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Home My WebLink About6.4 DubRanGolfSDR Appeal AGENDA STATEMENT CITY COUNCIL MEETING DATE: September 17, 2002 SUBJECT: PUBLIC HEARING: Consideration of appeal of the Planning Commission approval of a request to amend the Site Development Review for the Dublin Ranch Golf Course Clubhouse and Cart Barn of PA 99-060 ~ Report prepared by: Michael Porto, Project Planner ATTACHMENTS: 1. July 23, 2002 Planning Commission Staff Report with attachments. (Original Revised Proposal) 2. August 13, 2002 Planning Commission Staff Report 3. Revised project responding to Planning Commissions conCerns stated at the July 23, 2002 meeting. 4. Planning Commission Minutes - July 23, 2002 5. Planning Commission Minutes - August 13, 2002 6. Letter of Appeal 7. Applicant's further revised submittal 8. Resolution of Approval 9. Resolution of Denial RECOMMENDATION: 1. Hear Staff Presentation 2. Open Public Hearing 3. Hear Applicant's Presentation 4. Question Staff, Applicant and the Public 4. Close Public Hearing 5. Deliberate 6. Adopt Resolution (Attachment 8) Affirming the Planning Commission Approval of August 13, 2002 7. Alternatively, the City Council may do the following: A Affirm the Planning Commission Approval of August 13, 2002, with modifications; or B Adopt Resolution (Attachment 9) reversing the Planning Commission Decision of August 13, 2002, to amend the Site Development Review. FINANCIAL STATEMENT: None COPIES TO: Applicant Internal Distribution ITEM NO. ~ G:\PA#\1999\99-060\CCSR appeal 9-17-markup.doc DESCRIPTION: Original Clubhouse and Cart Facility: The original clubhouse and cart facilities were approved by the Planning Commission on July 25, 2000 as part of Site Development Review for PA 99-060, Dublin Ranch Area A. The golf clubhouse is located next at the south'east comer of Fallon Road and Signal Hill Drive. These buildings and the golf course itself set the theme for Area A as an upscale residential community. The original clubhouse was 11,115 square feet in size and included a dining area, banquet facility, lounge, golf shop, and administrative offices. The building was designed based on the Shingle Style with large sloping roofs, dormers, Dutch Gambrel gable roof ends, column supported eaves creating arcade and terrace areas, detailed windows and doors with a porte cochere over the entry driveway. The attached cart facility was 7,885 square feet in size, and is designed as a partner to the Club House with all the same materials and design detail. The side of the building where the golf carts enter and exit includes a row of overhead doors set below a broad overhang and behind a row of arched topped columns (the two buildings total of 19,000 square feet). The two buildings are linked across a central courtyard providing access between structures. At the time of the original proposal, discussion with the applicant centered around the fact that the Dublin Ranch Golf Course was to be a focal point for the City and that the Clubhouse was going to be a premier structure that would have the capabilities for hosting large scale functions such as weddings and tournaments. 1st modification to Clubhouse and Cart Facility: The Applicant submitted a modified clubhouse and cart facility to Planning Staff and stated that the revisions to the structure were necessary to reflect the changed facility program and operations. The proposed modification to the clubhouse and cart facility would reduce the combined area of these two structures by approximately 30% with the clubhouse reduced to approximately 8,075 square feet and the cart barn reduced to approximately 5,100 square feet, for a total building area of 13,174 square feet. The Planning Commission, at its meeting of July 23, 2002, reviewed the proposed modifications to the previously approved Golf Clubhouse and Cart Barn for Dublin Ranch, Area A. At that meeting of July 23, 2002, considerable discussion ensued regarding the various changes proposed by the applicant. The minutes of that Planning Commission meeting are attached for review (Attachments 4 and 5). The major focus of the Planning Commissioners' comments dealt with the reduction in the mass of the structure and the resulting loss of square footage dedicated to banquet/public events and the amount of square footage dedicated to administration office space. The Planning Commission requested that the applicant revise the changes to incorporate their concerns. 2na modification to Clubhouse and Cart Facility: Based upon the Planning Commission's concerns presented at the July 23, 2002, meeting, the applicant revised their floor plan to expand the restaurant facility from 2,100 square feet to 2,300 square feet to allow for 174 seats in a maximum dining configuration, moved the bar, made it smaller and created an area for bar patrons to access food without encroaching on the main dining room in the event that a special party was using the main dining facility. The applicant also provided a floor plan of a potential expansion to allow for a banquet room of 2,850 square feet and an additional 192 seats. Detailed architectural elevations were also provided to show what the potential expansion would look like. The applicant has indicated that the large amount office area square footage, as proposed, is necessary to mn both the Golf Course and Dublin Ranch. Appeal On August 15, 2002, Mayor Lockhart filed a written appeal of the Planning Commission's decision (Refer to Attachment 6 for a copy of the appeal letter). When a member of the City Council files an appeal, it is presumed that the reason for the appeal is that the appealed action has a significant and material effect on the quality of life within the City of Dublin (Section 8.136.040(B.2) of Dublin Municipal Code). 3ra modification to Clubhouse and Cart Facility: The applicant has made additional modifications to the approved Planning Commission project, to more closely reflect the original design, Attachment 7 presents those changes. In summary, the applicant has reinstated the porte-cochere at the front of the structure, provided a Dutch Gambrel porch cover along the east side of the building and two significant Dutch Gambrel bay window elements along the southern elevation facing the 18th green of the golf course. While the applicant has not proposed to increase the building footprint, the introduction of the bay windows, porte-cochere and porch cover, all contribute to a highly embellished building. The original approval had a larger roof massing, however, that would be difficult to achieve due to the revised width of the building. Attempting a change in design to increase the roof mass similar to the original approval would undoubtedly create an ungainly and top-heavy structure. The roof proposed is in keeping with the scale of the revised structure. ISSUES: The revision before the City Council more closely mirrors the original approval, albeit on a smaller scale, by reintroducing various design elements that were a part of the original approval. Under the City Zoning Ordinance, the City Council may affirm, affirm in part, or reverse the action of the Planning Commission, based upon findings of fact. Findings shall identify the reasons for the action on the appeal, and verify the compliance or non-compliance of the subject of the appeal with the provisions of the Appeals Chapter of the Zoning Ordinance. The City Council may adopt additional conditions of approval that address the specific subject of the appeal. The City Council may continue this matter, but must take action within 75 days of the date the appeal was filed (75 days from August 15, 2002is October 29, 2002), pursuant to Section 8.136.060 A of the Dublin Municipal Code. Additionally, because the appeal was filed by a member of the City Council, the Council may consider any issue concerning the application. CONCLUSION: The Clubhouse building represents a significant visual resource for the golf course as well as an enhancement to the recreational amenities in Dublin and based upon the Planning Commission Staff Report and Draft Minutes for the July 23, 2002 and August 13, 2002, public hearing, Staff recommends that the City Council, evaluate the appeal and affirm the Planning Commission Approval of August 13, 2002. Alternatively, the City Council may do the following: (1) affirm the Planning Commission Approval of August 13, 2002, with modifications or additional conditions as directed by the City Council or (2) reverse the Planning Commission Decision thereby denying the Site Development Review amendment. RECOMMENDATION: Staff recommends that the City Council conduct a public hearing, d¢liberate, and adopt the resolution affirming the Planning Commission Approval of AugUst 13, 2002. Alternatively, the City Council may choose one o£the following options: A Affirm the Planning Commission Approval of August 13, 2002, with modifications; B Adopt Resolution (Attachment 9) reversing the Planning Commission Decision of August 13, 2002, to amend the Site Development Review. If the 'City Council selects option A, the Council should indicate the reasons for its action by a "straw vote". Staffwill then return at the following City Council meeting with a resolution for formal adoption. AGENDA STATEMENT PLANNING COMMISSION MEETING DATE: JULY 23, 2002 SUBJECT: Request for Planning Commission input on proposed revisions to the Site Development Review approval for the Dublin Ranch Golf Course Clubhouse and Cart Barn within Dublin Ranch Area A initially approved on July 25, 2000 as the part of PA 99-060 within Master Vesting Tentative Tract MaP 7135 (Report prepared by: Michael Porto, Project Planner) (~ ATTACHMENTS: 1. Letter from the Applicant requesting amendment to original approval. 2. ATI Letter comparing previous approval and proposed revisions. 