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2018/10/25 Planning Commission MinutesROHNERT PARK PLANNING COMMISSION MEETING MINUTES October 25, 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, City Manager, Darrin Jenkins, City Attorney, Karen Murphy, Planning Manager, Jeff Beiswenger, Planning Consultant, Lori MacNab, and Recording Secretary, Suzie Azevedo, Planner I and Eileen Baughman, Community Development Assistant 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 ACTION: Moved/seconded (Giudice/Blanquie) to approve the minutes of the June 28, 2018 Planning Commission meeting as presented. Motion carried by the following unanimous 5-0 vote: AYES: Adams, Borba Blanquie, Giudice, Haydon; NOES: None; ABSTAIN: None; ABSENT: None ACTION: Moved/Seconded (Giudice/Haydon) to approve the minutes of July 12, 2018 Planning Commission meeting as presented. Motion carried by the following unanimous 5-0 vote: AYES: Adams, Borba Blanquie, Giudice, Haydon; NOES: None; ABSTAIN: None; ABSENT: None Unscheduled Public None. Appearances Conditional Use Permit CONSIDERATION OF RESOLUTION 2018-28, APPROVING A CONDITIONAL USE PERMIT FOR A SEVENTY -FOOT -TALL WIRELESS ANTENNA File No. PLUP18-0002 STRUCTURE DESIGNED TO RESEMBLE A TREE (MONOPINE) AND AN ENCLOSURE FOR SUPPORTING ELECTRONIC EQUIPMENT LOCATED AT 5210 COMMERCE BOULEVARD (APN 143-021-014) Planning Commission Minutes October 25, 2018 Matthew Moore, GTE Planning Consultant, Lori MacNab, presented the staff report and the PowerPoint Mobilnet of California LP presentation. Verizon Wireless Background: This project site is located within the I -L/C: Industrial/Commercial Overlay Zoning District. The property is a rectangular shaped lot located just east of Highway 101 on the east side of Commerce Blvd. The subject site also includes a vacant industrial building with an existing 36 -foot monopole telecommunication structure at the rear of the property behind the existing building. There are no residential uses in the immediate vicinity. This project was tabled at the July 26, 2018 meeting after the Commissioners asked the applicant to consider doing a Monopine tower and not just a monopole tower and that is what the applicant is proposing to do. Project Description: • Demo existing Monopole Structure • Construct new Monopine Structure • Collocate existing Antennas with new Antennas No Changes to: • Existing Building Footprint • Site Circulation • Rear Parking RECOMMENDED ACTION(S): Based on the analysis and findings of this report and the attached resolution, Staff recommends that the Planning Commission, by motion, adopt Resolution No. 2018-28 approving a Conditional Use Permit to allow mobile phone antenna and related electronic support equipment subject to the findings and conditions of approval. Chairperson Adams welcomed Maria Kim, Complete Wireless Consulting, representing Verizon Wireless. Ms. Kim addressed the Commissioners comments and concerns, topics included: • What type of material is the Monopine made out of? • What is the life span on a Monopine? Chairperson Adams opened the floor for public comment Barbara McKenzie — Would like to see full, mature trees planted in the landscape Chairperson Adams welcomed Ms. Kim back to the stand to answer questions pertaining the landscape that would be installed. ACTION: Moved/Seconded (Haydon/Giudice) to adopt Resolution No. 2018-28, approving a Conditional Use Permit for a seventy-foot tall wireless antenna structure designed to resemble a tree (Monopine) and an enclosure for supporting electronic equipment located at 5210 Commerce Boulevard, with a modification to 2 Planning Commission Minutes October 25, 2018 Municipal Code Amendment File No. PLMC18-0003 City of Rohnert Park condition #7 to state; "At any time that part of the proposed antennas, shelters, or wiring enter into a state of non-use, the burden of removing and/or repairing any and all non -used equipment shall remain on the applicant"; and a modification to condition #12 to state: "Prior to building permit approval, the applicant shall submit a landscape plan proposing to install and maintain low lying shrubs and a minimum of (3) three mature trees