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HomeMy WebLinkAboutPlanning Commission Minutes 10/14/2014Planning Commission Meeting of October 14, 2014 Page 1 City of Petaluma, CA City Council Chambers City Hall, 11 English Street Petaluma, CA 94952 Telephone 707/778-4301 / Fax 707/778-4498 E -Mail cdd@ci.petaluma.ca.us Web Page http://www.ci.petaluma.ca.us Planning Commission Minutes Tuesday, October 14, 2014 — 07:00 PM Regular Meeting FINAL MINUTES 1. CALL TO ORDER (07:00 PM) Chair Wolpert 2. ROLL CALL PRESENT: Marzo, Lin, Pierre, Wolpert, and Benedetti-Petnic. ABSENT: Gomez, and Miller. 3. PUBLIC COMMENT The Committee will hear public comments only on matters over which it has jurisdiction. There will be no Committee/Commission discussion or action. The Chair will allot no more than three minutes to any individual. If more than three persons wish to speak, their time will be allotted so that the total amount of time allocated to this agenda item will be 15 minutes. Katherine Bobrowski, resident of Littlewoods Mobile Villa Mobile Home Park since 1995, had comments about the management of the mobile home park and would like to see it on the City Council agenda. She stated that she would like the City to manage this mobile home park. She had numerous complaints about the owner. She stated that people have moved out of Petaluma because of vandalizing and crime in this mobile home park. Chair Wolpert Planning Commission Meeting of October 14, 2014 Page 2 4. PRESENTATION A. None 5. COMMISSION COMMENT A. Council Liaison There was no Council report. B. Pedestrian and Bicycle Advisory Committee Commissioner Lin reported out that PBAC's recent meeting reviewed the Safeway Fuel Center project. There was a representative from Safeway present and the issues discussed were queuing, fuel ambassadors, pavement signage, bike racks, and sidewalks. Also discussed was the proposed Petaluma/Sebastopol trail, which is a Class 1 bike and pedestrian trail parallel to the former railroad right of way. In 2012, PBAC drafted a letter of support to the Director of Sonoma County Regional Parks seeking funding for a Feasibility Study and, since there is a new funding cycle, they have now redrafted and submitted the letter of support again. C. Tree Advisory Committee Commissioner Benedetti-Petnic reported that at the Tree Committee's last meeting they finalized the draft Center Park Plan which will be going before the Music, Recreation and Park Commission on October 15th. D. Other Commission Comment 6. STAFF COMMENT A. Planning Manager's Report Heather Hines, Planning Manager, reported that at their last meeting, Council approved the second reading of the Freeway Oriented Signs project. On October 20th, the Council will be considering the Keller Court Commons project and on October 27th there will be a workshop discussion about a more comprehensive update to the sign code. On November 17, Council will be considering the Corona Road Annexation and Subdivision project. She noted that the Planning Commission will have one meeting in November, on November 18th. In December, the Planning Commission will have their first scheduled meeting on December 9th. If there is a need for more than one meeting, the third Tuesday might be an option since most people will not be available on the fourth Tuesday. Ms. Hines also stated that a letter from PEP housing and draft housing element were included in the agenda packet in order for the Commissioners to review early. The associated staff report will be coming in the regular packet prior to the October 28th meeting. Vice Chair Pierre Chair Wolpert Planning Commission Meeting of October 14, 2014 Page 3 7. COMMUNICATIONS A. None 8. APPROVAL OF MINUTES A. Approval of Minutes of Planning Commission Meeting of Tuesday, September 23, 2014. Chair Wolpert Minutes were approved without changes. 