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2018/08/22 Planning Commission Agenda PacketCity of Rohnert Park SPECIAL Planning Commission Meeting AGENDA Wednesday August 22, 2018 6:00 P.M. 130 Avram Avenue, Rohnert Park To Any Member of lite Audience Desidne to Address lire Pinnmim C'ommi'ssion: For public comment on items listed or not listed on the agenda, or on agenda items if unable to speak at the scheduled time, you may do so upon recognition from the Chairperson. PLEASE FILL OUT A SPEAKER CARD PRIOR TO SPEAKING. 1. 2. 3. 4. 5. 6. 7. 8. CALL TO ORDER PLEDGE OF ALLEGIANCE ROLL CALL (Adams Blanquie Borba Giudice Haydon__) DECLARATION OF ABSENTION ACKNOWLEDGEMENT OF POSTING OF AGENDA — Agenda has been posted in three public places: Community Center, Public Safety Building and City Hall. PUBLIC COMMENT - Persons who wish to speak to the Commission regarding an item that is not on the agenda may do so at this time. CONSENT CALENDAR - ADOPTION OF MINUTES 7.1 Approval of the Draft Minutes of the Planning Commission meeting of May 10, 2018 AGENDA ITEMS 8.1 CANCELED: WILL BE RENOTICED — PUBLIC HEARING — ZONING ORDINANCE AMENDMENT AND ZONING MAP AMENDMENT File No. PLRZ18-0001 — City of Rohnert Park - Consideration and recommendation to the City Council for approval of an ordinance making amendments to the Zoning Map to adjust the boundaries of the Downtown District Amenity Zone Overlay (DDAZ) and amendments to the Zoning Ordinance establishing a Form -Based Code Overlay for the Downtown District Amenity Zone (DDAZ) Overlay. 8.2 CANCELED: WILL BE RENOTICED — PUBLIC HEARING — DEVELOPMENT AGREEMENT, FINAL DEVELOPMENT PLAN, CONDITIONAL USE PERMIT(S), AND TENTATIVE MAP File No. PROJ18-0001 — Station Avenue, Laulima Development, LLC. - Consideration of the following applications for an approximately 32 acre site at 6400 State Farm Drive (APN 143-051-072) and 600 Enterprise Drive (APN 143- 051-089): 1. Consideration and recommendation to the City Council for approval of a Development Agreement by and between the City of Rohnert Park and Laulima Development, LLC for development of 32 acres of property. 2. Consideration and recommendation to the City Council approval of a Final Development Plan. 3. Consideration and recommendation to the City Council a Conditional Use Permit for project phasing. 4. Consideration and recommendation to the City Council a Conditional Use Permit for a height extension of the proposed buildings in accordance with Section 17.10.020 of the Zoning Ordinance. 5. Consideration and recommendation to the City Council for approval of a Tentative Map to allow the subdivision of the 32 acres into 14 lots and 10 parcels. The Station Avenue Project located at 6400 State Farm Drive (APN 143-051-072) and 600 Enterprise Drive (APN 143-051-089), on the former State Farm Campus property and the City's Existing Corporation Yard, in the Station Center Planned Development, proposes a mixed use project consisting of 460 residential units, 130,000 square feet (sf) of commercial space, 120,000 square feet (sf) of office space, a 156 room hotel, and a 1.1 acre park, on approximately 32 acres. 8.3 STUDY SESSION - Presentation on the Station Avenue Project and Proposed Downtown Form -Based Code 9. ITEMS FROM THE PLANNING COMMISSION 10. ITEMS FROM THE DEVELOPMENT SERVICES STAFF 11. ADJOURNMENT NOTE: If you challenge the nature of the proposed action in court, you may be limited to raising only those issues you or someone else raised at public hearing(s) described in this Agenda, or in written correspondence delivered to the City of Rohnert Park at, or prior to the public hearing(s). Disabled Accommodation: In compliance with the Americans with Disabilities Act, if you need special assistance to participate in this meeting please call (707) 588-2236. Notification 72 hours in advance of the meeting will enable the city to make reasonable arrangements to ensure accessibility to the meeting. (28 CFR 35.102.35.104 AD Title III) CERTIFICATION OF POSTING OF AGENDA I, Suzie Azevedo, Planner I for the City of Rohnert Park, declare that the foregoing notice and agenda for the