3. Revised Site Plan 4. Revised Floor Plan 5. Revised Roof Plan 6. Revised Elevations (4 sides) 7. Location Map RECOMMENDATION: 1. Hear Presentation from staff. 2. Hear comments by Applicant. 3. Question Staff and Applicant. 4. Deliberate and direct Staff. DESCRIPTION: The Applicant is proposing revisions to the Site Development Review approval of PA 99-060 and Master Vesting Tentative Tract Map 7135 which would involve only the proposed Dublin Ranch Golf Course Clubhouse and Cart Barn. The approved Clubhouse and Cart Barn serve a 193-acre, 18~hole golf course located within Dublin Ranch Area A. No changes are proposed to the site and location or placement of the structure. However, the building has been modified to more closely reflect the revised building program developed by the project applicant. This revised program involves modifications to the floor plan and elevations. The proposed revisions to the Site Development Review would remove the courtyard area between the clubhouse and the cart barn and join them as one structure. Also the floor area of both uses would be reduced. Areas of the clubhouse for occupancy/assembly activities associated with the serving of food (such as banquet space) have been scaled back or removed, and the remaining area has been redistributed for administrative or operational space. The applicant has indicated an area where the banquet portion of the facility could be expanded in the future if warranted. As with the original approval of the Site Development Review, the site of the proposed structure is in the COPIES TO: Applicant Prop,~u Owner PA F Proj same location as the previously prOposed facility which is at the southeast comer of Fallon Road and Signal Hill Drive. The primary point of access will be off of Signal Hill Drive just east of the intersection with Fallon Road. There are no proposed changes to the parking area and the amount of parking stalls are not being decreased to allow for the square footage reduction in the building foot print. The building will be situated approximately 100 feet in from Fallon Road. Currently the site is currently vacant with no structUres, however the area has been graded to form the golf coUrse and Fallon Road has been constructed. .BACKGROUND: On July 25, 2000, the Planning Commission approved a series of actions for Dublin Ranch Area A. Those approvals included: · PA 99-060 establishing the Planned Community zoning and development standards; · a series of Vesting Tentative Tract maps (including Master Vesting Tentative Tract Map 7135 which provides the site for the proposed structures); the others approved at that time were Tentative Vesting Tract Maps 7136 through 7140, and · the Site Development Reviews (SDR) for a number of structures related to the Dublin Ranch Area A Planned Community and recreation elements, including: the Golf Course and landscaping, the Golf Course Clubhouse/Cart Barn, parking areas, Golf Course Maintenance Facility, Community Center/Recreation Center, Restrooms/Rest Stops, Golf Cart Bridge, and Entry Gate. On February 26, 2002, SOme of the conditions of approval were reassigned from Master Tentative Vesting Tract Map 7135 to the other tentative tract maps approved concurrently in order to finalize the master map and commence construction of the golf course. The Site Development Review initially approved the Golf Course Clubhouse and Cart Barn as two structures joined by a courtyard for a total of approximately 19,000 sr. The uses were divided into: (a) a 11,115 sf clubhouse(with dining area and banquet rooms), and (b) a 7,885 sf cart barn. ANALYSIS: SITE DEVELOPMENT REVIEW The Applicant has stated that the revisions to the structure are necessary to reflect the currently proposed facility program and operations which have changed since the original submittal. The revisions would allow reducing the combined area of these two structures by approximately 30% with the Clubhouse reduced to approximately 8,075 sf and the Cart Barn reduced to approximately 5,100 sf for a total building area of 13,174 sr. The building and adjacent site area to the east, have been designed to allow approximately 2,700 sfof banquet facility area to be added at a later date. As the applicant has not proposed to revise the parking layout or the number of parking stalls, there will be significantly more parking stalls than necessary for the new proposed structure and any future expansion. These revisions do not include the future addition of the banquet space as the architectural elevations for the possible expansion are unknown at this time but are anticipated to be an extension of the existing architecture as the expansion space would be joined to the main building. The revised elevations and exterior of the structure would remain consistent with the over all architectural design theme approved with the original Site Development Review. As with the original approval, the structure has retained the rural scale and barn or ranch elements including: the sloping shingled roofs, 'shingled siding, stone veneer wainscoting, wood-trimmed windows and doors, and piers supporting columned arcades or terraces in areas adjacent to the structure. Roof elements (although scaled back in some detail and number but in keeping with the scale of the revised structure) would continue to include 2 decorative features such as: Dutch gambrel gable ends, dormers, weather vane, cupola, and roof latticework. Access to the cart barn has been scaled back from a row of distinctive barn doors on the south side of the structure to a single entrance on each of the north and west sides. Paving materials, parking lot design (including lighting), and landscape standards (with attention to native and/or drought-tolerant plantings) will remain as originally approved. The proposed revision will be in keeping with the rest room buildings, on-site pump stations and the DSRSD pump station already constructed. In general', the modifications would continue with the the'me elements and style used to tie together the structures within the development scheme approved with PA 99-060. The proposed revisions to the revised floor plan and elevation design are consistent with the objectives and quality displayed with the original approval in terms of style, materials, and decoration. The revisions would not diminish or detract from presenting the image of Dublin Ranch Area A as an upscale residential community. ENVIRONMENTAL REVIEW: Dublin Ranch Area A, including the proposed golf course, is located within The Eastern Dublin Specific Plan adopted in 1994 along with a certified Program EIR (SCH No. 91-103064). The City of Dublin, as the Lead Agency, also has prepared focused Initial Studies and a Mitigated Negative Declaration for this part of Area A. The revised/amended Site Development Review proposed for the Golf Course Clubhouse and attached Cart Barn do not represent a significant deviation from the approved project, and no new impacts or issues were identified as a part of the review. There would be no change to any of the Mitigation Measures in the Program EIR or subsequent Mitigated Negative Declarations adopted as a part of the Eastern Dublin Specific Ptan and PA 99-060. CONCLUSION AND RECOMMENDATION: Staff would generally review a change 'Such as this and if it were deemed consistent, the Director of Community Development would approve the revision as a Site Development Review Waiver to the previously approved Site Development Review. However, as the Clubhouse building represents a significant visual resource for the golf course as well as an enhancement to the recreational amenities in Dublin, it was felt that the Planning Commission should have an opportunity to review this proposed revision. Based upon the applicant's revised development program for the Clubhouse, the architectural elevations of the structure closely approximate those previously approved. Staff cannot find any way to significantly alter this structure to more closely mirror the Previous structure given the reduction of the square footage as dictated by the applicant's revised program. The proposed revision to the Clubhouse would, therefore, be determined to be consistent with the previous approval albeit on a smaller scale with the possibilities for future expansion. Should the Planning Commission concur with Staff, the proposed revision would be approved by a Site Development Review Waiver by Staff and the applicant would proceed with design development drawings ultimately resulting in the issuance of building permits and construction of the building. In the event that the Planning Commission has concerns, it would be necessary to direct Staff toward potential changes, at which point the design for the revisions would need to be returned to the Planning Commission for review and approval. G:PA99060SDRClubhouseamend 3 GENERAL INFORMATION: APPLICANT: DR Acquisition I LLC 6601 Owens Drive #100 Pleasanton, CA 94588 PROPERTY OWNER: DP. Acquisition I LLC 6601 Owens Drive #100 Pleasanton, CA 94588 LOCATION: Adjacent to the future Fallon P, oad extension and alignment at the intersection of Signal Hill Drive/Kingsmill Drive and Fallon Road. Address: 5900 Signal Hill Drive. APN 985-7-2-15 GENERAL PLAN DESIGNATION: Low Density Single Family Residential (0-6.0 du/ac) SPECIFIC PLAN DESIGNATION: Single Family Residential (0.9-6.0 du/ac) EXISTING ZONING AND LAND USE: Zoning: Planned Development (PA 99-060) Land Use: Golf Course Development (in conjunction with Single Family Residential) W. INDERBITZEN '7/ MARTIN Attorney at Law RECEIVED July 18, 2002 JUL 1 8 200? DUBLIN PLANNING Mike ?o~o Planning Department City of Dubhn 100 Civic Plaza Dublin, California 94568 Re: Revised SDR Application - Dublin Ranch Golf Club Clubhouse and Cart Barn Planning Commission Meeting - July 23, 2002 Dear Mike: ATI Architects and Engineers will be delivering to you twelve sets of plans (floor plan, revised site plan, composite plan showing previous and current building footprints and new building elevations) as well as a memorandum summarizing the architectural changes and square footage breakdowns for the building, for the' Planni_ng Commission hearing on the above-captioned matter. We will also prepare a new color and materials board for the Planning Commission meeting. The purpose of this co/-~esp0hdence is to transmit the foregoing information and to summarize our request. The primary changes to the SDR and the reasons for the same are as follows: 1. The .size and scale of the porte cochere has been reduced so that it will no longer extend over the driveway. We found the original design to be out of scale in relationship to the redesigned clubhouse building. 