2007/06/14 Planning Commission MinutesROHNERT PARK PLANNING COMMISSION
MINUTES
THURSDAY, June 14, 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 (5) Commissioners: Commissioner Adams, Commissioner Armstrong,
Commissioner Ahanotu and Commissioner Kilat and Commissioner Callinan were
present.
Community Development Director, Ron Bendorff, Senior Planner, Maureen Rich
and Recording Clerk, Suzie Azevedo were present.
Approval of Minutes
A motion was made by Commissioner Ahanotu, seconded by Commissioner
Armstrong to approve the minutes of the May 24, 2007 as presented. The motion
carried with a 4-0 vote. Commissioner Callinan abstained
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
Scoping Session for
Senior Planner, Maureen Rich, gave the staff report. She stated that the purpose
Sonoma Mountain
of tonight's meeting is to provide an opportunity (early on in the EIR process) to
Village EIR
other persons or organizations in the community that may have concerns with the
environmental effects associated with the development of Sonoma Mountain
Village, located on the property previously occupied by Agilent Technologies. The
common term for this meeting is a "scoping" session. As a rule, the City combines
the scoping session with the Notice of Preparation which is mailed out to other
agencies that play a role in review of the EIR.
Ms. Rich noted that an application for a General Plan Amendment, Rezoning and
Final Development Plan was submitted on October 3, 2006. Due to the scope of
the project the City determined that an EIR would be required. She further noted
that scoping sessions are not mandated; however, for familiarity purposes they
are beneficial to the community, the consultant, and the Commission. No action
by the Commission is required at this time. The Draft EIR (once prepared) will be
brought before the Commission for review. Comments and responses to the
DEIR will be compiled as the FEIR and brought back for a recommendation for
"certification."
Ms. Rich stated that she would like to ask that Richard Pope be allowed to make
a short presentation to describe the project ....followed by Ted Adams, Sr. Project
Planning Commission Minutes
June 14, 2007
Manager with EIP, Environmental Consultants.
Richard Pope, Codding Enterprises was recognized. He gave a brief
presentation about the vision for Sonoma Mountain Village (SMV). He stated that
SMV was born from a single idea; "That development and communities could not
be designed and built in the same old way if they wished to embrace, to preserve
and repair our fast declining environment.
Mr. Pope explained that the project is planned to be a mixed use community
planned development to include 1874 residential units of all sized and prices as
.well as 283,000 square feet of offices and 265,000 square feet of retail. The
design approach for SMV is based on the new urbanism model which creates a
neighborhood that favors the pedestrian and bike rider over the car and truck.
The homes and commercial spaces are designed to allow people to live, play and
work in close proximity allowing more time for a family lifestyle. Mr. Pope noted
that the newly proposed smart train station when approved will be within half a
mile from the site it is intended to run an electric shuttle to this Station and
Sonoma State University.
Mr. Pope continued with comments on the following topics:
• Traffic and Sustainable Transport — design will promote bike riding,
walking and support low carbon transportation
• Zero Carbon — buildings will be designed to beat Title -24 California
Energy code by 50%
• Zero Waste — high priority; working with experts in field to develop and
maintain sustainable programs to reduce, reuse and recycle all materials
generated on the project
• Sustainable Materials — Leed standards for the baseline best practice
• Local and Sustainable Foods — community gardens, fruit trees, year round
farmers markets
• Sustainable Water — water recycling, water harvesting, natural aquifer
recharge
• Natural Habitats and Wildlife — diversity of trees and shrubs; create
restored wetland areas; create butterfly and bee habitat on inaccessible
green roofs; create riparian zone
• Culture and heritage — Living culture/the present actively connects the
past to the future
Mr. Ted Adams, EIR consultant provided the Commission and members of the
audience with a brief overview of the EIR process. He stated that the EIR will
identify conditions pertaining to aesthetics, air quality, biological, noise, population
and housing, public services, traffic and circulation and, utility to assist in
determining if any of those elements would need to be mitigated based on the
construction of the project.
Chairperson Adams opened the floor for public comment.
Harold Blosky, 1525 Mammoth Place spoke about the size and complexity of the
project. He commented that the residential space would contain more than 10%
of the present Rohnert Park population.
Wavne Van Hoesen. 1421 Mariner Place. was concerned about noise_ He
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Planning Commission Minutes
June 14, 2007
Site Plan and
Architectural Review
File No. PL 2007-
003SR/UP
Newt Kerney/Cross and
Crown Luthern Church
indicated that currently there are two types of soundwalls. For a portion of the
project site they are concrete, however, the wall adjoining his property is of wood.
