Loading...
HomeMy WebLinkAbout11-08-2005 PC Minutes Planning Commission Minutes CALL TO ORDER/ROLL CALL A regular meeting of the City of Dublin Planning Commission was held on Tuesday, November 8,2005, in the Council Chambers located at 100 Civic Plaza. Chair Schaub called the meeting to order at 7:00 pm. Present: Chair Schaub, Commissioners, Biddle, King, Fasulkey and Wehrenberg; Jeri Ram, Community Development Director; Chris Foss, Acting Planning Manager; John Bakker, Assistant City Attorney; Kit Faubion, Assistant City Attorney; Jeff Baker, Associate Planner; Michael Porto, Planning Consultant; Eddie Peabody, Planning Consultant; Jerry Haag, EIR Consultant; Ray Kuzbari, Traffic Engineer; Mark Lander, City Engineer; and Renuka Dhadwal, Recording Secretary. ADDITIONS OR REVISIONS TO THE AGENDA - None MINUTES OF PREVIOUS MEETINGS - Minutes of 10-25-05 were approved subject to minor amendments that were made prior to the meeting. ORAL COMMUNICATION - None CONSENT CALENDAR - None WRITTEN COMMUNICATIONS - None PUBLIC HEARINGS 8.1 P A 04-040 and P A 05-038 Fallon Village (Formerly EDPO) - Draft Supplemental Environmental Impact Report, General Plan and Specific Plan Amendment, PD- Planned Development Rezone with related Stage 1 Development Plan for the overall Fallon Village project, a Stage 2 Development Plan and Vesting Tentative Map for the northerly 488 acres of Fallon Village owned/controlled by Braddock and Logan. Chair Schaub indicated that he had prepared a procedure for the meeting and described it for everyone present. Chair Schaub then asked for the staff report. Jeff Baker, Associate Planner, and Michael Porto, Planning Consultant, presented the specifics of the project as outlined in the staff report. Mr. Baker pointed out that Errata Sheets were distributed to the Commission, one relating to the EIR resolution and the other relating to the General Plan and Specific Plan amendments. The revisions proposed in these sheets were merely house cleaning issues. Chair Schaub asked Staff to clarify if the Draft EIR and the Final SEIR would be adopted separately or together. Mr. Baker responded that they are considered one document; the FSEIR includes everything in the Draft EIR. PCarming Cammi.sSÍDn 'lI.fgufar Muting 149 'Nrwem&rS, 2005 Cm. Biddle commented that he appreciates the addition of the semi-public uses in the project as well as the proposed pedestrian over crossing. Cm. Wehrenberg indicated that the Stage 1 PD binder mentioned a future BART line expansion on 1-580. She wanted some more information about it and wanted to know if there was a placeholder for this. Mr. Baker responded that it wouldn't be part of the current project and added that it would depend on BART. Hearing no further questions, Chair Schaub opened the public hearing. Chair Schaub asked if anyone in the audience had any questions regarding the ElR. Hearing none Chair Schaub began the discussions by commenting that he read through the SEIR and was comfortable with it. Cm. Fasulkey asked Staff to clarify the alignment issues on Dublin Blvd. Mr. Baker responded that the actual extension of Dublin Blvd would not occur until development along Dublin Blvd. occurs. At that time, the City would prepare a precise plan alignment and would work jointly with the City of Livermore and Alameda County on that issue. Chair Schaub commented on the scenic views and buffer zones as described in the EIR and wanted to ensure that the knolls and the ridgelines were preserved. Mr. Baker responded that the City has a Scenic Corridor Policy that addresses this issue and ensures the preservation of the view corridors. Cm. King expressed concerns regarding the EIR analysis and the "No Development" alternative. Hearing no further questions on the EIR, Chair Schaub moved on to discuss the General Plan and Specific Plan Amendments. Chair Schaub said that although he is happy to see the additional acreage in the Specific Plan, widening of the stream corridor, having non-residential uses in the Airport Protection Area (AP A) and the redistribution of the semi-public uses, he is not happy about losing industrial uses in the city. He expressed concerns regarding the issue and added that although the AP A was considered a future study area, he does not know if there was any "study" conducted about appropriate uses in the area. He said that by designating the area as Industrial Park/Campus Office, it is going to dilute and bury the industrial uses. He proposed that the areas in the AP A, excluding the Open Space and General Commercial area south of Dublin Blvd, be designated as Future Study Area and recommends that the City Council conduct a study for the appropriate uses in that area. He would like to know how much industrial uses the City needs and