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HomeMy WebLinkAbout10-24-2000 PC MinutesA regular meeting of the City of Dublin Planning Commission was held on Tuesday, October 24, 2000, in the Dublin Civic Center City Council Chambers. Vice- Chairperson Oravetz called the meeting to order at 7:00 p.m. ROLL CALL Present: Commissioners Oravetz, Jennings, Johnson, and Musser; Eddie Peabody Jr., Community Development Director; Janet Harbin, Senior Planner; Andy Byde, Associate Planner; Michael Porto, Planning Consultant; and Maria Carrasco, Recording Secretary. Absent: Cm. Hughes PLEDGE OF ALLEGIANCE TO THE FLAG Cm. Oravetz led the Commission, Staff, and those present in the pledge of allegiance to the flag. ADDITIONS OR REVISIONS TO THE AGENDA There were no additions or revisions to the agenda. MINUTES OF PREVIOUS MEETINGS The minutes from the October 10, 2000 meeting were approved as submitted. ORAL COMMUNICATIONS Cm. Oravetz explained that at this time, members of the audience are permitted to address the Planning Commission on any item(s) of interest to the public; however, no action or discussion shall take place on any item which is not on the Planning Commission Agenda. The Commission may respond briefly to statements made or questions posed, or may request Staff to report back at a future meeting concerning the matter. Furthermore, a member of the Planning Commission may direct Staff to place a matter of business on a future agenda. Any person may arrange with the Community Regular Meeting Planning Commission October 24, 2000 Development Director no later than 11:00 a.m., on the Tuesday preceding a regular meeting to have an item of concern placed on the agenda for the next regular meeting. WRITTEN COMMUNICATIONS 7.1 PA 99-056, West Dublin BART Specific Plan. Approval of Resolutions for Specific Plan, General Plan Amendments, and repeal of portions of the Downtown Specific Plan. Cm. Oravetz asked for the staff report. Mr. Peabody explained that at the October 10, 2000 Planning Commission meeting the Commission approved the West Dublin BART Specific Plan. At that time the Commission suggested revisions to be included in the West Dublin BART Specific Plan document related to minor modifications of the goals and objectives, background information, to increase the FAR and building height maximum. Staff has made the appropriate changes to the resolutions. He stated that he was available to answer any questions. Cm. Oravetz stated that the public hearing for the West Dublin BART Specific Plan was closed at the October 10, 2000 Planning Commission meeting. At that time the Commission approved the resolutions with revisions to the West Dublin BART Specific Plan document. He asked if there were any questions or comments; hearing none he asked for motion. On motion by Cm. Jennings, seconded by Cm. Johnson, with a vote of 4-0-1, with Cm. Hughes absent, the amended resolution recommending approval of the West Dublin BART Specific Plan and repeal of portions of the 1987 Downtown Dublin Specific Plan was in accordance with the Planning Commission's direction. On motion by Cm. Jennings, seconded by Cm. Johnson, with a vote of 4-0-1, with Cm. Hughes absent, the amended resolution recommending City Council approval of Amendments to the General Plan for the West Dublin BART Specific Plan Area was in accordance with the Planning Commission's direction. PUBLIC HEARINGS 8.1 PA 00-008 Marriott International - Marriott Springhill Suites Hotel Conditional Use Permit. The proposed project consists of a Conditional Use Permit (CUP) to construct a 4-story hotel building of 214 guestroom suites on a 4.86 acre site. The property is located on the Southeast Corner of Myrtle Drive & Dublin Boulevard Re,~ular Meetin~q October 2~-, 10oo Cm. Oravetz asked for the staff report. Michael Porto presented the staff report. He stated that Marriott is requesting a Conditional Use Permit to construct a 4-story hotel. The project site is located adjacent to Hacienda Crossings on the southeast corner of Myrtle Drive and Dublin Boulevard on a 4.86-acre site. The City Council will be considering the Site Development Review portion of the project at the November 8, 2000 meeting. Staff worked with the Applicant on their site plan relative to the concerns Staff had encountered working on the Extended Stay Hotel. There is excessive parking based on the parking study, they have met ali the findings necessary for a Conditional Use Permit and Staff recommends approval of the project. He stated that he was available for questions. Cm. Oravetz asked if anyone had any questions; hearing none he asked if the Applicant was available. Andy Layton, Marriott International, stated they chose the current location to accommodate the new business growth in the area. With the new companies moving to the area, there will be a strong need for hotel services. The rooms are designed to serve the business traveler with a work area and a small kitchen area. There are also small meeting rooms within the hotel that are available to the guests. He thanked Staff and asked if anyone had