Would the developer be willing to continue the concrete wall throughout the site.
Mr. Pope said that they would be open to meet with the residents regarding the
soundwalls.
Gayle Lash, 521 E. Railroad Avenue, spoke about quality of life and increase in
population. She moved to this location to have a "country" sense of living and
feels the increase in population will promote a reduction in property values and
view of Sonoma Mountain, will have a severe impact on the wildlife, will affect
ability to maintain well water and increase the potential for passerbys to trespass
on to her farm property.
Commissioner Armstrong was commented on the increase in traffic on E.
Railroad, Measure M and the Hwy 101 on/off ramp.
Commissioner Ahanotu talked about Public Safety needs for new population and
encouraged Ms. Lash to meet with the developer for possible mitigation regarding
safety issues.
Commissioner Kilat commented on the following:
• Growth Management allocations
• CTS study — 06-07 rainy season lower than normal; studies many not be
adequate
• Noise during and after construction
• Traffic impacts Railroad Avenue and reconfiguration of Bodway
• Water Supply Assessment
• Traffic counts need to be based on current figures
• EIR must also consider the 25 acres of project that will remain in the
County
• Important that numbers from table in binder match the numbers in the
table in EIR
Ms. Rich gave the staff report. She stated that the project for a 2812 square foot
expansion the existing church was approved unanimously by the Planning
Commission on April 12, 2007. Subsequent to the hearing the applicant met with
the City Engineer and other staff members to discuss conditions of approval.
Specifically, engineering conditions 6c. and 6d. Ms. Rich reported that the City
Engineer agreed that with respect to condition 6c., the required concrete sidewalk
along Camino Corto would be premature at this time since there is no proposal
for development on this site, however, future development requests would trigger
the requirement to reconstruct the current gravel sidewalk to meet current City
Standard. The Engineer also agreed that with respect to condition 6d. the
requirement for a connecting driveway between the church and the neighboring
property to the north, would not prevent autos from having to circle through the
parking lot and onto Snyder Lane during busy holiday Sundays. Ms. Rich
recommended that the Planning Commission revise Resolution 2007-009 to
remove Engineering conditions of approval 6c. and 6d.
A motion was made by Commissioner Adams, seconded by Commissioner
Callinan to accept staff recommendation and remove conditions of approval 6c.
and 6d. from Resolution 2007-09. The motion passed with a 5-0 vote.
Planning Commission Minutes
June 14, 2007
Use Permit
File No. PL2007-022UP
Darrin Wade/Rohnert
Park Towing
Municipal Code
Amendments
File No. PL2007-021MC
City of Rohnert Park
Community Development Director, Ron Bendorff, gave the staff report. He stated
that project involves the operation of storing impounded vehicles at the request of
several local law enforcement agencies. The proposed operation would be
capable of securely storing a minimum of thirty vehicles which will be fenced,
gated and locked so as not to be accessible to the general public. Given the
site's Industrial zoning, a use permit would be required for a "Vehicle Storage
Yard to operate at this location. Mr. Bendorff reviewed the required findings for
use permit approval and recommended that the Planning Commission approve
File No. PL2007-022UP.
The Commission briefly discussed the application and was concerned that
applicant was not in attendance and available for questions.
A motion was made by Commissioner Ahanotu to continue the item to the July
12'' meeting.
Further discussion was held.
Commissioner Ahanotu's motion was withdrawn.
A motion was made by Commissioner Callinan, seconded by Commissioner Kilat
to approve File No. PL2007-022UP with the following condition: No more than 35
vehicles shall be stored at the site. The motion passed with a 2-2 vote. (AYES:
Kilat, Armstrong, Callinan, NOES: Ahanotu, Adams)
Community Development Director, Ron Bendorff gave the staff report. He stated
that Chapter 17.07.020, "Land Use Footnotes/Specific Provisions" contains
provisions to establish standards for the approval, conditional approval or
disapproval of particular uses that typically have unusual site development
features or operating characteristics requiring the establishment of standards to
ensure that the use is designed, located and operated compatibly with uses on
adjoining properties and in the surrounding area. Section 17.07.020.R of the
Code lists provisions which pertain to establishments that feature "On -sale and
Off -sale Liquor'. Mr. Bendorff summarized the contents of this section. The
original intent of these provisions was to ensure that an over concentration of
establishments that offer alcoholic beverage sales is not created anywhere within
City. Further, they were intended to (1) apply to all operations that feature
alcoholic beverage sales in general, which includes beer and wine, and not just to
the sale of "liquor" (i.e. distilled spirits), and (2) restrict alcoholic beverage
consumption to eating establishments where meals are sold for on-site
consumption. To better clarify the City's original intent, Mr. Bendorff offered the
following revisions to Section 17.07.020R:
1. No establishments featuring on -sale or off -sale ligUGF establishments of
alcoholic beverages shall be operated within a residential district. This
restriction shall not apply to special event functions such as neighborhood or
community festivals, provided all necessary city, state and other permits are
secured.