within the front building setback". Motion carried by the following unanimous 5-0 vote: AYES: Adams, Blanquie, Borba, Haydon, Giudice; NOES: None; ABSTAIN: None; ABSENT: None RECOMMENDATION OF RESOLUTION 2018-42 FOR APPROVAL OF ZONING ORDINANCE AND MAP AMENDMENTS FOR THE DOWNTOWN DISTRICT AMENITY ZONE (DDAZ) OVERLAY DISTRICTS (CHAPTER 17.06, ARTICLE XIII) Planning Manager, Jeff Beiswenger, presented the staff report and the PowerPoint presentation. Background: Development Services staff along with a consultant team has developed a Form - Based Code to implement the vision for a new Downtown Rohnert Park, which was established by the Central Rohnert Priority Development Area (PDA) plan. The City adopted this plan in 2016, in anticipation of the arrival of the SMART commuter train station adjacent to the former State Farm campus. As part of the PDA plan adoption and implementation process, in accordance with the California Environmental Quality Act (CEQA), the City Council certified an Environmental Impact Report for the PDA, adopted required Findings of Facts, a Statement of Overriding Considerations and a Mitigation Monitoring Plan (MMRP). In addition, general plan and zoning ordinance amendments were adopted. The proposed Form -Based Code will provide an important tool to ensure the implementation of the Downtown Vision established in the PDA plan. The Form -Based Code will slightly revise the boundaries of the Downtown District Amenity Zone (DDAZ) and provide the regulatory context necessary to fully realize the City's goal of developing a compact, walkable commercial district that is unique to Rohnert Park. The proposed code has been developed with both public input, primarily through last year's design charrette, and ongoing consultation with property owners within the DDAZ. Why a Form -Based Code: • Expedites subsequent approvals • Downtown Design Review Board • Establishes Building Form and Design • Established Permitted Land Uses • Allows for alcohol related businesses 3 Planning Commission Minutes October 25, 2018 Form -Based Code Components: • Regulating Plan • Walkable Neighborhood Design Standards • Thoroughfare Standards • Civic Space Standards • Building Standards • Use Table • Procedures • Definitions Changes since the July 2018 Draft: Applicability: • Code functions as an "overlay" • Exemption for most Tenant Improvements FBC applies when renovations include more than 50% of existing floor area • Clarification: Walkable Neighborhoods Applies to significant modifications to streets Exceptions to Alcohol Beverage Ordinance: • Form -based Code create exemptions from Alcoholic Beverage Ordinance: • 1000 foot rule: Applies to ABC License #s 40, 42, 48 1,000 ft from schools, places of worship, hospitals, parks, playgrounds 1,000 ft from other alcoholic beverage establishments. • Permitting and review procedures still required through public safety Civic Space Standards: • "Attached Green" amended • Better protects Redwoods Thoroughfare Standards: • Language added to provide flexibility • Due to site conditions, adjustments may need to be made (example — hotel on RPX) • City Engineer has authority to make adjustments • Minor adjustments to dimensions may be made for Station Avenue RECOMMENED ACTION(S): City Staff recommends that the Planning Commission consider recommending to the City Council approval of a resolution to: a. Amend the Rohnert Park Zoning Map to alter the boundaries of the Downtown District Amenity Zone (DDAZ); and 4 Planning Commission Minutes October 25, 2018 Final Development Plan, Tentative Map, Conditional Use Permit, Development Agreement File No. PROJ1 B-0001 David Bouquillon, Laulima Development b. Amend Chapter 17.06 (Land Use Regulations) of the Rohnert Park Zoning Ordinance to rescind and replace Article XIII (Downtown District Amenity Zone (DDAZ)) to implement Form -Based Code provisions. Chairperson Adams, Commissioners and staff agreed to hear both 8.2 and 8.3 concurrently before opening up for public comment or doing a vote as they both pertain to each other. At final comments: All Commissioners expressed gratitude towards the staff and consultants for all of their hard work to bring