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2022/06/23 Planning Commission Agenda Packet City of Rohnert Park Planning Commission NOTICE IS HEREBY GIVEN THAT A MEETING will be held on Thursday, June 23, 2022 6:00 P.M. CITY HALL - COUNCIL CHAMBER 130 Avram Avenue, Rohnert Park, California To any member of the audience desiring to address the Planning 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. CALL TO ORDER 2. PLEDGE OF ALLEGIANCE 3. ROLL CALL (Austin-Dillon_____ Blanquie____ Lam____ Orloff____ Striplen____) 4. 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. Please see above for details on how to submit public comments. 5. CONSENT CALENDAR - ADOPTION OF MINUTES 5.1 Approval of the Draft Minutes of the Planning Commission Meeting of May 26, 2022 Commissioner Motion/Roll Call Vote: (Austin-Dillon_____ Blanquie ____ Orloff ____ Striplen _____ Lam _____) 6. AGENDA ITEMS 6.1 SITE PLAN AND ARCHITECTURAL REVIEW – PLSR22-0008 – Bear Republic Brewing Company – Consideration of Resolution 2022-11 approving Site Plan and Architectural Review for the addition of a 1,680 square foot Jumbotrac outdoor tent located at 5000 Roberts Lake Road (APN 160-010-031) CEQA: This project is exempt under CEQA Section 15301: Existing Facility. No further action is required pertaining to environmental review. Commissioner Motion/Roll Call Vote: (Austin-Dillon_____ Blanquie ____ Orloff ____ Striplen _____ Lam _____) 6.2 Informational Presentation: Downtown Project 7. ITEMS FROM THE PLANNING COMMISSION 8. ITEMS FROM THE DEVELOPMENT SERVICES STAFF 9. ADJOURNMENT NOTE: If you challenge the nature of the proposed action in court, you may be limited to raising only those issues you or someone else raised at public hearing(s) described in this agenda, or in written correspondence delivered to the City of Rohnert Park at, or prior to the public hearing(s). AMERICAN DISABILITY ACT ACCOMMODATIONS: In compliance with the Americans with Disabilities Act, if you need special assistance to participate in this meeting please call (707) 588-2231. 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, Clotile Blanks, Office Assistant, for the City of Rohnert Park, declare that the foregoing notice and agenda for the June 23, 2022 Planning Commission Meeting of the City of Rohnert Park was posted and available for review on June 17, 2022 at Rohnert Park City Hall, 130 Avram Avenue, Rohnert Park, California 94928. The agenda is available on the City of Rohnert Park’s website at www.rpcity.org. Signed this 17th day of June, 2022 at Rohnert Park, California. Clotile Blanks 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 5, 2022. Minutes of the Planning Commission Meeting of the City of Rohnert Park Thursday, May 26, 2022 6:00 P.M. 130 Avram Avenue, Rohnert Park 1. CALL TO ORDER Chairperson Lam called the regular meeting to order at 6:00 p.m. 2. PLEDGE OF ALLEGIANCE Led by Chairperson Lam. 3. ROLL CALL Present: Daniel A. Blanquie, Commissioner Fanny Lam, Chairperson Charles Striplen, Vice Chairperson Absent: Tramaine Austin-Dillon, Commissioner Marc Orloff, Commissioner 4. PUBLIC COMMENT None. 5. CONSENT CALENDAR - ADOPTION OF MINUTES 5.1 Approval of the Draft Minutes of the Planning Commission Meeting of May 12, 2022 ACTION: Moved/seconded (Blanquie/Striplen) to adopt Minutes of the Planning Commission Meeting of May 12, 2022. Motion carried by the following unanimous (3-0-2) roll call vote: AYES: Blanquie, Striplen, and Lam; NOES: None; ABSTAIN: None; ABSENT: Austin- Dillon & Orloff. 6. AGENDA ITEMS 6.1 SITE PLAN AND ARCHITECTURAL REVIEW - File No. PLSR21-0004 – Redwood Crossing RP, LLC – Consideration of Resolution 2022-10 approving a Site Plan and Architectural Review for a 105-unit multi-family townhome project located at the corner of Dowdell Avenue and Business Park Drive. Anna Leanza, Senior Planner, presented the item, and answered questions from the Commission, including: affordability percentage; natives included in the plant palette; if recycled water is required; if solar is required; and, if the units are rental or ownership properties and how this affects affordable housing requirements. Applicants Chris Scerri and Seth Nobmann, of ABS, and Andy Bordessa and Dustin Maxam, Civil Design Group answered questions from the Commission, including: increasing percentage of native plants; and requested the following modifications to the Conditions of Approval: item 8 to be consistent with the MMRP; item 13 addition of the words “Final Occupancy”; delete items 49, 73, and 74 since