2018/10/15 Planning Commission MinutesROHNERT PARK PLANNING COMMISSION
SPECIAL MEETING MINUTES
October 15, 2018
The Planning Commission of the City of Rohnert Park met this date in a regular session commencing at 6:00
p.m. in the City Hall Council Chambers, 130 Avram Avenue, with Chairperson Adams presiding.
Call To Order
Chairperson Adams called the meeting of the special session to order at
approximately 6:00 p.m. with Chairperson Adams leading the pledge.
Roll Call
Present: (5) Commissioners: Commissioner Adams, Commissioner Blanquie,
Commissioner Borba, Commissioner Giudice, and Commissioner Haydon were
present.
Director of Development Services, Mary Grace Pawson, Planning Manager, Jeff
Beiswenger, Environmental Advisor, Cathy Spence -Wells, and Recording
Secretary, Suzie Azevedo, Planner I were present.
Declaration of
None.
Abstention
Acknowledgement of
Chairperson Adams acknowledged the posting of the Agenda of this meeting in
Public Noticing
three (3) public places, per the requirements of the Brown Act.
Approval of Minutes
None
Unscheduled Public
None-
one.A
earances
Appearances
Study Session
STUDY SESSION: (1) FORM -BASED CODE FOR THE DOWNTOWN DISTRICT
AMENITY ZONE (DDAZ); (2) FINAL DEVELOPMENT PLAN FOR THE STATION
File No. PROJ18-0001
AVENUE PROJECT; AND (3) ENVIRONMENTAL CONSISTENCY ANALYSIS
FOR STATION AVENUE PROJECT.
David Bouquillon,
Laulima Development
Planning Manager, Jeff Beiswenger, presented the staff report and the PowerPoint
presentation for the study session.
Summary:
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, 460 residential units, 140,000
square feet of retail, 130,000 square feet of office, and a 156 room hotel.
On a parallel track, City 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
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October 15, 2018
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. The FBC will create certainty for property owners and
developers, streamline the approval processes for conforming development
proposals, and create conditions that will enable the development over time of a
high-quality, walkable urban environment.
Background:
In early 2016, the City adopted its Central Rohnert Park Priority Development Area
Plan (PDA Plan). At approximately the same time, the Planning Commission and
City Council approved the Preliminary Development Plan for the Rohnert
Crossings project proposed by SunCal for the former State Farm property. That
plan called for 400 dwelling units with approximately 100,000 square feet of office
and retail. In 2017, the site was purchased by Laulima Development, which has
applied for a Final Development Plan, which would include a Form Based Code,
and a tentative map for the project. The project description currently calls for 460
residential apartment units, 140,000 square feet of retail, 130,000 square feet of
office, and a 156 room hotel, all developed around a central plaza plan the
adjacent two -acre City Corporation Yard that houses the City's public works
functions.
Parks and Recreation Commission Recommendation
Based on input and recommendations from the Parks and Recreation Commission
(PRC), the applicant modified the FDP and the park plans. The area to be
dedicated for parks increased to 1.1 acres and the Improvements and amenities
were adjusted in general accordance with the PRC direction. A series of linear
parks will be developed on the south side of the project adjacent to Enterprise
Drive. This will allow opportunities to preserve more of the existing redwoods on
the site as well as providing additional parkland for the residents of the
development and people living in the various complexes on the south side of
Enterprise. After a public hearing on August 6, 2018, the PRC forwarded a
recommendation to the Planning Commission to accept the 1.1 acres of parkland,
and in addition the applicant will commit to at least $700,000 in
improvements/amenities for the parkland (dog park, play area, gathering space,
landscaping, etc.), and the payment of approximately $880,000 in in -lieu fees to
the City that can be used on park improvements citywide.
Purpose of meeting:
• Introduce Key Project Components
• Form -Based Code
• Final development Plan
• Consistency Analysis
• Review Project Schedule
• Prepare for Public Hearing, 10-25-18
New City Parks:
• 1.1 Acres
$700k Improvements
• $880k In -Lieu Fee
• Recommended by Parks and recreation Commission
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October 15. 2018
What else is needed?
1. Consistency Analysis
• Central Rohnert Park PDA EIR
• Project impacts considered
• Mitigation measure from PDA EIR apply
2. Form -Based Code
• Expedites subsequent approvals
• Downtown Design Review Board
• Establishes Building Form and Design
• Established Permitted Land Uses
Alcohol Sales
Consistency Analysis:
• PDA EIR certified in March 2016
• EIR analyzed impacts of potential development in PDA
➢ 835 residential units
➢ 440,886 square feet of retail/commercial
➢ 62,807 square feet of public institutional
➢ 189,315 net square feet of office
➢ 129,315 net square feet of industrial
➢ 8.5 acres of parks/open space
• Programmatic EIR
• EIR Consistency Analysis can be made if:
➢ Project is consistent with the PDA Plan
➢ Project will implement PDA EIR mitigations
➢ AQ and GHG studies find that with mitigation there are no
significant effects
➢ No other potentially significant effects or mitigation needed
Transportation Demand management:
• Included as part of project
• Reduces vehicle trips — below EIR threshold
• What is included:
• TDM Coordinator
• Pedestrian amenities
• Bicycle parking, bike share, bike valet, showers
• Car share / designated pick-up — drop-off
• Delivery service
• Shuttle service (from SMART)
• Monthly fee for residential parking
Why a Form -Based Code?
• Provides predictability and ensures that zoning delivers on the PDA Plan's
vision.
• Creates certainty and streamlines approval process for developers and
property owners.