forward a Form -Based Code to the City of Rohnert Park and all expressed full support of it. ACTIONS: Moved/Seconded (Giudice/Haydon) to adopt Resolution No. 2018-42 recommending approval by the City Council for the Zoning Ordinance and Map amendments for the Downtown District Amenity Zone (DDAZ) overlay districts and to include the revisions and additional replacement pages. Motion carried by the following unanimous 5-0 vote: AYES: Adams, Blanquie, Borba, Haydon, Giudice; NOES: None; ABSTAIN: None; ABSENT: None RECOMMENDATION OF APPROVAL TO THE CITY COUNCIL FOR APPROVAL OF: (A) RESOLUTION 2018-39, FINAL DEVELOPMENT PLAN AND CONDITIONAL USE PERMIT FOR THE STATION AVENUE PROJECT; (B) RESOLUTION 2018-40, TENTATIVE MAP FOR THE STATION AVENUE PROJECT AND (C) RESOLUTION 2018-41, DEVELOPMENT AGREEMENT BETWEEN THE CITY AND LAULIMA ROHNERT STATION LLC, FOR AN APPROXIMATELY 32 ACRE SITE AT 6400 STATE FARM DRIVE (APN 143- 051-072) AND 600 ENTERPRISE DRIVE (APN 143-051-089) Planning Manager, Jeff Beiswenger, continued his presentation with the staff report and PowerPoint for the Station Avenue project. 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. Laulima Development has applied for Final Development Plan, Conditional Use Permit, Tentative Map and Development Agreement for the Station Avenue project on the site, with City concurrence as to 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, consistent with the City's adopted Central Rohnert Park Priority Development Area. 5 Planning Commission Minutes October 25, 2018 Financial Benefits: • Net Annual Revenue: $730,000 per year • Sales tax: $459,200 • Property tax: $158,950 • Hotel tax: $126,625 • Qualifiers: • Numbers adjusted for "cannibalization" • Residential demand for services reduces net • A net loss of (approx.) $20,000 • Secondary impacts not accounted for: • Multiplier effect • New jobs, etc. New City Parks: • 1.1 Acres • $700k Improvements • $880k In -Lieu Fee Recommended by Parks and Recreation Commission Central Rohnert Park — Affordable Units • 1,390 housing units (current) • 308 affordable units (current) • 835 additional units contemplated • Assuming full buildout, City is 15 units short of having 15% of units affordable • Council directed staff to negotiate at least 15 affordable units with Station Avenue developer 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 Housekeeping Item, Replace pages: • Page 4 of FDP now shows building C1 with residential on the second level • Page 19: Block K Park and Open Space now reads 0.5 acres, not 1.3 acres • Page 24: Penny Lane was shown as Secondary Drive. Changed so that it is only for emergency vehicle, bike and pedestrian 0 Planning Commission Minutes October 25, 2018 Tentative Map: • Subdivides lot into: 14 lots (for buildings) 10 parcels (for streets) • Identifies easements / utilities • Identifies street improvements (public / private) Terms of the Development Agreement: Use related requirements: • Requires commercial development before (or at the same time as) residential • Prohibition on drive-thrus • Limits on quick serve and ground floor office • Non -formula restaurants required in key locations (follow-up agreement) • Upscale hotel required (STR scale) Parking Garage: • Partnership in parking garage: 311 public spaces (400 total, remainder for hotel) o $9,835,420 from Transit Occupancy Tax (TOT) Benefits to project and city • Parking will be free of charge • Parking structure = smaller parking lots • More room for buildings = pedestrian activity • No cost to city if TOT not collected • City collects 25% of TOT now and 100% when cost of structure is paid City does not have to maintain Parks and Corp Yard: • Parks construction and fees o 1.1 Acres • $700k Improvements • $880k In -Lieu Fee • Purchase of small piece of Corp Yard $300,000 Lot line adjustment (Corp Yard to remain in short term) Affordable Housing: • 15 units required • Moderate income units • Consistent with RHNA need RECOMMENDED ACTION(S): Conduct a public hearing and recommend the following resolutions to the City Council: 1. Resolution No. 2018-39, a Final Development Plan and Conditional Use Permit for the Station Avenue Project; 7 Planning Commission Minutes October 25. 