August 22, 2018, Special Planning Commission Meeting of the City of Rohnert Park was posted and available for review on August 17, 2018, at Rohnert Park City Hall, 130 Avram Avenue, Rohnert Park, California 94928. The agenda is available on the City of Rohnert Park's web site at www.rpci!y.org. igned this 17th day of August, 2018 at Rohnert Park, California 1 City of Rohnert Park SPECIAL Planning Commission Meeting AGENDA Wednesday August 22, 2018 6:00 P.M. 130 Avram Avenue, Rohnert Park To Any Member of lite Audience Desidne to Address lire Pinnmim C'ommi'ssion: For public comment on items listed or not listed on the agenda, or on agenda items if unable to speak at the scheduled time, you may do so upon recognition from the Chairperson. PLEASE FILL OUT A SPEAKER CARD PRIOR TO SPEAKING. 1. 2. 3. 4. 5. 6. 7. 8. CALL TO ORDER PLEDGE OF ALLEGIANCE ROLL CALL (Adams Blanquie Borba Giudice Haydon__) DECLARATION OF ABSENTION ACKNOWLEDGEMENT OF POSTING OF AGENDA — Agenda has been posted in three public places: Community Center, Public Safety Building and City Hall. PUBLIC COMMENT - Persons who wish to speak to the Commission regarding an item that is not on the agenda may do so at this time. CONSENT CALENDAR - ADOPTION OF MINUTES 7.1 Approval of the Draft Minutes of the Planning Commission meeting of May 10, 2018 AGENDA ITEMS 8.1 CANCELED: WILL BE RENOTICED — PUBLIC HEARING — ZONING ORDINANCE AMENDMENT AND ZONING MAP AMENDMENT File No. PLRZ18-0001 — City of Rohnert Park - Consideration and recommendation to the City Council for approval of an ordinance making amendments to the Zoning Map to adjust the boundaries of the Downtown District Amenity Zone Overlay (DDAZ) and amendments to the Zoning Ordinance establishing a Form -Based Code Overlay for the Downtown District Amenity Zone (DDAZ) Overlay. 8.2 CANCELED: WILL BE RENOTICED — PUBLIC HEARING — DEVELOPMENT AGREEMENT, FINAL DEVELOPMENT PLAN, CONDITIONAL USE PERMIT(S), AND TENTATIVE MAP File No. PROJ18-0001 — Station Avenue, Laulima Development, LLC. - Consideration of the following applications for an approximately 32 acre site at 6400 State Farm Drive (APN 143-051-072) and 600 Enterprise Drive (APN 143- 051-089): 1. Consideration and recommendation to the City Council for approval of a Development Agreement by and between the City of Rohnert Park and Laulima Development, LLC for development of 32 acres of property. 2. Consideration and recommendation to the City Council approval of a Final Development Plan. 3. Consideration and recommendation to the City Council a Conditional Use Permit for project phasing. 4. Consideration and recommendation to the City Council a Conditional Use Permit for a height extension of the proposed buildings in accordance with Section 17.10.020 of the Zoning Ordinance. 5. Consideration and recommendation to the City Council for approval of a Tentative Map to allow the subdivision of the 32 acres into 14 lots and 10 parcels. The Station Avenue Project located at 6400 State Farm Drive (APN 143-051-072) and 600 Enterprise Drive (APN 143-051-089), on the former State Farm Campus property and the City's Existing Corporation Yard, in the Station Center Planned Development, proposes a mixed use project consisting of 460 residential units, 130,000 square feet (sf) of commercial space, 120,000 square feet (sf) of office space, a 156 room hotel, and a 1.1 acre park, on approximately 32 acres. 8.3 STUDY SESSION - Presentation on the Station Avenue Project and Proposed Downtown Form -Based Code 9. ITEMS FROM THE PLANNING COMMISSION 10. ITEMS FROM THE DEVELOPMENT SERVICES STAFF 11. ADJOURNMENT NOTE: If you challenge the nature of the proposed action in court, you may be limited to raising only those issues you or someone else raised at public hearing(s) described in this Agenda, or in written correspondence delivered to the City of Rohnert Park at, or prior to the public hearing(s). Disabled Accommodation: In compliance with the Americans with Disabilities Act, if you need special assistance to participate in this meeting please call (707) 588-2236. Notification 72 hours in advance of the meeting will enable the