they don’t pertain to this project; and, for item 58 clarify that there will be one master meter to the site with a third party sub-metering program. ACTION: Moved/seconded (Striplen/Blanquie) to adopt Resolution 2022-10 approving a Site Plan and Architectural Review for a 105-unit multi-family townhome project located at the corner of Dowdell Avenue and Business Park Drive with amendments to include that 50% of the species list to be native, subject to approval of staff, and the amendments to the conditions of approval as stated above. Motion carried by the following unanimous (3-0-2) roll call vote: AYES: Blanquie, Striplen, and Lam; NOES: None; ABSTAIN: None; ABSENT: Austin- Dillon & Orloff. 6.2 Discussion and Direction on the 2023 Housing Element Update – City of Rohnert Park. Jenna Garcia, Housing Specialist, presented the item. Public commenter, Caitlyn Dartfield with Housing Land Trust of Sonoma County, requested the integration of affordable housing units within the community, and to revisit the inclusionary housing ordinance to lower the 50 unit threshold for affordable units to be required. ACTION: The Commission participated in the presentation and offered the following comments and questions: concern regarding housing at Roberts Lake Road; details on church rezoning; how public input occurs; affordable housing in downtown; and, affordable housing in rental versus owned units. 7. ITEMS FROM THE PLANNING COMMISSION None. 8. ITEMS FROM THE DEVELOPMENT SERVICE STAFF Staffperson Beiswenger stated that the public draft of the General Plan may be ready by the end of June. 9. ADJOURNMENT Chairperson Lam adjourned the regular meeting at 7:30. ____________________________________ ___________________________________ Fanny Lam, Chairperson Jennifer Sedna, Secretary Page 1 City of Rohnert Park Planning Commission Report Meeting Date: June 23, 2022 Item No: 6.1 Prepared by: Suzie Azevedo, Assistant Planner Agenda Title: PLSR21-0008, Site Plan and Architectural Review – Bear Republic Tent Addition Location: 5000 Roberts Lake Road GP/Zoning: Commercia /C-R: Regional Commercial Applicant/Owner: Richard Norgrove, Bear Republic Brewing, Inc. RECOMMENDED ACTION: Staff recommends that the Planning Commission adopt Resolution No. 2022-11 , approving Site Plan and Architectural Review for the addition of a 1680 square foot (40’ x 42’) Jumbotrac outdoor tent located at 5000 Roberts Lake Road. (Figure 1, Location Map). The proposal is within with the Commercial land use designation in the General Plan and the associated C-R: Regional Commercial zoning district. Figure 1: Location Map Page 2 BACKGROUND: In 1992, the subject property was developed with the Wine and Visitor Center. The property was owned by the City and was conveyed to a private developer for conversion into a sit-down restaurant in 2003. The restaurant, known as Latitude, operated until 2008 when it was closed and the site remained unoccupied for many years. The 11,264 square foot building sits on an approximately 2.24 acre parcel and is now home to the Bear Republic Brewing Co. since 2017. Surrounding uses include Roberts Lake to the north, the Doubletree Plaza commercial center to the south, a park-and-ride lot and state Highway 101 to the west and the Doubletree Hotel and north course of the Foxtail Golf Club to the east. In 2020, to provide relief to businesses during the worst of the COVID 19 crisis, the City created a temporary program to allow certain commercial businesses to operate in outdoor settings adjacent to their businesses. The intent of the program was to allow for greater physical distancing and safety for patrons due to Sonoma County’s public health orders and to create a streamlined permitting process to ensure that mobility and safety remained a top priority. In June, 2021, the State of California ended the emergency provisions of the Blueprint for a Safer Economy. While the pandemic was not completely over, the action signaled the beginning of a return to normal business operations. The City, at that time, provided notice that tents, awnings, canopies and similar coverings permitted under the temporary use program were no longer permissible and a sunset date for removal was established. The City Council encouraged businesses to explore their options for converting these temporary oudoor areas to permanent spaces, if desireable. The applicant, Richard Norgrove, received a permit under the temporary program and has found that the tent installed at his location, though required during COVID, is