2018 2. Resolution No. 2018-40, Tentative Map for the Station Avenue Project, and 3. Resolution No. 2018-41, of a Development Agreement between the City and Laulima Rohnert Station LLC Chairperson Adams recognized and welcomed Jes Slavik, Laulima Development, to take the stand to speak on the project highlights for the City. Chairperson Adams opened the floor for public comment: Jose Casas — Kelseyville, CA — In support of the project and urges the contractor to hire registered apprentices within local unions. Lisa Orloff — 4945 Fern PI — In support of the project, looking forward to Rohnert Park being a destination city, urges for a 5-0 vote in approval. John Medina — Representing local 483, in support of the project and urges the contractor to use local union workers. Dan McCullocn — Penngrove, CA — Representing local 751, in full support of the project and urges the contractor to hire local union workers and apprentices. Stuart D — 911 Kristen Ct #B — In favor of the project and urges that the contractor to hire local unions, would give union workers, like himself, the ability to work where they live. Victor MiBelli —Windsor, CA - In support of the project and what it will bring to Rohnert Park, and as a Union worker, hopes the contractor uses Local Unions. Bonnie Black — 1065 Hawthorne Cir — Sits on the Park and Recs Board, is concerned that the overall surrounding park areas has changed significantly since Park and Recs approved their resolution, still in support of the project, but wishes that the Park and Rec Board has a chance to review the changes. Is also concerned that the group space proposed is too small for the Rohnert Park population. Barbara Mackenzie — 1536 Gladstone Way — Has concerns about details of the project: Hopes the large "Station Avenue" sign on top of the building in plans is not part of the development, hopes the benches are not going to be metal, thinks the proposed civic space is too small for the community, hopes the trees planted will be large, mature trees, not small mature trees. Lauren Ornelas — Concerned about the trees being cut down, hopes the developer will do what they can to protect the healthy trees and the redwoods on this property. Hopes the developer will keep in mind non-profit organizations and maybe offer a discount on office/retail space for them, would like to see worker - owned cooperatives put in the retail locations, and hopes local union workers will be used. Mark Hawthorne — 344 City Center Dr #83 — Concerned about the trees being cut down, hopes that the developer will save as many as they can. Nicole Bradin — 400 Aviation Blvd, Suite 500 — Works for Rohnert Park Tourism, and is in support of the Downtown and the tourism it will bring to Rohnert Park. Tina Lustar — 17187 Cedar Ave — Works for Rohnert Park Tourism and is in favor of Downtown and what it will do for the tourism in Rohnert Park. James Deffendall- 1161 San Antonio Dr — Resident and retires Local 751 workers, in support of the Downtown but would like to see less street parking spaces and 0 Planning Commission Minutes October 25, 2018 more 2nd story restaurants and bars to help capture the view of the Sonoma Mountain range. Eric Holmes — Local Union worker, would like to see local union workers on this project, would give workers like himself the ability to work where they live and spend more time with their family. Gary Coffman — 853 Lilac Way — Doesn't care about the trees, thinks the need for this project is more important than the trees because trees will grow back. Larry Marrow — In support of the project, Rohnert Park will finally have a heart. Mr. Williamson — Great project, in full support of the Downtown and what it will bring for businesses and revenues. Gary Jeffcoat — In support of the project, thinks too many young adults move away to neighboring communities because Rohnert Park does not have a Downtown and that is what young families are wanting. Would also like to see more affordable housing in the 2nd phase of the project if possible. Cynthia Weiss — 4441 Hollingsworth Cir — In full support of the Downtown and what it will bring for the community and