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2017/06/22 Planning Commission Agenda PacketCR�t�rawer.�� City of Rohnert Park Planning Commission AGENDA Thursday, June 22, 2017 6:00 P.M. 130 Avram Avenue, Rohnert Park To Arra Member of the Audience l]esirinyto rlrlrlress the Plannhtk' Commission: 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 11, 2017 AGENDA ITEMS 8.1 INFORMATIONAL PRESENTATION — REAL ESTATE MARKET TRENDS — Berk Jones 8.2 PUBLIC HEARING — CONDITIONAL USE PERMIT/SITE PLAN AND ARCHITECTURAL REVIEW — File No. PLSU 17-0002 — Steven Scarpa — Consideration of Resolution No. 2017-19, approving a Conditional Use Permit and Site Plan and Architectural Review for a mixed-use, multi -family and retail commercial project located at the northeast corner of East Cotati Avenue and Camino Colegio Avenue (143-340-061 and 158-270-065) Ceqa: This proposal is categorically exempt from the requirements of the California Environmental Quality Act (CEQA) Section 15332 In -Fill Development Project Class 32 (a), (b), (c), (d) and (e). No further action is required pertaining to environmental review. 8.3 MUNICIPAL CODE AMENDMENTS — SHORT TERM RENTALS (CONTINUED FROM THE MAY 25, 2017 PLANNING COMMISSION MEETING) — City of Rohnert Park -File No. PLMC17-0002 — Consideration of Resolution No. 2017-15, considering recommendation to the City Council municipal code amendments to allow and regulate single roof short-term rentals and prohibit whole house short-term vacation rentals. Ceqa: The proposed amendments are not subject to CEQA pursuant to Section 13060(c) (2) (the activity will not result in a direct or reasonable foreseeable indirect physical change to the environment) and 15060(c) (3) (the activity is not a project as defined in Section 15378 of the CEQA Guidelines, because it has no potential for resulting in a physical change to the environment, directly or indirectly). 9. ITEMS FROM THE PLANNING COMMISSION 10. ITEMS FROM THE DEVELOPMENT SERVICE STAFF 11. ADJOURNMENT Appeals of any decisions made tonight must be received by the Planning Division within 10 days and no later than 5: 00 p.m. on July 3, 2017 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, Community Development Assistant for the City of Rohnert Park, declare that the foregoing notice and agenda for the June 22, 2017, Planning Commission Meeting of the City of Rohnert Park was posted and available for review on June 16, 2017, 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.rpeit-y.org. c` Signed this 16th day of June, 2017 at Rohnert Park, California City of Rohnert Park Planning Commission Report DATE: June 22, 2017 ITEM NO: 8.2 SUBJECT: PLSU17-0002 Conditional Use Permit and Site Plan and Architectural Review for Mixed Use Residential and Commercial Project at the Northeast Corner of East Cotati Avenue and Camino Colegio Avenue LOCATION: Northeast Corner of East Cotati Avenue and Camino Colegio Avenue APN 143-340-061 and 158-270-065 REQUEST: Consideration of Resolution No. 2017-19, approving a mixed use project consisting of 31 apartment units and 4,200 square feet of commercial and office space APPLICANT: Steven Scarpa Background This vacant 50,529 square foot (1.16 acre) parcel at the northeast corner of East Cotati Avenue and Camino Colegio Avenue is zoned C -N Neighborhood Commercial. Property to the east and north on Cala Way and Caridad Court are zoned single family and multi -family and developed accordingly. Property to the west across Camino Colegio Avenue is zoned multi -family and neighborhood commercial and developed accordingly. The project site consists of two (2) parcels that will have to be merged if the application is approved. At its meeting of November 10, 2016, the Planning Commission held a hearing on a conditional use Permit and Site Plan and Architectural Review (PLSU2016-0002) for a project consisting of 31 apartment units and 4,550 square feet of commercial space on this property. A motion to approve the project failed with 2 yes votes, 2 no votes and one Commissioner absent. The applicant appealed the application to the City Council but subsequently withdrew the appeal. The new application is by the owner of the property using the same architect and a very similar design. Page 1 Proposal The applicant proposes a mixed use project consisting of 31 multi -family units and 4,200 square feet of commercial and office space. In the C -N Neighborhood Commercial zone a mixed use project requires Conditional Use Approval and Site Plan and Architectural Review. Mixed -Use Project- The C -N Neighborhood Commercial Districts permits retail commercial, service commercial and office uses. Multi -family residential is permitted subject to a Conditional Use Permit and only as part of a mixed use project. This project is a combination of retail commercial, office and multi -family residential and is considered a mixed-use project. Commercial and Office Use- The East Cotati Avenue frontage would be developed with two single -story commercial buildings separated by a patio area. The building would accommodate commercial uses permitted in the C -N Neighborhood Commercial area. The office space would be located on the first floor of the residential building facing East Cotati Avenue with studio units above. The office use would be ideal for someone who wanted to live in one of the multi- family units and have an office in the same building. Parking for the commercial and office use would be located between the two buildings with access from Camino Colegio Avenue. Multi -Family Units- The 31 multi -family units will be located along the Camino Colegio frontage of the property with access to the parking from Cala Way. The ground floor will consist of eight (8) one (1) bedroom units and five (5) studio units. On the second floor will be eight (8) one bedroom units and ten (10) studio units. The one (1) bedroom units will be 665 square feet and the studio units will be 375 square feet. Each ground floor unit will have a private patio and the second floor units will have private balconies. There is also common open space in front of some of the buildings the patio between the commercial buildings and along the east property line. Total open space conforms to the requirement of 200 square feet per unit for a mixed use project. Property Setbacks- Fifteen (15) foot landscaped setbacks are provided along each of the three (3) street frontages. The setback between the project buildings and the rear property line of homes on Caridad Court backing up to the project is ten feet. There is a difference in grade between the homes to the rear and the subject property. The subject property is lower than the homes to the rear. A six (6) foot high masonry wall will be provided separating the subject property from the homes to the rear. This will serve both as a privacy separation and reduce noise between the project and the adjacent single-family homes. There will also be a retaining wall along a portion of the Calla Way frontage of the property because of the differences in grade on the property. Pam- A total of 52 on-site parking spaces will be provided. The project would also indent the curb on Camino Colegio Avenue to provide an additional nine (9) parking spaces on the Camino Colegio Avenue frontage of the property for a total of 61 spaces. The parking spaces on Camino Colegio have been recessed so as not to obstruct the bike path on the street. Page 2 The commercial and office area is considered a shopping center and the parking requirement is one (1) space per 300 square feet. Based on a total of 4,200 square footage of office and commercial use, the required commercial/office parking is 14 spaces. The multi -family requirement is 39 spaces based on one (1) space per unit (3 1) plus eight (8) guest spaces for a total of 39 spaces. Total required parking for the development is 54 spaces (15 commercial plus 39 multi -family) which is one (1) more the 53 on-site spaces. This does not include the nine (9) on -street spaces. Because of the narrow property frontage on East Cotati Avenue access would not work from that street so access is from Camino Colegio and Cala Way. Six (6) handicap stalls will be provided for both the commercial and multi -family uses. This exceeds the requirement of one (1) handicap stall for every 25 parking spaces. Each parking lot will have a covered refuse enclosure, one for the apartment residents and one for the commercial use. Building_Elevations- The building will have a contemporary appearance. Building materials will consist of a concrete base and walls consisting of hardie siding and stucco. Painted metal awnings will be placed over many of the windows facing the streets and doors for both the commercial and residential buildings. The two commercial buildings facing East Cotati Avenue will be 18 feet high and the remainder of the buildings on the site will be 25 feet high. The patio area between the two commercial buildings will be partially covered with a metal trellis structure. In place of fences or walls, planter boxes will encircle the patios and balconies to define their area for the residents (Exhibit E). Building colors will be in the gray tones (Exhibits A & B). The refuse enclosure will consist of concrete masonry walls with metal roofing and metal gates. There will be two (2) refuse enclosures, one in each parking lot on the rear property line (Exhibit F). The refuse enclosures will be painted to match the buildings. Landscaping- There are a number of large trees along the Camino Colegio Avenue frontage of the property. These have been inspected by the City arborist and has been recommended for removal. They are in danger of falling because of the large size and maturity. Recently a large branch from one of the trees fell into the vacant property and not the street. A combination of trees; shrubs and groundcover will be planted on-site (Exhibit H). Drought tolerant plants will be used. Evergreen trees will be planted along the easterly property line to produce screening for the adjacent single-family homes. Trees will be planted in the parking areas to conform to the city requirement of one (1) tree for every four (4) parking spaces. 