HomeMy WebLinkAbout86-028 Amador Lakes Apts - CUP
TO:
FROM:
SUBJECT:
GENERAL INFORMATION:
CITY OF DUBLIN
PLANNING COMMISSION
AGENDA STATEMENT/STAFF REPORT
Meeting Date: May 5, 1986
Planning Commission
Planning Staff ~
PA 86-028 Amador Lakes Apartments - Off-Site
"For Rent" Signs Conditional Use Permit
(extensions of PA 85-012 and PA 85-054).
PROJECT:
APPLICANT AND
REPRESENTATIVE:
PROPERTY OWNERS:
Parcell:
Parcel 2:
LOCATION:
Parcell:
Parcel 2:
ASSESSOR PARCEL NUMBER:
PARCEL SIZE:
ITEM NO,
7-3
A request for a Conditional Use Permit to allow
continued use of two off-site signs providing
directional information for the Amador Lakes
Apartment Complex.
Mark Rafanelli
Rafanelli & Nahas Real Estate Development
20638 Patio Drive
Castro Valley, CA 94546
Rafanelli & Nahas
A General Partnership
20638 Patio Drive
Castro Valley, CA 94546
Alameda County Flood Control and
Water Conservation District - Zone 7
5997 Parkside Drive
Pleasanton, CA 94566
Northwest corner of Amador Valley Boulevard and
Dougherty Road (one existing single faced sign
approved under PA 85-054).
Northeast corner of Amador Valley Boulevard and
Stagecoach Road (one existing single faced sign
approved under PA 85-012).
Parcel 1: 941-50-10
Parcel 2: 941-2768-2-3
Parcel 1 : 23+ acres
Parcel 2: 1/1Oth .:!:. acre
COPIES TO:
Applicant
Owner
Building Inspection
GENERAL PLAN
DESIGNATIONS:
Parcell:
Parcel 2:
Medium Density Residential
Open Space
EXISTING ZONING
AND LAND USE:
Parcell: Planned Development (PD) District
(PA 85-041.1)
Parcel 2: Planned Development (PD) District
(1486th ZU)
APPLICABLE REGULATIONS:
Section 8-60.65,1 (a) states that Directional Tract Signs are a Conditional
Use in any district and are limited to a maximum size of 24 sq, ft. with a
IS-foot maximum height,
ENVIRONMENTAL REVIEW:
Categorically Exempt
NOTIFICATION:
Public Notice of the May 5, 1986, hearing was
published in The Herald, mailed to adjacent
property owners, and posted in public buildings,
ANALYSIS:
Rafanelli & Nahas Real Estate Development is requesting a Conditional Use
Permit to allow the continued use of two off-site Directional Signs, The
first sign is located at the northwest corner of Amador Valley Boulevard and
Dougherty Road. The second sign is located at the northeast corner of Amador
Valley Boulevard and Stagecoach Road, The sign on Parcel 1 was initially
established under PA 85-054 (approved by the Planning Commission on July 15,
1985) to provide identification and directional information for the Amador
Lakes Apartment project. The sign on Parcel 2 was initially established under
PA 85-012 for a similar purpose (approved by the Planning Commission on
April 1, 1985),
The Zoning Ordinance allows these types of signs (Off-Site Directional Signs)
provided a Conditional Use Permit is secured from the Planning Commission.
The existing signs are 7 feet tall, with a sign area of 24 sq, ft. and are
single faced, Staff feels these dimensions are appropriate.
Although the Directional Tract Signs are more closely associated with single
family subdivisions, the use of the signs for the Amador Lakes project, has
been for a project occupied as a Planned Development Condominium/Apartment
complex.
The Applicant has identified a variety of reasons why he feels continued use
of the two off-site signs is warranted, These reasons were put forth either
within the Applicant's Written Statement concerning this application (see
Attachment #1) or through the course of various telephone conversations with
City Staff, The reasons identified to date by the Applicant are listed below,
along with comments from Staff:
1, High number of vacant units in the proiect,
Staff Comment: The letter of February 4, 1986, indicated 60 vacant
units. The Applicant subsequently indicated that as of April 27, 1986,
there were only 9 vacant units in the project and a total of 33~
additional units which were to be vacated over the following 30 days.
(See Attachment #4, which provides Occupancy Data on 7 area apartment
complexes, including the subject complex,)
-2-
2. High turnover rate of occupied units,
Staff Comment: The 30+ unit-a-month turnover rate cited by the
Applicant constitutes ;nly s%~ of the total number of units in the
complex and is not considered an unusually high figure when compared to
turnover rates of comparable apartment complexes in the vicinity (see
Attachment #4),
3, Relative remoteness of the proiect's location (i.e., Stagecoach Road is
a relatively new roadway).
Staff Comment: While Staff acknowledges that the portion of Stagecoach
Road upon which the property is located has only recently been
established, the fact that the roadway is accessed directly off two of
the area's major roads (i.e., Alcosta Boulevard and Amador Valley
Boulevard) makes it relatively straight-forward to locate the project.