9. OLD BUSINESS A. Valero Convenience Store. Site Plan and Architectural Review for a new convenience store and associated site improvements at the existing Valero Gas Station. Continued from 9/23/14 Planning Commission meeting. Project Location: 532 East Washington Street Project #: PLMA-14-001 Staff: Tiffany Robbe, Associate Planner Valero Gas Staff Report 10-14-14 Attachment A- Revised SPAR Resolution 10-14-14 Ms. Hines Chair Wolpert Commissioner Benedetti-Petnic Chair Wolpert Commissioner Benedetti-Petnic Ms. Hines Vice Chair Pierre Ms. Hines Commissioner Benedetti-Petnic Ms. Hines Commissioner Benedetti-Petnic Chair Wolpert Ms. Hines Chair Wolpert Planning Commission Meeting of October 14, 2014 Page 4 Ms. Hines Commissioner Benedetti-Petnic Ms. Hines Chair Wolpert Ms. Hines Chair Wolpert Commissioner Benedetti-Petnic Chair Wolpert Ms. Hines Commissioner Benedetti-Petnic Chair Wolpert Vice Chair Pierre Commissioner Marzo Commissioner Lin Vice Chair Pierre Ms. Hines Commissioner Marzo Chair Wolpert Motion: Approve Site Plan and Architectural Review with changes for the Valero Convenience Store at 532 East Washington Street made by Pierre, seconded by M a rzo. Vote: Motion carried 5 - 0. Yes: Marzo, Lin, Pierre, Wolpert, and Benedetti-Petnic. Absent: Gomez, and Miller. B. Short -Term Vacation Rentals. Zoning Text Amendments to Implementing Zoning Ordinance and SmartCode to allow short-term vacation rentals in residential and mixed use zoning districts. Continued from 9/23/14 Planning Commission meeting. Staff: Ingrid Alverde, Economic Development Manager Vacation Rentals Staff Report 10-14-14 Attachment A - Vacation Rentals Draft Resolution 10-14-14 Planning Commission Meeting of October 14, 2014 Page 5 Attachment B - Vacation Rentals Ordinance Summary Attachment C - Vacation Rentals Public Comments 1 of 2 Attachment C - Vacation Rentals Public Comments 2 of 2 Ingrid Alverde, Economic Development Manager Chair Wolpert Commissioner Marzo Ms. Alverde Commissioner Marzo Ms. Alverde Commissioner Marzo Ms. Alverde Commissioner Marzo Ms. Alverde Commissioner Marzo Ms. Alverde Commissioner Marzo Ms. Alverde Commissioner Lin Ms. Alverde Commissioner Lin Ms. Alverde Commissioner Lin Ms. Alverde Ms. Hines Commissioner Lin Ms. Alverde Vice Chair Pierre Ms. Alverde Vice Chair Pierre Ms. Hines Vice Chair Pierre Planning Commission Meeting of October 14, 2014 Page 6 Ms. Alverde Ms. Hines Vice Chair Pierre Ms. Hines Vice Chair Pierre Ms. Alverde Vice Chair Pierre Joe Garcia, Code Enforcement Officer Vice Chair Pierre Mr. Garcia Ms. Hines Vice Chair Pierre Ms. Alverde Ms. Hines Chair Wolpert Ms. Hines Chair Wolpert Ms. Hines Ms. Alverde Vice Chair Pierre Ms. Alverde Chair Wolpert Ms. Alverde Chair Wolpert Ms. Alverde Commissioner Marzo Chair Wolpert Commissioner Benedetti-Petnic Ms. Alverde Commissioner Benedetti-Petnic Ms. Alverde Planning Commission Meeting of October 14, 2014 Page 7 Commissioner Benedetti-Petnic Ms. Alverde Commissioner Benedetti-Petnic Ms. Hines Commissioner Benedetti-Petnic Ms. Alverde Ms. Hines Ms. Alverde Ms. Alverde Commissioner Marzo Ms. Alverde Commissioner Marzo Ms. Alverde Commissioner Marzo Ms. Alverde Chair Wolpert Deborah Atkinson, public member, has lived in Petaluma for 20 years and owned a business for 30 years. Some people are concerned about mixed use, however, she feel that the mix of businesses have been very successful. She attended the Vacation Rental round table to learn how the City would handle new rules due to all of the bureaucracy that can be involved. She stated that she doesn't like the idea of making rules that are not enforceable. Generally, the City has rules such as the Noise Ordinance which would be widespread. She is concerned about the businesses in town, with many businesses lasting from two to five years. She believes that the City of Petaluma can use the tourists. She stated her concerns about lack of diversity, about parents not using the businesses during the day, and the integration of seniors. Deborah Garber, Air B & B host, stated that the safety of neighborhoods are also important to Air B&B hosts. She stated that she has not had a complaint in the three years she has been a host and does not feel she is a threat to her neighborhood. She believes the issue is deeper due to people's fear of outsiders. She believes that residents of the town are not narrow minded, and does not want the "Fortress Mentality" of a few people dictating the rules. Ms. Garber does not want to live in town that feels like a gated community that bars strangers. She feels that the Air B & B hosts contribute to the vibrancy and economic well-being of Petaluma and that the last thing they want to do is antagonize the neighbors. Richard Manson stated that he is not a native of Petaluma. He grew up in the Bay Area but spent the last 20 years living in Europe. He had a recent job offer and a chance to move back to the area. He was a guest at an Air B & B home in Petaluma and because of that