5r. Wia,g_e- The potential location of wall signs on the commercial building and the front of the first floor office area is shown on the building elevations (Exhibit F). They are also proposing three (3) monument signs. One would be located at the corner of Camino Calegio and Cala Way for the apartment building and two at the corner of Camino Colegio and East Cotati for the commercial building (Exhibit F). The sign section of the Zoning Ordinance permits one monument sign for each street frontage. Therefore, they can have the monument sign at the corner of Camino Colegio and Cala Way for the apartment units and a single monument sign at the along the East Cotati frontage for the commercial buildings. The monument signs would have a low masonry base to match the building and a concrete frame enclosing panels with raised metal letters. Total height would be four (4) feet. Indirect lighting would be provided from the Page 3 surrounding planter. Signs will require Sign Review approval prior to installation and the site plan can be revised at that time to eliminate the extra sign on the Camino Colegio frontage. Parking Study- A traffic study of the project was prepared by W -Trans (See Attachment 2). The Study included a shared parking demand excluding one parking space for each residential unit. Shared parking demand assumes that different land uses often experience peak parking demand at different times. The survey takes into account customers and employees who may walk to work and those who may take public transportation. This includes customers and employees who may live in the adjacent residential units on-site. Regarding parking demand for the commercial spaces, the survey concludes that "on weekdays and weekends, the peak parking demand for residential and commercial is at 7:00 p.m. with a demand of 60 spaces." The proposed project will be providing 61 new parking spaces including the nine (9) on -street recessed spaces on Camino Colegio. It should be noted that these nine (9) spaces could not be accommodated without recessing them because of the existing bike lane on Camino Colegio. Based on the shared parking analysis, the project as proposed is expected to experience a peak parking demand for 54 spaces. With a planned supply of 61 spaces, the parking supply will be sufficient to meet peak parking demand. Staff Analysis This will be the first mixed-use project in this area of Rohnert Park. The only other mixed-use development is on City Center Drive. This is a good location for a mixed-use project close to the SMART station and Sonoma State University. The site is within walking distance of both destinations. This project is unique in that there are both commercial and residential uses in the same building. The design of the site provides for the privacy of the residents while still providing a commercial component that is compatible with the commercial character of East Cotati in the vicinity. Because of their small size and close location to SSU the units may be attractive to university students. It is a short walk or trip by bicycle to SSU and the SMART station. There are also commercial uses in the vicinity that would be used by students. The developer has attempted to protect the privacy of the homes that back up to the project by proposing a six (6) foot high masonry wall to replace the dilapidated wood fences and planting trees to screen the building. There is also a difference in elevation between the two properties with the subject property being lower than the adjacent homes. This results in the second floor window of the units being less intrusive to the adjacent properties. There are also extensive trees in the rear yards of those homes that will help screen the project. The attached parking study concludes that the 61 parking spaces, including the nine (9) new on - street spaces created, will be adequate to serve the project with minimal impact on the surrounding residential area. This is somewhat dependent on the type of commercial uses that occupy the two (2) commercial buildings on the East Cotati frontage of the property. Page 4 During the November 10, 2016 Planning Commission meeting on the previous proposal for this site a number of concerns were raised by the Planning Commission. • The Commission asked about access from East Cotati. Staff replied that the frontage on East Cotati is fairly narrow to support a driveway. Also, East Cotati is a major arterial and the Engineering department would not approve ingress and egress access on East Cotati. The Commission had concerns regarding parking and felt that college students would be attracted to the studio/one bedroom units and that would result in more than one (1) vehicle per unit. The Zoning Ordinance requires parking and guest parking based on the number of units. The proposal exceeds the parking requirement. • The Commission was concerned regarding the refuse enclosures being adjacent to the single-family homes at the rear of the project. In this project both refuse enclosures have been relocated further away from the east property line. In this project both refuse enclosures have been relocated further away from the east property line. The enclosure for the commercial/office use is fifteen (1 S) feet from the east property line and the refuse enclosure for the residential units is approximately 60 feet from the east property line. Environmental Determination This proposal is categorically exempt from the requirements of the California Environmental Quality Act (CEQA) Section 15332 In -Fill Development Project Class 32 (a), (b), (c), (d) and (e). No further action is required pertaining to environmental review. Public Notification A public hearing notice denoting the time, date, and location of this hearing was published in the Press Democrat for the June 22, 2017 Planning Commission meeting. Recommended Planning Commission Action Based on the above analysis, staff recommends that the Commission adopt Resolution 2017-xx approving the Conditional Use Permit and Site Plan and Architectural Review for the mixed -use project at the corner of East Cotati Avenue and Camino Colegio Avenue. Attachments: 1. Resolution No. 2017-19 2. Parking Study Exhibit A Cover Sheet Exhibit B Perspective Page 5 APPROVALS: W Exhibit C Site Plan Exhibit D Upper and Lower Floor Plan Exhibit E Studio and One Bedroom Floor Plans and Patio Detail Exhibit F Commercial Building Elevation, Trash Enclosure and Monument Sign Exhibit G Elevations of Offices and Residential Building Exhibit H Concept Landscape Plan f" t )`- " Technical Advisor , Planning Manager Page 6 (i ' % Date Dat PLANNING COMMMISSION RESOLUTION NO. 2017-19 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF ROHNERT PARK, CALIFORNIA, APPROVING A CONDITIONAL USE PERMIT AND SITE PLAN AND ARCHITECTURAL REVIEW FOR MIXED-USE MULTI -FAMILY AND RETAIL COMMERCIAL PROJECT LOCATED AT THE NORTHEAST CORNER OF EAST COTATI AVENUE AND CAMINO COLEGIO AVENUE (143-340-061 AND 158-270-065) WHEREAS, the applicant, Steven Scarpa, filed Planning Application No. PLSU17-0002 for a Conditional Use Permit and Site Plan and Architectural Review to allow a mixed-use multi- family and retail commercial project at the northwest corner of East Cotati Avenue and Camino Colegio Avenue (APN 143-340-061 and 158-270-065), in accordance with the City of Rohnert Park Municipal Code; WHEREAS, Planning Application No. PLSU17-0002 was processed in the time and manner prescribed by State and local law; WHEREAS, on June 22, 2017 the Planning Commission reviewed Planning Application No. PLSU17-0002 during a scheduled public meeting at which time interested persons had an opportunity to testify either in support of or opposition to the project; and, WHEREAS, at the June 22, 2017, Planning Commission meeting, upon hearing and considering all testimony and arguments, if any, of all persons desiring to be heard, the Commission considered all the facts relating to Planning Application No. PLSU17-0002; NOW, THEREFORE, THE PLANNING COMMISSION OF THE CITY OF ROHNERT PARK DOES RESOLVE, DETERMINE AND ORDER AS FOLLOWS: Section 1. That the above recitations are true and correct. Section 2. Factors Considered. The Planning Commission, in approving Planning Application No. PLSU17-0002 makes the following factors, to wit: A. That the developments general appearance is compatible with existing development and enhances the surrounding neighborhood. Criteria Satisfied. The proposed development is compatible with surrounding commercial and multi -family development. The design of the project will provide a contemporary element in the area and will complement and enhance the existing architecture in the area. The height and scale is consistent with the C -N Neighborhood Commercial District. B. That the development incorporates a variation from adjacent on-site and off-site structures in height, bulk, and area; arrangement on the parcel; openings or breaks in the fagade facing the street; and/or the line and pitch of the roof. Criteria Satisfied. The building elevations have deep recesses and major articulation in the building walls and the roof line reducing the bulk of the structures. The apartment units will have individual patios enclosed by attractive planter containers. Extensive tree planting will be included in the landscaped areas. An attractive