now both beneficial and necessary during inclement and warmer weather and is requesting that the temporary tent be allowed to remain as a permanent seating area for his restaurant operation. Pursuant to Section 17.25.031, Site Plan and Architectural Review/Applicability (3.), Planning Commission review of site and architectural plans shall be required for the any existing site plan or building for which exterior remodeling is proposed that would significantly change the configuration of the site or the outward appearance of the building. Although, this is not a “building”, and cannot be seen from the public right of way, the tent structure does alter the esthestics of the site at the rear and; therefore, staff felt it was appropriate to bring before the Commission for establishing a permanent status. Project Details Location and Access: As previously discussed, the proposed project involves placement of a 40 x 42 Hex End Jumbotrac Tent with clear sidewalls on 4 sides at the northeastern location of the restaurant outdoor deck area. (Figure 2: Tent Location) Access is gained through an opening as you exit the interior of the restaurant to the exterior deck area. Tent legs are located near the entrance opening and the tent is secured to the metal roof at these points. The tent is located within the already permitted restaurant outdoor space and will cover already permitted restaurant seating. This request does not ask for more seating, nor does it ask for new square footage. In that regard, it is not an expansion of the microbrewery and restaurant operation. Page 3 Figure 2: Tent Location (Figure 3: Floor Plan) Floor Plan: The project proposes accommodation for 60 patrons with the following seating configuration and indoor features: (Figure 3: Floor Plan) • Nineteen (19) 36” Square tables: • Three (3) 2 chair tables • Ten (1 0) 3 chair tables • Six (6) 4 chair tables • LED String Lighting • Four (4) ductable heating units • Exit with Signage • Fire Extingisher (x2) • Occupancy Rating Sign Page 4 Figure 4: Tent System Specifications Tent System Specifications (Figure 4): The Jumbotrac Frame Tent is an engineered kedered frame tent system. The design features fabric top and walls that slide through channels in the extruded aluminum frame. The aircraft aluminum frame construction allows for longer, stronger spans which reduce the number of legs required and results in less weight and fewer staking points. The sidewalls are retractable which allows for an open feel in fairer weather conditions. The proprietary valance tensioning system and mid-span tensioning system keep the fabric uniformly tensioned and free of wrinkles. The flame retardancy of the fabric is certified in accordance with the National Fire Protection Association (NFPA) 701, CA State Fire Marshall Title 19 guidelines and a condition of approval has been added that the tent structure shall be sprinkled. ANALYSIS: The Rohnert Park Design Guidelines, adopted by the City Council in 2012, contain site and architectural recommendations for commercial, mixed-use, and multi family districts. The intent of the document is to provide guidance to property and business owners, design professionals, and developers in the design of new buildings and renovations. These guidelines are used to assist the review of these projects, creating quality developments that reflect the character and goals of the city while facilitating a streamlined project approval. The guidelines were also adoped to support community expectations and open space guidelines to include: • Encourage designs that relate to their context. Page 5 • For commercial buildings, located gathering spaces are encouraged. • On renovated commercial buildings, the incorporation of an outdoor open space is also encouraged The existing brewery and restaurant is well maintained with an attractive appearance and the tent will provide a decorative and whimsical feature at the outside patio area that will allow unobstructed views of Roberts Lake, and with the installed lighting, will make for an inviting venue at night. Additionally, the tent will provide year round use of the outdoor seating area for the restaurant operation. As noted previously, the tent facility cannot be seen from the public right of way and will need to comply with all public safety/building and Municipal Code requirements. Conditions of Approval have been added to accommodate review and approval in these areas of specific design, structural and life safety requirements. ENVIRONMENTAL DETERMINATION: