DATE
OF MEETING:
TIME
OF MEETING:
PLACE
OF MEETING:
I. CALL TO ORDER
Chairman
Pagnusat called the meeting to order at
II. ROLL CALL
Commissioners
Present: Coleman-Senghor, Dutra,
Rock, McClelland, Pagnusat
Commissioners
Absent: None
Staff
Present: Woltering,
Lustig, Giudice, Harris, Brisbine
III. APPROVAL OF MINUTES
A. For
the Regular Meeting on
It
was moved by Commissioner Dutra to approve the minutes of
Yes: 5 Noes: 0 Absent: 0 Abstain: 0
IV. CHANGES TO THE AGENDA
At
the request of Chairman Pagnusat, Agenda Item VI.D was heard before Agenda Item
VI.C.
V. ORAL
AND WRITTEN COMMUNICATIONS
There were no
oral or written communications.
A. Annual
meeting to review the progress of Cotati’s ongoing mandatory Sustainable
Building Program and to consider revisions to Resolution No. 04-84 to allow use
of the new regional Green Building Guidelines and Programs.
Planning
Director Woltering provided an introduction.
Senior
Planner Lustig reviewed the purpose of the meeting, and recommended adoption of
Resolution No. PC 06-24 which would amend the existing and mandatory
Sustainable Building Program. By
adopting the Resolution, the Planning Commission would provide staff with
flexibility to move forward with implementation of the Sustainable Building
Program as new versions of the Green Building Guidelines become available.
Senior
Planner Lustig described how the Sustainable Building Program process evolved
over the past two years; the coordinated efforts between staff and the
certified Green Points Raters; and how a system of checks and balances for
construction plan review was developed.
Planning
Technician Harris continued the program with a PowerPoint presentation. Photographs of a recently constructed
residential development that achieved the required Green Points was displayed
to illustrate that a “green” building looks no different than any other. She reviewed some of the various ways in
which a development can achieve the required 60 points from the Green Points
Checklist which include energy, resources, and indoor air quality.
Slides
were displayed to illustrate how projects are evaluated by the City for
compliance with the Sustainable Building Program, beginning at the Planning
Application submittal all the way through the actual construction phase.
In
response to an inquiry from Vice Chairwoman McClelland, Planning Technician
Harris said that the current Sustainable Building Program requires that a
development show 80 points on the Green Points Checklist initially, with an
actual 60 points achieved at the end of construction. The revised program would probably require
100-110 points initially, with 90 points
achieved at the end of construction.
Senior
Planner Lustig described the new program requirements as follows:
“Energy” – 41 points (11 plus 30 points
above Title 24)
“Indoor Air Quality” – 10 points
“Resources” – 15 points
“Water Conservation” – 15 points
+ 9 additional points that could come
from any category including “Community”.
Bill
Mattinson, Certified Green Rater, provided an introduction to the Revised Green
Building Guidelines and New Remodeling and Multi-Family Guidelines,
In
response to an inquiry from Commissioner Dutra, Mr. Mattinson said that the
current requirement for 15% over what is required by Title 24 is being
converted to 30 points for simplification and equality with other programs. At this time, he said that the City of
Commissioner
Coleman-Senghor questioned the costs to a community to implement this type of
program. Staff responded that it
definitely costs the applicants money, however, there have been many ways
identified to reduce costs as the program evolves.
Bruce
Mast, Development Director for Build it Green, described the Build it Green
organization as a non-profit with goals and objectives of having 10,000 “green”
homes in
Mr.
Mast acknowledged the City of
In
response to an inquiry from Commissioner Coleman-Senghor, Senior Planner Lustig
said
that in Cotati, compliance with the Sustainable Building Program for a
residential remodel is currently voluntary.
For commercial developments, any addition over 2,500 square feet is
required to comply with the Sustainable Building Program.
In
response to an inquiry from Commissioner Dutra, Mr. Mast said that LEED certification
for single-family homes is in a pilot phase at this time.
Senior
Planner Lustig reviewed Resolution No. PC 06-24 and provided a highlight of
each key component.
Chairman
Pagnusat opened the PUBLIC HEARING at
Bruce
Hammond, Redwood Empire Chapter of the U.S. Green Building Council (former
member of the Cotati Planning Commission and now serving on the Design Review
Committee), acknowledged great progress by staff and the Planning Commission in
implementing the Sustainable Building Program.
He said that it is important work and in the right direction globally.
The
PUBLIC HEARING was closed at
In
response to an inquiry from Commissioner Coleman-Senghor, Senior Planner Lustig
clarified
that there would be nine flexible points under the updated program, reduced
from 15 flexible points in the current program. This reduction will assure a certain amount
of points in each category.