outdoor patio is located between the commercial structures on East Cotati Avenue. The development will include attractive improvements on the street frontages. C. That the development will be located and oriented in such a manner so as to provide pedestrian, bicycle and vehicular connections with adjacent properties, as appropriate, and avoids indiscriminate location and orientation. Criteria Satisfied. The development is located within walking distance of the SMART station, Sonoma State University and a wide variety of shopping options. Bike lanes are provided on East Cotati Avenue and on Camino Colegio Avenue. There is also a bike and pedestrian path along the SMART tracks leading to other designations in the city. D. That the proposed location of the conditional use is consistent with the objectives of the zoning ordinance and the purposes of the district in which the site is located. Criteria Satisfied. The proposed development will be harmonious with surrounding residential and commercial development. The development will provide housing opportunities for nearby university students and residents seeking smaller units in a location close to public transportation. The project enhances the appearance of the city with quality design and landscaping. E That the proposed location of the conditional use and the conditions under which it would be operated or maintained will not be detrimental to the public health, safety, or welfare, or materially injurious to properties or improvements in the vicinity, and that the operation and maintenance of the conditional use will be compatible with surrounding uses. Criteria Satisfied. As a mixed use project including multi -family and commercial uses, the project will be compatible with surrounding commercial and residential uses. The developer has designed the project to protect adjacent single-family homes from any adverse impact from the development. The proposal conforms to the parking and setback requirements for the proposed uses. F. The proposed conditional use will comply with each of the applicable provisions of this title. Criteria Satisfied. This development will conform to the requirements of the C -N Neighborhood Zoning District including building setbacks, parking, open space and building design. Section 3. Environmental Clearance. This proposal is categorically exempt from the requirements of the California Environmental Quality Act (CEQA) Section 15332 In -Fill Development Project Class 32 (a), (b), (c), (d) and (e). No further action is required pertaining to environmental review. NOW THEREFORE BE IT RESOLVED, that the Planning Commission does hereby approve Planning Application No. PLSU17-0002 subject to the following conditions: 1. The Conditional Use and Site Plan and Architectural Review approval shall expire one year from the Planning Commission approval date, unless prior to the expiration a building permit is issued and construction is commenced and diligently pursued toward completion. 2. The Project is approved as shown in Exhibits A through H except as conditioned or modified below. 3. Bicycle racks shall be provided adjacent to the access for the commercial tenants and for the residential tenants for both short term and long term bike storage, details subject to Development Services staff approval. 4. Plans submitted for a building permit shall indicate accessible units. 5. Electrical Vehicle parking shall be provided as required by the Building Code. 6. A storm water determination form shall be submitted. 7. Prior to issuance of a building permit the two parcels shall be merged into a single parcel. 8. The project will require deferred permits for the Fire Sprinkler System, Fire Alarm System and hood a duct fixed extinguishing system. The permit applications and fees shall be submitted to the City of Rohnert Park Fire division prior to any construction is started on any of these systems. 9. Key access shall be provided to the interior of businesses, including utility shut-off placed in Fire Department lock box. Provide a new lock box as required (during site inspection). 10. Fire extinguishers shall be installed per the Fire Code. 11. Fire lanes/marking shall be reviewed during Fire Division construction inspections. 12. Illuminated exit signs shall be provided at all exits. 13. Illuminated address signs shall be provided details subject to approval of the Fire Division. 14. The adequacy of the existing fire hydrants will be verified as the project develops. 15. Operation permits: Place of Assembly may be required prior to occupancy. 16. All electrical panels and roof access ladders shall be located in a mechanical room or enclosure. 17. The applicant shall retain the existing trees along the east property line located on the adjacent residential properties. 18. The retaining wall along the Cala Way frontage shall be the same color as the apartment building. 19. The masonry wall shall be installed along the east property line shall be six (6) feet in height unless a shorter wall is requested by the adjacent property owners. The color of the wall shall match the building color. BE IT FURTHER RESOLVED that said action shall not be deemed final until the appeal period has expired and that the appeal period shall be ten (10) working days from the date of said action. No building permits shall be issued until the appeal period has expired, providing there are no appeals. DULY AND REGULARLY ADOPTED on this 22nd day of June, 2017 by the City of Rohnert Park Planning Commission by the following vote: ADAMS Attest: AYES: NOES: BLANQUIE ABSENT: ABSTAIN: BORBA GIUDICE HAYDON Susan Haydon, Chairperson, Rohnert Park Planning Commission Susan Azevedo, Recording Secretary May 26, 2017 TIWAmTrans Mr. Norm Weisbrod City of Rohnert Park 130 Avram Avenue Rohnert Park, CA 94928 Vintage Pointe III Project Parking Study Dear Mr. Weisbrod, As requested, W -Trans has prepared a parking analysis relative to the proposed mixed-use project to be located at 1445 East Cotati Avenue in the City of Rohnert Park. The purpose of this letter is to determine the number of parking spaces the proposed project would require to meet projected parking demands. Project Description The proposed project would allow construction of 31 residential apartment units, 2,715 square feet of commercial space and 1,485 square feet of office space on a currently vacant lot. The project plans show a supply of 61 parking spaces including 52 off-street spaces and nine on -street spaces along Camino Colegio. Based on the proposed site plan, there are 25 off-street spaces reserved for residents and 27 off-street spaces and nine on -street spaces bordering the project site on Camino Callegio to be shared among all uses. The proposed project would be accessed via two driveways; the residential portion of the site would primarily be accessed via a new driveway on Cala Way while the commercial side would be accessed at a new driveway on Camino Collegio. City Requirements The City's off-street parking supply requirements are included in Chapter 17.16 of the City's Municipal Code, "Off -Street Parking Requirements." Multi -family residential land uses require one space per studio, one space per one bedroom unit, and one guest space for every four units. The proposed 1,485 square feet of office space would require one space per 200 square feet and the 2,715 square feet of planned commercial uses would require one space per 300 square feet of floor space. With the City's rates applied, the proposed project would be required to provide 54 off-street parking spaces. Land Use Units I Rate Required I Spaces Required Multifamily Residential 15 studios 1.0 per studio; 161-bdrm 1.0 per 1 bdrm; 39 + 1.0 guest space per 4 units Office 1,485 sf 1.0 per 250 sf 6 Commercial Shopping Center 2,715 sf 1.0 per 300 sf 9 Seethe discussion below Total Parking Required 154 54 ULI Shared Parking Demand* I Notes: du = dwelling unit; sf = square feet; *Discussion provided in the following section Although the proposed project would provide sufficient parking to meet the City's requirements, additional analysis was conducted to ensure that the supply would be sufficient to meet the anticipated peak parking demand generated by the various land uses on-site. 490 Mendocino Avenue, Suite 201 Santa Rosa, CA 95401 707 542 9500 w-trans.com SANTA ROSA • OAKLAND • SAN JOSE Mr. Norm Weisbrod Page 2 May 26, 2017 Shared Parking Demand Parking demand for new development is typically projected using empirically -derived rates established by organizations such as the Institute of Transportation Engineers (ITE) and the Urban Land Institute (ULI). In many cases, a determination of parking adequacy is gauged solely on whether or not a project meets the supply required by the jurisdiction's zoning code, rather than by assessing the actual projected demand. The use of standardized, single -use parking demand rates does not consider the potential for "shared parking." The concept of shared parking is based on the fact that different land uses often experience peak parking demand at different times, be it by time of day or even month of the year. Without taking shared parking demand into consideration, an oversupply of parking can result, adversely affecting the goals of this project to avoid expanses of empty asphalt. A parking demand methodology that considers "shared parking" principles can significantly improve the accuracy of determining actual parking demand. The ULI publication Shared Parking, 2nd Edition, 2006, includes state -of -the -practice methodologies for determining parking demand based on the various components of a specific project. The ULI shared parking methodology focuses on temporal data, determining when the overall peak demand for various land uses