2. No establishments featuring on -sale or off -sale ligUOF establishment of
alcoholic beverages shall be operated within a radius of five hundred from
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Planning Commission Minutes
June 14, 2007
other establishments featuring on -sale or off -sale liquor e6tabl,shMen4 of
alcoholic beverages or any pre-school, elementary, secondary or high school,
public park, playground, recreational center, day care center, or other similar use.
This restriction shall not apply to the following uses:
a. For off -sale of alcoholic beverages, rRetail markets having a minimum of
ten thousand square feet of floor area which devote no more than five percent of
such floor area to the sale, display and storage of alcoholic beverages.
b. For on -sale of alcoholic beverages, rRestaurants which derive a minimum of
fifty-one percent of their gross receipts from the sale of meals for on -premises
consumption; and
c. Special event functions such as neighborhood or community festivals, provided
all necessary city, state and other permits are secured.
Mr. Bendorff further noted that exemptions to the distancing requirements are
allowed in Municipal Code Section 17.07.020.R for retail markets over ten
thousand square feet in size with small alcoholic beverage sales areas,
restaurants that derive most of their gross receipts from the sale of meals, and
special event functions with proper permitting. The second exemption applies to
"sit down" restaurants that offer alcoholic beverages for on -premises consumption
of meals, and was never intended to permit the off -sale of alcohol at such
establishments. The proposed revisions to Municipal Code Section 17.07.020.R
would clarify this intent. It is also important to clarify that retail markets over
10,000 square feet in size may be exempted from the distancing requirements
only for the off -sale of alcoholic beverages. The proposed revisions would clarify
this as well.
Based on the findings of his report, Mr. Bendorff recommended that the Planning
Commission, by motion adopt Planning Commission Resolution No. 2007-17,
Recommending Approval of File No. PL2007-021 MC, proposed amendments to
Section 17.07.020.R of the Rohnert Park Municipal Code regarding on -sale and
off -sale of alcoholic beverages, to the City Council.
Commissioner Kilat was concerned that the requirement for no on -sale or off sale
liquor establishment within five hundred feet of any "pre-school, elementary,
secondary or high school' did not provide wording to include a university or
college level institution as well. It was noted that because students are of age of
at the college level a provision for inclusion was not made.
The Commission was concerned regarding the exemption for restaurants that
derive a minimum of fifty-one percent of their gross receipts from the sale of
"meals" for on -premises consumption. A discussion was held about the intent of
"the sale of meals". It was suggested that clarification be provided to exclude the
potential for 7-11" style dining. A change to the language was agreed upon to
clarify that restaurants exempted from the distancing requirements restaurants
are ones which offer meals for on -premises consumption throughout the hours of
operation.
Art Sweeney from the Department of Public Safety was recognized and answered
a few questions regarding alcohol related activity in Rohnert Park.
A motion was made by Commissioner Ahanotu, seconded by Commissioner
Callinan to adopt Resolution No. 2007-17, recommending approval of File No.
PL2007-021 MC, proposed amendments to Section 17.07.020R of the Rohnert
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June 14, 2007
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hairperson
-Y
ecording Clerk
Park Municipal Code regarding on -sale and off -sale of alcoholic beverages, to the
City Council with the following addition; add to 2.b. For on sale of alcoholic
beverages, restaurants which derive a minimum of fifty-one percent of their gross
receipts from the sale of meals for on -premises consumption throughout the
hours of operation. The motion passed with a 5-0 vote.
Matters From
None
Commissioners
Matters from Planning
Mr. Bendorff reported on the following:
Staff
• The are no items pending for the next (6/28/07) meeting.
• July 12, 2007 meeting: Amendments to Municipal Code regarding
Commercial/residential use — Capital Improvement program budget review
for general plan conformity
• Next Council — Amendments to Municipal Code regarding alcohol
beverage sales.
Adjournment
There being no further business, Chairperson Adams adjourned the meeting at
8:40 PM until Thursday, June 28, 2007 or July 12, 2007
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hairperson
-Y
ecording Clerk