It
was moved by Chairman Pagnusat to adopt Resolution No. PC 06-24 Amending the
Sustainable Building Program for the City of
Yes: 5 Noes: 0 Absent: 0 Abstain: 0
Commissioner
Dutra thanked Bruce Hammond for all of his efforts towards creating a local
understanding of green building issues. He also expressed appreciation to Bill
Mattinson and Bruce Mast for their participation; and to staff for all their
work.
Commissioner
Dutra said that he found it exciting that Cotati is in a leadership position
with respect to sustainable building.
Senior
Planner Lustig left the meeting.
Chairman
Pagnusat called for a BREAK at
RE-CONVENE
at
B. Request
for approval of a Use Permit to allow an office use within a 925 square foot
tenant space in an existing 14,000 square foot building located at
PA# 26/06 Applicant: H&R Block (tax preparation office)
AP# 144-292-023
Planning
Technician Harris presented the staff report.
She explained that the business space is anticipated to be vacant other
than during tax season, but will remain lit with regular check-ups.
Planning
Technician Harris continued to report that there have been no regulations
adopted by the City Council related to formula-based businesses and that this
proposal conforms to current regulations.
The
staff recommendation is for approval of the application subject to the
suggested conditions of approval.
Chairman
Pagnusat opened the PUBLIC HEARING at
Bill
Mulligan, Leasing Agent for
Chairman
Pagnusat closed the PUBLIC HEARING at
In
response to an inquiry from Commissioner Coleman-Senghor about the condition
related to security alarms, Planning Technician Harris explained that the
condition was in response to a referral to the Cotati Police Department.
It
was moved by Vice Chairwoman McClelland to adopt Resolution No. PC 06-21
approving a Use Permit to allow a professional/administrative office in a 925
square foot suite in an existing commercial building, located at
Yes: 5 Noes: 0 Absent: 0 Abstain: 0
Conditions
of Approval (PA# 26/06 – H & R Block):
Planning
Department
1.
The
applicant’s regular business hours shall not extend beyond the allowed business
hours defined in the Land Use Code (6 am to 11 pm daily).
2.
All signage in association with the proposed use
shall be established in conformance with the provisions of Chapter 17.38 of the
City’s Land Use Code and in general conformance with the
3.
Other than required as
a Condition of Approval, there shall be no exterior changes or modifications
made to the existing building in association with the proposed
use/operation. Minor exterior
modifications require approval of the Planning and/or Building Departments. Major exterior modifications would require
approval by the Design Review Committee, in accordance with section 17.62.040.B
of the Land Use Code.
4.
No outdoor storage,
display, or sales are permitted. In the
event the applicant would like to utilize outdoor storage, display, or sales, a
Use Permit would first need to be approved by the Planning Commission.
Police Department
5.
Due to the sensitive nature of the documents,
the applicant shall install a burglary alarm system and complete an Alarm
Permit with the Cotati Police Department prior to occupancy.
C. Request
for approval of a Use Permit to allow approximately 3,000 square feet of
outdoor storage for an existing business located at
PA# 27/05 Applicant: Stockham Construction
AP# 144-010-020
Follows
Agenda Item VI.D
D. Request
for approval of a Use Permit to allow an existing market located at 7981 Old
Redwood Highway, Suite J, to sell beer and wine. The property is zoned CD, Downtown
Commercial. This project is
categorically exempt from CEQA.
PA# 27/06 Applicant: Kee Kim Young/Grace (Grace Supermarket)
AP# 144-200-019)
Associate
Planner Giudice presented the staff report and recommended approval of the
application subject to the suggested conditions of approval, with an amendment
to condition no. 4 as follows:
4. AMENDED. The applicant shall install and maintain a
digital quality surveillance system.
This system is to provide image coverage of the front door, cash
register, and the merchandise aisles at a minimum. The system must provide continuous images
from each camera location and not be a time lapse system that records each
location every few seconds. The recorder
must be secured from employee tampering/access by a lockout system and should
be capable of storing 30 days of images.
The Police Department should be consulted in the coverage areas and must
approve the system, at their discretion, once installed. Compliance with this condition shall be to
the satisfaction of the Police Department.
Commissioner Coleman-Senghor asked about
the restrictions to the hours of operation.
Planning Director Woltering said that the specified hours are in
response to what was requested by the applicant. He also explained that the Land Use Code
standard hours of operation for a retail business are
Chairman Pagnusat opened the PUBLIC
HEARING at
Charles MacNichols,
It was moved by Commissioner Rock to
adopt Resolution No. PC 06-23 approving a Use Permit to allow the sale of
alcoholic beverages in connection with an existing grocery store located at
Yes: 5 Noes:
0 Absent: 0 Abstain: 0
Conditions
of Approval (PA# 27/06 – Grace Supermarket):
Planning Department
1. The hours of operation shall be limited
to the hours between
2. This use permit does not allow the sale
of alcoholic beverages for on-site consumption.