occurs, including what time of day, whether it is a weekday or weekend, and what month of the year. The recommended parking supply is then tied to that maximum demand period. The ULI model considers the proposed mix of land uses, including quantities of each type of use. Based on application of shared parking concepts, the demand for each component of the development was estimated using time -of -day distributions. Because parking spaces for the housing units would be reserved, one space per unit was assigned, and therefore not included in the shared supply. The ULI's Share Parking Model takes into account mode adjustment and non -captive ratios. Mode adjustment is the estimated number of residents or visitors who access the site using a mode of transportation other than a private automobile, such as biking, walking, and transit. The model can also apply a non -captive ratio, which is the number of people who would travel from outside of the site to the various land uses. Since this is a mixed- use project, it is reasonable to assume that some parking demand may be reduced as people park once and then visit multiple land uses. For example, a resident may visit the coffee shop or shop at the retail stores, which would not require an additional parking spot for each use. The model starts by assuming that 100 percent of people accessing the site travel by a private automobile and are traveling from outside the site. Deductions are applied based on commuting behaviors, land uses, and regional knowledge of the area being studied. For the residential and office land uses, as well as employees of the commercial uses, mode adjustments were determined from the US Census 2014 American Community Survey (ACS) for commuting patterns for Census Tract 1513.10, which is where the proposed project is located. This data showed that approximately 17 percent of residents living in this Census Tract travel to and from work by non -private automobiles and eight percent carpool. Since carpooling still requires parking for approximately half the number who participate, four percent was included in the mode adjustment. The mode adjustment was therefore reduced by 21 percent, which equates to a mode adjustment of 79 percent remaining after the deduction. Although employees could be drawn from the residents of the site or nearby area, it was conservatively assumed that 100 percent of employees of all the commercial land uses would be from outside of the site; this equates to a 100 percent non - captive ratio. The mode adjustment applied to the retail land use was based on the City's General Plan projections for 2040 for non -private automobile travel. The City projects that by 2040, with the SMART train operating, eight percent of people will use alternative modes as their primary method of travel. This would result in a mode adjustment of 92 percent. Additionally, it was assumed that some visitors of the retail shops would be from within the site, so a 10 percent deduction to the non -captive ratio was applied resulting in the assumption that 90 percent of visitors would travel to the retail stores from outside of the project site. Mr. Norm Weisbrod Page 3 May 26, 2017 Table 2 summarizes the mode adjustments and non -captive ratio deductions applied to the parking demand to achieve the total estimated parking demand. Land Use Weekday Weekend Mode Adjustment Non -Captive Mode Adjustment Non -Captive Residential 79% - 79% - Office 79% 100% N/A N/A Retail 92% 90% 92% 90% In addition to mode adjustment and internal capture rates, the shared parking model applies hourly and peak month factors to determine the time -of -day demand. The peak month for the proposed project, based on the Shared Parking Model's calculations, is anticipated to be December. With the mode adjustment, non -captive ratio, time -of -day, and peak month factors applied, the hourly parking demands generated by each component of the project for weekdays and weekends were derived. Weekday Parking Demand • Time of Day: The deductions described above were applied to derive the total estimated parking demand for each land use, as shown in Graph 1. • Cumulative: Upon adding all of the parking demands together, the peak projected demand is expected to occur at 7:00 p.m. on a weekday with a demand of 54 spaces. The Weekday Cumulative parking demand is depicted in Graph 2. Graph 1 — Weekday Parking Demand by Land Use 14 12 10 8 6 4 2 0 — —, Q Q Q Q Q Q n a a a a d a a a a n a Q V7 r\ 00 01 O H N rl N M a Vl lD r� 00 01 O �'-� N Retail Retail Employee Residential, Shared Spaces Residential Guest Office Employee Graph 2 — Weekday Cumulative Parking Demand 60 50 40 30 20 10 0 ¢ ¢ ¢ a a a a a a 10 00 O N N V 0 00 O N Residential Reserved Residential, Shared Spaces Residential Guest it Retail Ga Retail Employee Office Employee Mr. Norm Weisbrod Page 4 Weekend Parking Demand May 26, 2017 • Time of Day: The demand by time -of -day was estimated for a weekend day, as shown in Graph 3. • Cumulative: The projected peak parking demand for the site is expected to occur on weekend evenings at 7:00 p.m., when a total of 54 parking spaces are expected to be needed. The Weekend Cumulative parking demand is depicted in Graph 4. Graph 3 - Weekend Parking Demand by Land Use 18 — 16 14 N., _701�7 12 10 8 6 4 2 0 i i 2 2 i i i i i i i i i i i� i i 2 l0 n O Ol O ei N N N M Q 1l1 l0 n W Ol O N N N N N rl rl N Retail Retail Employee Residential, Shared Spaces Residential Guest Graph 4 — Weekend Cumulative Parking Demand 60 50 40 30 - 20 I 10 0 ¢ ¢ ¢ ¢ ¢ ¢ o_ o_ a o_ o_ a a a a a o_ o_ ¢ 10 r\ W T O � N— N M S V1 �o r�l CO M O N Residential Reserved - Residential, Shared Spaces Residential Guest w Retail at Retail Employee With plans to provide 61 spaces, the proposed supply is expected to be adequate to meet, and in fact exceed, the anticipated demand. Conclusions and Recommendations • The City of Rohnert Park's Municipal Code would require the proposed project to provide 54 parking spaces. The proposed project includes a planned supply of 61 parking spaces, including 52 spaces on-site and nine on the street, which would meet the City's requirements and provide a surplus of seven spaces. • Based on the shared parking analysis, the project as proposed is expected to experience a peak parking demand for 54 spaces. With a planned supply of 61 spaces, the parking supply would be sufficient to meet peak parking demand and provide excess parking that could offset other unserved demand in the area. • Peak demand would be expected to occur at 7 p.m. on weekdays and weekends, which is when the nine off- street spaces would most likely be occupied by visitors to the commercial uses or residential guests. All projected parking demand could be accommodated by the planned 52 off-street spaces by 9:00 p.m. on weekdays and weekends. Mr. Norm Weisbrod Page 5 May 26, 2017 We hope this information is useful to you and City staff in addressing the adequacy of the proposed parking supply. Please call if you have any questions. Sincerely, Shannon Baker Assistant Planner Dalene I Whitlock, PE, PTOE Principal DJW/scb/RPA072-1.L1 May 30, 2017 Mr. Norm Weisbrod City of Rohnert Park 130 Avram Avenue Rohnert Park, CA 94928 T%WA=Trans Vintage Pointe iii Project Parking Study Dear Mr. Weisbrod, RECoL.aV'ED JUN 0 5 2011 CITY OF R011 -INERT PARK As requested, W -Trans has prepared a parking analysis relative to the proposed mixed-use project to be located at 1445 East Cotati Avenue in the City of Rohnert Park. The purpose of this letter is to determine the number of parking spaces the proposed project would require to meet projected parking demands. Project Description The proposed project would allow construction of 31 residential apartment units, 2,715 square feet of commercial space and 1,485 square feet of office space on a currently vacant lot. The project plans show a supply of 61 parking spaces including 52 off-street spaces and nine on -street spaces along Camino Colegio. Based on the proposed site plan, there are 25 off-street spaces reserved for residents and 27 off-street spaces and nine on -street spaces bordering the project site on Camino Colegio to be shared among all uses. The proposed project would be accessed via two driveways; the residential portion of the site would primarily be accessed via a new driveway on Cala Way while the commercial side would be accessed at a new driveway on Camino Colegio. City Requirements The City's off-street parking supply requirements are included in Chapter 17.16 of the City's Municipal Code, "Off - Street Parking Requirements." Multi -family residential land uses require one space per studio, one space per one bedroom unit, and one guest space for every four units. The proposed 1,485 square feet of office space would require one space per 200 square feet and the 2,715 square feet of planned commercial uses would require one space per 300 square feet of floor space. With the City's rates applied, the proposed project would be required to provide 54 off-street parking spaces. Land Use Multifamily Residential Office Commercial Shopping Center Total Parking Required ULI Shared Parking Demand* Units Rate Required i Spaces Required 15 studios 1.0 per studio; 16 1-bdrm 1.0 per 1 bdrm; 39 + 1.0 guest space per 4 units 1,485 sf 1.0 per 250 sf 6 2,715 sf 1.0 per 300 sf 9 - 1' 1 54 See the discussion below Notes: du = dwelling unit; sf = square feet; *Discussion provided in the following section 54 Although the proposed project would provide sufficient parking to meet the City's requirements, additional analysis was conducted to ensure that the supply would be sufficient to meet the anticipated peak parking demand generated by the various land uses on-site. 490 Mendocino Avenue, Suite 201 Santa Rosa, CA 95401 