experience, now Planning Commission Meeting of October 14, 2014 Page 8 he and his wife would like to move here. The Air B & B guests are normally a quiet group and come to discover what a beautiful place Petaluma is. They spend their dollars and go home and tell others about Petaluma and about the wonderful Air B & B hostess. He posed the questions - What sort of neighborhoods do we want to protect? Do you want to protect the neighbors who are suspicious of strangers or a neighborhood that welcomes a diversity of people who bring in tax dollars? Kate Glose is an Air B & B host and guest who has one bedroom with a private bath that she rents out. She allows only two guests at a time who stay one to two nights and opposes a minimum stay requirement. She cautioned the use of the online availability calendar for tax purposes, stating that she uses the calendar to block days and that it looks like guests are there. She does not believe this method should be used to calculate taxes. She also stated that the guests are a boost to the economy. She has heard and understands people's fears. She noted that Air B & B has a way to review guests and she has declined guests because she could not find enough information on them. She stated that she lives in the community and wants the neighborhood to be safe. She knows her neighbors and her neighbors know what she is doing. She stated that her three top concerns are the cost of the fee, the publication of the phone numbers and the 500' radius notification. Larry Volat is not a guest or host but has experience on Keokuk Street. He believes that the disputes in the neighborhood are not about the Air B & B. He gave several examples of incidents in this neighborhood. He stated that while visiting a friend, several neighbors did not want him to park in this neighborhood and a neighbor came to him while in his car and cursed at him in an abusive manner. He is concerned about the safety in this neighborhood and feels that the issue is not be about the Air B & B but about the people who live there. Aaron Crespi, is an Air B & B host and stated that he has a stand-alone vacation rental and lives in the front house and most of his guests stay a month or more. He believes there is a mischaracterization and a fear of the people who are coming to town and wanted to characterize who is coming to Petaluma and why. He gave examples of typical guests who have stayed at his rental, such as, an ICU Nurse Manager who stayed three months, delivery room nurses who stayed for seven weeks, another nurse who stayed with her family, the incoming commander of the Coast Guard, engineers and scientists. Many of these guests have purchased homes later. He realizes that noise and parking are issues but the people who come are grandmothers visiting grandchildren. This rental allowed him to repair sidewalk in front of his house. He prefers to have guests stay a week or more, however, other timeframes are valid. Naomi Richman, resident since 1974 and Air B & B host. She stated that it is important to distinguish between a neighborhood problem and a problem with short term rentals. Her neighbors has compiled a long list of complaints; have been conducting a surveillance of her house; drilled friends; and has submitted information to the City that has been published on the website. Her neighbors have screamed obscenities at tenants and have called the City to report alleged violations of City code. She stated that Joe Garcia came out to investigate and found nothing wrong, but advised her to work things out with the neighbors. She has offered mediation, asked friends and guests not to park in front of their homes, and has avoided confrontation. Ms. Richman feels that these issues are not relevant to the topic here tonight. Planning Commission Meeting of October 14, 2014 Page 9 There are legitimate concerns regarding noise and parking. She has a large home with a granny unit where she has overnight guests. Her paying guests will keep her in her home as she grows old. She feels that it would be a benefit to the vibrancy of Petaluma to continue welcoming visitors with warmth instead of abuse. Nancy Sasser stated that she realizes that the Planning Commission job is to keep the amendments to zoning ordinance consistent with the General Plan. She stated that the Guiding Principals in the General Plan state that Petaluma maintain a close-knit, neighborly and