city to make reasonable arrangements to ensure accessibility to the meeting. (28 CFR 35.102.35.104 AD Title III) CERTIFICATION OF POSTING OF AGENDA I, Suzie Azevedo, Planner I for the City of Rohnert Park, declare that the foregoing notice and agenda for the August 22, 2018, Special Planning Commission Meeting of the City of Rohnert Park was posted and available for review on August 17, 2018, at Rohnert Park City Hall, 130 Avram Avenue, Rohnert Park, California 94928. The agenda is available on the City of Rohnert Park's web site at www.rpci!y.org. igned this 17th day of August, 2018 at Rohnert Park, California 1 City of Rohnert Park SPECIAL Planning Commission Meeting AGENDA Wednesday August 22, 2018 6:00 P.M. 130 Avram Avenue, Rohnert Park To Any Member of lite Audience Desidne to Address lire Pinnmim C'ommi'ssion: For public comment on items listed or not listed on the agenda, or on agenda items if unable to speak at the scheduled time, you may do so upon recognition from the Chairperson. PLEASE FILL OUT A SPEAKER CARD PRIOR TO SPEAKING. 1. 2. 3. 4. 5. 6. 7. 8. CALL TO ORDER PLEDGE OF ALLEGIANCE ROLL CALL (Adams Blanquie Borba Giudice Haydon__) DECLARATION OF ABSENTION ACKNOWLEDGEMENT OF POSTING OF AGENDA — Agenda has been posted in three public places: Community Center, Public Safety Building and City Hall. PUBLIC COMMENT - Persons who wish to speak to the Commission regarding an item that is not on the agenda may do so at this time. CONSENT CALENDAR - ADOPTION OF MINUTES 7.1 Approval of the Draft Minutes of the Planning Commission meeting of May 10, 2018 AGENDA ITEMS 8.1 CANCELED: WILL BE RENOTICED — PUBLIC HEARING — ZONING ORDINANCE AMENDMENT AND ZONING MAP AMENDMENT File No. PLRZ18-0001 — City of Rohnert Park - Consideration and recommendation to the City Council for approval of an ordinance making amendments to the Zoning Map to adjust the boundaries of the Downtown District Amenity Zone Overlay (DDAZ) and amendments to the Zoning Ordinance establishing a Form -Based Code Overlay for the Downtown District Amenity Zone (DDAZ) Overlay. 8.2 CANCELED: WILL BE RENOTICED — PUBLIC HEARING — DEVELOPMENT AGREEMENT, FINAL DEVELOPMENT PLAN, CONDITIONAL USE PERMIT(S), AND TENTATIVE MAP File No. PROJ18-0001 — Station Avenue, Laulima Development, LLC. - Consideration of the following applications for an approximately 32 acre site at 6400 State Farm Drive (APN 143-051-072) and 600 Enterprise Drive (APN 143- 051-089): 1. Consideration and recommendation to the City Council for approval of a Development Agreement by and between the City of Rohnert Park and Laulima Development, LLC for development of 32 acres of property. 2. Consideration and recommendation to the City Council approval of a Final Development Plan. 3. Consideration and recommendation to the City Council a Conditional Use Permit for project phasing. 4. Consideration and recommendation to the City Council a Conditional Use Permit for a height extension of the proposed buildings in accordance with Section 17.10.020 of the Zoning Ordinance. 5. Consideration and recommendation to the City Council for approval of a Tentative Map to allow the subdivision of the 32 acres into 14 lots and 10 parcels. The Station Avenue Project located at 6400 State Farm Drive (APN 143-051-072) and 600 Enterprise Drive (APN 143-051-089), on the former State Farm Campus property and the City's Existing Corporation Yard, in the Station Center Planned Development, proposes a mixed use project consisting of 460 residential units, 130,000 square feet (sf) of commercial space, 120,000 square feet (sf) of office space, a 156 room hotel, and a 1.1 acre park, on approximately 32 acres. 