2. The previous design consisted of two buildings (a cart facility and clubhouse) separated by a courtyard. The building separation was included in the original design as a way of providing improved access and circulation between the north and south sides of the building (parking lot and golf club drop to. golf shop and starter area). Upon further examination of this orientation, it was determined that the site layout and organization would be greatly enhanced by concentrating golf shop and golf cart distribution activities on the north side of the building which also resulted in better access to the first and tenth tees, This eliminates the need to shuttle golf clubs from the golf club drop area around the building to the south side of the golf staging area. As a..result, the need for the courtyard has been eliminated, ATTACHMENT 7077 Koll Center Parkway, Suite 120, Pleasanton, California 94566 Phone 925 485-1060 Fax 925 485-1065 Mike Porto July 18, 2002 Page Two 3. The cart barn itself has been downsized as our analysis determined that the original design was too large for the facility. 4. Food and beverage facilities have been the subject of on-going analysis by the Dublin Ranch Golf Club team. Our early designs for the clubhouse did not include a banquet facility. We subsequently chose to include the facility in anticipation of a substantial demand for "non-golf related banquet activities". We have continued to analyze this issue and have determined that-the demand for .non-golf related banquet facilities cannot be justified at this time. Accordingly, we are proposing to eliminate the banquet facility but reserve an area to be east of the building for future expansion should the demand develop. The proposed facility is large enough to accommodate golf related banquet activities and as we gain more experience with the market in this area we have the ability to provide temporary outdoor banquet facilities in the area where a future banquet facility could be constructed. We have endeavored to incorporate these modifications into a redesign of the cart and clubhouse faciI/ty while utilizing similar materials and decorative features of the original design so as to be consistent with the adjacent recreation facility to be constructed by Toll Brothers. I will be available for any questions and/or concerns that you might have. I will be present at the Planning Commission meeting on July 23, 2002 to address any issues that the Planning Commission might have as well. Please advise if you should require any additional information. Very truly yours, MWI/lmh 3860 Blackhawk-Road Danville, CA 94506 ~ T:' 925.648.8800 ~ F: 925.648.8811 5901 Christie Avenue, Eme/yville, CA 94608 ,, RECEIVED 510.420.,691 ". JUL 8 ZOO[ 4 00 astA e ,,e Livermore~ CA 94550 ARC~rTECTS end ENelWEERS T: 925.447.4017 DUBLtN pI,ANNING ~: 925.~7.9~0 ,/ 2510 Douglas Boulevard Roseville, CA 95664 T: 916.772.1800 F: 916.772. f620 DUBLIN RANCH CLUBHOUSE COMPARISON 6FlangarWay, Suite C Watsonville, CA 95076 T: 631.761.6222 Original design as preser~ted in the Site Development Review F: 83(.761.412t package (July 2000) Two buildings (Cart Facility and Clubhouse) separated by a Courtyard 19,.000 square feet total. Major program elements: Restaurant/Bar/Lounge 2,100 s.f. 130 occupants Banquet Facility 2,100 s.f. 160 occupants Kitchen 1,500 s.f. Pro Shop 1,400 s.f. Administrative Offices 900 s.f. Cart Facility 7,900 s.f. Entry Lobby/Gallery 1,000 s.f. Porte Cochere over Entry Driveway Su.bsequent changes had been developed for the Clubhouse and Cart Facility increasing the overall size to 21,000 s.f. Proposed Revised Design One building 14,000 square feet total. Major program elements: Restaurant 2,300 s.f. 140 occupants Banquet Facility (future)2,700 s.f. 165 occupants (future expansion to include kitchen) The site area proposed for this expansion will be utilized initially as an outdoor event area or for spill over seating for the dining room. Kitchen 1,100 s.f. Pro Shop 1,100 s.f. Administrative Offices 460 s.f. Property Management 1,700 s.f. Cart Facility 4,700 s.f. Entry Lobby 1,1 00 s.f. Porte Cochere does not extend over Entry Driveway The revised design utilizes similar materials and decorative features of the original design. Through manipulation of the roof plan the single building provides an illusion of two buildings. The Porte' Cochere of the original design has been reduced. Maintaining the odginal design of extending over the driveway would provide for a severely out of scale element in relationship to the smaller clubhouse building. "Providing Value through Quafity, Service and Innovation" ATTACHMENT ',. ,,, JUL ! $ ~'00~ \\ " DUBUN PLANNING PROPO~ED~CLUBHOUSE REVISED'PROPOSED' CLUBHOUSE CAR.'I"WAS H' / / / EXISTING SITE- PLAN 'REVISED' SITE' PLAN RECEIVED JUL 1 8 ZOO,?. DUBLIN PLANNING PORTE COCHEEE I LJ ~._._ / L.._u '1 KITCHEN i 1100 SF I I~TURE SANQU~T FAClU~ L__ 'i?.' , --- CAE'f' BARi't : 4675 SF I _1] ................. ti __. FLOOR' PLAN ATTACHMENT .~c~,w~, JUL ]. 8 BUILT-UP ROOF --/ / MECHANICAl'WELL DUBUN PLANNING DORMER ROOF'PLAN ~~ D ECOP, ATIVE' CUP 0 L~E~:'~W E ATH ~' P," VAN E ATTACHMENT WOOD'LATTICE'WORK :WELL //~ ~/ RECEIVED JUL 1 8 ZOHZ DUBLIN PLANNiN~ NORTH. ELEVATION x~__STUCCO ,/ ~'SHINGLE'-SIDINGBRICK/STONE VENEER / ROUND'WOOD'COLUMNS ~ WOOD'WINDOWS ~ WEST. ELEVATION EAST ELEVATION DECORAT1VE'-CUPOLA SOUTH. ELEVATION PLANNING ATTACHME;~T '7 AGENDA STATEMENT PLANNING COMMISSION MEETING DATE: AUGUST 13, 2002 SUBJECT: Request to amend the Site Development Review for the Dublin Ranch Golf Course Clubhouse and Cart Barn within Dublin Ranch Area A initially approved on July 25, 2000 as the part of PA 99,060 within Master Vesting Tentative Tract Map 713'5 (Report prepared by: Michael Porto, Project Planner) 5~ ATTACHMENTS: 1. July 23, 2002 Planning Commission Staff Report with associated back up attachments.(Original Revised Proposal) 2. Applicant's revised project (dated AuguSt 13, 2002) reflecting the Planning Commissions concerns Stated at the July 23, 2002 meeting. 3. Planning Commission Minutes - July 23, 2002 4. Resolution of Approval 5, Resolution of Denial RECOMMENDATION: 1. Presentation from staf[. 2. Comments by Applicant. 3. Question Staff and Applicant. 4. Deliberate and direct Staff. BACKGROUND/DESCRIPTION: The Planning Commission, at their meeting of July' 23,2002, reviewed a proposed waiver to an original Site Development Review for revisions to the previously approved Golf Clubhouse and Cart Barn for Dublin Ranch, Area A. At that meeting, considerable discussion ensued regarding the various changes proposed by the applicant. The minutes of that Planfiing Commission meeting are attached for review. The major focus of the Planning Commissioner's comments appeared to deal with, the reduction in size of the structure and the elimination of square footage from the floor plan. The following concerns would summarize the Commissioner's concerns: 1. Reduction of the number of seats in the restaurant facility 2. The inability to accommodate large gatherings in a banquet setting. ,3. The inability to accommodate golfers eating and drinking needs when the restaurant facility was captured by a scheduled event. 4. The amount of administration office square footage. The applicant's previously submitted plans did provide for potential expansion space but the Commission appeared to feel that the initial size of the restaurant was too small and future expansion was not guaranteed. COPIE~ ~:Q: Applicant Property Owner PA File Project Manager TTACHMENTc ,TEM r o. ?' 