707.542.9500 w-trans.com SANTA ROSA • OAKLAND • SAN JOSE Mr. Norm Weisbrod Page 2 May 30, 2017 Shared Parking Demand Parking demand for new development is typically projected using empirically -derived rates established by organizations such as the Institute of Transportation Engineers (ITE) and the Urban Land Institute (ULI). In many cases, a determination of parking adequacy is gauged solely on whether or nota project meets the supply required by the jurisdiction's zoning code, rather than by assessing the actual projected demand. The use of standardized, single -use parking demand rates does not consider the potential for "shared parking." The concept of shared parking is based on the fact that different land uses often experience peak parking demand at different times, be it by time of day or even month of the year. Without taking shared parking demand into consideration, an oversupply of parking can result, adversely affecting the goals of this project to avoid expanses of empty asphalt. A parking demand methodology that considers "shared parking" principles can significantly improve the accuracy of determining actual parking demand. The ULI publication Shared Parking, 2nd Edition, 2006, includes state -of - the -practice methodologies for determining parking demand based on the various components of a specific project. The ULI shared parking methodology focuses on temporal data, determining when the overall peak demand for various land uses occurs, including what time of day, whether it is a weekday or weekend, and what month of the year. The recommended parking supply is then tied to that maximum demand period. The ULI model considers the proposed mix of land uses, including quantities of each type of use. Based on application of shared parking concepts, the demand for each component of the development was estimated using time -of -day distributions. Because parking spaces for the housing units would be reserved, one space per unit was assigned, and therefore not included in the shared supply. The ULi's Share Parking Model takes into account mode adjustment and non -captive ratios. Mode adjustment is the estimated number of residents or visitors who access the site using a mode of transportation other than a private automobile, such as biking, walking, and transit. The model can also apply a non -captive ratio, which is the number of people who would travel from outside of the site to the various land uses. Since this is a mixed-use project, it is reasonable to assume that some parking demand may be reduced as people park once and then visit multiple land uses. For example, a resident may visit the coffee shop or shop at the retail stores, which would not require an additional parking spot for each use. The model starts by assuming that 100 percent of people accessing the site travel by a private automobile and are traveling from outside the site. Deductions are applied based on commuting behaviors, land uses, and regional knowledge of the area being studied. For the residential and office land uses, as well as employees of the commercial uses, mode adjustments were determined from the US Census 2014 American Community Survey (ACS) for commuting patterns for Census Tract 1513.10, which is where the proposed project is located. This data showed that approximately 17 percent of residents living in this Census Tract travel to and from work by non -private automobiles and eight percent carpool. Since carpooling still requires parking for approximately half the number who participate, four percent was included in the mode adjustment. The mode adjustment was therefore reduced by 21 percent, which equates to a mode adjustment of 79 percent remaining after the deduction. Although employees could be drawn from the residents of the site or nearby area, it was conservatively assumed that 100 percent of employees of all the commercial land uses would be from outside of the site; this equates to a 100 percent non -captive ratio. The mode adjustment applied to the retail land use was based on the City's General Plan projections for 2040 for non -private automobile travel. The City projects that by 2040, with the SMART train operating, eight percent of people will use alternative modes as their primary method of travel. This would result in a mode adjustment of 92 percent. Additionally, it was assumed that some visitors of the retail shops would be from within the site, so a 10 percent deduction to the non -captive ratio was applied resulting in the assumption that 90 percent of visitors would travel to the retail stores from outside of the project site. Mr. Norm Weisbrod Page 3 May 30, 2017 Table 2 summarizes the mode adjustments and non -captive ratio deductions applied to the parking demand to achieve the total estimated parking demand. Table 2 - Peak Shared Demand Assumptions Land Use Weekday Weekend Mode Adjustment Non -Captive Mode Adjustment Non -Captive Residential 79% - 79% Office 79% 100% N/A N/A Retail 92% 90% 92% 90% In addition to mode adjustment and internal capture rates, the shared parking model applies hourly and peak month factors to determine the time -of -day demand. The peak month for the proposed project, based on the Shared Parking Model's calculations, is anticipated to be December. With the mode adjustment, non -captive ratio, time -of -day, and peak month factors applied, the hourly parking demands generated by each component of the project for weekdays and weekends were derived. Weekday Parking Demand a Time of Day: The deductions described above were applied to derive the total estimated parking demand for each land use, as shown in Graph 1. Cumulative: Upon adding all of the parking demands together, the peak projected demand is expected to occur at 7:00 p.m. on a weekday with a demand of 54 spaces. The Weekday Cumulative parking demand is depicted in Graph 2. Graph 1 - Weekday Parking Demand by Land Use Graph 2 - Weekday Cumulative Parking Demand 14 12 10 8 6 4 2 0 ¢¢ ¢¢¢¢ a a a o 0 o a o a o 0 0¢ lD n 00 01 O r t N N N M V Ln ko n 00 Cil O 'i N N N N '1 e4 r1 —Retail —Retail Employee Residential, Shared Spaces Residential Guest Office Employee 60 5040 Y } 30 20 10 0 ¢ ¢ ¢ a aL aL aL aL a_ ¢ %0 00 O N N � 0 00 O N Residential Reserved Residential, Shared Spaces Residential Guest u Retail m Retail Employee Office Employee Mr. Norm Weisbrod Page 4 Weekend Parking Demand May 30, 2017 • Time of Day: The demand by time -of -day was estimated for a weekend day, as shown in Graph 3. • Cumulative: The projected peak parking demand for the site is expected to occur on weekend evenings at 7:00 p.m., when a total of 54 parking spaces are expected to be needed. The Weekend Cumulative parking demand is depicted in Graph 4. Graph 3 - Weekend Parking Demand by Land Use 18 16 14 12 10 8 6 4 2 0 Q¢¢¢¢¢ a a a a D. a a a a a a M a l0 n 00 Q1 O H N .i N m-* Ln lD n O al O .1 N Graph 4 - Weekend Cumulative Parking Demand 60 50 40 30 20 10 0 Q¢¢¢ Q¢ o 0 0 o a o 0 0 0 0 0 0 ID r` CO O) O 7 N .-- N m [t V1 �O r` W ON O N Retail Retail Employee Residential Reserved Residential, Shared Spaces Residential, Shared Spaces Residential Guest Retail Residential Guest Retail Employee With plans to provide 61 spaces, the proposed supply is expected to be adequate to meet, and in fact exceed, the anticipated demand. Conclusions and Recommendations • The City of Rohnert Park's Municipal Code would require the proposed project to provide 54 parking spaces. The proposed project includes a planned supply of 61 parking spaces, including 52 spaces on-site and nine on the street, which would meet the City's requirements and provide a surplus of seven spaces. • Based on the shared parking analysis, the project as proposed is expected to experience a peak parking demand for 54 spaces. With a planned supply of 61 spaces, the parking supply would be sufficient to meet peak parking demand and provide excess parking that could offset other unserved demand in the area. • Peak demand would be expected to occur at 7 p.m. on weekdays and weekends, which is when the nine off- street spaces would most likely be occupied by visitors to the commercial uses or residential guests. All projected parking demand could be accommodated by the planned 52 off-street spaces by 9:00 p.m. on weekdays and weekends. Mr. Norm Weisbrod Page 5 May 30, 2017 We hope this information is useful to you and City staff in addressing the adequacy of the proposed parking supply. Please call if you have any questions. Sincerely, Shannon Baker Assistant Planner �FESS/p, -.� 00- C� a 0 pDalene I Whi loc , PE, PTOE TROO1552 Principal * > DJW/scb/RPA072-1.L1AFf DF` CALIFd �W-Trans April 19, 2017 Mr. Norm Weisbrod City of Rohnert Park 130 Avram Avenue Rohnert Park, CA 94928 Proposal to Prepare an Updated Parking Study for the Vintage Point III Project Dear Mr. Weisbrod: W -Trans is pleased to provide this proposal to evaluate potential parking needs associated with the Vintage Point III to be located at 1445 East Cotati Avenue in the City of Rohnert Park. As you know, we prepared similar information for another project previously proposed for the same site, and the following scope of services builds on that work as well as our experience with numerous other traffic studies for projects in Rohnert Park. The following scope of services is suggested. Tasks Information relative to the anticipated mix of uses and numbers of units will be obtained and used along with standard parking rates as contained in the City's zoning code as well as industry rates as published by the Institute of Transportation Engineers to develop the anticipated parking demand for the site. Consideration will be given to time -based demand as well as the potential for residents to use the SMART train in lieu of owning vehicles to determine adequacy of the proposed supply. Previous investigations performed for other projects will be applied as appropriate in terms of issues such as shared parking, car sharing, non -auto travel, unbundled parking, etc. 2. A draft letter report addressing the likely parking demand will be prepared and submitted along with supporting documentation for staff review. 