8.3 STUDY SESSION - Presentation on the Station Avenue Project and Proposed Downtown Form -Based Code 9. ITEMS FROM THE PLANNING COMMISSION 10. ITEMS FROM THE DEVELOPMENT SERVICES STAFF 11. ADJOURNMENT NOTE: If you challenge the nature of the proposed action in court, you may be limited to raising only those issues you or someone else raised at public hearing(s) described in this Agenda, or in written correspondence delivered to the City of Rohnert Park at, or prior to the public hearing(s). Disabled Accommodation: In compliance with the Americans with Disabilities Act, if you need special assistance to participate in this meeting please call (707) 588-2236. Notification 72 hours in advance of the meeting will enable the city to make reasonable arrangements to ensure accessibility to the meeting. (28 CFR 35.102.35.104 AD Title III) CERTIFICATION OF POSTING OF AGENDA I, Suzie Azevedo, Planner I for the City of Rohnert Park, declare that the foregoing notice and agenda for the August 22, 2018, Special Planning Commission Meeting of the City of Rohnert Park was posted and available for review on August 17, 2018, at Rohnert Park City Hall, 130 Avram Avenue, Rohnert Park, California 94928. The agenda is available on the City of Rohnert Park's web site at www.rpci!y.org. igned this 17th day of August, 2018 at Rohnert Park, California 1 City of Rohnert Park Planning Commission Report DATE: August 22, 2018 ITEM NO: 8.3 AGENDA TITLE: Study Session: Presentation on the Station Avenue Project and the Downtown Form -Based Code LOCATION: 6400 State Farm Drive, 600 Enterprise Drive, and the entire Downtown District Amenity Zone GP / ZONING: Mixed Use / Station Center Planned Development APPLICANT: David Bouquillon, Laulima Development / City of Rohnert Park RECOMMENDATION Receive presentation on the Station Avenue project and an update on the Downtown Form -Based Code, and provide feedback to staff. BACKGROUND Laulima Development has applied for Final Development Plan approval as well as a tentative map for the former State Farm Campus. The City has concurrently applied for the portion of the Final Development Plan that covers the City's Corporation Yard. The plan contemplates an urban, mixed-use project spread across 32 acres that includes a central square, a `station building,' approximately 460 residential units, approximately 130,000 square feet of retail, approximately 120,000 square feet of office, and a 156 room hotel. On a parallel track, staff has been working with our consultant Opticos, as well as the project applicant to develop a Form Based Code (FBC) for the larger Downtown District Amenity Zone. The FBC will make modest revisions to the Downtown District Amenity Zone borders to better fit property lines, and will codify the design guidelines adopted within the Central Rohnert Park Priority Development Plan in 2016. The FBC will create certainty for property owners and developers, streamline the approval processes for conforming development proposals, and create conditions that will over time enable the development of a high-quality, walkable urban environment. Page 1 CURRENT STATUS AND NEXT STEPS The Planning Commission has conducted a series of study sessions on both the Downtown Form -Based Code and the Station Avenue project. Staff has learned that the applicant intends to modify their Final Development Plan application by moving the residential apartments from the core mixed-use buildings along the planned Station Avenue to the southern half of the site (replacing many of the townhomes that were originally proposed). The program for the site, or the retail / office square footages and number of hotel rooms will remain largely the same as what has been previously studied and discussed. The site design and building architecture are expected to change significantly due to a dramatic reduction in building height anticipated along Station Avenue. The project applicant is still working towards having the majority of the project complete and ready for occupancy in the third quarter of 2020. This completion date is driving an efficient and streamlined approval process. Pending the review of the revisions, entitlements could be completed this fall. Staff and the applicant's team will continue working closely together to achieve the applicant's desired schedule. Once the revised Final Development Plan has been received, staff will schedule additional study sessions and public hearings as appropriate to advance the project. APPROVALS. ( LzjJ2�� 911Z12016 Zach ` i e ; ICP, Planner III Date Jeff avenge , AICP, Planning Manager to Page 2