any questions. Cm. Oravetz asked the weeknight rates for the rooms. Mr. Layton responded that it would be comparable to the hotels in the area. Cm. Oravetz asked if a study was done on the occupancy rates for the existing hotels in Dublin. Mr. Layton responded yes; the occupancy rate is between 75 to 80% Cm. Oravetz asked if anyone had any other questions or comments; hearing none he closed the public hearing and asked for a motion. On motion by Cm. Musser, seconded by Cm. Johnson with a vote of 4-0-1, with Cm. Hughes absent, the Planning Commission unanimously adopted RESOLUTION NO. 00-62 A RESOLUTION OF THE PLANNING COMMISSION APPROVING PA 00-008 CONDITIONAL USE PERMIT REQUEST FOR MARRIOTT INTERNATIONAL, INC., SPRINGHILL SUITES Rellular Meetin~ 130 October 24, 2000 Cm. Oravetz explained that the City Council will review the Site Development Review portion of the Marriott Springhill Suites project on November 8, 2000. 8.2 City of Dublin Downtown Specific Plans - Continued from the October 10, 2000 Planning Commission meeting. The proposed project consists of two of three specific plans developed for the downtown area of Dublin, the Downtown Core Specific Plan, (PA 99-055} and the Village Parkway Specific Plan (PA 99-054) and associated draft negative declaration. The Specific Plans are intended to direct the use of land, the design of public improvements, and the design and appearance of private and public development, including buildings, parking areas, signs and landscaping. Cm. Oravetz asked for the staff report. Mr. Peabody stated that the October 10, 2000 Planning Commission meeting the Commission approved the West Dublin BART Specific Plan. The Downtown Core and Village Parkway Specific Plans were continued. He suggested starting with the Downtown Core Specific Plan. Janet Harbin presented the staff report. She stated the City received a few letters regarding the Downtown Core Specific Plan. A letter was received from Dublin Honda requesting an increase in the FAR's from .20 to .79. The City would like to encourage Honda to remain in Dublin. Increasing the FAR on the site will not be a problem as long as the site remains an automotive type use. The letter also indicated Honda's interest in rezoning the property to allow retail automotive and office use. The Shamrock Ford site was zoned retail automotive, which was changed to retail office use. There isn't a land use designation that combines retail automotive and office use. Staff is recommending the Honda site remain retail automotive to allow continued use by the Honda Dealership. The Target Corporation submitted a letter, which is included in the packets. Also a letter from McNichols Randick O'Dea and Tooliatos was submitted today. The Target Corporation has concerns with the goals in the plan, the issues that will affect the traffic parking ratios, and the design guidelines. Target would not lose any driveways with the Downtown Core Specific Plan. Parking on the site exceeds requirements according to the Zoning Ordinance. The Target Corporation has concerns with the senior housing next to their property. The existing Dublin Library will become the Senior Center. The proposed senior housing will be adjacent to that Senior Center and areas where they can access services. Target is concerned that the senior housing may impact their plans to expand their building. Cm. Oravetz asked if the Target Corporation was aware that the Dublin Library would eventually become the new Senior Center. Ms. Harbin stated yes, it is indicated in the Downtown Core Specific Plan. Staff will draft formal responses to the comment letters before going to the City Council. october 2% 2ooo Cm. Jennings asked how Staff plans to address the letter from the Target Corporation regarding monitory impacts. Ms. Harbin stated that it would be difficult establishing a monitory cost to the proposed upgrades. Target hasn't submitted any expansion plans for review. The City has good design guidelines for upgrading property and developing new property. It would be hard to put a monitory figure on those items at this time for a specific project. Cm. Jennings asked if Target would lose any of their parking. Ms. Harbin stated Target would lose some parking spaces with the new access way, but not a substantial amount. The parking for that area exceeds the requirements under the Zoning Ordinance. Cm. Johnson asked if Target could expand to the north of their building. Ms. Harbin responded yes. Cm. Johnson asked if a right of way access between the Target building and the future Senior Center would be established. Ms. Harbin stated that a small access way for emergencies could be established. Cm. dennings asked for clarification on the letter from McNichols Randick O'Dea and Tooliatos. Ms. Harbin stated the major concern was allowing high density residential development on a portion of their property. McNichols Randick O'Dea and Tooliatos indicated that high density residential would not be compatible with the existing uses on the site and would reduce the ability for a retail commercial user to locate on the site. Cm. Oravetz asked if there were any other questions; hearing none he opened the public hearing. Ken Harvey, Dublin Honda, thanked Ms. Harbin for recommending an increase to the FAR for their site. He stated they are planning to expand on their existing site and want to remain in Dublin. Mark Harvey, Dublin Honda, was concerned that in the future, the area may not be suitable to sell cars and would like the option of developing an office building. He is also concerned with the conceptual facades in the plan. Honda is very adamant with their image and the design of their buildings. He suggested that the Commission check out the new Honda Dealership in Tracy because they plan to build one exactly like it in Dublin. Planntn~q ¢ora.