HomeMy WebLinkAboutpcm_05132009 1 CITY OF UKIAH PLANNING COMMISSION
2 MINUTES
3 May 13, 2009
4
5 MEMBERS PRESENT OTHERS PRESENT
6 Judy Pruden, Chair Listed below, Respectively
7 Anne Molgaard, Vice Chair
8 Linda Sanders
9 Linda Helland
10 Mike Whetzel
11
12 STAFF PRESENT MEMBERS ABSENT
13 Charley Stump, Director of Planning None
14 Sage Sangiacomo, Community Services Director
15 Maya Simerson, Community Service Project Coordinator
16 Cathy Elawadly, Recording Secretary
17
18 1. CALL TO ORDER
19 The regular meeting of the City of Ukiah Planning Commission was called to order by
20 Chair Pruden at 6:00 p.m. in the Council Chambers of the Ukiah Civic Center, 300 Seminary Avenue,
21 Ukiah, California.
22
23 2. ROLL CALL - Roll was taken with the results listed above.
24
25 3. PLEDGE OF ALLEGIANCE - Everyone recited the Pledge of Allegiance.
26
27 4. SITE VISIT VERIFICATION - Site visits for agenda items 9A and 9B were verified.
28
29 5. APPROVAL OF MINUTES—April 8, 2009
30 The Commission made a correction to page 13, lines 29-31, citing an error in the duplication of
31 language.
32
33 Commissioner Sanders requested language be added to page 18 with regard to reopening the
34 public hearing to read, "She recommended reopening the public hearing for more opportunity to
35 address the safety concerns raised by the Airport tenants."
36
37 M/S Sanders/Helland to approve April 8, 2009 minutes, as amended. Motion carried.
38
39 6. COMMENTS FROM AUDIENCE ON NON-AGENDA ITEMS—None.
40
41 7. APPEAL PROCESS— For matters heard at this meeting, the appeal date is May 26, 2009.
42
43 8. VERIFICATION OF NOTICE — Major Site Development Permit 09-17-SDP-PC and
44 Pre-Application 09-23-PRE-PC were properly notice in accordance with the provisions of the
45 Ukiah Municipal Code.
46
47 9. PUBLIC HEARING
48 9A. Site Development Permit 09-17-SDP-PC, Request for approval of Site Development Permit
49 for a Skate Park at Low Gap Park located between the tennis courts and the Ukiah Players
50 Theater.
51
52 Planning Director Stump provided a brief staff report that addresses the Mitigated Negative
53 Declaration prepared for the project and Major Site Development Permit with regard to the project
54 description, consistency with the Ukiah General Plan/applicable Zoning standards, and project/site
55 issues related to architecture/design and landscaping and mitigation measures taken to address
MINUTES OF THE PLANNING COMMISSION May 13, 2009
Page 1
1 potential impact regarding noise, close proximity to Orrs Creek and riparian habitat, tree removal,
2 hours of operation, traffic/parking and other relevant issues as provided for on pages 1-10 of the staff
3 report. He added the Friends of Gibson Creek made comments to the environmental document
4 maintaining that if a tree is to be preserved, it should be protected during construction whereby the
5 concerns have been addressed in the Mitigated Negative Declaration and project conditions. There
6 were no other comments made to the environmental document.
7
8 Staff recommends the Planning Commission conduct a public hearing and recommend to City
9 Council approval of the Mitigated Negative Declaration and the project based on the findings made
10 and draft conditions of approval. Staff supports project approval.
11
12 The Commission discussed the Ukiah Players Theatre operating adjacent to the skate park and
13 whether specific hours of operation should be a project condition. It was determined the park would
14 be open during daylight hours and closed at night. Staff indicated specific hours were not given
15 consideration because no concern was ever expressed by the theatre in the discussions with them.
16 Daylight hours vary according to the season and this is one of the reasons no official time of
17 operation was specified. Staff will address any concerns/issues raised.