5 The applicant stated, in their original request for modification to the structure, that their program and their research did not dictate the type of structure and square footage that was originally proposed. The applicant's original proposal in 1999 was for a Site development Review and Vesting Tentative Tract Maps to provide, in part, for development of an 11,000 square foot Golf Clubhouse with a separate restaurant and a banquet facility. The seating capacity was shown to be 130 seats for the restaurant and 160 seats for the banquet area. The Site Development Review additionally included the 18 hole executive golf course, the seven residential subdivisions, the golf maintenance facility and all of the associated walls, streetscape and landscaping for Area A of Dublin Ranch. At the time of the original proposal, discussion with applicant centered around the fact that the Dublin Ranch Golf Course was to be a focal point for the City and that the Clubhouse was going to be a premier structure that would have the capabilities for hosting large scale functions such as' weddings and tournaments. The applicant has indicated that their research has shown that a facility, as originally proposed, is no longer viable and a smaller more compact Clubhouse is more in keeping with their needs. The proposed clubhouse revisions were detailed in the previous staff report attached hereto. ANALYSIS: Based upon the Planning Commission's concerns presented at the July 23, 2002 meeting, the applicant revised their floor plan to expand their restaurant facility by 2,300 square feet to allow for 174 seats in a maximum dining configuration, moved the bar, made it smaller and created an area for bar patrons to get fOod without encroaching on the main dining room in the event that a special party was using the main dining facility. The applicant has shown a floor plan of a potential expansion to allow for a banquet room of 2,850 square feet and 192 seats. Detailed architectural elevations are also provided to show what the potential expansion would look like. The applicant has indicated that the large amount office area square footage, as proposed, is necessary to run both the Golf Course and Dublin Ranch. CONCLUSIONS: Staff would generally review a change such as this and if it were deemed consistent, the Director of Community Development would approve the revision as and amendment to the previously approved Site Development Review. However, as the Clubhouse building represents a significant visual resource for the golf course as well as an enhancement to the recreational amenities in Dublin, it was felt that the Planning Commission should have an opportunity to review this proposed revision. Based upon the applicant's revised development program for the Clubhouse, the architectural elevations of the building closely approximate those previously approved. Staff cannot find any way to significantly alter this structure to more closely mirror the previous structure given the reduction of the square footage as dictated by the applicant's revised program. The proposed revision to the Clubhouse along with the changes made since the July 23, 2002 Planning Commission meeting would, therefore, be determined to be consistent with the previous approval albeit on a smaller scale but with the possibilities for future expansion. As stated in the previous Staff Report, if the Planning Commission raised concerns they were to direct Staff as to potential changes and this modification was to be returned to the Planning Commission for their review and approval. The applicant has revised their program to increase the amount of restaurant capabilities and has detailed the future expansion space that were both items of concern to the Commission. This item is therefore before the Planning Commission for their review. Two resolutions are provided for the Planning Commissions use; one that the Commission may use to approve the project if you feel that the applicant has addressed your concerns and an alternate resolution that the Commission may use to deny the project if you do not feel that the Commissions concerns have been addressed. GENERAL INFORMATION: APPLICANT: DR Acquisition I LLC 6601 Owens Drive #100 Pleasanton, CA 94588 PROPERTY OWNER: DR Acquisition I LLC 6601 Owens Drive #100 Pleasanton, CA 94588 LOCATION: Adjacent to the future Fallon Road extension and alignment at the intersection of Signal Hill Drive/Kingsmill Drive and Fallon Road. Address: 5900 Signal Hill Drive. APN 985-7-2-15 GENERAL PLAN DESIGNATION: Low Density Single Family Residential (0-6.0 du/ac) SPECIFIC PLAN DESIGNATION: Single Family Residential (0.9-6.0 du/ac) EXISTING ZONING AND LAND USE: Zoning: Planned Development (PA 99-060) Land Use: Golf Course Development (in conjunction with Single Family Residential) G:PA99060SRAUG1302 3660 Blackhawk Road ~ Danville, CA 94506 ~ 7~' 925.648. 8800 ~ F: 925.648.88'11 ~ 5901 Christie Avenue, #301 EmeG'ville, CA 94608 AT/ T: 5t0.420/1693 ~ F: 510.420.1691 [ ~ I 4200 East Avenue ~ Livermore, CA 94550 T: 925,447.4017 ,~RCftlTECTS enel £NGINEERS Fi 925.447. 9360 · , 2510 Douglas Boulevard Roseville CA 95661 7~' 916.772.1800 F: 916.772.1820 DUBLIN RANCH CLUBHOUSE COMPARISON 6 HangarWay, SuiteC Watsonville, CA 95076 T: 831.761.6222 Original design as presented in the Site Development Review ~: 631.761.~121 package (July 2000) Two buildings (Cart Facility and Clubhouse) separated by a Courtyard 19,000 square feet total. Major program elements: Restaurant/Bar/Lounge 2,100 s.f. 130 occupants Banquet Facility 2,100 s.f. 160 occupants Kitchen 1,500 s.f. Pro Shop 1,400 s.f. Administrative Offices 900 s.f. Cart Facility 7,900 s.f. Entry Lobby/Gallery 1,000 s.f. Porte Cochere over Entry Driveway Subsequent changes had been developed for the Clubhouse and Cart Facility increasing the overall size to 21,000 s.f. Proposed Revised Design One building 15,000 square feet total. Major program elements: Restaurant 2,300 s.f. 174 occupants (Banquet Seating) 140 occupants (Regular Seating) Lounge/Bar Facility 650 s.f. 20 occupants Banquet Facility (future) 2,850 s.f. 192 occupants The site area proposed for this expansion will be utilized initially as an outdoor event area or for spill over seating for the dining room. Kitchen 1,100 s.f. Pro Shop 1,100 s.f. Administrative o~Ces 460 s.f. Property Management 1,700 s.f. Cart Facility 4,700 s.f. Entry Lobby 1,100 s.f. Porte Cochere does not extend over Entry Driveway The revised design utilizes similar materials and decorative features of the original *design. Through manipulation of the roof plan the single building provides an illusion of two buildings. The Porte Cochere of the original design has been reduced. Maintaining the original design of extending over the driveway would provide for a severely out of scale element in relationship to the smaller clubhouse building. "Providing Value through Quality, Service and Innovation" ' CONTENTS Location Map Site' PLan FLoor' PLan Roof' PLan ELevations Future' Expansion FLoor' Plan/ELevation FLoor' PLan PreviousLyI Submitted on' 07-23-02 I .._' PORTE I' CAJ~T'WASH' AREA / REVISED'SITE PLAN PORTE COCHERE TURNSTAND 135 SF ADMIN OFFICE 460 SF KITCHEN ........ ~ .... i ..... GOLF SHOP 11 O0 SF 820 SF STORAGE LOBBY -: - ' - - ' :---- 4675 SF O~DOOR ~ENT 820 SF ' OFFICE 420 SF 300 5F FLOOR' P~N BUILT-UP ROOF --/ MECHAHICAL WELL DORMER ~oo~ P~ ~~ DECOIRATIVE'CUPOLA' ~WEATHEP,'VAN E NORTH ELEVATION ~ STUCCO SHINGLE'SlDING ROUND'WOOD COLUMNS ---/ WOOD'~NDOWS -- j--- CO NC RETE'SHAKE/TI LE'ROOF WEST ELEVATION EAST ELEVATION DECORATIVE'CUPOLA SOUTH ELEVATION FLrrURE EXPANSION ELEVATION-FUTUREEXPANSION [] [] [] [] = PORTE COCHERE [] · ' [] ' --?~~ '' I ' ....................... 450 Sf KITCHEN ............... ~.E~5 SF .............. , .... , FLO0~ PLAN -' FUTURE' EXPANSION . PORTE COCHERE [] [] [] [] [] Il- "[I . _ . . -. L_~j ! 135 5F ADMIN OFFICE '- ........ ,~ ~ GOLF SHOP J b 4~0 SF KITCHEN~io0 SF 5!"~l°t ,!-..T-~I 'J ~osF ~-~-'.~,..,~'~','~'r~, o ''.. '&/ ~~ J, [~ 27~ SF ~, /. ~ / 1080 SF ~ B~R~ ~ R~ ~R~ ' ' 4675 5F CONFERENCER~ 4~o SE J ~' ~ j 20~ SF ...................... X 820 SF 300 SF ........... L n, ................... OFFICE 420 SF ...... FLOOR' PLAN'- (Previousty] Submitted) A regular meeting of the City of Dublin Plarming COmmission Was held on Tuesday, July 23, 2002, in the Dublin Civic Center City Council Chambers. Chairperson Johnson called the meeting to order at 7:00 p.m. ROLL. CALL Present: Commissioners, Johnson, Musser, Jermings, Nassar and Fasulkey; Jeri Ram, Planning Manager; Mike Porto, Project Planner; and Renuka Dhadwal, Recording Secretary. Absent: None PLEDGE OF ALLEGIANCE TO THE FLAG Cm. Johnson led the Commission, Staff, and those present in the pledge of allegiance to the flag. ADDITIONS OR REVISIONS TO THE AGENDA - None Minutes of JulY 9, 2002 meeting were approved as submitted. ORAL COMMUNICATIONS - None WRITTEN COMMUNICATIONS, 7.1 Review revisions to the Site Development Review approval for the Dublin Ranch Golf Course Clubhouse and Cart Barn within Dublin Ranch Area A initially approved on July 25, 2000 as part of PA 99-060 with Master Vesting Tentative Tract Map 7135 and give Staff direction. ~annina Commission 150 ~u£y 23, 2002 q~egu~ar gffeeting Mike Porto, Project Planner, presented the staff report. Mr. Porto gave a brief background about the project. He stated that the Planning Commission had originally discussed the project under the Site Development Review for the Dublin Ranch Golf Course. Since the approvaI, the developer is proposing some changes to the Club House. The developer is scaling down the floor plan for the facility. Mr. Porto pointed out that the Architect for the developer has submitted a letter describing the details of the design that was originally approved as well as the design that is being proposed. The developer is proposing to reduce the square footage from 19,000 to 13,174 (which includes the cart barn area). The architectural design for the proposed changes is consistent with the original approved design. Mr. Porto stated that Mr. Inderbitzen representing Dublin Ranch, will explain the reason for the proposed changes. In conclusion, Mr. Porto stated that the project is being presented to the Commission for their review and direction. If the Commission does not have any comments or concerns then Staff would approve this as an SDR Waiver. However, if the Commission has concerns regarding the design, then Staff needs to be directed Staff to meet with the Architect and the developer to incorporate the ideas given by the Commission and bring it back for its approval. Cm. Johnson asked Mr. Inderbitzen for his presentation. Mr. Inderbitzen stated that the developer is ready to proceed with the construction of the CIub House facility for the Golf Course. In reviewing the design of the faciIity, the developer felt that they would not entertain any non-golf related banquet activity at the facility and hence decided to reduce the square footage for the facility. However, the facility could still entertain around 130-140 guests for a golf related activity even after the reduction. The second major change is the reduction in size of the Cart Barn. Mr. Inderbitzen