would like to ensure that the City is able to provide that. Cm. King agreed with Chair Schaub's assessment and added that although the Planning Commission's role is to evaluate the impact of land uses, knowing the economics of the land use is equally important. ~P[anniniJ ('ommi5sion 'lI.fgllfar Muting 150 'l£ovemi1er 8, 2005 Cm. Biddle commented that he agrees with Chair Schaub that the City needs to maintain the industrial uses in the area. Cm. Wehrenberg said that she agrees with Chair Schaub as far as keeping the options open. However, she wanted to ensure that while planning for uses in the area the City should keep in mind to provide office space closer to where people live to avoid commuting congestion. Cm. Biddle asked if this proposal would delay the entitlement process. Mr. Baker responded that if the Planning Commission proceeded with its intent on designating the AP A as Future Study Area then the project would have to be put on hold and the Applicant would not be able to proceed with Stage 2 until the Future Study area is resolved. Mr. Chris Foss, Acting Planning Manager, further added that one of the conditions of approval in order for this project to proceed was to conduct economic study on this project and the assumptions that were used in the economic study include the designations of the land uses proposed. If the Commission proceeds to designate the AP A as a future study area, then Staff would need to revise the economic study in sufficient time to meet City Council meeting date of December 6, 2005. Chair Schaub reiterated that the study should address the following: 1. What industrial space does the city currently have; 2. Is that what the City wants; and 3. If 30% of what the City needs is taken away, where can it be redistributed. Mr. Foss stated that Staff could look into that in the next couple of weeks. Jeff Lawrence, representative from Braddock and Logan, tried to address some of the concerns raised by the Planning Commission. He stated that Braddock and Logan along with MacKay and Somps conducted a study of the AP A based on the acreage available and the need for the area and proposed the land uses for the area. He further pointed out that the uses currently proposed were also based on the suggestions presented by the City Council and Planning Commission during the Study Session in April 2005. Chair Schaub commented that his only concern is that the industrial use should not get buried or lost under the other uses. Cm. Biddle, referring to Mr. Baker's presentation that the exact alignment of Dublin Blvd hadn't been established, commented that it was his understanding that the exact alignment was established previously through the Study Session due to traffic considerations. Does it mean that everything east of Dublin Blvd and Fallon hasn't been specifically defined? Mr. Baker responded yes and added that a precise plan would have to be done. What is presented follows the property line boundaries and is a logical location for the alignment. However, the precise alignment would need to be planned based on development proposals. PCanning Commi5sion 'lI.fgufar Muting 151 'NÇwemi1er 8.2005 Hearing no further questions on the issue, Chair Schaub moved on to discuss the Stage 1 Planned Development and asked if anyone in the audience would like to address the Commission on the issue. Pat Costanza Jr., Executive Vice President of Greenbriar Homes and Glen Martin, Division President of Standard Pacific Homes, informed the Planning Commission that they recently entered into a contract to develop the Jordan Property in the Fallon Village area. They are looking forward to working with Staff and spoke briefly about the projects both their companies have developed in the City. Cm. Biddle asked for the location of the Jordan property. Mr. Baker pointed it out on a map for Cm. Biddle's benefit. Jeff Lawrence welcomed the new developers and expressed Braddock and Logan's excitement to have the contiguous property being developed by experienced builders. Milton Righetti, a property owner, expressed his views on the Planning Commission's concerns about the industrial uses. He requested that the Planning Commission adopt the resolution as presented as he felt that sufficient studies were conducted regarding the uses for the area. Cm. Fasulkey stated that he feels quite strongly about keeping the options open. However, he would like to know how much time Staff would need to work on the issue. Mr. Foss responded that it would depend on what type of information the Planning Commission is seeking. If the Planning Commission needs the inventory of acreage that has been zoned for industrial, or if the Planning Commission needs the inventory of buildings zoned for industrial that would be easy