The project has been analyzed for compliance with the requirements of the California Environmental Quality Act (CEQA) and found to be categorically exempt as a Class 1 Exemption under Section 15301: Existing Facility. No further action is required pertaining to environmental review. PUBLIC NOTIFICATION: Public notification is not required for Site Plan and Architectural Review. A courtesy notice was mailed to properties/property owners contiguous to the project site. Planning Manager Approval Date: 6/17/22 Attachments: 1. Planning Commission Resolution 2022-11 a. Exhibit A - Applicant’s submittal package PLANNING COMMMISSION RESOLUTION NO. 2022-11 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF ROHNERT PARK APPROVING SITE PLAN AND ARCHITECTURAL REVIEW FOR A TENT ADDITION AT BEAR REPUBLIC BREWING COMPANY LOCATED AT 5000 ROBERTS LAKE ROAD (APN 160-010-031) WHEREAS, the applicant, Richard Norgrove, Bear Republic Brewing Company, has submitted a Site Plan and Architectural Review for a Jumbotrac engineered tent addition to the existing Bear Republic Brewery and Restaurant located at 5000 Roberts Lake Road (APN 160- 010-031); and WHEREAS, Planning Application No. PLSR21-0009 was processed in the time and manner prescribed by State and local law; and WHEREAS, the project is located in the C-R Regional Commercial Zoning District, and so designated in the Rohnert Park Zoning Map; WHEREAS, on June 23, 2022, the Planning Commission reviewed Planning Application No. PLSR21-0009 at which time interested persons had an opportunity to testify either in support of or opposition to the project; and, WHEREAS, at the June 23, 2022 Planning Commission meeting, upon 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. PLSR21-0009. 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. PLSR21-0009, makes the following findings, to wit: A. That the developments general appearance is compatible with existing development and enhances the surrounding neighborhood. Criteria Satisfied: The tent will be located within the already permitted restaurant outdoor seating area adjacent to Roberts Lake and cannot be seen from the public right of way. The existing brewery and restaurant is well maintained with an attractive appearance and the tent will provide a decorative and whimsical feature at the rear of the restaurant operation. The placement of the tent structure will allow unobstructed views of Roberts Lake, and with the installed lighting, will make for an inviting venue at night. 2 Reso 2022-11 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 façade facing the street; and/or the line and pitch of the roof. Criteria Satisfied. The existing building will retain the existing Mediterranean design. The addition of the tent does not change the architectural appearance of the building since it is located behind the restaurant on the back patio area. The tent provides much needed shelter during inclement and warmer weather at the rear of the brewery and restaurant operation. The tent contributes to the whimsical character of the Bear Republic restaurant and is inviting to restaurant patrons. The Jumbotrac Frame Hex End Tent is an engineered kedered frame tent system. The design features fabric top and walls that slide through channels in the extruded aluminum frame. Tent legs are located near the entrance opening and the tent is secured to the metal roof at these points. The sidewalls are retractable for a more open feel during fairer weather conditions. Due to the engineered flexibility of the tent, it will serve restaurant patrons year round. 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 existing restaurant and building location has convenient vehicle access from Commerce Boulevard and from Highway 101. There is a pedestrian and bicycle trail paralleling nearby portions of US 101 for the convenience of customers both walking and cycling to the restaurant. Bicycle parking is provided in accordance with Chapter 17.16.140 (Bicycle Parking) of the Rohnert Park Municipal Code and current parking and access to the restaurant are ADA compliant. Section 3. Environmental Clearance. The addition of the tent structure is exempt under California Environmental Quality Act (CEQA) Section 15301 Existing Facilities. NOW THEREFORE BE IT RESOLVED, that the Planning Commission does hereby approve Planning Application No. PLSR21-0009 subject to the design package, attached as Exhibit A, and the following conditions of approval: 1. The 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 filed and or an extension is requested and approved. 