18
19 Community Services Director Sangiacomo stated the project plans have included many
20 discussions with Ukiah High School, Ukiah Players Theatre, and County concerning project issues.
21 There will be ongoing dialogues with these institutions in the event questions/concerns/conflicts arise,
22 particularly with the sharing/partnering agreements involved with the adjacent properties. Other
23 comments made concerning the project include:
24 • The skate park in Healdsburg is very well designed and some of the design aspects have
25 been incorporated into the Ukiah skate park design.
26 • Noise in conjunction with skate parks is really a misperception in term of the amount of noise
27 generated from this activity. There is more noise generated from traffic than from users of a
28 skate park. It is doubtful that noise will be an issue. Additionally, the HVAC system for the
29 Ukiah Players Theatre does not work properly so the facility leaves the doors open during
30 performances. Concern has been expressed whether potential noise generated from the
31 skate park would be a problem during performances when the doors to the theatre are left
32 open to cool the building. The City owns the property housing the theatre and is assisting with
33 putting in a highly efficient HVAC unit that would eliminate the concern for noise impacts
34 generated from the skate park. The trees proposed to be planted on the west side of the
35 Ukiah Players Theatre together with the site design will help mitigate impacts /attenuate any
36 noise that might be generated from the skate park.
37
38 The Commission:
39 ■ Supports the trees proposed to create a buffer between the Theatre and skate park will be
40 evergreen as opposed to deciduous to help mitigate potential noise impacts.
41 ■ Questioned the reason Ukiah High School would have concerns about having a skate park
42 operating in close proximity.
43
44 Staff: The primary concern with regard to the high school was issue of potential truancy. This
45 should not be a problem because there is a City police officer on campus during school
46 hours. There are valid concerns/problems that do arise any time people are attracted to an
47 area for a specific activity. It is staff's opinion that the proposed skate park will help mitigate
48 the skateboarding problems that currently occur on the high school campus.
49
50 Chair Pruden stated the Friends of Gibson Creek have recommended a drip line be implemented
51 and requested clarification whether this should also be made a project condition because it is
52 included in the mitigated negative declaration as a mitigation measure.
53
54 Staff: The trees proposed for removal are not specimen in nature and in poor condition because
55 when originally planted by a local service organization, they were not properly cared for in
56 terms of providing for an appropriate irrigation system. Staff's intent is to maintain/protect
MINUTES OF THE PLANNING COMMISSION May 13, 2009
Page 2
1 trees as much as possible for projects wherein the valuable trees on the proposed site will be
2 maintained. Condition of Approval No. 1 provides that the project shall include an automatic
3 drip irrigation system for the newly planted trees.
4
5 Chair Pruden asked about the type of paving material that will be surrounding the skate park on two
6 sides.
7
8 Staff: There will be pavers used for the entry side and concrete on the west side. A grass border
9 exists between the tennis courts and perimeter of the sidewalk.
10
11 Chair Pruden commented concrete surfacing allows for excess runoff while pavers do not. The intent
12 is to be able to control/divert excess runoff into the ground areas as much as possible. She inquired
13 whether the preference/choice of surfacing is the result of economic constraints. The project will be
14 largely hard surface. The area is somewhat environmentally sensitive since the project is situated
15 above Orr Creek and she is concerned that a `drainage swale' would be created from excess
16 sidewalk runoff.
17
18 The Mitigated Negative Declaration states the park will be closed in the evening and/or at nighttime.
19 There is no actual mention of hours of operation in this document or who or what agency will be
20 responsible for closing the facility for the evening.
21
22 Staff: The hours of operation will likely fluctuate slightly depending on daylight hours for a particular
23 season and this aspect of the project will be worked out. The facility will be fenced
24 as part of the City's insurance requirements and locked at night. Staff has yet to work out
25 who or which City department will be responsible for locking the facility.