family - friendly City and envisions Petaluma as a City of Strong Neighborhoods. She believes that welcoming strangers into the neighborhoods increases transiency resulting in decreased sense of security. She believes that the rules do not promote safe neighborhoods and believes that this change in the Zoning Code will increase the outside commercialization of vacation rentals in the established historic neighborhoods. It has been a problem in other communities. Ms. Sasser believe that this proposal places the burden of dealing with the risk and nuisance behavior on the residents. She stated that the burden of hosting tourists affects the entire neighborhood and that short term vacation rentals are not fair to the residents or the community. If they are to be allowed, the minimum length of stay should be at least 30 days. Ms. Sasser believes that Petaluma's economic vitality should be focused on accommodating tourism in the commercial and mixed use zones and not the residential zones. Steve Schlich lives in the Oakhill Brewser neighborhood and does not rent any rooms. He is concerned about the cost to the community. He is requesting that the Commission turn down the idea of amateurs renting rooms in residential areas because it is a big risk to everyone involved. He asked what happens when someone has an injury during their stay and decides to sue the City. Mr. Schlich believes that the Commission should reject this proposal because it is a big liability. Susan Thompson believes that if someone is a host, they love the income that tourists provide and if someone live next door, the tourists remain strangers. She believes that tourists do not belong in her neighborhood. Michael Kraus believes that short term rentals would change the quality of his neighborhood. If allowed the following restrictions should be enacted: parking provisions to require off street parking for all guests; limit the number of short term rentals within a radial distance; permits should be required with annual renewal and rotation; restrictions on frequency to limit one rental per week; management should be onsite to control transient issues. Long term renters become part of the neighborhood and short term renters are one vacation and don't match the flow of the neighborhood. Christina Gleason stated that Petaluma was voted the #1 place to visit in the fall. She feels that tourists love to come to this town and we are very popular. She stated that she loves walking in the Petaluma neighborhoods. Ms. Gleason stated that she is not afraid of strangers, but afraid that the tapestry of this town will be interrupted by transients who come to home hotels. She is not opposed to 30 -day rentals or B & Bs but 365 days of coming and going next door. She moved here from the San Francisco Metropolis area to not be in a commercial zone. She believes that Petaluma is not a metropolis and this use should not be allowed in the neighborhoods. Planning Commission Meeting of October 14, 2014 Page 10 Mike Gleason has lived in Petaluma for 30 years and has lived next door to an Air B&B for 1-1/2 years. He stated that the guests take up parking and create occasional noise which has caused friction in the neighborhood. He stated that this was set up without consulting any of the neighbors and about 90% of the block is against it. Mr. Gleason believes it is a blatant commercial activity and does not belong in the residential sections. He believes that the character of his neighborhood is changing and suggests that if it does become final, to require a conditional use permit and consult neighborhoods beforehand. Bill Chayes is an Air B & B host and believes that the proposal is well thought out. He stated that people come the Petaluma because it is a nice, quiet town and to get away from city life and have a peaceful time. People come from all over the world and that is good for Petaluma. Mr. Chayes stated that someone can sit in front of Starbucks, and can hear many languages from people from all over which is enriching to the community. Air B & B hosts are responsible people, don't want trouble and want to keep things safe Franka Kozar, an Air B & B host, stated that she has had a history of issues with one neighbor over many years and is hoping that the City will look at that history and not just the complaint. She is expecting complaints from these neighbors. She also stated that she is excited about the