Opportunity to consider and Codi :
■ Vision and Policy of the PDA Plan
• Street and Block Network
• Form and Character of Streets and Civic
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• Form, Character, and Intensity of Buildings
Components:
• Regulating Plan
• Walkable Neighborhood Design Standards
• Thoroughfare Standards
■ Civic Space Standards
• Building Standards
• Use Table
• Procedures
• Definitions
Applicability:
• Generally:
• New vehicular access to the site
• New construction of 2,000 sf +
• Additions of over 10% of existing floor area
• Any project within the Station Center PD
• Only projects that are 2+ acres will apply the 'Walkable Neighborhood
Design' standards
• Will function similar to an "overlay"
Walkable Neighborhood Design:
• Implements the regulating plan
• Regulates block sizes, streets, and allocates civic space
Alcohol Beverage Ordinance:
• Form -Based Code create exemptions from Alcoholic Beverage Ordinance:
1,000 foot rule:
Applies to ABC License #s 40, 42, 48
1,000 ft. from schools, places of worship, hospitals, parks and
playgrounds
1,000 ft. from other alcoholic beverage establishments.
• Permitting and review procedures still required through public safety
Approval Process — Brewery:
• Application to DDRB
• Transect: Downtown -Core
• Thoroughfare
• Slip Street
• Crossing at RPX
• Permitted Land Use?: Admin. Permit (alcohol)
• Civic Space: None (or Pocket Plaza for credit)
• Frontage Type: Shop Front
• Design Guidelines from PDA apply
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Next Steps:
• Finalize entitlement for approval consideration:
• Final development Plan
• Tentative Map
• Conditional Use Permit
• Development Agreement
Form -Based Code
• Planning Commission Recommendation
• City Council Decisions
RECOMMENDED ACTION(S): Receive presentation on the proposed form -based
code and additional details of the Station Avenue project and provide feedback to
staff.
Chairperson Adams opened the floor for questions and comments from the other
Commissioners in regards to the presentation.
The topics included:
• Form -Base Code amendments
• Parking structure, how visible will it be?
• Roads around parks
• Parking fee
• Shuttle service
• Parks, what kinds? (Dog, child, etc.)
• Solar Requirements
• No For Sale housing
• Proposed residential units
• Infrastructure upgrades
• Street Lighting
Chairperson Adams adjourned for a 10 minute break.
Chairperson Adams called the meeting back to order at 7:22 PM and opened the
floor for public comment.
Lisa Orloff — 4945 Fern Place — Expressed support for Laulima's vision for the new
Rohnert Park downtown and the business it will keep in Rohnert Park, the
community will no longer need to go to other cities for fine dining.
Pat Miller — 4959 Fern Place — In support of the downtown project, "our community
needs a Downtown". Had a question in regards to where the parking
transportation fee would go and would like to see more affordable housing go in.
Barbara Mackenzie — In support of the Downtown project but is disappointed that
there will be no "for sale" housing, it does not allow the older community the ability
to downsize and open up family homes for the new families coming to the
community. She is also concerned about the proposed Plaza being too small for
civic gatherings and wants reassurance that the new trees to be planted will be
large, mature trees, not small, "stick" trees. She would like to see berms and
contouring in the landscape and is also opposed to the proposed parking fee.
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Chris Meyer — 1008 Hawthorn — Is concerned about the large amount of housing
that is being proposed in small Downtown area and thinks that housing could be
spread throughout Rohnert Park.
Shawn Kilaf — 1374 Rebecca Way — Shares the same opinion as Barbara
Mackenzie. Would like to know what the definition of Affordable Housing is in
today's terms. Is concerned about the brewery that is proposed and that it might
not be as sustainable as other options for that space. Expressed concern for the
lack of for sale housing in the Downtown area and the lack of diversity in housing
types.
Chairperson Adams recognized and welcomed Jes Slavik, Laulima Development,
to the stand to respond to comments and questions from the public and
Commissioners.
The questions consisted of the following topics:
• Streets near the parks for residential entering and exiting to the area.
• Possibility of solar being installed at time of construction.
• Mature trees to replace the ones being removed.
• The brewery to go in the downtown will be an existing Sonoma County
brewery — Plow Brewery.
• Any possibility to bring in "for sale" housing?
• Shuttle services
• "For sale" parking for the apartments, how was this recommended.
• Bus service — can we enhance it for this area?
• Proposed phase's timeline.
• Pool for the apartments.
Chairperson Adams opened the floor for questions of staff:
• Can the packet come earlier for the October 25th meeting to allow more
time for review?
Chairperson Adams recognized and welcomed Director of Development Services,
Mary Grace Pawson, to the stand to address the question and stated the staff
would do what it could to get them the packet as soon as they could.
Commissioner questions to staff continued:
• Numbers on sales and TOT tax anticipated from this project? Mr.
Beiswenger responded that he did not have that information at this time.
• Is there a possibility to extend the October 25th meeting to vote on this
project — Mr. Beiswenger responded that the goal was to get the project in
front of City Council before the Holiday break.
Chairperson Adams closed the floor for Commissioner questions and opened the
floor for closing comments on the proposed project.
All expressed excitement for the new Downtown vision while holding some reserve
and concern over the lack of "for sale" housing, diversity in housing, pay -for -
parking, and the desire for solar in this project.
Chairperson Adams closed the study session.
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October 15, 2018
Secretary
A full audio transcript of the proceedings can be located here:
http://rpcity.granicus.com/MediaPlayer.php?view id=4&clip id=951
Matters from Planning
Commissioners confirmed that if they could not come to an agreement or did not
Commissioners
feel ready to vote on the Station Avenue project at the October 25th meeting, then
they would bring it back the first week of November.
Commissioner Haydon wanted to remind everyone that Sonoma State will be
having their annual Planning Commissioners Conference on December 1St
Matters from Planning
None.
Staff
Adjournment
There being no further business, Chairperson Adams adjourned the meeting at
8:52 pm.
Secretary