~isston 13z october 2% 2000 Re~Iar Meettndj Cm. Oravetz stated the Commission would consider the FAR increase after the public hearing is closed. Erin Kevistad stated she is representing PFRS Dublin Corporation, the owners of the Target Shopping Center. At the October 10, 2000 Planning Commission meeting, she indicated the Specific Plan documents were received after the hearing date. PFRS are reviewing the documents and working with their architect. They like the ideas in the plan but have a few significant issues of concern. Exhibit C in the plan shows 50 parking spaces removed to accommodate the future access way. Her client is concerned there will not be enough parking after the Expo Design Center is open. The proposed senior housing is also a concern. The document indicates the old Copeland site as an opportunity site for senior housing. There are major retailers interested in redeveloping the site. Senior housing in a heavy traffic area could create problems. It is in the best interest of the shopping center and the City to bring in a vibrant, dynamic retailer. She requested on behalf of her client, to remove the senior housing from the plan. Cm. Oravetz stated senior housing is needed in Dublin and the Copeland site is close to the new Senior Center and retail sites. Ms. Kevistad stated that they are willing to work with the City regarding the shopping center. Cm. Oravetz asked if anyone else had any questions or comments on the Downtown Core Specific Plan; hearing none he closed the public hearing to deliberate. Cm. dennings asked for additional information on Mr. Harvey's request to increase the FAR's for his property. Ms. Harbin stated the Honda site is zoned retail-automotive. They are requesting retail office to allow an office complex in the future. The City does not have a combination of retail automotive and retail office. The old Shamrock Ford site will be rezoned from retail automotive to retail office. Staff does not recommend any land use changes to the Honda site at this time. They have the option to expand the automotive sales use with an office related use to their site. A traffic analysis and economic study was done for potential land use changes. The traffic study indicated an increase in traffic could occur if a land use change were made. Mr. Peabody stated the proposed Specific Plans are short-term plans. The three plans will need to be reevaluated in approximately 5-7 years. Dublin Honda is a viable automotive use that wants to expand and should be accommodated. A land use change can be reevaluated in the future if the automotive use is no longer needed. Cm. Musser asked Staff if the level of service on the roadway network falls below the General Plan standards if a land use change occurred. Pla~min~ co.imi55ion 133 octo~Jer 2¢, 2000 R.e~lar Meetiuoa Mr. Byde stated Staff did not run that particular configuration. Cm. Oravetz stated the FAR's for Honda will be increased to .79. He asked the Commission's opinion on the proposed senior housing. Cm. Johnson stated the old Copeland's site is not the right location for senior housing. He suggested senior housing on top of the new senior center. Cm. ,Jennings stated that it appears as affordable housing and low cost housing are being interchangeable with senior housing, which isn't correct. Ms. Harbin stated definitely not. Senior housing is not for low or moderate income but is age specific. Cm. Oravetz stated there isn't enough senior housing in Dublin and is in favor of it in the designated area. He suggested approving the senior housing and forwarding the plans to the City Council. Cm. Johnson asked the land use designation for the Copeland site. Ms. Harbin stated it is designated residential in the Downtown Core Specific Plan. It is currently designated retail office. Cm. Johnson asked if it could be changed to retail residential. Ms. Harbin stated the City does not currently have a retail residential land use designation. Cm. Johnson stated the City has changed land use designations many times. Ms. Harbin stated a land use change could be considered in the future. Cm. Jennings asked if senior housing on top of the Senior Center would require a land use change. Mr. Peabody stated the City has started preliminary work on converting the library to the Senior Center. The Commission may want to address whether the Copeland's