3. No
outdoor storage, display, or sales are permitted. In the event the applicant would like to
utilize outdoor storage, display, or sales, a Use Permit would first need to be
approved by the Planning Commission.
Police
Department
4. AMENDED. The applicant shall install and maintain a
digital quality surveillance system.
This system is to provide image coverage of the front door, cash
register, and the merchandise aisles at a minimum. The system must provide continuous images
from each camera location and not be a time lapse system that records each
location every few seconds. The recorder
must be secured from employee tampering/access by a lockout system and should
be capable of storing 30 days of images.
The Police Department should be consulted in the coverage areas and must
approve the system, at their discretion, once installed. Compliance with this condition shall be to
the satisfaction of the Police Department.
C. Request
for approval of a Use Permit to allow approximately 3,000 square feet of
outdoor storage for an existing business located at
PA# 27/05 Applicant: Stockham Construction AP# 144-010-020
Planning Technician Harris presented the
staff report. In an effort to regulate
the percentage of office space vs. warehouse space due to the different parking
requirements, staff is proposing that the existing office space remain as the
maximum allowable.
The staff recommendation is for approval
of the application subject to the suggested conditions of approval.
In response to an inquiry from
Commissioner Coleman-Senghor, Planning Technician Harris said that the area proposed
for outdoor storage is the only area where there is an opportunity for outdoor
storage. Therefore, no outdoor storage
for the other businesses would be possible.
Commissioner Dutra was hesitant to
approve the outdoor storage for someone that wasn’t either a major lease holder
or the property owner.
In response, Planning Director Woltering
explained that Stockham Construction is the property owner of record and that
he is unsure of how the lease agreements are arranged for the other
businesses. He supported having the
parking breakdown for the office/warehouse uses included in the conditions of
approval, so that the amount of office space will not require any additional
parking over what currently exists.
Planning Director Woltering further
stated that the outdoor storage is actually an existing condition and the
subject of a zoning enforcement. The
conditions of approval supplied by Planning Technician Harris would bring the
use into compliance and result in a workable solution.
Commissioner Rock asked about racks that
exceed the allowable height requirements.
Planning Director Woltering said that the applicant will be required to
abide by all of the conditions of approval and that staff will continue to work
with the applicant to assure compliance with all other Land Use Code
requirements.
It was the consensus of the Planning
Commission to amend condition of approval no. 3 as follows:
3. AMENDED.
Twenty-nine (29) on-site
parking spaces shall be maintained free and clear of debris, storage, etc., and
available for the use of vehicle parking at all times. The two easternmost parking spaces within the
outdoor storage shall be painted over with black paint and available for
storage. The other four parking spaces
within the outdoor storage area shall be available for parking at all times,
and access to these spaces shall be maintained.
Due to parking requirements and the industrial nature of this
zoning district, no additional office space beyond
the existing 5,100 square feet will be permitted in this building.
It was moved by Commissioner Dutra to
adopt Resolution No. PC 06-22 modifying a Use Permit to allow a 1,500 square
foot outdoor storage area located at
Yes: 5 Noes:
0 Absent: 0 Abstain: 0
Conditions of Approval (PA# 27/05 –
Stockham Construction):
1.
The existing landscaping and fencing used for
screening shall be maintained to avoid visibility of the storage area in the
public right-of-way and adjacent properties.
2.
The materials in the storage area, with the
exception of vehicles, shall not be stored higher than the fence.
3.
AMENDED. Twenty-nine (29) on-site parking spaces shall be maintained free and clear of debris,
storage, etc., and available for the use of vehicle parking at all times. The two easternmost parking spaces within the
outdoor storage shall be painted over with black paint and available for
storage. The other four parking spaces
within the outdoor storage area shall be available for parking at all times,
and access to these spaces shall be maintained.
Due to parking requirements and the industrial nature of this
zoning district, no additional office space beyond
the existing 5,100 square feet will be permitted in this building.
4.
Every business in the
building shall secure and maintain a valid City of
5.
There shall be no
exterior changes or modifications made to the existing building in association
with the proposed use/operation.
6.
All outdoor storage
shall be wholly contained within the designated outdoor storage area.
Associate Planner Giudice left the
meeting at
VII. REPORTS BY STAFF
A. Select
Planning Commission member for the Community Partnership Group Subcommittee.
Planning
Director Woltering presented a background and an overview of the Community
Partnership Group Subcommittee.
It
was moved by Commissioner Coleman-Senghor to appoint Commissioner Rock to serve
on the Subcommittee. Second by Chairman
Pagnusat.
Yes: 5 Noes:
0 Absent: 0 Abstain: 0
There were no reports from the
Commission.
Chairman Pagnusat adjourned the meeting
at
Submitted
by:
Kathleen
Brisbine
Administrative
Secretary