26
27 PUBLIC HEARING OPENED: 6:25:54 PM
28
29 No one came forward.
30
31 PUBLIC HEARING CLOSED: 6:26:08 PM
32
33 Chair Pruden stated the evergreen tree next to the tennis courts is healthy, provides for a good
34 shade canopy and should be maintained. The Friends of Gibson Creek recommend implementing a
35 drip system. Mendocino ReLeaf would be willing to pay for the trees to be planted for the project
36 provided a maintenance plan is in place. The trees should be planted at an optimum time, preferably
37 in the Fall. Also, the trees should not be planted during construction of the project.
38
39 Community Services Director Sangiacomo stated the grant funding was recently released and he
40 is unsure when construction can actually begin. More fund raising is necessary for the project. He is
41 hopeful construction can begin this year.
42
43 The Commission discussed the hard surfacing between the tennis courts and skate park.
44
45 Community Services Director Sangiacomo commented the elements of economics and safety/use
46 are factors when considering the type of surfacing. The creation and use of a bio-swale would be
47 effective with handling excess runoff if permeable paving is not an option. The application of
48 permeable concrete is problematic in terms of cost. The objective was to design a project using as
49 little concrete in areas as possible.
50
51 Commissioner Sanders commended staff for making the project possible and does not support
52 adding costs since the process has taken a very long time to come to fruition. While the use of
53 permeable surfacing is preferable, she would not support making it a project condition/requirement if
54 it means stalling the project to raise additional money. In her opinion, the project is nicely designed
55 wherein little more needs to be done.
MINUTES OF THE PLANNING COMMISSION May 13, 2009
Page 3
1 Commissioner Molgaard supported orchestrating a small event at City Hall the evening the skate
2 park project goes before City Council for approval. She is not concerned about the matter of runoff
3 from the use of concrete surfacing because the amount of water and area represented would be
4 minimal. She inquired about the funding and timeframe for use.
5
6 Staff noted the grant funding for the project will expire in 2011.
7
8 Commissioner Molgaard supports the contractor provides a proposal concerning construction that
9 will not interfere with planting trees for the project.
10
11 Staff explained the trees proposed for planting as part of noise mitigation measures between the
12 Ukiah Players Theatre and skate part are far enough removed from the construction activities.
13
14 Commissioner Helland is pleased with implementation of a bio-swale system for storm water runoff
15 from the parking lot. She supports the application of permeable surfacing if possible. She requested
16 correction to draft Condition of Approval No. 13(a), lines 29-30, to read, "The sequencing shall
17 specify estimated duration of exposure of cleared areas, areas of clearing, installation of temporary
18 erosion and sediment control measures, and establishment of permanent vegetation." She
19 congratulated staff and other persons/organizations/agenda for accomplishing a project that has been
20 ongoing for a long time.
21
22 Staff is working through simultaneous processes concerning the skate park and is working with the
23 State that is appropriating grant funding to officially have the location changed from the original
24 proposed Ukiah Depot site to Low Gap Park.
25
26 Chair Pruden is happy with the change in location. She recommended adding language to a
27 condition that every effort be made to plant trees during the optimum growing season. She does not
28 consider a bio-swale system sufficient to handle excess run-off for the project and noted wherein the
29 preferred option is permeable surfacing if economically feasible. She supports allowing for vegetative
30 strips between the surfacing areas for water retention purposes. She also supports the concept of
31 providing for a `Hollywood driveway' that has concrete for the tires leaving space for open grass in the
32 center as a method for water retention. She added, for example, allowing runoff from a sidewalk
33 under a tennis court is not a good idea. The strip between the tennis court and skate park could not
34 handle a lot of water runoff. She proposed that Redwood trees be planted for the project for screening
35 purposes on the west side of the Ukiah Players Theatre.
36
37 There was a brief discussion concerning the site design and accommodations for bleachers/seating.
38
39 Staff noted skateboarding is also a spectators sport so it is important to have the appropriate
40 accommodations whereby this aspect was incorporated into the design aspects.
41
42 There was discussion concerning how many trees for be appropriate for the project and the type of
43 species.