explained that this was a cost efficiency modification. Cm. Jennings asked if there was any research done that indicated that the Banquet facility was not a cost efficient proposition. Mr. Inderbitzen said that any non-golf related activity such as weddings would depend on its demand. He gave examples of the Bridges and the Wente golf courses that had similar operations as the Dublin Ranch Golf course and stated they have different needs and demands. He further stated that the restaurant in the clubhouse would have very limited business. In order to justify the use of the banquet facility, heavy marketing for the banquet hall would be required and it would also have to deal with local competition. Cm. Jennings wanted to know that once the facility is operational would someone keep track of the number of requests that come in for hosting non-golf related activities. Mr. Inderbitzen replied that the proposed restaurant would be able to serve around 130-140 people and if there were a demand for a party for 200 people then they would obtain a Temporary Use Permit to host the party outside Plannin~ Commission 151 July 23, 2002 Regular gdeetin11 on the premises. However, if the demand for such activity increases then the developer intends to modify the design for the faciIity to accommodate it. Cm. Johnson voiced his concern for golfers and their inability to eat lunch in case there was an afternoon wedding and the restaurant was closed for catering. Mr. Inderbitzen responded that there would be a Pro Shop where the golfers can buy a sandwich and an open area to relax and eat the sandwich. The Manager for the facility would however need to evaluate the logistics for operating such activities. Cm. Fasulkey asked the reason for scaling down the number of carts needed as well as the area for the cart barn. Mr. Inderbitzen replied that the original plan had extra carts, more than what was required for an 18-hole game and hence the reduction. Additionally, the area for the cart barn had some extra storage and aisle space which was unnecessary and hence the reduction of the area. Cm. Johnson stated that in his opinion the proposed restaurant area was not enough to accommodate large amount of people. The developer needs to increase the space for capacity rather than downsizing it. Mr. Inderbitzen gave reasons in support of the reduction. There was an extensive discussion regarding the issue of the reduced seating capacity in the restaurant area as well as the issue of providing alternate seating for the golfers to eat in case the restaurant is closed for catering for a non-golf related activity. Cm. Johnson, Musser and Fasulkey were in agreement that the developer should modify the floor plan to accommodate additional seating. Cm. Fasulkey pointed out that the floor plan shows a large office area, which can be reduced and included in the restaurant area. Cm. Jennings & Nassar agreed that due to the current economic situation there might not be a high demand for non-golf related activities. However, if in the future the management of the course found out a demand for the same then the expansion into a banquet facility would be justified. In conclusion the direction from the Commission is as follows: 1. Increase the Seating capacity of the restaurant to accommodate 180-200 guests. 2. Have a facility for golfers to eat and relax when they are not part of a tournament. 3. In order to do the above, developer wiI1 either reconfigure the existing space, or add some area to the proposed space or reduce some office space. ~¥annintt Commission 152 Ju~ 23, 2002 ~e~u~ar ~teetin~ PUBLIC HEARING 8.1 Continue the Public Heating for PA 02-009 Armstrong Garden Center Specific Plan Amendment, Site Development Review and Conditional Use Permit to August 13, 2002. Cm. Johnson asked for the staff report. Ms. Ram stated that some conditions of approval needed to be resolved with the applicant and hence the request for continuation. In response to a comment from a neighboring business owner that the City did not inform them about the continuation, Ms. Ram stated that the City does not send out notices on continuation of an item due to shortness of time. Continuation usually occur too close to a meeting to send out notices. On a motion by Cm. Jennings, seconded by Cm. Fasulkey, and by a vote of 5-0, the Planning Commission continued the public hearing for Armstrong Garden Center to August 13, 2002. NEW OR UNFINISHED BUSINESS None OTHER BUSINESS Cm. Fasulkey informed the Commission and Staff about the 'Green House' workshop he attended and described in detail the issues discussed at the workshop. ADJOURNMENT ' The meeting was adjourned at 8:50 p.m. RespectfulIy submitted, '~ia~miss~on Chairperson ATTEST: Plan,~i~ag Manager g:\minutes\02\7-23-02 pc minutes ~[annin8 Commission 153 Jtdy 23, 2002 ~lIu[ar gffeetina A regular meeting of the City of Dublin Planning Commission was held' on Tuesday, August 13, 2002, in the Dublin Civic Center City Council Chambers. Vice Chair Musser called the meeting to order at 7:00 p.m. DRAFT ROLL CALL Present: Commissioners, Musser, Jennings, Nassar and Fasulkey; Jeri Ram, Planning Manager; Janet Harbin, Senior Planner; Krisfi Bascom, Associate Planner; Mike pOrto, PrOject Planner; and Renuka Dhadwal, Recording Secretary. Absent: Cm. Johnson PLEDGE OF ALLEGIANCE TO THE FLAG Cm. Musser led the Commission, Staff, and those present in the pledge of allegiance to the flag. ADDITIONS OR REVISIONS TO THE AGENDA - None Minutes of July 23, 2002 meeting were approved as submitted. ORAL COMMUNICATIONS - None WRITTEN COMMUNICATIONS - None PUBLIC HEARING 8.1 PA 02-009 Armstrong Garden Center - San Ramon Road Specific Plan Amendment, Planned Development (PD) Rezoning, Conditional Use Permit, Site Development Review and Sign/Site Development Review - An amendment to the San Ramon Planning Commission 154 August 13, 2002 Regular ~eeting .AFFAC "tt', ENTi Road Specific Plan to allow retail garden centers in conjunction with a Stage 1 and Stage 2 Planned Development (PD) Rezoning, Conditional Use Permit and Site Development Review, and Sign/Site Development Review for an approximately 30,810 square foot retail garden center with'an approximately 6,400 square foot building and 24,410 square foot outdoor storage and landscaped area on 1.162 acres. Cm. Musser asked for the staff report. Janet Harbin, Senior Planner presented the staff report and stated that the applicant is seeking an amendment to the San Ramon Road Specific Plan to add a Garden Store as a conditional use as welt as an amendment to the circulation System in the plan. Also associated with the project is a request for Conditional Use Permit and Site Development Review. Additionally, the applicant is proposing wall signage for the building through a Sign/Site Development Review. Ms. Harbin gave a presentation describing the proposed site plan for the project, prOposed accent area, proposed landscaping, proposed planting plan and the elevation for the project. She also showed the location of the prOposed project in relation to the surrounding businesses. The applicant is proposing streetscape improvements as is required'by Public Works Conditions of Approval along Amador Valley Ct. In the area along San Ramon Road, the applicant is adding landscaping and would enhance the existing landscape. Additionally, the applicant would also be preserving several existing trees. Ms. Harbin stated that the applicant is providing 33 parking spaces. The site would be short a few parking spaces. They will add 6 spaces in the Kindercareparking lot out of which 3 would be specifically allocated to be used by Armstrong Garden Center. Ms. Harbin stated that there is an oak tree in. the parking lot which would take up at least one parking space. Due to the Heritage Tree Ordinance requirement that any tree beyond 24 inches 'in diameter be preserved, Staff is recommending the preservation of this oak tree, which is 23 inches in diameter and slightly below the size requirement as it is a good specimen. However, Staff is also recommending that an Arborist be on-site during construction to inspect the depth of the roots and to recommend measures to preserve and reduce damage to the oak tree. There may be a possibility that two or three parking spaces would be lost. If two spaces are lost with preservation of the tree, there would still be sufficient parking for the use. If three are lost, the applicant will need to provide an additional space elsewhere. The Arborist in the field will determine the number lost during site development~ A condition is indudedin the Conditions of approval addressing this issue.' Ms. Harbin explained the design for the building, color of the building, color of roof, trelliSes and the proposed fence around the entire property. Ms. Harbin explained that Michael Perkins, business owner for Sleep Shop, would make a presentation expressing his concerns regarding the impact on the visibility and access to his business due to the proposed project. Ms. Harbin explained that the access way into the site currently is just 80 ft from the intersection. The Public Works' standard distance for an access way from the intersection is 150 ft. for safety reasons. P[annint? Commission 155 ' Auaust 13, 2002 Regular Meeting Cm. Fasulkey asked what would the mitigation process be for the parking space taken by the oak · tree. Ms. Harbin responded that it would depend on the location of the roots of the tree. However, Staff spoke to an Arborist who suggested a pervious covering or an underground irrigation system. The Arborist in the field needs to determine appropriate measures. Cm. Nassar asked if the 150 ft. clearance for the access way from the intersection was a new zoning requirement. Ms. Harbin responded that it was a standard requirement by Public Works department. The