensive and unacceptable levels of noise arise, staff would work with the applicant to resolve same, including a request to provide adequate shielding and baffling measures to reduce any unusual or non characteristic noise levels (i.e. installation of sound deafening material on the adjoining demising wall and/or restricted hours for the more aggressive and heightened forms of dance or music. Staff is recommending approval of the Conditional Use Permit with conditions. Chairperson Adams asked if there were any questions of staff. There being none, Chairperson Adams opened the public hearing. The applicants, Vicki Codoni and Audrea Smith were recognized. Chairperson Adams asked if they were agreeable to the conditions if a noise problem were to arise. The applicant responded in the affirmative. Chairperson Adams closed the public hearing. A motion was made by Commissioner Callinan, seconded by Commissioner Ahanotu, approving the Conditional Use Permit for a Performing Arts Academy (dance studio) in an existing commercial tenant space located at 6620 Redwood Drive. The motion passed with a 4-0 vote. Revisions to Municipal Community Development Director, Ron Bendorff gave the staff report. He stated Code that Parkland dedications and reservations are currently referred to the Parks and Recreation Commission (PRC) only if there is a subdivision map review City of Rohnert Park associated with a given project. This can be problematic in that Specific Plan areas or Planned Development Districts may include jpark sites, and with the File No. PL2006-046MC current process such plans may be approved by the City Council without the PRC having a chance to conceptually review those park sites. As a result, Mr. Bendorff, stated that a subsequent subdivision map application for a property within a Specific Plan or Planned Development District could be the first time the PRC sees the proposed park sites. This is a somewhat backward approach, as it does not give the PRC a chance to make recommendation until after conceptual approval of the park sites have already been given by the City Council and this runs counter to the role of the PRC as an advisory body on park matters. Staff has prepared amendments to the Municipal code to address this inconsistency and the Planning Commission is being asked to review the proposed amendments and recommend them to the City Council. Mr. Bendorff reviewed the proposed amendments by the affected subsections. The affected subsections include: • Subsection 16.14.020.D.2 c1 Planning Commission Minutes April 26, 2007 General Plan Conformity Finding City of Rohnert Park File No. PL2007-010GP • Subsection 16.14.020.J • Subsection 16.14.020.K • Subsection 17.06.250.B • Subsection 17.06.350.A • Subsection 17.06.370.B(1)(m) • Subsection 17.06.380 Mr. Bendorff stated that based on the findings of his report, staff recommends that the Planning Commission, by motion, adopt Planning Commission Resolution No. 2007-10, Recommending that the City Council adopt File No. PL2006- 046MC, the proposed amendments to the Rohnert Park Municipal Code regarding parkland dedications. Commissioner Callinan asked if the current process would slow down the process for Specific Plan and Planned Development projects. Mr. Bendorff responded that the yes, the proposed amendments would in the end save valuable time in processing these projects. A brief discussion was held regarding specific projects affected and parkland throughout the city. A motion was made by Commissioner Ahanotu, seconded by Commissioner Armstrong to adopt Planning Commission Resolution No. 2007-10, Recommending that the City Council adopt File No. PL2006-046MC, the proposed amendments to the Rohnert Park Municipal Code regarding parkland dedications with corrections as noted. The motion passed with a 4-0 vote. Ron Bendorff gave the staff report. He said that the property comprises approximately 0.93 acres and currently contains the Administrative Offices for the City of Rohnert Park. An existing building at 130 Avram Avenue is being retrofitted to accommodate the City offices, allowing the subject site to be redeveloped with an alternate use. Government Code Section 65402(a) states that "[i]f a general plan or part thereof ... has been adopted, no real property shall be—disposed of ... until the location, purpose, and extent of such disposition... have been submitted to and reported upon by the planning agency as to conformity with said adopted general plan or part thereof." This Code Section applies to the City's sale of the property. The Planning Commission is being asked to make the conformity finding at this time so as to allow the future sale of the property. A brief discussion was held regarding the future of this site if any. Mr. Bendorff noted that in 2003, the City Council approved General Plan and Zoning Map amendments which redesignated the site "High Density Residential," allowing for its future redevelopment with an affordable housing project. A motion was made by Commissioner Armstrong, seconded by Commissioner Ahanotu, to adopt Resolution No. 2007-12, making a Finding of General Plan Conformity for the sale of City property located at 6750 Commerce Boulevard. The motion passed with a 4-0 vote. 4 Planning Commission Minutes April 26, 2007 Matters From Commissioner Adams asked about the status of Toob Town. Mr. Bendorff Commissioners responded that he was unsure whether or not Toob Town would be returning to the newly remodeled center but he has heard unconfirmed information that they would not. Matters from Planning Staff Mr. Bendorff reported on the following: • Adoption of the Public Art and Tree Preservation Ordinances • State Farm, Commerce Boulevard and Southwest Boulevard Corridor Studies • Update of the General Plan Diagram and Zoning Map Adjournment There being no further business, Chairperson Adams adjourned the meeting at 7:45 PM until Thursday, May 10, 2007. 5