to prepare. If the Planning Commission wants Staff to provide assumptions as to which properties would change, that would be difficult to provide. Chair Schaub stated that the Planning Commission would like to know how much non- residential uses have been developed currently and what is the future need. Based on the percentage of that need provide options for the Planning Commission to redistribute those uses in the area. Mr. Foss responded that Staff could provide the basics for the Planning Commission in the next meeting. Ms. Ram further added that Staff could to two things: 1. Present the information the Planning Commission is requesting at the next Planning Commission meeting, or 2. Forward the Planning Commission recommendation to provide the inventory information to the City Council for their consideration. Cm. Fasulkey stated that the City Council would be more qualified to address the issue than the Planning Commission. Chair Schaub indicated that he had no problems with that. As a point of clarification Chair Schaub stated that the areas in the APA, excluding the Open Space and General Commercial area south of Dublin Blvd, be designated as Future Study Area and requested that Staff provide inventory information to the City Council for consideration. :P(anning Commissíon 'lI.fgufar Muting 152 'N'çwemi1er 8. 2005 Hearing no further questions on the issue, Chair Schaub moved on to discuss the Stage 2 Planned Development and asked if anyone in the audience would like to speak on the issue. Jeff Lawrence, Applicant and Property owner, spoke about the Braddock and Logan part of the project describing in detail the Stage 2 Planned Development for the project. Cm. King asked if the open space corridor would be fenced off. Mr. Lawrence responded that there would be multi-trek trails that will be accessible; however, the corridor itself will be fenced off for protection. Cm. King asked if there would be a public entity that would be looking after the entire open space preserved area. Mr. Lawrence responded that GHAD would be governing the open space corridor. Cm. Biddle said that he understood that the fence would go around the north and east perimeters of the property. He wanted to know where the trail was. Mr. Lawrence explained the location of the trail in relation to the corridor and the fence. Cm. King asked Mr. Lawrence to describe what the fence would look like. Mr. Porto responded that Page 64 of the Stage 2 binder included a picture of the fence. He further added that the fence would be similar to the fences behind the Warmington Homes on the west side of town. Cm. Wehrenberg wanted to know if there were any underground storage areas in the project. Mr. Lawrence responded that although there were suggestions during the phase 1 and phase 2 of the EIR, there are no underground storage places in the project area. Cm. Biddle had some phasing questions for Mr. Lawrence. Mr. Lawrence explained the construction of the different neighborhoods. Cm. Biddle asked about the construction timeline for the construction of the four lanes for Fallon Road. Mr. Baker responded that there are conditions on the Map and there are unit counts that trigger that construction and he indicated that the 719th unit triggers the construction of the fourth lane. Cm. Biddle asked if the Developer was responsible for the construction of the four lanes. Mark Lander, City Engineer, responded that the condition states that the Developer who constructs the first phase would build the two units of Fallon Road from the Upper Loop Road south to Central Parkway; on already exists which was built by the Lin Family. He further added that there is another condition that upon the 719th unit Braddock & Logan would need to complete the four lanes south to 1-580. It is most likely that the four lanes would be completed prior to Braddock and Logan starting its project. However, in the event that it doesn't happen then Braddock and Logan will complete whatever is left. Cm. Biddle asked if it was the Developer's responsibility to grade the school site. Mr. Lawrence responded that as part of the mitigation measures with the School District, Braddock and Logan would dedicate the school site, grade and construct it. The construction of the school however, will depend upon the need for it. Cm. Biddle further asked about the construction of the proposed parks. Mr. Lawrence responded that the condition states that the Neighborhood Park tp(anning Commis.>wn 'lI.fgufar Muting 153 ,!£ovemiJ<r 8. 