new access way would be approximately 240 ft from the intersection. Cm. Nassar asked about other projects that were less than 150 ft., specifically he wanted to know if the Petco store access way on Dublin Blvd was less than 150 ft. Ms. Ram stated that the City would like to keep the access way clearance at 150 ft. which is optimum, but sometimes due to the configuration of the parcels compromises are made and care is taken to ensure the circulation of the traffic is smooth. She stated that she has no information about the Petco store access way. Cm. Jennings asked about the proximity of the access way for the Armstrong Center to the Kindercare access way. Ms. Harbin responded that it would be fairly close around 48 ft. from CUrb to curb. She added that the 'Public Works Department did not think it would create any major problems based on the anticipated volume of traffic from each use, Cm. Fasulkey asked if there was any thought given to pedestrian access for the C~nter from the San Ramon side of the road. Ms. Harbin responded that due to security reasons that possibility was not considered, but the applicant could best address this. Cm. Musser asked if there was any existing easement between the property owner for the project site and the business owner of Sleep Shop for the existing access way. Ms. Harbin responded that there was no recorded easement but the property owner, Mr. Nichandros, has allowed parking over the years for the potential customers of Sleep Shop. Cm. Musser stated that the staff report indicates the applicant is requesting a reduction in parking from the standard requirement and that a parking study was performed. Sin'ce the Commission did not receive a copy of the Study, can Staff explain the basis for that request? Ms. Harbin responded that the applicant is requesting a 25% reduction in parking ratio which is allowed under the San Ramon Road Specific Plan. The Zoning Ordinance for such a use allows 45 parking spaces and with a 25% reduction, it would require 34 parking spaces. The applicant from its past experience has found that only 26 to 29 parking spaces were needed at a given time. They have also provided staff with parking studies prepared for their stores at other locations, which support that number. The peak usage period was determined to be the weekends when mOst of the spaces are utilized. If there is a parking problem in the future, then street parking along Amador Valley Ct. may be ~[annin~t Comraisdon 156 a~ultu~t 13, 2002 Regular gr~eeting allowed. Additionally, a shared parking agreement with Kindercare or the surrounding property owners can be worked out if parking problems result. Cm. Musser expressed some concerns about the oak tree and the success of its preservation. Cm. Musser opened the public hearing and asked for the applicant. Joe Amaral, head of Real EState and Construction for Armstrong Garden Center, spoke on behalf of Armstrong and said they appreciate the opportunity to be in the City of Dublin. He gave a brief background about Armstrong and its operations. Ted Stelzner, Project Architect, stated that he would tsy and answer the questions that were raised by the Commissioners. He stated that Armstrong would do whatever the Arborist requires them to do to save the oak tree. He also talked about parking issues and that discussions were held with Kindercare to share their parking space. The outcome is that Armstrong will be constructing 6 additional parking spaces in the Kindercare area, out of which Armstrong would utilize 3 parking spaces. He pointed out that the hOurs of Operation for the Garden Center would be from 9:00 a.m to 5:00 p.m., which would not conflict with the Kindercare operations during their peak periods. He addressed the issue of access from the street into the Center stating that it raises security issues since monitoring two entries may be a problem. He also talked about the proposed landscaping for the project. Cm. Jermings asked if the design was standard for ali the stores. Mr. Stelzner responded that the base design is the outcome of a customer focus group and has become a standard feature for all stores. Cm. Jennings asked the schedule for delivery. Mr. Stelzner responded that there are 3 to 5 deliveries a day which is spread out throughout the day. Cm. Musser had a maintenance question for the trellises. Mr. Stelzner explained that the trellises would be stained semi-transparent every 2 to 3 years. Cm. Musser wanted to know what Size vehicles were used for delivery. Mr. StelZner responded that the average size of a delivery vehicle is 35 ft. and the largest truck is 55 ft. The average time taken to unload is about 25 minutes. Nina Wixson, resident of 7403 Cronin Circle and the President of the Kildara Homeowners Association expressed her views on the project. She stated that the residents of the Kildara ~annir~ Commission 157 ~qultust 13, 2002 ~,~Ouf-ar ~eetin~t Association welcome the project. However, she stated that a Stop sign should be placed at the exit from the parking area for the safety of pedestrians. She also recommended that on-street parking should not be allowed due to safety issues involved. She further stated that from an aesthetic point of view, the color of the building should complement the surrounding businesses. Michael Perkins,' owner and operator of Sleep Shop, made a presentation and expressed his concerns regarding the project. He had two specific areas of concern: visibility and accessibility. He explained that these could affect the value of his property tremendously and woUld impact his business. He was concerned that the 8 ft. fence and 11 ft. trellises would also bury his store. He stated that consideration should be given to address this issue. The SeCond majOr c°ncern he had was the accessibility 'issue. He stated that his potential customers would have. to come through the Armstrong driveway, and hence, he may lose clientele due to the difficulty in accessing the store. He also Stated that the proposed 8 ft. fence should be reduced to 6 feet, which would give. his store some visibility. He stated that he had met with Ms. Harbin and later had one meeting with the representatives of Armstrong and at the time had suggested cutting back the trellises for visibility, which was not welcomed by them at that time. He suggested another meeting with Armstrong and .the City to work out some mutual solutions to the issues. Mr. Stelzner addressed some of the concerns raised by Mr. Perkins. He also stated that the applicant would try to either reduce the height of the trellis in that corner or remove two of the corner areas to increase the visibility to his store. He also offered on behalf of Armstrong to place a directional sign for the Sleep Shop on the Armstrong property. Cm. Musser expressed concerns regarding the architecture. He pointed out that the architecture for the surrounding businesses and the residential development is Spanish style with tiled roof, and hence, having a barn with green roof may not complement the surrounding architecture. Mr. Stelzner explained that although some of the landscaping proposed and the doors and the window trimmings fOr the proposed building matches the surrounding architecture, the color of the roof cannot be changed since it is an integral part of the, design which links with the lighting, trellis, metal frames and the color of the fence. Cm. Musser asked Staff if the City could place some kind of sign for Mr. Perkins' store. Ms. Ram indicated that the City can place a directional sign which would be exempt from the Sign Ordinance. Mr. Perkins stated that the offer made by the applicant to cut back the trellis was not discussed with him preyiously and he welcomes the offer. He stated that he would like to meet with Armstrong and discuss the issue further. He appreciates the directional sign being proposed. ~fanning Commission 158 d~ugust 13, 2002 ~e gufa r ~t eetintf Cm. Musser closed the public hearing and asked Commissioners for their cOmments. Cm. Fasulkey expressed his thoughts on the project. He stated he was in favor of the project based on the modifications that the applicant would be making to accommodate the concerns raised by Mr. Perkins. Cm. Nassar shared similar thoughts on the project. He stated that the project wOuld bring value to the City. He stated he was in favor of the project based on the modifications being proposed by the applicant to accommodate Mr. Perkins' concerns. Cm. Jennings agreed that the project would be an asset to the City. She however, suggested that Staff should ensure that the applicant meets with Mr. Perkins to address some of his concerns regarding signage and visibility so that Dublin does not lose the long-standing businesses while accommodating new business. Cm. Jennings also had some concerns regarding the color of the roof. Since Staff could not segregate the Resolutions for approval Cm. Jennings stated she would vote against the project. Cm. Musser stated that although he has some architectural concerns, he is in favor of the project. Cm. Musser asked for the mOtion. On a motion from Cm. NasSar, seconded by Cm. Fasulkey, along with the two.modifications setting back the trellises and adding signage for the Sleep Shop, and by a .vote of 3-1-0, with Cm. Jennings voting against the project and with Cm. Johnson absent, the Planning Commission adopted: RESOLUTION NO. 02-28 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF DUBLIN RECOMMENDING THAT THE CITY COUN~L ADO.PT PA02-009 ARMSTRONG GARDEN CENTER SPECIFIC PLAN AMENDMENT TO AREA 3 (SAN RAMON PROPERTIES).OF THE SAN RAMON ROAD SPECIFIC PLAN RESOLUTION NO. 02- 29 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF DUBLIN Planning Commission 159 August 13, 2002 Regular Meeting RECOMMENDING CITY COUNCIL APPROVAL OF PA 02-009 ARMSTRONG GARDEN CENTER FOR A CONDITIONAL USE PERMIT, SITE DEVELOPMENT REVIEW AND SIGN/SITE DEVELOPMENT REVIEW REQUEST TO CONSTRUCT A :k30,810 SQUARE FOOT RETAIL GARDEN CENTER CONSISTING OF A 6,400 SQUARE FOOT BUILDING AND ADJACENT OUTDOOR STORAGE/DISPLAY AREA, WITH AN EXEMPTION/REDUCTION TO PARKING REQUIREMENTS LOCATED AT 7360 SAN RAMON ROAD RESOLUTION NO. 02-30 A RESOLUTION OF THE PLANNING COMMISSION. OF THE CITY OF DUBLIN RECOMMENDING THE CITY COUNCIL ADOPT THE ORDINANCE APPROVING THE PLANNED DEVELOPMENT (PD) REZONING/DEVELOPMENT PLAN (STAGE 1 & 2) FOR PA 02-009 ARMSTRONG GARDEN CENTER LOCATED AT 7360 SAN' RAMON ROAD _ ~ The Commission took a five-minute recess. 