revenue for the community. Dr. David Armstrong — 840 Lancewood Ct — In full support of the Downtown project. Mary Grace- 75 Joanne Ct — Glad to listen to all the construction noise and dust for the next two years to have the outcome be a city with a Downtown. Arthur - 4415 Grey Whaler Ln — Concerns about the parking structure being utilized by commuters, but is in full support of the Downtown project. Chairperson Adams suspended the public comment and broke the meeting for a 10 minute recess. Chairperson Adams welcomed Jes Slavik, Laulima Development, back to the stand for questions and comments from the Commissioners. The conversation between the Commissioners, staff and the applicant included the following topics: • Frontage standards for the residential units • Affordable Housing unions • What type of restaurants are going into the downtown? • Charging residences for parking, can it be removed from the PDA? • Restrictions on restaurant types in the FBC • Who is the design review board? Planning Commission will be. • Argonaut and the 1,000 foot rule applying to their existing businesses. • "For Sale" housing • Traffic Analysis • Bike lanes • Lot Line Adjustment — Corp Yard • Improvement Fees clarification • Parking Garage fees and design • Solar — Can the Commission add a COA to have solar installed at time of construction and not just solar ready Chairperson Adams closed the public hearing and allowed final comments from the Commissioners. N Planning Commission Minutes October 25, 2018 City Attorney, Karen Murphy, stated each resolution is to be motioned on separately. Commissioners held a discussion on if they wanted to place a condition of approval for solar installation at the time of construction or if they wanted to make a recommendation to City Council to consider adding a solar condition of approval. Chairperson Adams asked Mr. Slavik back to the stand to discuss their intent on installing solar and how much they would install. Mr. Slavik said that they have not looked at all the information on where and how they can install solar, so they could not commit to a specific amount at this time. Chairperson Adams opened the floor for final comments from the Commissioners. All the Commissioners expressed gratitude to staff and the applicant for all of their hard work and willingness to be responsive to questions and concerns. All are excited for this new Downtown and what it will bring for the City of Rohnert Park. ACTION: Moved/Seconded (Borba/Giudice) to adopt Resolution No. 2018-39, recommending that the City Council approve a Final Development Plan and Conditional Use Permit for the Station Avenue project, with the revisions to include the deletion of #7 in the Traffic Mitigation report regarding the Parking Fee, to add a recommendation to City Council to consider a condition of approval that includes solar to be installed at time of construction and to include the additional pages presented in the FDP. Motion carried by the following unanimous 5-0 vote: AYES: Adams, Blanquie, Borba, Haydon, Giudice; NOES: None; ABSTAIN: None; ABSENT: None ACTION: Moved/Seconded (Giudice/Haydon) to adopt Resolution No. 2018-40, recommending that the City Council approve the Tentative Map for the Station Avenue project. Motion carried by the following unanimous 5-0 vote: AYES: Adams, Blanquie, Borba, Haydon, Giudice; NOES: None; ABSTAIN: None; ABSENT: None ACTION: Moved/Seconded (Giudice/Blanquie) to adopt Resolution No. 2018-41, recommending that the City Council approve the Development Agreement between the City and Laulima Rohnert Station LLC, for an approximately 32 Acre site at 6400 State Farm Drive and 600 Enterprise Drive. Motion carried by the following unanimous 5-0 vote: AYES: Adams, Blanquie, Borba, Haydon, Giudice; NOES: None; ABSTAIN: None; ABSENT: None Matters from Planning Chairperson Adams: McDonalds sign is still red and yellow, wants to know how we Commissioners can make the applicant comply with their conditions of approval. Matters from Planning None. Staff Adjournment There being no further business, Chairperson Adams adjourned the meeting at 9:25 pm. 10 Planning Comm October 25, 201 Ch 11 - jj a� --� Secretary