44
45 Commissioner Whetzel supported the project, as designed.
46
47 Commissioner Helland requested provisions for bike racks be provided for the project.
48
49 The Commission added the following language to Condition of Approval No. 1:
50 Every effort shall be made to plant the trees during the optimum growing season.
51
52 The 14 or more new trees shall be California native species such as Oak, Madrone,
53 Redwood, etc.
54
55 The Commission added Condition of Approval No. 9 to read, "Bike racks shall be installed near the
56 entrance to the skate park facility."
MINUTES OF THE PLANNING COMMISSION May 13, 2009
Page 4
1 M/S Sanders/Whetzel to recommend City Council approve the Mitigated Negative Declaration for
2 Major Site Development Permit 09-17-SDP with Findings 1-4. and approve Major Site Development
3 Permit No. 09-17-SDP with Findings 1-8 and Conditions of Approval 1-17, as added and modified
4 above. Motion carried.
5
6 PUBLIC HEARING REOPENED: 6:55:57 PM
7
8 Joy Beeler, Main Street Program, thanked staff and everyone involved with making the skate park
9 possible. June will be skate park fund raising month. In August, there will be a funding raising dinner
10 for the skate park at the Ukiah Valley Conference Center.
11
12 A public member involved with fund raising for the skate park indicated that additional fund raising will
13 occur in June. Addition money is necessary to complete the project that will be done in phases. In
14 addition to the $500,000 in grant funding, over $200,000 has been raised and/or donated. Additional
15 funding in the approximate sum of$208,500 needs to be raised.
16
17 PUBLIC HEARING CLOSED: 6:58 p.m.
18
19 The following findings are supported by and based on information contained in this staff report, the
20 application materials and documentation, and the public record.
21
22 1. The Skate Park project is consistent with the vision statement, goals and policies of the
23 General Plan because it would provide "a good place for young people to be and a
24 constructive thing for them to do"; it would provide a "pleasant place for people to come
25 together"; and it would provide an "outdoor recreation area with trees and shady places for
26 people to enjoy."
27
28 2. The project proposed project includes improvements to the existing parking lot and would
29 improve traffic and pedestrian safety.
30
31 3. The existing parking lot is separated from Low Gap road with two defined access points. The
32 Public Works Department has reviewed the preliminary plans for improving the parking lot
33 and has found that it will improve traffic circulation and pedestrian and traffic safety.
34 Furthermore, the proposed parking layout will organize the existing parking for Low Gap Park
35 and the Ukiah Players Theater and will increase the number of total spaces.
36
37 4. The proposed project includes preserving most of the existing trees on the site and planting
38 14 new trees, shrubbery along/in the parking lot, and native grasses along the perimeter of
39 the skating facility.
40
41 5. The proposed skate park will not restrict or cut out light and air on the property or
42 neighborhood because the skate park structure is built into the ground and is not tall like a
43 building. Additionally, no buildings or outdoor living areas existing adjacent to or in close
44 proximity to the skate park site.
45
46 6. The project would not be detrimental to the character or value of any residential properties
47 because none exist adjacent to or in close proximity to the project site.
48
49 7. The proposed project will be constructed on an open fallow field and would not damage any
50 natural features such as rock out-croppings, riparian vegetation, etc.
51
52 8. The proposed design of the skate park involved extensive citizen participation and would be
53 compatible with adjacent park structures such as the tennis courts and playground
54 equipment.
55
56 Aesthetics
MINUTES OF THE PLANNING COMMISSION May 13, 2009
Page 5
1 1. Prior to the issuance of a Building Permit, a Final Landscaping Plan shall be submitted
2 for review and approval by the Director of Planning and Community Development or
3 his/her designee. The Final Landscaping Plan shall be in substantial compliance with the
4 proposed preliminary Planting Plan evaluated herein. All required landscaping shall be
5 planted prior to final inspection, and shall be maintained in a viable condition to the
6 satisfaction of the Department of Planning and Community Development. The Final
7 Landscaping Plan shall include an automatic drip irrigation system for the newly planted
8 trees. (MITIGATION)
9
10 The Final Landscaping Plan shall include trees in the landscaping strip between the
11 parking lot and Low Gap Road.