8.2 PA 02-019 Tri Valley Auto Wholesale Conditional Use Permit for Auto Sales and Service - Application for a Conditional Use Permit for an Auto Sales and Service establishment in an existing industrial bUilding. Cm. Musser asked for the staff report. Ms. Kristi Bascom, Associate Planner, presented the staff report. She explained that the application is f6r a Conditional Use Permit for auto sales and service for Tri Valley Auto CZholesale. She gave a brief background about the business. She stated that the business occupies 3 suites in a commercial/industrial building. The entire building is about 55,000 sq. ft. and is divided into 40 individual suites. She briefly talked about the zoning for the property and the conditions of approval for the project. Cm. Musser opened the public hearing and asked for the applicant. Danny Jones, the owner of the auto center stated that the application is simple and straightforward and would answer any questions Commission may have. Cm. Musser asked what kind of aUtos the applicant/owner sold. Mr. Jones responded that he sells Honda, Acura and Toyota vehicles. Cm. Musser closed the public hearing and asked for a motion. &[annirttt Commission 160 ~uttust 13, 2002 ~Legufar 5~leeting On a motion from Iennings, seconded by Nassar, and by a vote of 4-0, with Cm. Johnson absent, the Planning Commission adopted: RESOLUTION NO. 02-31 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF DUBLIN APPROVING A CONDITIONAL USE PERMIT REQUEST TO OPERATE AN AUTO SALES AND SERVICE ESTABLISHMENT IN AN EXISTING INDUSTRIAL BUILDING LOCATED AT 6398 DOUGHERTY ROAD, SUITES 10, 11, AND 12 PA 02-019 8.3 PA 99-060 Dublin Ranch Area A - Amendment to Site Development Review approval for the Dublin Ranch Golf Course Clubhouse and Cart Barn within Dublin Ranch Area A, initially approved on July 25, 2000. Cm. Musser asked for the staff report. Mike Porto, Project Planner, presented the staff report. He explained that based on the discussions held on July 23rd Planning Commission meeting whereby the Commission had several concerns regarding the modified design of the clubhouse, the applicant has revised the plan by increasing the dining room area to accommodate 174 seats from 140 as previously presented. They also reconfigured the bar area to create a lounge area so that the patrons using the Golf area had an opportunity for food and beverage if the dinning area was being utilized for another event. The applicant also created a detailed drawing for future expansion. Mr. Porto stated that Staff has attached two Resolutions, one approving and one denying the project. If the Commission did not agree with the modifications presented, they could adopt the Resolution denying the project. Marty Inderbitzen, representing Dublin Ranch, commented that with the Proposed modifications, the clubhouse would now be able to accommodate a large number of people, as much as the originally proposed banquet facility. With this modification, the clubhouse would now be able to also entertain non-golf related activities and there would be a full time person who would be doing group sales for golf related as well as non-golf related activities. Cm. Jennings commented that she spoke to Mr. Inderbitzen over the phone prior to the meeting and he answered most of her concerns with respect to banquet facility as well as funding. Planning Commission 161 August 13, 2002 PP.~lular Meeting Cm. Musser closed the public hearing and asked for a motion. On a motion by Cm. Fasulkey, seconded by Cm. Nassar, and by a 4-0 vote, with Cm. Johnson absent the Planning Commission adopted: RESOLUTION NO. 02-32. A' RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF DUBLIN APPROVING AN AMENDMENT TO A PORTION OF THE SITE DEVELOPMENT REVIEW APPROVED WITH PA 00-060 AND FINAL TRACT NO. 7135 SPECIFICALLY FOR THE GOLF COURSE CLUBHOUSE AND CART BARN LOCATED WITHIN DUBLIN RANCH AREA A NEW OR UNFINISHED BUSINESS None OTHER BUSINESS Ram discussed upcoming scheduled. AD[OURNMENT The meeting was adjourned at 9:22 p.m. Respectfully submitted, Planning Commission Vice Chairperson ATTEST: Planning Manager g: \ minutes \ 02 \ 8-13-02 pc minute~, Planning Commission 162 August 13, 2002 P~gular Meeting August 15, 2002 To: City Clerk, Community Development Director Re: Planning Commission decision, PA 99-060 I wish to appeal the action of the Dublin Planning Commission of August 13,2002 in the matter of PA 99-060 in the matter of the Dublin Ranch Golf Course Clubhouse and Cart Barn. My reason for the appeal is the presumption that the action of the Dublin Planning Commission will have a significant and material effect on the quality flife within the City of Dublin. ~/¢ a_net Lookhart Mayor, City of Dublin ATTACHMENT DUBLIN RANCH GOLF COURSE~ CLUBHOUSE September 17, 2002 RECEIVED SFP ~ 5 ZOOZ DUBLIN PLAI~NING Danville, CA 94506 ~ T: 925. 648.8800 ~ F: 925.648.8811 ~ 5901 Chdstie Avenue, ~301 Emeryville, CA 94608 T: 5~0.420.1693 A TI F: 510.420.1691 I 4200 East Avenue I ' Livermore, CA 94550 T: 925.447.4017 ~, A~C~T~T$ and ENGINEERS F: 925. 447. 9360 ....... 2510 Douglas Boulevard '~ Roseville, CA 95661 T: 916.772.1600 F: 916.772.1820 DUBLIN RANCH CLUBHOUSE COMPARISON 6 Hangar Way, Suite C Watsonville, CA 95076 T: 831.76f.6222 Original design as presented in the Site Development Review F: 831.761.1121 package (July 2000) Two buildings (Cart Facility and Clubhouse) separated by a Courtyard 19,000 square feet total. Major program elements: RestaurantJBadLounge 2,100 s.f. 130 occupants Banquet Facility 2,100 s.f. 160 occupants Kitchen 1,500 s.f. Pro Shop 1,400 s.f. Administrative Offices 900 s.f. Cart Facility 7,900 s.f. Entry Lobby/Gallery 1,000 s.f. Porte Cochere over Entry Driveway Subsequent changes had been developed for the Clubhouse and Cart Facility increasing the overall size to 21,000 s.f. Proposed Revised Design One building 15,000 square feet total. Major program elements: Restaurant 2,300 s.f. 178 occupants (Banquet Seating) 140 occupants (Regular Seating) Lounge/Bar Facility 650 s.f. 20 occupants Banquet Facility (future) 2,850 s.f. 192 occupants The site area proposed for this expansion will be utilized initially as an outdoor event area or for spill over seating for the dining room. Kitchen 1,1 00 s.f. Pro Shop 1,1 00 s.f. Administrative Offices 460 s.f. Property Management 1,700 s.f. Cart Facility 4,700 s.f. Entry Lobby 1,100 s.f. Porte Cochere extends over Entry Driveway The revised design utilizes similar materials and decorative features of the original design. Through manipulation of the roof plan the single building provides an illusion of two buildings. "Providing Value through Quality, Service and Innovation" CART'-W,~SH ~ ~ AREA \,~ REVISED' SITE PLAN PORTE COCHERE KITCHEN 1100 SF DINING 2~ SF FLOOR PLAN -=~ N DOP,~ER ROOF" PLAN / DECORATIVE'CUPOLA'~'WEATHER' VAN E ~ MECHANICAL WELL NORTH ELEVATION \ / \ \x__ s,ucco / - ~C~S~N~W.EE~ SHINGLE SIDING ROUND WOOD COLUMNS ~ CONCRETE SHAKE/TILE ROOF EAST ELEVATION -~- Concrete Tlte Roof Wood Fascia AetatPane[ Shin~te SidinB Round Wood Columns Stone Veneer WINDOW DETAIL WOOD FASCIA SOUTH ELEVATI ON ELEVATION' -' FUTURE' EXPANSION fUTURE EXPANSION PORTE COCHERE · · · · · · - - TURNSTAND ADMINOFFICE ~: ]~ ~': 135 SF 460 SF KITCHEN GOLF SHOP L ......... , ..... LOBBY :~i__ . ._ r'~[ ~5 C.' CAIRT BARN 1080 SF CONFERENCE ROOM ''" '] '~ ]"' ~'] ~[-' ' t.'! ~'*"' F_'--;].: m-"---: . -'- '"' ~'~-~L · ...... ~='- DINIhJG" - FUTURE BANO. UET FACILITY 2300 SF 2700 SF -,~ .-- (SE~TIN6 C. APAC[~~ 174) -- (SEATING CAPACll'Y~-'lgZ) 300SF 7~ ~_l ] '" ~-~_ :-: - - L _;_! [."~--':'J ]']--i7 -'_ .] ~ '- '"", 420SF -'"' ' '" : ' ]'" ' .... FLOOR' PI_Nq -' FUTURE' EXPANSION PLANNING COMMISSION APPROVED SUBMITTAL August 13, 2002 ~, Danville, CA 94506 ~ T: 925. 648. 8800 F: 925.648.88ff ~ 590¢ Christie Avenue, #30f Emeryville, CA 94608 ATI T: 5f0.420. ¢693 F: 5¢0.420.1691 4200 East Avenue Livermore, CA 94550 T: 925.447.4017 , , A~cHrn~c~s a,d ENe#VEEeS F: 925.447.9360 · r 25¢0 Douglas Boulevard Roseville, CA 9566¢ T: 916.772.1800 F: 9¢6.772. f820 DUBLIN RANCH CLUBHOUSE COMPARISON 6 Hangar Way, Suite C Watsonville, CA 95076 T: 83f.76¢.6222 Original design as presented in the Site Development Review F: 83f.76¢.1121 package (July 2000) Two buildings (Cart Facility and Clubhouse) separated by a Courtyard 19,000 square feet total. Major program elements: Restaurant/Bar/Lounge 2,100 s.f. 130 occupants Banquet Facility 2,100 s.f. 160 occupants Kitchen 1,500 s.f. Pro Shop 1,400 s.f. Administrative Offices 900 s.f. Cart Facility 7,900 s.f. Entry Lobby/Gallery 1,000 s.f. Porte Cochere over Entry Driveway Subsequent changes had been developed for the Clubhouse and Cart Facility increasing the overall size to 21,000 s.f. Proposed Revised Design One building 15,000 square feet total. Major program elements: Restaurant 2,300 s.f. 174 occupants (Banquet Seating) 140 occupants (Regular Seating) Lounge/Bar Facility 650 s.f. 20 occupants Banquet Facility (future) 2,850 s.f. 192 occupants The site area proposed for this expansion will be utilized initially as an outdoor event area or for spill over seating for the dining room. Kitchen 1,100 s.f. Pro Shop 1,100 s.f. Administrative Offices 460 s.f. Property Management 1,700 s.f. Cart Facility 4,700 s.f. Entry Lobby 1,100 s.f. Porte Cochere does not extend over Entry Ddveway The revised design utilizes similar materials and decorative features of the original design. Through manipulation of the roof plan the single building provides an illusion of two buildings. The Porte Cochere of the original design has been reduced. Maintaining the original design of extending over the driveway would provide for a severely out of scale element in relationship to the smaller clubhouse building. "Providing Value through Quality, Service and Innovation" DUBLIN RANCH GOLF COURSE - CLUBHOUSE August 13,2002 CONTENTS Location Map Site PLan Floor P[an Roof PLan EEevations Future Expansion Floor PJan/EJevation FLoor' PLan Previous[ylSubmitted on 07~23-02 Dublin. Ranch ~,,~. ~ Dublin, California LOCATION MAP ,~.ga~~m3L~ PO~E COCHERE TURNS'rAND 135 SF ~ ...... ~ ..... ~ITCHEI~ GOLF 5HOP 11 lDO SF 820 SF CART ~ 1080 SF '~ ~ s~ ~-~-?" BAR (.] 