It is not assumed that individual prospective tenants would try to find
the project without some generalized knowledge of its location,
4. Recent completion of the proiect (i,e., 10%+ or 48 units in the proiect
were made available for occupancy only as of January of this year),
Staff Comment: While this point may well carry the most merit of all
the reasons cited herewith by the Applicant, it should be noted that the
current Sign Regulations do not even allow the continued use of on-site
"Now-Renting" signs after 80% of a project is initially rented.
S. Size of the proiect and length of time it is anticipated to take to
establish a stable renter base,
Staff Comment: It is the Applicant's argument that with the initial
occupancy of a new rental project, the percentage of tenants renting
within the project who will become long-term renters is increasing
noticeably over the first few years the project is occupied, creating a
more stable rental base as time passes. This argument is interrelated
in a manner with issue #4, as the first units in the sss-unit complex
were not occupied until early 1985, While this argument appears logical,
it is Staff's opinion that the current 5% monthly turnover rate does not
bear out the Applicant's contention, but rather indicates a turnover
rate has already been established which is comparable to other complexes
in the area.
Besides the reservations listed above, Staff is also concerned that approval
of the extension of the use of the signs will set an inappropriate precedent
that may lead to similar, ongoing requests by other apartment projects, or
perhaps even connected properties which have space available for lease, since
the vacancy factor for this project does not appear to be any higher than
vacancy factors of similar projects in the area.
As a side issue, it should be noted that the Applicant has made use of a third
sign over the last several months, which is located 100'~ east of the sign at
the northeast corner of Stagecoach Road and Amador Valley Boulevard. This
sign was erected while the land it was situated on was still under control of
the Applicant, making it an On-Site Directional Sign, which is allowed by the
City's Sign Regulations, The sign is located on a portion of the 90-acre
Dougherty Hills open space parcel which was subsequently deeded to the City of
Dublin. It is not anticipated that continued use of the sign, in essence a
third Off-Site Directional Sign, would be sanctioned by the City, thereby
necessitating its immediate removal,
-3-
RECOMMENDATION:
FORMAT:
1)
Open public hearing and hear Staff presentation,
2) Take testimony from the Applicant and the public.
3) Question Staff, Applicant and the public,
4) Close public hearing and deliberate.
Sa) Adopt Resolution denying the Conditional Use
Permit (Exhibit A), or,
sb) Continue the item and direct Staff and/or the Applicant to
supply additional information,
ACTION:
Staff recommends that the Planning Commission adopt a Resolution,
Exhibit "A", which denies the Conditional Use Permit request to
allow continued use of two existing Off-Site Directional Signs,
ATTACHMENTS:
Exhibit A - Draft Resolution Denying PA 86-028
Background Attachments:
Attachment #1 - Applicant's Written Statement (Letter
dated February 4, 1986)
Attachment #2 - Sign Elevations
Attachment #3 - Location Maps and Detailed Site Plan for the
Sign on Parcle 2
Attachment #4 - Chart reviewing Vacancy Data for Dublin and
Comparably Sized Neighboring Apartment
Complexes
-4-
RESOLUTION NO,
A RESOLUTION OF THE PLANNING COMMISSION
OF THE CITY OF DUBLIN
DENYING PA 86-028 RAFANELLI & NAHAS REAL ESTATE DEVELOPMENT,
REQUESTS FOR A CONDITIONAL USE PERMIT TO ALLOW THE CONTINUED USE OF
TWO OFF-SITE DIRECTIONAL SIGNS
WHEREAS, Mark Rafanelli, on behalf of Rafanelli & Nahas Real Estate
Development, filed an application for a Conditional Use Permit to allow the
continued use of an Off-Site Directional Sign at the northwest corner of Amador
Valley Boulevard and Dougherty Road, and for an Off-Site Directional Sign at
the northeast corner of Amador Valley Boulevard and Stagecoach Road; and
WHEREAS, the Planning Commission did hold a public hearing on said
application on May 5, 1986; and
WHEREAS, proper notice of said public hearing was given in all
respects as required by law; and
WHEREAS, the request is categorically exempt in accordance with the
provisions of the California Environmental Quality Act; and
WHEREAS, a Staff Report was submitted recommending the application
be denied; and
WHEREAS, the Planning Commission did hear and consider all said
reports, recommendations and testimony hereinabove set forth;
NOW, THEREFORE, BE IT RESOLVED THAT THE Dublin Planning Commission
does hereby find:
a. The continued use of the signs is not required by a special or unique
public need to provide directional information to the general public to
the subject apartment complex.
b, The continued use of the signs will not be properly related to other land
uses and transportation and service facilities in the vicinity as they
will serve to clutter the City's streetscape and potentially lead to
traffic safety problems,
c, The continued use will not be consistent with the specific intent clause
or performance standards established for the district in which it is to
be located.