site is an appropriate site for senior housing. Cm. dennings said when visiting Texas she noticed a few senior housing sites adjacent to retail sites which caused the traffic to increase due to people visiting the seniors. She stated the senior housing near a retail site works out well in Texas. She is in favor of senior housing on the designated site. Cm. Musser stated he is also in favor of senior housing for the site. Kevlar Mediu~ Cm. Jennings asked if there were any plans to move the E1 Torito Restaurant? Ms. Harbin responded no. Cm. Oravetz asked for a motion on the Downtown Core Specific Plan. Cm. Jennings asked if the two Specific Plans are going to be approved together or separate. Mr. Peabody suggested one resolution approving the two plans; the Downtown Core Specific Plan and the Village Parkway Specific Plan. He stated that there is a consensus on increasing the FAR's for Dublin Honda and a consensus for senior housing to remain at the designated site. The specific plan will be changed to reflect the FAR increase. Cm. Oravetz asked for Staff's presentation on the Village Parkway Specific Plan. Ms. Harbin stated that Staff recommends for the Planning Commission to adopt the resolution recommending City Council approval of the Downtown Core Specific Plan and Village Parkway Specific Plan and repeal of portions of the 1987 Downtown Dublin Specific Plan. Staff recommends adoption of the resolution recommending City Council approval of General Plan Amendments for the Downtown Core Specific Plan; however, there isn't a General Plan Amendment proposed related to the Village Parkway area. There is one item of concern for the Village Parkway area to be considered by the Commission, which is the road way. Staff has analyzed four different alternatives and recommended keeping Village Parkway two lanes in each direction. Cm. Oravetz asked if there were any questions for Staff; hearing none he opened the public hearing. Charlotte Fernandez, stated she has been a property owner on Village Parkway for 25 years. She was part of the Downtown Study Task Force in 1999 and the Village Parkway Task Force, which started in March 2000. She stated she attended all the Task Force meetings. At the first meeting the City indicated developing a private/public partnership with the property owners to revitalize the area. She said a meeting with the property owners was not scheduled to establish a partnership and a budget for the plan. Also the property owners need to be informed on the City's plan for Village Parkway. She asked many times if a property owner's meeting would take place during the Task Force meetings and Staff responded yes. Mr. Peabody stated after the Council authorized the Village Parkway Committee, the City sent out approximately 300 letters to various property owners inviting them to participate on a task force. There were approximately 16 people who responded to the letter interested in participating on the committee. Staff proceeded to move ahead with the people who expressed interest in participating. Phmn~ndj cmmtssion 13.> oclober 24, 2000 RedjuIar Meett~ Ms. Fernandez stated as a property owner, she did not receive any notification regarding the Village Parkway plan. She received notification at her office on Village Parkway, but not her mailing address. She stated that there are 44 property owners and many of them did not receive notification either. Cm. Oravetz asked if a budget has been prepared for the proposed Specific Plans? Mr. Peabody stated after the plans are adopted, Staff will do a cost analysis and submit it to the City Council. Cm. Oravetz asked when will the property owners get to review that? Mr. Peabody stated after the plans are adopted and the decisions are made for Village Parkway, Staff will prepare a cost analysis and discuss it with the Property Owners. Ms. Fernandez stated the City is projecting 5-7 years for the plan. The median that was built in 1996 disrupted the businesses on Village Parkway. She is concerned that she may lose tenants if the median is worked on. A meeting needs to be set up with the property owners. Elle Lange stated that she is not against the plan. Her husband attended one of the Task Force meetings and didn't feel it was necessary to continue attending them. Meeting with the property owners regarding their property is different than meeting with the tenants. She is very concerned about removing the fences between properties. They have owned and managed their property for 30 years. Some of the sites have parking problems but they have managed their property and tenants. They don't think shared parking works because they can't choose their neighbors tenants. She asked the Commission to reconsider removing the fences. She also agrees that a meeting with the property owners is needed to discuss a budget. Cm. Johnson stated the majority of fences are in the back of the properties. Ms. Lange stated some are along the side of the properties. Cm. Johnson asked her thoughts on Village Parkway with one lane north, one lane south and angled parking. Ms. Lange stated she does