2005 needs to be completed by the 400'h unit. Mr. Baker added that the Neighborhood Square is conditioned to be completed prior to the completion of the project. He also clarified that the Developer is required to dedicate the park site and not construct it, as the Parks and Community Services Department will be constructing the park. Hearing no further questions on the Stage 2 PD, Chair Schaub moved on to discuss the Vesting Tentative Map. Hearing no further questions, Chair Schaub closed the public hearing. Chair Schaub reopened the public hearing, as Mr. Lawrence wanted to address the Commission on the Vesting Tentative Map issue. Mr. Lawrence stated that Braddock and Logan agreed to all of the conditions in the Map except Condition #81. They would like to delete the word "zoning" in that condition. The condition reads: The Developer shall comply with the Subdivision Map Act, the City of Dublin Subdivision, Zoning, and Grading Ordinances, the City of Dublin Public Works Standards and Policies, and all building and fire codes and ordinances in effect at the time of building pennit. All public improvements constructed by Developer and to be dedicated to the City are hereby identified as "public works" under Labor Code section 1771. Accordingly, Developer, in constructing such improvements, shall comply with the Prevailing Wage Law (Labor Code. Sects. 1720 and following). Mr. John Bakker, Assistant City Attorney, explained to the Planning Commission the reasons for the Developer's request. Chair Schaub asked if Staff had any problems with the request. Mr. Baker responded that Staff had no problems in deleting the word "zoning". Cm. King had a question regarding the mitigation-monitoring program for species. What agency is responsible for following up? Mr. Baker responded that if it relates to the environment, then the Environmental agency in coordination with the City would work together to ensure its completion. Mr. Jerry Haag added that CEQA requires City Council to adopt mitigation measures and at the time of its completion, the City along with the other environmental agencies would ensure that all the mitigation measures are completed. Hearing no further questions, Chair Schaub closed the public hearing. On a motion by Cm. Biddle, seconded by Cm. Fasulkey, with the suggested modifications in the Errata Sheet previously distributed, and by a 5-0-0 vote the Planning Commission adopted: RESOLUTION NO. 05 - 057 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF DUBLIN RECOMMENDING CITY COUNCIL CERTIFICATION OF A SUPPLEMENTAL ENVIRONMENT AL IMPACT REPORT FOR THE FALLON VILLAGE PROJECT P{anning C'mnmi.5sion 'lI.fgllfar Muting 154 '!£ovemi1er 8. 200', P A 04-040 and P A 05-038 On a motion by Chair Schaub, seconded by Cm. Wehrenberg, with the recommendation that the City Council consider the inventory provided by Staff to redistribute industrial uses in the project area, and with the suggested modifications in the Errata Sheets previously distributed, and by a 5-0-0 vote the Planning Commission adopted: RESOLUTION NO. 05-58 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF DUBLIN RECOMMENDING THAT THE CITY COUNCIL APPROVE GENERAL PLAN AND EASTERN DUBLIN SPECIFIC PLAN AMENDMENTS FOR THE FALLON VILLAGE PROJECT P A 04-040 On a motion by Cm. Wehrenberg, seconded by Cm. King, and by a 5-0-0 vote the Planning Commission adopted: RESOLUTION NO. 05 -59 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF DUBLIN RECOMMENDING THAT THE CITY COUNCIL APPROVE A PD-PLANNED DEVELOPMENT REZONE WITH STAGE 1 DEVELOPMENT PLAN FOR FALLON VILLAGE P A 04-040 On a motion by Cm. Fasulkey, seconded by Cm. Biddle, and by a 5-0-0 vote the Planning Commission adopted: RESOLUTION NO. 05 - 60 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF DUBLIN RECOMMENDING THAT THE CITY COUNCIL APPROVE A PD-PLANNED DEVELOPMENT REZONE WITH STAGE 2 DEVELOPMENT PLAN FOR THE BRADDOCK AND LOGAN PROPERTIES PORTION OF FALLON VILLAGE P A 05-038 On a motion by Cm. Fasulkey, seconded by Chair Schaub, with modifications requested by the Applicant to strike the word zoning in the Condition Of Approval (Condition #81), and by a 5-0-0 vote the Planning Commission adopted: Planning Commi5sion 'lisgufar Muting 155 '!£ovemi1er 8, 2005 RESOLUTION NO. 05 - 61 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF DUBLIN APPROVING VESTING TENTATIVE TRACT MAP 7586 CONCERNING P A 05-038, BRADDOCK AND LOGAN PROPERTIES (APNs 985-0028-002, 905-0002-003) Chair Schaub called for a two-minute recess at 8:43 p.m. 8.2 Continue PA 04-040 and PA 05-038 Fallon Village (Formerly EDPO) Development Agreement to November 22, 2005 meeting. On a motion by Chair Schaub, seconded by Cm. Fasulkey, the Fallon Village DA hearing was continued to the November 22, 2005 meeting. NEW OR UNFINISHED- OTHER BUSINESS - ADJOURNMENT - The meeting was adjourned at 8:47 pm. Respectfully submitted, V¿¡%tþL Planning Commission Chair ATTE í(J Commun Development Director P{anning Commi5sion 'lI.fgufar Muting 156 '!£ovemi1er 8. 2005