12
13 Every effort shall be made to plant the trees during the optimum growing season.
14
15 The 14 or more new trees shall be California native species such as Oak, Madrone,
16 Redwood, etc.
17
18 2. The Final Landscaping Plan shall include details regarding the security lighting for the
19 Skate Park. All security exterior lighting shall be subdued, hooded and down-cast, and
20 shall not shine towards the night sky, Low Gap Road, or adjoining land uses. The lighting
21 plan shall include the type and location of fixtures and bulb wattage, and the proposed
22 intensity of the lighting shall be clearly understandable. The applicants shall modify the
23 intensity of the lights as directed by Staff if the brightness exceeds the Planning
24 Commission's expectations. (MITIGATION)
25
26 3. Every effort shall be made to preserve and incorporate the existing mature tree located
27 on the northwest portion of the site into the final design of the Skate Park. Prior to the
28 commencement of site preparation or construction activities, a secure tree protection
29 fence shall be placed around the tree in a location determined by staff in consultation with
30 an arborist or tree care expert. A sign shall be posted on the fence during site
31 preparation and construction activities indicating that the fencing constitutes a tree
32 protection zone." (MITIGATION)
33
34 Air Quality
35 4. All activities involving site preparation, excavation, filling, and construction of the Skate
36 Park shall institute a practice of routinely watering exposed soil to control dust,
37 particularly during windy days. (MITIGATION)
38
39 5. All inactive soil piles on the project site shall be completely covered at all times to control
40 fugitive dust. (MITIGATION)
41
42 6. All activities involving site preparation, excavation, filling, grading, and actual construction
43 shall include a program of washing off trucks leaving the construction site to control the
44 transport of mud and dust onto public streets. (MITIGATION)
45
46 7. Low emission mobile construction equipment, such as tractors, scrapers, and bulldozers
47 shall be used for earth moving operations. (MITIGATION)
48
49 8. All earth moving and grading activities shall be suspended if wind speeds (as
50 instantaneous gusts) exceed 25 miles per hour. (MITIGATION)
51
52 9. Bike racks shall be installed near the entrance to the skate park facility.
53
54 Biological Resources
55 10. All site preparation and construction activities shall be setback from the top of creek bank
56 as depicted on the submitted site plan. Minor modifications may be approved by the
MINUTES OF THE PLANNING COMMISSION May 13, 2009
Page 6
1 Director of Planning and Community Development provided it can be clearly
2 demonstrated that no impacts would occur to Orrs Creek, existing trees, and/or creek
3 vegetation. Site preparation and construction activities shall no disturb the riparian
4 vegetation along Orrs Creek. (MITIGATION)
5
6 11. Prior to the commencement of site preparation and construction activities, the applicants
7 shall consult with the State Department of Fish and Game to determine if a streambed
8 alteration agreement/permit is required. (MITIGATION)
9
10 Cultural Resources
11 12. If, during site preparation or construction activities, any historic or prehistoric cultural
12 resources are unearthed and discovered, all work shall immediately be halted, and the
13 City notified of the discovery. The applicant shall be required to fund the hiring of a
14 qualified professional archaeologist to perform a field reconnaissance and to develop a
15 precise mitigation program if deemed necessary. (MITIGATION)
16
17 Geology and Soils
18 13. All recommendations contained in the Site Reconnaissance and Preliminarv
19 Geotechnical Investigation, prepared by Rau and Associates, Inc., dated August 27, 2002
20 shall be incorporated into project and/or implemented during all site preparation, grading,
21 and construction activities unless subsequent engineering work reveals that specific
22 recommendations are not necessary. These recommendations are contained on pages
23 8-13 and address slope setbacks, reprocessing of fill soils, grading/site preparation,
24 seismic force parameters, support for shotcrete or poured slabs, soil design parameters,
25 pavement structural section, and drainage. (MITIGATION)
26
27 14. Prior to any site preparation, excavation, filling, roadwork, grading, or construction
28 activities, the applicants shall submit, and have approved by the City Engineer; a
29 comprehensive Erosion Control Plan prepared by a Registered Civil Engineer. The
30 comprehensive Erosion Control Plan shall include, but not be limited to the following:
31 (MITIGATION)
32
33 a. A description of the sequence of construction of the development site stripping
34 and clearing; rough grading; construction of utilities; infrastructure, and buildings;
35 and final grading and landscaping). The sequencing shall be specified by
36 estimated duration of exposure of cleared areas, areas of clearing, installation of
37 temporary erosion and sediment control measures, and establishment of
38 permanent vegetation.