2. All applicable provisions of the City of Rohnert Park Municipal Code (RPMC), are made a part of these conditions of approval in their entirety, as if fully contained herein. 3. Project shall comply with: 2019 California Building Code, 2019 California Plumbing Code, 2019 California Mechanical Code, 2019 California Electrical Code, City of Rohnert Park Municipal Code Title 15. 4. The Applicant agrees to defend, indemnify, hold harmless and release the City of Rohnert Park, its agents, officers, attorneys and employees from any claim, action or proceedings brought against any of the above, the purpose of which is to attack, set aside, void, or annul the approval of this application or certification of the environmental document which accompanies it. This indemnification obligation shall include but not be limited to, 3 Reso 2022-11 damages, costs, expenses, attorneys’, or expert witness fees that may be asserted by any person or entity, including the Applicant, whether or not there is concurrent passive or active negligence on the part of the City, its agents, officers, attorneys or employees. 5. The tent fabric and sidewalls shall be maintained in good condition at all times and at no time shall become tattered, torn or in a state of disrepair. 6. The tent structure shall have fire sprinklers installed as required by California Fire Code (CFC) and Ordinance 920. A separate Fire Department permit shall be required. 7. The new buildings shall have a complete fire alarm installed as required by the CFC and Ordinance 920. A separate Fire Department permit shall be required. 8. Exit signage and egress lighting will be required. 9. Fire extinguishers shall be provided per the CFC. 10. All heating and cooling apparatus shall be by listed and approved appliances. 11. The violation of any condition listed herein shall constitute a nuisance and a violation of the RPMC. In conformity with Chapter 1.16 of the RPMC, a violation of the RPMC may be an infraction or a misdemeanor and shall be punishable as provided by law. In addition to criminal penalties, the City may seek injunctive relief. The Applicant agrees to pay for all attorney’s fees and costs, including, but not limited to, staff time incurred by the City in obtaining injunctive relief against the Applicant as a result of a failure of the Applicant to fully perform and adhere to all of the Conditions of Approval. 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 23rd day of June, 2022 by the City of Rohnert Park Planning Commission by the following vote: AYES: _____ NOES:_____ ABSENT:_____ ABSTAIN:_____ AUSTIN-DILLON_____ BLANQUIE _____ LAM _____ ORLOFF _____ STRIPLEN ____ ________________________________________________________ Fanny Lam, Chairperson, Rohnert Park Planning Commission Attest: ________________________________ Jennifer Sedna, Recording Secretary Attachments: Exhibit A – Design Package dated 12/15/21 Exhibit A - Resolution 2022-11 Darrin Jenkins City Manager 1 Bottom Line Up Front Timeline Entitlement History Public Outreach Planning Commission Milestones Next steps Questions 2 2018 Rohnert Park Town Hall Meeting Downtown Rohnert Park isn’t a “project”…it’s envisioning a new lifestyle 1960s vision of “Friendly City” with a 21st Century vibrant downtown feel 3 4 5 6 “Create spaces that draw community” -2022 RP Survey Respondent 7 Demand for a downtown Rohnert Park has been consistent. RP residents stressed accessible downtown with unique dining, shopping, community experiences. 8 “Only been here a year. But I’d like to see the downtown community area built where people can walk, meet, and socialize safely”. –Survey respondent “Create a city center with character which attracts better retail and dining establishments.” 9 “Let's get a town center built with higher end establishments attracting an upscale local/tourist crowd.” Public demand for downtown/unique dining/shopping consistently in the “Top 5” city areas of improvement in past 6 years. “I’ve lived in RP for 25+ years and I’m still waiting for a real downtown area with shops and restaurants” –Survey respondent 10 11 •The milestones below are the result of numerous working sessions and meetings regarding downtown Rohnert Park. 12 •Build on the investment in planning and public outreach Rohnert Park has already completed •Take a “Post-COVID” look at what the city has already planned/completed •Align planning and outreach efforts with City Council’s direction for Downtown RP Darrin Jenkins City Manager 13