3. One round of comments will be addressed prior to issuing a final letter report. 4. One hearing will be attended Exclusions — The scope of services includes only those items that are specifically identified above. Any additional services, such as meetings or additional hearings, requests for further analysis, or multiple rounds of comments, if needed could be provided on a time and materials basis after receiving written authorization for the extra work. Schedule and Budget The draft letter report can be submitted for your comments within approximately three to four weeks following receipt of a Purchase Order. Our services will be conducted on a time and materials basis at the rates indicated on the enclosed sheet. Monthly invoices will be provided electronically unless a hard copy via mail is requested. The estimated maximum fee for this work is $4,350. 490 Mendocino Avenue, Suite 201 Santa Rosa, CA 95401 707 542 9500 w-trans.com SANTA ROSA • OAKLAND • SAN JOSE Mr. Norm Weisbrod Page 2 April 19, 2017 Please forward your contract documentation if you wish to initiate our services. This proposal will remain a firm offer for 90 days from the date of this letter. Thank you for giving us the opportunity to propose on these services. Sincerely, Dalene J. Whitlo E, PT©E Principal DJW/djw/RPA072-1.P1 Enclosure: 2017 Fee Schedule Trmr Trans Fee Schedule 2017 Staff Billing Rates Position Principal Associate Principal Senior Engineer/Planner Engineer/Planner Associate Engineer/Planner Assistant Engineer/Planner Technician/Administrative Intern Field Technician 2017 Expense Charges Item Mileage Services and Expenses Billing Rate (per hour) $205 -$250 $185 -$200 $160-$190 $130-$150 $120-$130 $95-$115 $85-$95 $30-$80 $20-$40 Charge $0.594/mile 10% surcharge These rates are valid for work initiated prior to December 31, 2017. Work initiated after January 1, 2018, and any subsequent year may be billed at the revised rates established for that year. * Mileage charge will be based on the IRS Standard Mileage Rate (set at $0.54 for July through December 2016; subject to change) plus 10 percent. 490 Mendocino Avenue, Suite 201 SANTA ROSA, CA 95401 707 542 9500 50517 1h Street, 2nd Floor OAKLAND, CA 94612 510 444 2600 1276 Lincoln Avenue, Suite 204 SAN JOSE, CA 95125 650 3148313 w-trans.com a 2/11 DRAWNSV: CHECKED 6': REVISIONS: DATE: W AL aL TIN I E— Z 3 . I i — — A i T Lu fy Lu d. j U^^ W u Wlua } z ly W oW Q z > hybr,lAdcore,%, w HO M E TI"NtG f�4fn OHn�yAx [bR�unpv��+f STEVEN SCARAfi �A�� aY ro Nor w IY.'w VINTAGE POINTE III MIXED-USE PROJECT EXHIBIT o11003-wcH ROHNERT PAR<, CALIFONIA W W x W 1011 lAq AM M:V0I1Vl003-HCH\CmWllL. s hybrldCore,- HOMES STEVEN SCARFA VINTAGE POINTE III MIXED-USE PROJECT ROHNERT PARK, CALIFONIA EXHIBIT B 3/B/3017 T�� nM ra.�®1]u�IMS•wCM1CSWlw •arc 2/11 P DflAWN DY: CXE CNED AY: REVISIONS: DATE: W A 11 u u, 0 < oc a a z w � N O � = Q U w° u X NZ ac z =< Lu w } z o~[ Uz N W 0 a z 0 LL 2 tl 11 2/11 0 66Awx er: Gx c. BY: 6E Y1610M GATE: 6 f♦�jC+lf%oAQ�Rh kp$ �No�rl�,C��•t, L7C � • '- �D�nuNleTloN 1YP• 1, �.�.I y e�� C•M.N. hdUrJOwaw b�kG�L""V, 1016.h.1-. 2�19LOP� ,��j,�� m rlF hlGEwaLI� wrl MA 0A Pao* 3D1N1wr ' o Lk11 LL1UA1 tllf t l �• I z, �vx� � l� �"' w O \ cAMP— -:4 �?5a� w U C MalUMfhtf �a �) PGwm z 1 U. ; �Cr� � UJ 'LW *V -q y > z 11itJ�Pe¢��1G t2'td —� W CAM ii -ID Gd LL 6G I D ►tM;r+•IT ao- $ hlarJh lyr w O I D' LO P') a 0 EXHIBIT C W r rHa6aeGe6c :. an SITE TABULATION:14 _-•y pT:um+[�vPOM1 [VId6 APPROX. 46S 50. FT. APPROX. 375 SQ. FT. 15 STUDIO N UNOM ITS APPROX. OFFICE SPACE: APPROX. 1,485 SQ. FT. COMMERCIAL SPACE: APPROX. 2-715 SQ. FT. ON—SITE PARKING SPACES: 52 STREET PARKING SPACES: 9 L; �003_� H :11003—HCH +.ntnn e.fH PW italMlu'M'MR-LlftP+�••..• - 28 COMPACT PARKING SPACES o W 2 r� 2/11 UPPER FLOOR PLAN xYn mo LOWER FLOOR PLAN x—. ioo IfIg" " EXHIBIT D 11003 -HCH W Q C i �/ o AM p Lo LL + 4 ryl I I X Y W �z Ty � / [fi'rtMYaiI NCO d�IttVr 1u� ........... _.__._. ...... ...... .. _.. Ir��M gnr�itliiAS »Y!W! LOWER FLOOR PLAN x—. ioo IfIg" " EXHIBIT D 11003 -HCH W 2/11 �p RAVIN BY: CNECKED BY: REVISIONS: DATE: aD v r I I I r aIp0pp 1Q �T NIN+NUN .-.... -- --.—.— A-114 OR Z. •S . � !!VVlJ 'r � m PLANTER LOCATION MAY VARY 41'U TYPICAL PRIVATE PATIO DETAIL SCALE, 1/4' I' -O' � J W y � � +� W bbbbbb� y � 22'-0. s 2660 2s[A COIOT y NT GUST' _ a in ON ,'I --III I ^1 EDRO M BATH F - Q W w 25'-2' a �< �Z I` W O �. D.41 7 a I J X I+ II wac RANCR -a KITCHEN i' [LI z W o Li ING AREA �_, IH !2 Ohl i KITCHEN + Z } 111 oz s I ARK ~ T - o ii w/o BATH — N t7 OC n ��ct z FR 506.f'R OR SIiGRV:VI ■ FR 0050 CR OR % CGHTT eSkSf CONT C CBMT CBM A 2P1 CMELL PNEA [ !C rrmib+iPm`r'w< r NpTNlplw�ci•yMlO •�Y{�� W+�° fFf4� [STU:D710FLOOR PLAN ONE BEDROOM FLOOR PLAN " V rNu Nnrer�w+n rru+r oonrcr SCALE: 1/4' - 1'-0' SCALE /+' - r -D'0 •mIM S+.w�ma Soa iia wx APPROX 315 SQ FT APPROX 655 SQ FT a 11003 -HC EXHIBIT E W -4[/2[111 Tse AN N:V[Yl�v"�oo]-NCF1�La,nWimbe[ EAST PROPERTY LINE WALL SCALE: 3/E' - r -O' TRASH ENCLOSURES SCALE: 3/r - 1'-0' WARD FORM CONCRETE ------------ 81 -- ---- -'- METAL LLEppTNNTERI NG --- ________.._ - CnUSBLOCICSCRETE _ PLANTER W/ UP -LIGHTING MONUMENT SIGNS SCALE: 3/8' - r -O' S' V -GROOVE MARL S[DING. TYPICAL PANTED METAL AWI ANODIZED ALUMINUM FRAMES SO CONCRETE IU BLOCKS COMMERCIAL NORTH ELEVATION (FROM PARKING LOT) SCAT B: ve' - r -a^ COMMERCIAL WEST ELEVATION (FROM CAMINO COLEGIO) SCALE: I/e' - r -O' NARDIE PANEL SIDING 1' SO CONCRETE :MU BLOCKS COMMERCIAL EAST ELEVATION SCALES VI—r-0- COMMERCIAL 3' -r-O' COMMERCIAL SOUTH ELEVATION (FROM EAST COTATI AVE) SCALE. or - r -O' EXHIBIT F W 2/11 PAINTED METAL j-' V -GROOVE H'! 1DINC, TYPICAL BUSINESS SIGNAC HARDIE PANEL 5 ANODIZED ALUMII FRAMES 4' SO COX RETE CMU BLOCKS RESIDENTIAL/OFFICE SOUTH ELEVATION (FROM PARKING LOT) SCALE 1//' - r -O' RESIDENTIAL/OFFICE WEST ELEVATION (FROM CAMINO COLEGIO) =,.L yr - r -o' RESIDENTIAL/OFFICE EAST ELEVATION SCALE. yr - r -O' M i Ri Um i i � 41 Am Ak �k I 2/11 IDEAWN 9T: +C14ECKED 9T: 111 91910149: DATE; W 1- O 0 Qp _ -�Lim 0 Q GI IVY RESIDENTIAL/OFFICE NORTH ELEVATION (FROM CALA WAY) w SCALE yr - r -o' s r 3/,/7011 4:51 9.n _ - EXHIBIT G 4 2/11 BAAWN BY: CNE CNfO BY: AE VIBIONB: GAPE: U Z r` 2:1 �Wj* Ar fAmw.td WA - ^ 96WOOO E4?4-fpW roE lXftOI A Af UMU4J 1,406 . c.M.d. 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City of Rohnert Park Planning Commission Report DATE: June 22, 2017 ITEM NO: 8.3 SUBJECT: PLMC17-0002 Amend Rohnert Park Municipal Code Title 17 Zoning to Regulate Short Term Rentals. LOCATION: NA REQUEST: Approve Resolution 2017-15 Recommending City Council Amend Chapters 17.07.020 — Footnotes, 17.04.030 — Definitions, 17.06.030 — Permitted Uses APPLICANT: City of Rohnert Park Subiect Amend Municipal Code Title 17 - Zoning to provide regulation and limitations for Short Term Rentals (STRs). Background Vacation rentals have always been a feature in Sonoma County. The majority of these original short term rentals (STRs) have been in more rural areas or close to tourist attractions such as the coast, the Russian River, or vineyards and wineries. Over the last ten years, the growth in STRs has increased significantly. Online platforms have proliferated that allow the easy listing and booking for both owners and potential occupants. The most popular is AirBnB which currently boasts 2 million separate listings worldwide! At the same time, the cost for hotel rooms has increased tremendously. Hotel rooms in Sonoma County have grown in price by 47% since August 2010.2 The average nightly rate for a hotel in Sonoma County has increased from $121 per night in August 2010 to $179 per night in August 2016. The higher cost of hotel rooms has increased the incentive for property owners to list rooms, second units, or even their entire homes as STRs. ' AirBnB Blog. www.blog.airbnb.com. z "Sonoma County hotel room prices rise 4.7 percent'. The Press Democrat. September 21, 2016. Page 1 A well-run STR can generate substantial revenue for the owner/host. Studies have shown that in some markets an owner can expect to earn "double or more in annual rental income through short-term rental versus renting to local residents at market rates "3. This creates an incentive for owners to withdraw potential rental units from the available housing pool. However, as Rohnert Park is a college town with high demand for long-term rental housing, there may be increased investor value without STRs compared to other cities in Sonoma County. Growth in Rohnert Park. As vacation rentals have not traditionally been a part of the landscape in Rohnert Park, the issue of STRs in the City is only beginning to emerge. To date there has only been one code complaint related to STRs that involved the rental of an entire house. In May of 2015 Rohnert Park only had nine STR listings on AirBnB. As of September 2016, there were 22 separate listings within the city limits.4 This represents more than 100% growth in less than a year and a half. Dozens of additional AirBnB listings can be found in the immediate vicinity of the City including in Cotati, southern Santa Rosa, and adjacent areas of unincorporated Sonoma County. Of the listings within Rohnert Park, 18 were for private rooms within (presumably) owner -occupied homes, and four were for the entire home. The average advertised nightly rates for the private rooms and entire homes were $71.00 and $157.00, respectively. Other less popular platforms include HomeAway, Flipkey, and VRBO . . Roberts [ eke Par Scandia Family ; o � Fun Center ' 7,10-14111 Ronni-rt Park Development Services i k L�rJI TT•• Rancho Cotate .. Sonoma State '` High School University RohnerI Park c 3 The Impact of Vacation Rentals on Affordable and Workforce Housing in Sonoma County. Economic & Planning Systems. 