39
40 b. A description of all erosion and sediment control measures necessary to
41 adequately control erosion along the Skate Park structure and all other areas
42 disturbed as a result of the project.
43
44 c. Specific measures to ensure that no erosion will occur into Orrs Creek.
45
46 d. Provisions for both short and long-term maintenance of erosion control facilities.
47
48 e. The City Engineer shall have the authority to require modifications to the
49 submitted Erosion Control Plan that will ensure adequate erosion control.
50
51 f. Any other elements required by local, State, or Federal law.
52
53 Permits
54 15. Prior to Commencing work, all required permits for the grading, skate park structure,
55 concrete work, restroom facility, lighting, plumbing, bleachers, parking lot, etc. shall be
MINUTES OF THE PLANNING COMMISSION May 13, 2009
Page 7
1 applied for and issued. The Contractor shall diligently call for and ensure all required
2 inspections.
3
4 16. All work performed to construct the skate park shall be in substantial conformance with
5 the plans approved herein. Minor modifications to the design, lay-out, configuration, and
6 landscaping, may be administratively reviewed and approved by the Director of Planning
7 and Community Development provided a finding can be made that the modifications are
8 minor and would not cause impacts to neighboring properties or the environment.
9
10 17. The project shall comply with all requirements of the California Building and Fire Codes.
11
12 9B. Pre-Application 09-23-PRE-PC, request for a Pre-Application review of a new student
13 housing project consisting of four six bedroom units (24 bedrooms total) at 704 North State Street,
14 APN 002-114-21.
15
16 Director of Planning Stump provided a brief overview of the project and referred to the project
17 description dated May 5, 2009. (Attachment 1)
18
19 A checklist for project consistency with the Commercial Development Design Guidelines outside of
20 the Downtown Design District was completed by the applicant(Attachment 2).
21
22 PUBLIC HEARING OPENED: 7:01 p.m.
23
24 Richard Ruff welcomes questions from the Commission regarding a pre-application review of a
25 proposed student housing project that includes four six bedroom units.
26
27 Commissioner Sanders comments/questions:
28 • Is Mr. Ruff acting as an agent on behalf of the College?
29
30 Richard Ruff: The project is privately funded without redevelopment appropriations and is in no way
31 associated with the college. There is a need for student housing, but the College does not support
32 having student housing on campus. The project is essentially a `breakeven' situation for the owners.
33
34 • The project is situated in a bucolic setting wherein the proposed design is not really
35 compatible with the neighborhood.
36
37 Richard Ruff: Referred to the floor plans and stated the design is by no means final and can be
38 articulated in different ways to more appropriately fit with the neighborhood.
39
40 • The project is situated close to Orr Creek. Will native plants be included in the landscaping
41 plan? The design aspect appears to include considerable use of asphalt and is a higher
42 density than other buildings in the neighborhood. She is not aware of other three story
43 buildings in the area.
44
45 Commissioner Molgaard comments/questions:
46 • Will the project include solar panels? Is there a community room on every floor?
47
48 Richard Ruff: The plans do include `green' building features where applicable and as much as
49 possible. He supports the concept of energy efficiency and solar panels will be featured in the design.
50 He confirmed there will be a community floor on every room with the exception of the third floor.
51
52 • The building does not`flow' with the other buildings in the neighborhood.
53
54 • Why is the building three stories and does this include parking accommodations?