opportunity and finds the taxes to be fair. Patricia Haramati is a host for a vacation rental in Petaluma. She stated that she is part of the community, her family is here and it has been her home for many years. In 2010, she lost her husband and lost the ability to make the mortgage payments. She believes that this is an aspect that hasn't been addresses because for many people it may be a financial necessity to rent out their homes. She stated that she has had great success with her guests and many guests have become Petaluma residents. Ms. Haramati believes that many of the ideas for the vacation rentals have been good ones, but is concerned about the high cost of the permit and about giving out information to for neighbors within 500 feet. She stated that her neighbors have never had problems and enjoy her guests who have been an enhancement in every way. Bob Oliker, a real estate attorney in Petaluma and attended the vacation rental workshop, complimented staff for putting together a statute that is balancing tough issues. He stated that in his experience in 30 years, the worst issues are neighbor issues. He strongly encouraged including a mediation or ombudsman as part of the process rather than using Code Enforcement. Mr. Oliker believes that frequently issues don't get resolved. He also pointed out an inconsistency in the renewal of permits section that should be consistent. Maurice Bowers is a Petaluma homeowner, resident and Air B & B host. He stated that he has had a positive experience being a host but believes that the 500' noticing is excessive and the fee is excessive. He is also concerned about the addresses and phone numbers being made public. Air B & B provides protections and provides contact information only after booking. He noted that Air B & B issues 1099 making it easy to audit the income/revenue for an Air B & B host which would be a good way to collect the TOT fee. Darren Sciford, resident of Petaluma and is concerned about the neighborhoods. He moved into the historic district and realized that there were rules to development. He stated his concern about short term rentals is where it happens. In 1990, the historic district came up with rules if Planning Commission Meeting of October 14, 2014 Page 11 anyone wanted to make changes to the homes or neighborhoods if should be appropriate to surroundings, cannot adversely affect the character of the historical architecture or aesthetic interest or value of the district. He hopes that the Commission considers this when making decisions. Steve Trenam, fourth generation Petaluma resident, is concerned about people who are afraid and paranoid about strangers in the neighborhoods. He believes that many of the hosts need extra income. He stated that Air B & B provides reviews for both guests and hosts and this feature can be useful. A host can refuse someone without a track record. Since Petaluma is so desirable it's even more reason to have more places to stay. Mr. Trenam believes that Air B & B guests are interesting and diverse people and he would not be able to see daughter dance across the country without being an Air B & B guest. Stephen Tamborski a 30 year resident and host. He stated that he wants to maintain what is special about Petaluma. He has a granny unit which he has hosted people from all over the world. He stated that his guests discover Petaluma and enjoy spending time and money and his kitchen rarely gets used because most guests eat downtown. He feels that all neighbors are aware of the situation and it is not a big impact on the neighborhood, not more than visiting friends would be. Mr. Tamborski believes that there are homes all over town with 4 - 7 cars that do not operate a business. He believes that the 500' radius is excessive and is not comfortable with name and address being advertised to this extent. He is also in favor of paying the TOT tax. Chair Wolpert Patricia Haramati stated that the Air B & B hosts are ambassadors for the City of Petaluma, welcoming people and raving about stores and people in the City. She believes that they introduce Petaluma to thousands of people in the best possible way. Daniel Sanchez, North Bay Association of Realtors, stated that whether or not an ordinance is adopted, the vacation rentals will exist. He suggested to come up with an ordinance that fits Petaluma to deal with issues such as parking and management. He feels that the