2015, citing Rising Rent, and the Housing Crisis in Los Angeles, Roy Samaan. LAANE. 2015. a Based on manual count of AirBnB listings on September 28, 2016. Page 2 AirBnB listings in Rohnert Park Concerns Associated with STRs. Numerous issues are associated with STRs. Opponents of STRs note that they provide incentives for owners to remove properties from the available housing stock contributing to the housing shortage and increased housing costs. Data indicates that as the number of STRs in Sonoma County has increased, the seasonal, recreational, or occasional use units, which include vacation rental units, now comprise the largest share of total unoccupied units in Sonoma County and have steadily increased as a percentage of unoccupied units since 2005. As measured by the American Community Survey, they are now approximately 44 percent of the total unoccupied units in the County. This is an increase of 1,761 units or about 20 percent, which can be assumed to be a proportional reduction in for sale or rental housing available to working families.s Various public safety issues are also cited, such as the impact on parking and traffic. Neighbors are often concerned about potential noise impacts and the way the absence of traditional neighbors changes the character of their neighborhoods. Hotels and Bed & Breakfast may complain that STRs do not shoulder the same overhead costs (such as Transient Occupancy Taxes or safety regulations) that they face. At the same time, there are positives associated with STRs. They're a tool for homeowners to supplement their incomes and make their own homes more affordable. As an increasingly popular lodging option, areas with concentrations of STRs may see benefits to the economy in the form of visitors who spend money at locally. Other Jurisdictions. Contentious debates have occurred in jurisdictions across California. Rohnert Park's neighbors have addressed the issue of STRs in stages over the last several years. The table below summarizes the STR policies in neighboring jurisdictions in Sonoma County. Jurisdiction STRs Allowed? Details or Action Sonoma County Yes Prohibited from certain exclusionary zones Petaluma Yes Time limitations, subject to TOT, must demonstrate required parking, license renewal Sonoma Healdsburg Yes Only allowed in historic neighborhoods, a moratorium on new STRs is currently in place Yes Limited to commercial areas or historic properties with an on-site manager .... Santa Rosa Yes City has not addressed STRs Windsor Yes Minimal regulations, subject to TOT Cloverdale Yes Restricted to commercial areas, CUP required Existing Municipal Code. There are several relevant existing ordinances in Rohnert Park. The most relevant and analogous is the ordinance that allows and regulates Bed and Breakfast Inns. One of the defining characteristics of a bed and breakfast is that it shall be operated by a property owner living on the premises. There are also other associated requirements for bed and breakfast s The Impact of Vacation Rentals on Affordable and Workforce Housing in Sonoma County. Economic & Planning Systems. 2015, citing Rising Rent, and the Housing Crisis in Los Angeles, Roy Samaan. LA -ANE. 2015. Page 3 including zoning restrictions, size limitations, and the requirement to acquire and maintain a business license. Bed and Breakfasts are allowed to serve meals and to host special events. Proposal City Council Direction. On January 24, 2017 staff presented the topic of STRs to the City Council as a discussion item. The City Council directed staff to craft an ordinance that allowed STRs under certain circumstances. The consensus of the Council was to allow single room rentals or rentals in Accessory Dwelling Units (ADUs), but not to allow the rental of the entire main or primary dwelling unit. The Council felt this was a reasonable path to still allow some STRs while maintaining neighborhood character and preserving the available housing stock. Additionally, the Council felt that noticing of neighbors was important. Council also indicated that since STRs were not currently a major problem in Rohnert Park, staff should craft an ordinance that does not require significant levels of staff time or City resources for enforcement. Planning Commission Direction. On May 25, 2017 staff brought the proposed ordinance to the Planning Commission and a public hearing on the matter was held. Commissioners raised numerous issues and asked questions related to the collection of Transient Occupancy Taxes, enforcement procedures, time and concentration limitations, the use of ADUs as STRs, the prevalence of STRs on Craigslist, the posting of rules, and insurance requirements. In addition, one member of the public testified about the problems he has faced with the `whole house' STR next door to him, and indicated his general support for the ordinance. Based on the Commission's feedback, staff has conducted additional research and worked with the City Attorney's Office to modify the proposed ordinance, including removing ADUs as a possible venue for STRs, and requiring that rules and other information be providcd. As indicated, the Planning Commission was interested in additional information on several topics: • Craigslist. Staff was asked to research there were any STRs in Rohnert Park listed on Craigslist specifically. While staff found many STR listings on Craigslist for Sonoma County, no Rohnert Park listings were readily apparent. • Insurance. Generally, homeowners insurance does not cover STRs, but liability policies are available -- some directly through the platforms (like AirBnB, which calls their policies `host protection insurance') themselves. • Transient Occupancy Tax. After acquiring a city business license, any STR would be required to submit a monthly return to the City with a payment for total applicable taxes and fees for the foregoing time period (see attached Exhibit B). The City conducts occasional audits to ensure that returns are accurate. Such audits could require the submission of records from the owner/operator to verify their reporting. • Enforcement. There are several avenues of enforcement that would be available to the City should this ordinance come into effect. Enforcement would be primarily complaint driven. If a complaint or issue is brought to the City, then the code enforcement officer would confirm with the Finance Department whether or not this is an STR that has been permitted and has a valid business license. If they do not, or if they ,are in violation of any other aspect of the RPMC then informal contact with the owner would be established, and accompanied by a letter. If the issue is not resolved then an administrative citation could be issued. On a separate track, if the STR does has a valid administrative use permit for an STR, then the Planning Commission, on recommendation from City Staff Page 4 or of its own initiative, could begin proceedings to revoke administrative use permit. This process is currently available in the RPMC and may be used in situations where any use permit has been violated (usually on multiple occasions or in an ongoing manner), and it may become necessary to terminate or otherwise scale back the use. Text Amendments. The proposed ordinance would create a new definition for Short Term Rentals, add an additional line for Short Term Rentals to the residential use table, and add a footnote `KK' to Section 17.07.020. Footnote KK is proposed to allow Short Term Rentals through an Administrative Use Permit. Administrative Uses Permits are reviewed by staff and notice goes out to immediately adjacent property owners. If notified property owners have issues with the proposed use, the matter can be referred to the Planning Commission at the discretion of the Planning Manager. STRs would be subject to all of the following conditions: 1) Only single room rentals would be permitted. 2) The STR could be rented for no more than 14 consecutive days. 3) A business license shall be required. 4) The STR will be subject to the City's Transient Occupancy Tax. 5) No onsite exterior signage would be allowed. 6) The business license number would be required to be included in any advertisement. 