55
MINUTES OF THE PLANNING COMMISSION May 13, 2009
Page 8
1 Richard Ruff: The density necessary for the project to pencil out could not be accomplished in two
2 stories. In terms of parking, there is no room for two story parking.
3
4 • Is `ok'with the building three stories, but does not support the design.
5
6 Richard Ruff stated the property does not border Orr Creek as there is another property between the
7 subject property and Orr Creek.
8
9 • How will the project provide for`people safety'?
10
11 Richard Ruff stated the project will provide for safety measures that include lighting and/or other
12 precautionary measures.
13
14 Commissioner Whetzel comments/questions:
15 • He is concerned with the access and traffic on North State Street. The entryway is narrow
16 and there is considerable traffic turning onto Ford Street. He inquired about the buildings in
17 the vicinity of the subject property.
18
19 Richard Ruff stated there are two parcels in the vicinity of the subject property that contain two single
20 family dwellings. The property owner would be willing to work with the owner of the subject property
21 relative to sewer connection and/or on other issues. The matter of traffic and access is being
22 considered and agrees traffic in the area relative to North State Street and Ford Street is problematic.
23 It may be that access will be `one way in' from State Street and `one way ouY from the parking lot of
24 the pizza establishment.
25
26 There was discussion about the possible need for an easement relative to the property to the rear of
27 the pizza establishment.
28
29 Chair Pruden stated the Planning Commission will be looking at traffic and circulation for the project
30 when the project is ready for discretionary review.
31
32 Commissioner Helland comments/questions:
33 • She likes the density and that the project is three stories in terms of water/energy
34 conservation/efficiency.
35 • The proposed design does not quite fit with other buildings in the neighborhood.
36 • She supports the concept of the community rooms.
37 • Consider a bio-retention system for storm water runoff.
38 • Allow for bike parking and/or bike storage.
39 • Provide for clearly demarcated pedestrian and bike walkways/pathways from the entrance of
40 the subject property.
41 • The landscaping plans do not appear to provide for sufficient coverage. The Planning
42 Commission likes to see at least 20% of the gross lot area landscaped.
43 • The site entry should be clearly distinguished.
44 • Appropriately screen recycling/garbage areas. (This is a project requirement)
45
46 Richard Ruff will work on the design aspects of the project. Two staircases are proposed for the
47 project. The pathway for pedestrian and bicycle will be clearly demarcated.
48
49 Chair Pruden comments/questions:
50 • The project looks like a dorm that belongs on Sonoma State University campus.
51 • Likes the interior design/floor plan.
52 • Concerned about safety features for the project, particularly for young co-ed females. The
53 Planning Commission during discretionary review will look at safety features, lighting,
54 ingress and egress to the building and other such features for the project.
55 • Concerned what happens if students do not rent for the intended purpose.
MINUTES OF THE PLANNING COMMISSION May 13, 2009
Page 9
1 Richard Ruff stated the complex would be rented as six four bedroom apartments rather than for
2 dormitory use.
3
4 • Cited a housing project that was problematic because it was not used for its intended
5 purpose. The applicant will have to work closely with staff concerning parking, ADA
6 compliance, and many other requirements associated with a 24-bedroom project.
7 • It may be that the project would have to be reconfigured to the northern property line to
8 provide for adequate onsite parking, as well as provide a more improved site layout. If this
9 is the case, a firewall would have to be constructed.
10 • The design is somewhat too contemporary and supports a more traditional type of
11 architecture for the project for perhaps a cottage-style or new urban look.
12 • Not really supportive of the light-wells. It makes the building appear quite tall.
13 • The subject property is considered underutilized and key for higher density.
14 • The property likely does not qualify for a Planned Development (PD) project that would
15 allow for greater flexibility.
16 • The project would have to resolve circulation and parking issues.
17 • The landscaping needs to be enhanced.
18 • The project needs to have a facility for bicycle storage.
19 • The entrance to the building should be more clearly defined.