noticing should be 300 feet rather than 500 feet depending on the neighborhood. He believes that neighborhoods without covered parking should be allowed more onsite parking. Mr. Sanchez feels that permits should be allowed over the counter to make it as easy as possible. He stated that $300 for the permit is not cheap, but probably in the ballpark with other similar cities. Martha O'Hayer, resident, realtor, and volunteer at the visitor center feels that vacation rentals will enhance the area and suggested that vacation rentals will exist one way or another. She stated that there is a shortage of places to send people and it would be nice to offer more options and finds that it's very difficult when rental stock is so low. She stateds that she doesn't see how the guests would change the neighborhoods and the guests love the neighborhoods and downtown and are valuable to the area. She feels that the details will get worked out and this ordinance is a valuable consideration. Deborah Hosler, resident since 1975, and a host, stated that parking and number of occupants are not an issue but has in issue with the 500 feet notification and is uncomfortable with people knowing her personal information. She lives 20 feet from the cottage she rents and will be there first if there is a problem. She feels that the $300 fee is excessive and if the raduis were Planning Commission Meeting of October 14, 2014 Page 12 reduced to 200 feet the costs would be reduced. She stated that she has a modest cottage and doesn't make a lot of money and finds it would be unfair to charge the same fees for larger homes who could charge more money. She invites guests from all over the country and has a variety of guests, and many people have previously lived in Petaluma. Chair Wolpert Council Member Miller joined the meeting. Chair Wolpert Commissioner Lin Chair Wolpert Commissioner Lin Chair Wolpert Ms. Alverde Commissioner Lin Ms. Alverde Council member Miller Chair Wolpert Council member Miller Ms. Hines Council member Miller Andrea Visveshwara, Assistant City Attorney Chair Wolpert Council member Miller Ms. Hines Council member Miller Ms. Hines Commissioner Marzo Ms. Hines Commissioner Benedetti-Petnic Ms. Hines Ms. Visveshwara Commissioner Marzo Ms. Hines Planning Commission Meeting of October 14, 2014 Page 13 Commissioner Marzo Ms. Visveshwara Council member Miller Chair Wolpert Commissioner Marzo Chair Wolpert Commissioner Marzo Chair Wolpert Vice Chair Pierre Chair Wolpert Council member Miller Vice Chair Pierre Ms. Hines Vice Chair Pierre Chair Wolpert Vice Chair Pierre Commissioner Lin Ms. Hines Commissioner Lin Chair Wolpert Commissioner Lin Council member Miller Chair Wolpert Commissioner Marzo Commissioner Lin Commissioner Marzo Commissioner Benedetti-Petnic Chair Wolpert Vice Chair Pierre Commissioner Marzo Vice Chair Pierre Planning Commission Meeting of October 14, 2014 Page 14 Commissioner Benedetti-Petnic Ms. Hines Vice Chair Pierre Ms. Hines Ms. Visveshwara Vice Chair Pierre Ms. Hines Commissioner Lin Commissioner Benedetti-Petnic Vice Chair Pierre Commissioner Lin Ms. Alverde Mr. Garcia Chair Wolpert Ms. Alverde Ms. Hines Chair Wolpert Ms. Alverde Ms. Hines Chair Wolpert Ms. Alverde Council member Miller Chair Wolpert Vice Chair Pierre Chair Wolpert Ms. Hines Chair Wolpert Vice Chair Pierre Ms. Hines Chair Wolpert Vice Chair Pierre Planning Commission Meeting of October 14, 2014 Page 15 Ms. Hines Ms. Alverde Ms. Hines Commissioner Marzo Ms. Hines Chair Wolpert Commissioner Marzo Ms. Hines Commissioner Lin Ms. Hines Commissioner Lin Ms. Hines Commissioner Benedetti-Petnic Chair Wolpert Commissioner Benedetti-Petnic Ms. Hines Chair Wolpert Commissioner Benedetti-Petnic Ms. Hines Chair Wolpert Commissioner Benedetti-Petnic Ms. Visveshwara Council member Miller Vice Chair Pierre Commissioner Lin Council member Miller Ms. Hines Vice Chair Pierre Ms. Hines Commissioner Benedetti-Petnic Vice Chair Pierre Planning Commission Meeting of October 14, 2014 Page 16 Ms. Hines Council member Miller Vice Chair Pierre Ms. Hines Vice Chair Pierre Ms. Hines Vice Chair Pierre Ms. Hines Commissioner Lin Commissioner Benedetti-Petnic Vice Chair Pierre Chair Wolpert Ms. Hines Chair Wolpert Council member Miller Chair Wolpert Ms. Hines Commissioner Benedetti-Petnic Chair Wolpert Ms. Hines Chair Wolpert Ms. Hines Chair Wolpert Ms. Hines Chair Wolpert Ms. Hines Ms. Alverde Ms. Hines Ms. Alverde