BE IT FURTHER RESOLVED that the Dublin Planning Commission does
hereby deny said application
PASSED, APPROVED AND ADOPTED this 5th day of May, 1986,
AYES:
NOES:
ABSENT:
Planning Commission Chairperson
ATTEST:
Planning Director
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February 4, 1986
RECEIVED
FEe 6 ,1986,'
DUBLIN PLANNING
Rafanelli and Nahas
Real Estate Development
Mr. Kevin Gailey
City of Dublin
P,O, Box 2340
Dublin, CA 94568
Dear Kevin:
We current 1 y have conditional use permits for offsi te directional signs
for the Amador Lakes apartment cOJrq;llex. These signs are located in two
offsite areas, at the northwest corner of Amador Valley Boulevard
and Dougherty Road and the second at the northeast corner of Amador
Valley Boulevard and stagecoach Road, The location at the northeast
corner of Amador Valley Boulevard and Stagecoach Road has tw:> signs
with one oriented toward westbound traffic along Amador Valley
Boulevard and one oriented towa..""'d eastbound traffic along Amador Valley
Boulevard ,
The existing concn tional use permits are valid until April 1, 1986, or
until 80% of the units are rented, whichever occurs first. We have
achieved 80% occupancy, but we would like to reapply for a 12-month
extension for the existing permits. There are several reasons that we
have found it necessary to apply for this extension, We currently have
approximately 60 vacant units and the turnoVer rate for currently
occupied units has been rmming approximately 25 to 30 units per month,
which will result in a substantial number of rentals for the next 12
months. Much of this turnoVer is attributable to people who are new to
the area and are renting until they buy a bane. We estimate that this
turnoVer rate will decline as the complex becanes occupied by more
permanent residents. In addition to the turnoVer rate, which is very
ccmmon in new ccanplexes, Stagecoach Road is still a relatively new road
which is not even reflected on many of the area maps. Therefore, the
directional signs are very helpful for both guests, as well as
prospective renters at the Amador Lakes project.
Pursuant to our discussion, Kevin, I would like to make a formal
application within the next 30 days in order to have a Planning
Commission decision prior to April 1, 1986. I would appreciate the
necessary applications, along with any additional information that you
w:mld find helpful for the Planning Commission to make a decision on
our request,
VMR/nmn
cc: Ron Nahas
Si/UtA
V. Mark Raf 'lli
/
20638 PATIO DRIVE, CASTRO VALLEY, CA 94546 (415) 537-0486
f 11 15 b--O^ 96'
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ATTACHMENT * I
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UNIT OCCUPANCY DATA FOR SELECTED APARTMENT COMPLEXES IN DUBLIN AND
COMPARABLY SIZED APARTMENT COMPLEXES IN SAN RAMON*
Subject Apartment Complex
A, Amador Lakes Apartments - Lisa Feichgendeiner
Manager's Office - 8105 North Lake Drive, Dublin,
Dublin and Comparably Sized Neighboring Apartment Complexes
B, Greenwood Apartments - Peggy Erdmann, Manager
7323 Starward Drive, Dublin
C, Amador Valley Apartments - Jose Mullen Manager
7851 Amador Valley Boulevard, Dublin
D, Springs Apartments - Al Bond, Assistant Manager
7100 San Ramon Road, Dublin
E. Cedar Pointe Apartments - Barbara Hulstine, Manager's Office
125 Cedar Point Loop, San Ramon
F, Foothill/Twin Creeks Garden Apartments - Panella, Manager
1090 Harness Circle, San Ramon and 2731 Morgan Drive, San Ramon
G, Canyon Creek Condominium Apartments - Melissa Embree, Manager's Office
Canyon Creek Loop, San Ramon
Apartment Complex
A B C D E F G
1. Number of Units 555 60 80 179 248 176 268
in Project (Combined Total)
2. Current Vacancies 20 3 None None 1 None *~~
(Week of 4/28/86) ( 20%2)
3, Average Turnover 25-30 4+ 2+ 5-10 5+ 6+ 6-8
@ Month due to (5%) (7%) C3%j) (3%i.-6%i.) ( 2%j) ( 3%.:t.) (2%i. -3%i.)
Move-Outs
4. Units Vacated
in April 30+ 4 None 6 4 6 **
5. Units to be
Vacated in May 33+ 4 2 5 4 6 **
6, Means of
Advertising
Complex
-Telephone Book Yes Yes Yes Yes Yes Yes Yes
-Newspaper Ads Yes Reg'ly Once in Occas'ly Occas'ly Never Reg'ly
5 Years
-On-Site
Signage No Yes Yes Yes No No No
(Le, , "Now-
Renting" signs)
5, Use of Waiting
Lists Yes No No Yes Yes Yes No
* This information was collected by City Staff during the week
of April 20th, by way of a telephone survey of the Managers'
Offices of the listed apartment complexes.
** Manager would not divulge information.
A IT ACHMENT 1P 4