20 • Her most significant concern is what will happen if students do not rent in terms of
21 affordability per unit. The project would then be very unusual. The applicant would need to
22 know what the target market is.
23
24 Richard Ruff further commented on the issue of safety and stated the reason for the proposed
25 design is to minimize the amount of confrontation that does occur in larger student housing
26 complexes. The hallways are meant to be open for safety reasons as a protective measure. He has
27 done research on student housing complexes and the proposed project is a product of this research.
28
29 Commissioner Whetzel inquired about wheelchair accessibility for the upper floors and whether this
30 aspect is part of the project.
31
32 Richard Ruff replied one unit will have accessible accommodations.
33
34 Commissioner Molgaard recommended contacting the college to see if there is a demand for
35 accessibility beyond the ADA requirements.
36
37 It was noted since public sector money is not being used for the project, the intended use as a
38 student housing project cannot be held.
39
40 Richard Ruff stated the project in terms of making it affordability for the applicant has to be a student
41 housing complex whereby students would essentially pay per bedroom as opposed to an apartment
42 building. Parking should not be problematic because many students use bicycles, take advantage of
43 public transportation and may not own a car. He will reconsider the design and provide for energy
44 efficiency features. A backup plan would include removing one of the bedrooms to allow for a three-
45 bedroom condominium.
46
47 Commissioner Sanders views the project as high impact potentially having an effect on the
48 neighborhood and requested it be scaled down.
49
50
51 There was discussion about a monitoring system and/or having a resident advisor/manager onsite.
52
53 Richard Ruff stated the rental agreement to be signed by the student and parents is very stringent
54 and it is a way to monitor what is going on in the complex. The plan is to provide for floor monitors.
55 The applicant will submit a Management Plan if the project moves forward to discretionary review.
MINUTES OF THE PLANNING COMMISSION May 13, 2009
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1 PUBLIC HEARING CLOSED: 7:39 p.m.
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3 10. ONGOING EDUCATION
4 10A. Growinq Up Green: Veqetated Roofinq Across the Country
5 10B. Build It Green—Green Buildinq Professional Traininq in Santa Rosa
6
7 The above-referenced publication is for the Commissioner's information.
8
9 11. PLANNING DIRECTOR'S REPORT
10 Planning Director Stump reported no Planning Commission meeting is being scheduled for the
11 regular May 27 meeting.
12
13 12. PLANNING COMMISSION REPORTS
14 Commissioner Helland will be unable to attend the regular June 10 meeting.
15
16 Commissioner Sanders asked about the success of the North Coast Green Opportunities
17 conference that was recently held.
18
19 Staff confirmed the conference was well attended, informative, and very successful. Because the
20 conference was so successful, there will likely be ongoing public education/programs in this regard.
21
22 Commissioner Sanders attends a Green Program through Sonoma State University and she had
23 the opportunity to visit Sonoma Mountain Village. She provided the Commission with packets that
24 highly demonstrate effective application/use of thinking `green' for developments. Sonoma Mountain
25 Village earned `platinum' status in North America and is one of the few developments of this kind in
26 the world. The development includes businesses and housing of different income levels constructed
27 from recycled materials and green techniques to conserve energy/water and other resources. This
28 model project represents how to effectively make good use of land compared to other shopping malls
29 such as Coddingtown wherein this kind of business model is becoming a `dinosaur.' Sonoma
30 Mountain Village is an example of a new way of thinking in terms of how to operate a business. It may
31 be that the use of the railroad in the vicinity will be an asset to this new business model where the
32 concept is to make certain things/necessities to promote/sustain living and operate businesses will be
33 available/accessible onsite, including transportation accommodations.
34
35 Chair Pruden attended the Streetscape workshop last night and stated it was informative and well
36 organized.
37
38 13. ADJOURNMENT
39 There being no further business, the meeting adjourned at 7:52:17 PM
40
41
42 Judy Pruden, Chair
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44 Cathy Elawadly, Recording Secretary
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46
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MINUTES OF THE PLANNING COMMISSION May 13, 2009
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