300 SF ~.i_._T. -,.~ ............... / FLO0~ P~N MECHANICAL'WELL BUILT-UP ROOF --1 / DOP-~ER ROOF' PLAN ~ ' DECORATIVE'CUPOLA' ~WEATH ER'VANE NORTH ELEVATION x ~ ~'" BRICK/STONE YENEER / · ~ STUCCO / SHINGLE'SlDING ROUND WOOD COLUMNS ~ WOOD'WINDOWS WEST ELEVATION EAST ELEVATION D.ECORATIVE.'CUPOLA SOUTH ELEVATION ELEVATION - FUTURE EXPANSION FUmRE~PA~ION PORTE COCHERE · · · · [] · PORTE COCHERE ~_j L_J [__J KITCHEN JF~URE BANQU~ FACIL~ BARN ~75 SF I ......... .' m mj ~-- m~ FLOOR' PLAN' - (Previoustyl Submitted) DuBLiN RANCP~ GOLF COURSE - CLUBHOUS~ ORIGINAL SDR APPROVED BY CITY COUNCIL ~RT FACILITY 7.885 ~. FT. CLUBHOUSE 11,115 ~. FT 19,000 TOTAL SQ. FT. NORTH ELEVATION (FROM PARKING/ENTRY) JUNE 6, 2Om) /7~ DECOR^TIVE CHIMNEY CAP '' ~ - / /' M~ZHANICA L ~'~'ELL DECOR ATiVE SHiNC.~ SlDINC~ AT C~BL - w~c~ ,. ~ ~ ~~I ........... · ........ ........... ~. ~ol TO SCA[[ NOT TO S~LE . ~ ..~.~.- ,~..~, :' SOUTH.ELEVATION (FROM THE ~Sth GREEN) 22 EAST ELEVATION ' (~og COUR~ARD) W[SI [k[VAIION (F~M COURTYARD) 1,486 SQ. FT. htlllllll]lllllllll hi Illlll RESOLUTION NO. - 02 A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF DUBLIN APPROVING THE AMENDMENT TO A PORTION OF THE SITE DEVELOPMENT REVIEW APPROVED WITH PA 00-060 AND FINAL TRACT NO. 7135 SPECIFICALLY FOR THE GOLF COURSE CLUBHOUSE AND CART BARN LOCATED WITHIN DUBLIN RANCH AREA A WHEREAS, DR Acquisitions I LLC (the Applicant) has requited approval of an amendment to the Site Development Review approved on July 25, 2000 with PA-00-060 and Final Tract Map 7135 (formerly Master Vesting Tentative Tract Map 7135) specifically for the golf course clubhouse and cart barn within Dublin Ranch Area A that is within the boUndaries of the Eastern Dublin Specific Plan area; and WHEREAS, a complete application for the requested amendment is available and on file in the Department of Community Development; and WI-IEREAS, the Planning Commission did consider an amendment to the original site Development Review at their meeting of July 23, 2002, and WHEREAS, a public hearing is not required for Planning Commission approval of an amendment to the Site Development Review for the proposed project; and WHEREAS, a Staff Report was submitted detailing changes suggested by the Planning Commission which recommended consideration of the requested amendment to the Site Development Review with the revisions made; and WIIEREAS, the Planning Commission at their meeting of August 13, 2002, did use its independent judgment and considered all said reports, recommendations, and testimony hereinabove set forth; and WHEREAS, the Planning did approved the proposed amendment to the original Site Development Review; and WHEREAS, an appeal was filed on AuguSt 15, 2002; and WltEREAS, the City Council did review the appeal items and the revised Site Development Review information, NOW, TIIEREFORE, BE IT RESOLVED THAT TIlE Dublin City Council does hereby make the following findings and determinations regarding said proposed amendment to the Site Development Review approved with PA 00-060 and Final Tract Map 7135 for the design of the golf course clubhouse and attached cart barn: 1. The City Council finds that the proposed project is within the scope of previously certified environmental analyses prepared with specific reference to these structures; and 2. The proposed amendment to the Site Development Review is consistent with the General Plan, the Eastern Dublin Specific Plan, Planned Development Rezone PA 00-060, conditions of approval for Final Tract Map 7135, and the Development Agreement accompanying Final Tract Map 7135; and. 3. The proposed amendment to the Site Development Review is consistent with the intent/purpose of Section 8.104 (Site Development Review) of the City of Dublin Zoning Ordinance. 4. The proposed amendment to the Site Development Review is consistent with the design review requirements in the Eastern Dublin Specific Plan. 5. The proposed amendment to the Site Development Review is in conformance with regional transportation and growth management plans. 6. The proposed amendment to the Site Development Review is in the best interests of the public health, safety, and general welfare as the development is consistent with all laws and ordinances and implements the Dublin General Plan and Eastern Dublin Specific Plan. 8. The proposed amendment to the Site Development Review, including site layout, vehicular access, circulati°n ~ind parking, setbacks, height, walls, public safety, and similar elements, as conditioned, has been designed to provide a harmonious environment for the development, 9. The proposed amendment to the Site Development Review has been designed with architectural considerations (including the character, scale, design quality, and the relationship among buildings), along with Conditions of Approval, in order to ensure compatibility among the design of this project, the character of adjacent uses, and the requirements of public service agencies. 10 Landscape elements (including the location, type, size, Color, texture, and coverage of plant materials, provisions, and similar elements) combined with Conditions of Approval will not change from the original Site Development Review and have been established to ensure visual relief and an attractive public environment. PASSED, APPROVED AND ADOPTED this 17th day of SePtember 2002 AYES: NOES: ABSENT: Mayor ATTEST: City Clerk g: PA 99-060\ccresoapproveclubhouse.doc 2 RESOLUTION NO. - 02 A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF DUBLIN DENYING AN AMENDMENT TO A PORTION OF THE SITE DEVELOPMENT REVIEW APPROVED WITH PA 00-060 AND FINAL TRACT NO. 7135 SPECIFICALLY FOR THE GOLF COURSE CLUBHOUSE AND CART BARN LOCATED WITHIN DUBLIN RANCH AREA A WHEREAS, DR Acquisitions I LLC (the Applicant) has requested approval of an amendment to the Site Development Review approved on July 25, 2000 with PA-00-060 and Final Tract Map 7135 (formerly Master Vesting Tentative Tract Map 7135) specifically for the golf course clubhouse and cart barn within Dublin Ranch Area A that is within the boundaries of the Eastern Dublin Specific Plan area; and WHEREAS, a complete application for the requested amendment is available and on file in the Department of Community Development; and WHEREAS, the Planning Commission did consider an amendment to the original Site Development Review at their meeting of July 23, 2002; and WHEREAS, a public heating is not required for Planning Commission approVal of and amendment to the Site Development Review for the proposed project; and WI-IEREAS, a Staff Report was submitted detailing changes suggested by the Planning Commission which 'recommended consideration of the requested amendment to the Site Development Review with the revisions made; and WHEREAS, the Planning Commission at their meeting of August 13, 2002, did use its independent judgment and considered all said reports, recommendations, and testimony hereinabove set forth. WHEREAS, the Planning Commission did approve the proposed amendment to the original Site development Review; and WltEREAS, and appeal was filled on August 15, 2002; and NOW, THEREFORE, BE IT RESOLVED THAT TIlE Dublin City Council does hereby make the following findings and determinations regarding said proposed amendment to the Site Development Review approved with PA 00-060 and Final Tract Map 7135 for the design of the golf course clubhouse and attached cart barn: 1. The proposed project is not consistent with the intent of the Site Development Review Chapter (8.104) of The City of Dublin Zoning Ordinance because the proposed project is inconsistent with the original approval as to the intended use of' the property (reduction in floor area limiting the use of the facility). 2. The proposed revision is not in keeping with the original intent of the Dublin Ranch Golf Clubhouse in that the previous approval provided the ability to have major ?il' ! AOHMEN"r functions that has been eliminated with the reduction of floor area eliminating the banquet facility. 3. The required findings to approve the Site Development Review amendment required by Section 8.104.070 of the Dublin Zoning Ordinance cannot be made in the affmnative because the massing and structural presence of the existing building provided for a flexible and upscale facility to serve all of the residents of Dublin and presented a building of visual prominence all of which the building shown in the proposed amendment does not do. NOW THEREFORE BE IT RESOLVED THAT TI-IF, Dublin City Council does hereby deny the amendment to the Site Development Review for PA 99-060 and Final Tract Map 7135, specific to the golf course clubhouse and attached cart barn. PASSED APPROVED AND ADOPTED this 17th day of September 2002 AYES: NOES: ABSENT: ABSTAIN Mayor ATTEST: City Clerk G:PA99-060ResoDenyclubhouse. doc