not have any objection to that. Most of the traffic comes from the post office; after it relocates there may not be any traffic problems. Cm. Johnson stated the City should test Village Parkway with angled parking. Regular Meeting OctoI~er 24, 2000 Iver Hilde, Property Owner stated the two previous speakers took the words out of his mouth. He recommended using Alameda County tax records to get the property owner's addresses. Phyllis Sutton, Property Owner stated that she did not receive any notices regarding Village Parkway. She agreed with the other property owners that a property owner's meeting should be done. Jeff Ryan, Property Owner, stated that he did not receive any notices either. He said that when the City mailed out the notices and didn't receive much response that should have been the clue there may be a problem. He expressed concerns on removing the fences between properties and does not want to provide parking for other sites. Cm. Oravetz asked if anyone had any other questions; hearing none he closed the public hearing to deliberate. He asked how feasible it would be to schedule a property owners meeting. Mr. Peabody stated it is very feasible to schedule a property owner's meeting if that is what the Commission wishes. He suggested scheduling the meeting prior to the City Council hearing. Cm. Jennings stated that there are 44 property owners and all of them won't be able to attend. Staff should use the County tax records to get the property owner's addresses. She asked if it would be feasible to have a meeting with the property owners to discuss the problems that came up and the cost estimates? Ms. Harbin stated the City did use the County tax records to notice the property owners. Staff went through the list and if someone was on it twice, duplicates were not sent out. Mr. Peabody stated the City could not provide cost estimates until Staff knows what the Council wants to adopt. Cm. Oravetz instructed Staff to conduct a meeting with the property owners. He suggested approving the Specific Plans and moving them on to the City Council with the Commission's recommendations. He asked Cm. Johnson if the Chamber of Commerce was involved; aren't they the voice of the business owners? Cm. Johnson responded that the Economic Development Director should be attending these meetings with his fingers in the pie. To his understanding, it is his responsibility to work with the business owners and the Chamber could lend a helping hand. The Chamber has not been approached on the subject. The City should use Mr. Foss' expertise to notify the business owners. Cm. Oravetz recommended making suggestions to the City Council regarding the Specific Plans. Plan~ia~q ¢o~missio~ ~ ~7 october 24, 2ooo Re,_qular Meeti~t,~ Cm. Johnson stated the Task Force recommended a different scenario than Staff for Village Parkway. He suggested changing the speed limit and putting in diagonal parking as a test run. The majority of traffic is in the mornings and afternoons. Staff is overly concerned with the public and they're driving habits. He asked the cost to stripe the street for diagonal parking. Mr. Thompson stated approximately $5,000. The biggest concern is that traffic would divert through the residential neighborhoods. The speed limit does not make a difference. It is the congestion, which might discourage people from driving down that street. Cm. Johnson stated if it doesn't work out on Village Parkway, move the ideas to another street. Cm. Oravetz asked if there were any other questions; hearing none, he asked for a motion. Mr. Peabody stated Staff would return with the resolutions approving the Downtown Core with the amendment to the FAR's for Dublin Honda and approving the Village Parkway Plan with instructions to have a meeting with the property owners prior to the City Council hearing. On motion by Cm. Jennings, seconded by Cm. Johnson, with a vote of 4-1-0, with Cm. Hughes absent, the Planning Commission unanimously adopted RESOLUTION NO. 00-63 A RESOLUTION OF THE PLANNING COMMISSION RECOMMENDING THAT THE CITY COUNCIL APPROVE THE DOWNTOWN CORE SPECIFIC PLAN AND THE VILLAGE PARKWAY SPECIFIC PLAN AND REPEALING PORTIONS OF THE 1987 DOWNTOWN SPECIFIC PLAN PA 99-054 AND PA 99-055, CITY OF DUBLIN RESOLUTION NO. 00-64. A RESOLUTION OF THE PLANNING COMMISSION RECOMMENDING THAT THE CITY COUNCIL ADOPT AMENDMENTS TO THE GENERAL PLAN ADDING A "MIXED USE" LAND USE DESIGNATION, INCREASING MAXIMUM FAR's, AND MODIFYING LAND USES WITHIN THE DOWNTOWN CORE SPECIFIC PLAN AREA PA 99-055, CITY OF DUBLIN Pla~nin~ ¢o~nniissio~ l ~8 October 24, 2000 RESOLUTION NO. 00-65 A RESOLUTION OF THE PLANNING COMMISSION RECOMMENDING THAT THE CITY COUNCIL APPROVE THE VILLAGE PARKWAY SPECIFIC PLAN AND REPEALING PORTIONS OF THE 1987 DOWNTOWN SPECIFIC PLAN PA 99-054, CITY OF DUBLIN NEW OR UNFINISHED BUSINESS Mr. Peabody went over the upcoming Planning Commission schedule. OTHER BUSINESS None ADOURNMENT Cm Oravetz adjourned the meeting at 9:00 p.m. Respectfully s .u. brn~i~t~d, / P~anni~ Com~[~ion Chairperson Community Development Director Kevlar Meetin~J october 24, 2ooo