7) Smoke and carbon monoxide detectors would be required within the STR. 8) Rules would be required to be provided by the host to guests. Development Services staff plans to maintain records pertaining to permitted Short Term Rentals and report back annually on the number of STRs permitted, the fees and taxes generated, and the number and types of complaints (if any) received. Staff Anal-sis There are a number of possible methods to restrict and/or regulate STRs in a way that makes sense for the community. Many cities have found that outright bans or overly burdensome fees and restrictions can push STRs underground, requiring increased time to monitor and enforce. Enforcement of STR ordinances and restrictions can be time consuming and difficult. Some other STR regulations considered, but not recommended include: ■ Limit on total number of licenses. The approach that Napa has taken is illustrative here. Napa limited STR licenses to a total of 60 citywide. • Limitation on concentration. One option that some cities have considered is to reduce or limit the concentration of STRs so as to maintain neighborhood integrity and character. A hypothetical rule might say that STRs cannot be licensed within 500 feet of another preexisting STR. This is more common for whole house rentals. • Limitation on number of nights per year per listing. Several cities have limited the number of cumulative nights a room or property is rented per year. A common number for properties where the host doesn't live in the unit is 90 nights per year. • Liability Insurance Requirement. A jurisdiction could require that the proprietor of an STR maintain a minimum amount of liability insurance. • Parking Restrictions. Some jurisdictions require applicants to demonstrate the availability of adequate on -street or off-street parking. The recommended requirements and restrictions included in this ordinance strive to find a balance between allowing STRs and putting reasonable regulations on them to maintain Page 5 neighborhood character and preserve the City's housing stock. An important consideration is enforcement, which can be challenging with STRs. A requirement for home owners to obtain an administrative use permit, as proposed, is reasonable and provide city staff with an enforcement mechanism. The administrative use also provides a way for: immediate neighbors to be informed, complaints to be considered and STRs to be referred to the Planning Commission if necessary. One of the key proposed restrictions is to differentiate between whole house rentals and room rentals. Room rentals are unlikely to have much of a negative impact on the community's available housing supply. In fact, they may make housing more affordable for some by allowing them an opportunity to use their home to supplement their income and pay their mortgage expenses. Room rentals by their nature limit the size of the visiting party, which reduces the potential for noise and traffic which could impact neighbors. Whole house rentals have a greater potential to change the character of the neighborhood, particularly if they are in close proximity to one another. At the direction of the Planning Commission, the proposed ordinance no longer includes the renting of ADUs (in furtherance of the effort to preserve the City's housing stock). Certain proposed regulations (like the limitation of 14 consecutive days and the prohibition on signage) are designed to lessen the potential impacts of any STRs on the neighborhood within which they are located (in addition to internal consistency, as the code only allows Bed & Breakfasts to allow stays up to 14 consecutive nights). Requiring that operators maintain a city business license and comply with Transient Occupancy Tax requirements would allow an opportunity to monitor permitted STRs and put them on a more level playing field with hotels and motels. Per direction from City Council, staff will keep records of permitted STRs and any complaints, and will report'back to annually on STRs. Environmental Determination The proposed amendments are not subject to CEQA pursuant to Section 13060(c) (2) (the activity will not result in a direct or reasonable foreseeable indirect physical change to the environment) and 15060(c) (3) (the activity is not a project as defined in Section 15378 of the CEQA Guidelines, because it has no potential for resulting in a physical change to the environment, directly or indirectly). General Plan Consistenev The proposed amendments would be consistent with the goals, policies and implementation measures contained in the General Plan, Land Use and Housing Elements: The proposed regulations would retain the fundamental character and land use mix in residential areas, while adapting existing structures to reflect changing economic circumstances and housing needs: The proposed regulations would expand opportunities for homeowners to stay in their existing housing, and will assist the City in meeting its regional housing needs by preserving the existing housing stock for residential purposes. Findhii 4s The recommended findings to approve the amendment to the Zoning Ordinance are included in the attached resolution. Page 6 Public Notification Since this is a change to the Municipal Code a public hearing is required before the Planning Commission and the City Council. This item was duly noticed by publication in the Press Democrat for amendments to the Municipal Code. Staff Recommendation Based on the analysis and findings of this report and the attached resolution, Staff recommends that the Planning Commission, by motion, adopt Resolution No. 2017-15 to recommend to the City Council these text amendments to Title 17 of the Rohnert Park Municipal Code. ATTACHMENTS: A. Planning Commission Resolution No. 2017-15 Exhibit A — RPMC Section 17.07.020 — Footnotes, RPMC Section 17.04.030 — Definitions, and RPMC Section 17.06.030 — Permitted Uses B. Transient Occupancy Tax Monthly Return APPROVALS: Zach A l P, Planning Manager Date Page 7 4 !4?�7 Date Exhibit A 17.04.030 - Definitions (To be inserted alphabetically:] "Short Term Rental" means a primary dwelling unit which is used to provide overnight or transient lodging for a period of less than 30 consecutive days. "Short Term Rental" does not include "Bed and Breakfast Inns", "Boarding House", "Hotel", or "Motel", as those terms are separately defined. [End Insertion] 17.07.020 — Footnotes [To be inserted sequentially.] (KK) SHORT TERM RENTAL 1. Short Term Rentals as described in § 17.04.030 (Definitions) are permitted by Administrative Use Permit in all residential districts per § 17.06.030. 2. Permit required. No person shall establish, operate or maintain a Short Term Rental without first obtaining a valid Administrative Use Permit (See RPMC § 17.25.050 etseq.) for operation of a Short Term Rental. 3. Short Term Rentals are distinct from Bed and Breakfast Inns as described in § 17.07.020.D. 4. Short Term Rentals are prohibited in Accessory Dwelling Units and accessory structures. 4. Short Term Rentals shall be subject to the following conditions: a. No more than one bedroom of a primary dwelling unit shall be rented, let, or leased as a Short Term Rental. b. The Short Term Rental shall be rented for no more than fourteen consecutive days. C. The owner/operator of an approved Short Term Rental shall be required to obtain and maintain a city business license prior to operation of a Short Term Rental. d. All applications for Short Term Rentals shall include the property owner's authorization. e. Short Term Rentals are subject to the City's transient occupancy tax. The person in whose name the Administrative Use Permit (referenced in subsection (2) of this section) is issued, shall be responsible for compliance with the City's transient occupancy tax regulations as described in § 3.24 (Transient Occupancy Tax). f. No on-site exterior signage of any kind shall be allowed in conjunction with the Short Term Rental. g. In every advertisement for the Short Term Rental, the owner/operator shall include the City issued permit number. h. All Short Term Rentals must provide smoke and carbon monoxide detectors in compliance with the Rohnert Park Building Code for new construction. i. The Short Term Rental shall comply with all applicable sections of the Rohnert Park Municipal Code. Any violation of this section or of the Rohnert Park Municipal Code will be considered a violation of the Administrative Use Permit. j. The Host (owner/operator) shall provide a written manual to guests providing important contact numbers, a copy of this RPMC code section, parking limitations, and other helpful information to minimize conflict within the neighborhood. [End insertion] 17.06.030 - Permitted uses. The following is a list of land uses and the residential districts within which they are permitted as follows: P = Permitted. C = Conditionally -permitted by planning commission. A = Administrative permit. Z = Certificate of zoning compliance. T = Temporary conditional permit. I = Uses allowed as incidental to a primary use. Land uses that are not specifically listed are not permitted unless determined, by the planning and community development director, to be substantially similar to a listed use. If the listed land use is followed by a number or a section reference in parenthesis, that number or reference directs the reader to the corresponding land use footnote or special provision which follow this chapter. Land Use Category R-R/R-E R -L R -M R -H DTR -H i [To be inserted alphabetically:] Short Term Rental (single room or AA A A A A DU) (KK) [End Insertion] CITY OF ROHNERT PARK Sonoma County, California TRANSIENT OCCUPANCY TAX MONTHLY RETURN Facility: Month Ended: This form must be completed and returned with remittance not later than thirty Q0) days „after the above date, or penalties and interest will be added. 1. Gross Rent Charged of received (excluding tax) ................................. $ 2. Less: Rent from Non -Transients (over 30 days) ..., ........................ $ 3. Net Taxable Rent (Line 1 minus Line 2) .......................................... $ 4. Tax (12% of Line 3)................................................................. $ 5. Tourism Promotions Fee (2% of Line 3) ........................................... $ 6. Less Collected Amount Returned to Occu pI ti€s staying over 30 days.......... $ 7. Net Collected (Line 4 plus Line 5 minus Line 6) ........................ $ 8. Add: Penalty and Interest (if any due) .... ........................................ $ 9. TOTAL AMOUNT DUE and remitted herewith (Line 8 plus Line 7) ....... $ I hereby certify under penalty of perjury that the foregoing statements contained in this return are true and correct to the best of my knowledge and belief. Date: _ Signature: Mail original copy with remittance check to: City of Rohnert Park 130 Avram Ave Rohnert Park, CA 94928 Telephone (707) 585-6700 For Finance Office Use Only TOT (B4): County Fee (BIA): _ v.9.17.15