Ms. Hines Ms. Alverde Planning Commission Meeting of October 14, 2014 Page 17 Ms. Hines Ms. Alverde Ms. Hines Motion: Postpone Resolution for Zoning Text Amendment for Short -Term Vacation Rentals to a date certain on November 18, 2014 with direction to staff for revisions made by Wolpert, seconded by Benedetti-Petnic. Vote: Motion carried 6 - 0. Yes: Marzo, Lin, Pierre, Wolpert, Benedetti-Petnic, and Miller. Absent: Gomez. Chair Wolpert Commissioner Lin Chair Wolpert C. Lynch Creek Plaza. Modified application for an Amended Mitigated Negative Declaration; General Plan Amendment to modify General Plan Policy 4-P-12 and change land use designation to Mixed Use; Zoning Map Amendment to rezone property to MU1B; Conditional Use Permit for new drive-thru facility; and Site Plan and Architectural Plan for a commercial development including a retail pharmacy building with drive-thru, a separate multi -tenant building, and associated parking and landscaping improvements. Project Location: No. McDowell Blvd & Lynch Creek Way Project: #12 -GPA -0236 Staff: Alicia Giudice, Senior Planner Lynch Creek Plaza Staff Report Attachment A- Draft Resolution Mitigated Neg Dec Exhibit 1- Mitigation Monitoring and Reporting Program Attachment B - Draft Resolution General Plan Amendment Policy 4-P-12 Attachment C- Draft Resolution General Plan Amendment Land Use Designation Attachment D - Draft Resolution: Zoning Text Amendment Attachment E - Draft Resolution: Zoning Map Amendment Attachment F - Draft Resolution: Vacation of Easement Attachment G - Initial Study & Mitigated Negative Declaration Attachment H - Applicant's Submittal Letter Part 1 Attachment H - Applicant's Submittal Letter Part 2 Planning Commission Meeting of October 14, 2014 Page 18 Attachment I - Comparison of Allowable Land Uses Attachment 1 - Vacancy Rates for Industrial Attachment J - Vacancy Rates for Retail Attachment K - Public Comment Letters Alicia Giudice, Senior Planner Chair Wolpert Ms. Giudice Chair Wolpert Applicant, James Stephens Chair Wolpert Vice Chair Pierre Ms. Giudice Chair Wolpert Ms. Giudice Vice Chair Pierre Ms. Hines Vice Chair Pierre Ms. Hines Council member Miller Chair Wolpert Vice Chair Pierre Council member Miller Chair Wolpert Commissioner Marzo Commissioner Lin Ms. Giudice Commissioner Lin Ms. Hines Commissioner Lin Ms. Giudice Commissioner Lin Planning Commission Meeting of October 14, 2014 Page 19 Chair Wolpert Ms. Giudice Chair Wolpert Ms. Giudice Chair Wolpert Ms. Giudice Chair Wolpert Ms. Giudice Chair Wolpert Ms. Giudice Ms. Hines Chair Wolpert Council member Miller Ms. Hines Chair Wolpert Vice Chair Pierre Ms. Giudice Vice Chair Pierre Chair Wolpert Ms. Giudice Mr. Stephens Chair Wolpert Ms. Hines Chair Wolpert Ms. Hines Chair Wolpert Bob Koenitzer, neighbor, doesn't see a good reason to rezone this lot. He stated that he met with the City Manager and there will not be a tax revenue benefit, there is no need for new retail and is no need for another pharmacy. He feels that more medical office space is needed in Petaluma due to a huge wave of a very unhealthy senior population being anticipated in the near future and this population will need more healthcare availability. He believes that this last available space in Petaluma was built and designed as medical office space and should remain so. Planning Commission Meeting of October 14, 2014 Page 20 Chair Wolpert Byron (Barney) Fauss stated that there is a need for a Drive Thru pharmacy window for people with health issues in Petaluma. Currently there are dozens of cars daily that go to Rohnert Park to use the drive thru window. He stated that he has health issues that he cannot walk and it is roughly 400 yards from any parking lot to the pharmacy. Chair Wolpert Vice Chair Pierre Chair Wolpert Council member Miller Commissioner Lin Commissioner Benedetti-Petnic Commissioner Marzo Vice Chair Pierre Chair Wolpert Ms. Hines Chair Wolpert Vice Chair Pierre Ms. Hines Vice Chair Pierre Ms. Guidice Ms. Hines Chair Wolpert Motion: Postpone the item for Lynch Creek Plaza to a date certain on October 28, 2014 and direct staff to return with resolutions for denial made by Wolpert, seconded by Benedetti-Petnic. Vote: Motion carried 6 - 0. Yes: Marzo, Lin, Pierre, Wolpert, Benedetti-Petnic, and Miller. Absent: Gomez. Chair Wolpert 10. ADJOURN Next Meeting of the Planning Commission scheduled for Tuesday, October 28, 2014 (11:19 pm)