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HomeMy WebLinkAbout08-11-1998 PC MinutesA regular meeting of the City of Dublin Planning Commission was held on Tuesday, August 11, 1998, in the Dublin Civic Center City Council Chambers. The meeting was called to order at 7:00 p.m. by Chairperson Johnson. ROLL CALL Present: Commissioners, Johnson, Hughes, Musser, and Oravetz; Eddie Peabody Jr., Community Development Director; Dennis Carrington, Senior Planner; Jeri Ram, Senior Planner; Anne Kinney, Assistant Planner; Michael Porto, Planning Consultant; and Gaylene Burkett, Recording Secretary. Absent: Cm. Jennings PLEDGE OF ALLEGIANCE TO THE FLAG Cm. Johnson led the Commission, Staff, and those present in the pledge of allegiance to the flag. The minutes from the July 28, 1998 meeting were approved as submitted. ADDITIONS OR REVISIONS TO THE AGENDA - None ORAL COMMUNICATIONS - None WRITTEN COMMUNICATIONS - None PUBLIC HEARING 8.1 Planning Commission Meeting 78 August 11, 1998 Dennis Carrington, Senior Planner presented the staffreport. Mr. Carrington gave a brief history of the project. He stated that a Conditional Use Permit for the church and the school was approved by the PA 98-031, Valley Christian Center Modular Classroom Buildings Site Development Review A Site Development Review to permit two temporary 24 by 60 foot modular classroom buildings as part of the Valley Christian Center campus at 7500 Inspiration Drive. The property is in the Agricultural Zoning District and the Public/Semi-Public Facility designation of the General Plan. County in 1978. In 1995 a play field expansion was approved. A letter was submitted requesting a 5 year Site Development Review. He stated that Condition 13 states that there would not be any further approvals without a master plan. A traffic study was done and it recommended a traffic impact fee of $10,400 be submitted by the applicant. Staff recommends adoption of a resolution approving the Conditional Use Permit. Cm. Hughes asked if the Site Development Review expires in 5 years. Mr. Carrington if the applicant requests it, it can expire in 5 years, otherwise, legally land use permits run with the land. The City can not legally require that a Conditional Use Permit expire. Cm. Hughes asked ifa master plan is being considered for any further improvement, and why it was not being considered prior to this application. Mr. Carrington stated the applicant wanted the two classrooms in place before the start of the school year. Cm. Hughes asked if the number of students would increase. Mr. Carrington stated the classrooms were for the existing students, not for new students. Roger Mahany, Valley Christiansen, thanked staff for their help. He stated they are in the beginnings of a master plan. They will work with their neighbors about any of the items that will be present in the master plan. They want to be good neighbors, and want to be seen as an outreach to the community. Last year they lost their lease with Dublin Unified School District and that is the reason for the modular classrooms. They don't anticipate a large number of children in the school. The modulars would afford them some additional students. He stated that they do encourage people to use the Dublin Blvd. access to their property, but they have no control over a public road. They encourage the enforcement of traffic law and their future direction will be dictated by the master plan. Cm. Johnson asked when their master plan would be completed. Mr. Mahany stated they are hoping it will be complete in 90 days. Cm. Johnson asked where their students reside. Mr. Mahany stated that they are all over the Tri Valley area. Some are in Pleasanton, Dublin, San Ramon with some from San Francisco and Manteca. Cm. Oravetz asked if they spoke with their neighbors about the modular classrooms. Mr. Mahany responded no. Cm. Oravetz asked if they have done everything possible to help the traffic problems on that street. Planning Commission Meeting 79 August 11, 1998 Mr. Mahany stated yes, except for a blockade. Dr. Kenneth Makin, Senior Pastor, stated they have asked parents and students to use Dublin Boulevard as the access point; this has made a change for the better. School starts on August 31st and we have sent out letters asking people to use Dublin Boulevard. They support traffic regulations and encourage active enforcement. They want to be good neighbors. Cm. Johnson closed the public hearing. Cm. Oravetz asked if the modulars would be visible from any other view and will there be a noise issue. Dennis responded no to both questions. On motion by Cm. Oravetz, seconded by Cm. Hughes, and with a vote of 4-0-1, with Cm. Jennings absent, the Planning Commission unanimously adopted RESOLUTION NO. 98-34 PLANNING COMMISSION RESOLUTION APPROVING PA 98-031, VALLEY CHRISTIAN CENTER SITE DEVELOPMENT REVIEW 8.2 PA 98-013, Starward Drive residential project, located on 2.4 acres of land between Starward Drive and San Ramon Road, north of Shamrock Village shopping center. A General Plan Amendment changing the land use designation from "Retail/Office to "Medium Density Residential"; Rezoning from the "C-O Commercial Office Zone" to a "Planned Development - Medium Density Residential Zone"; an amendment to the Dublin Downtown Specific Plan to delete the project site from the Specific Plan area; Site Development Review for 31 detached single family dwellings and a Vesting Tentative Tract Map for 31 numbered and 6 lettered lots. Anne Kinney presented the staff report. She stated that the development project is located west of Starward Drive, north of the Shamrock Village Shopping Center, in the Downtown Dublin Specific Plan Area. The proposed development involves 31 single-family homes on approximately 2.4 acres. The application has been made by the DeSilva Group, and includes a General Plan Amendment, an amendment to the Downtown Specific Plan, Planned Development (PD) rezone, Vesting Tentative Tract Map and Site Development Review. The Applicant has requested a General Plan Amendment to change the land use designation for the property from "Retail/Office" to "Medium Density Residential, which permits residential densities between the range of 6.1 to 14 dwellings per gross acre. An amendment to the Downtown Dublin Specific Plan is necessary to delete the project site from the Specific Plan boundary. The Downtown Dublin Specific Plan was adopted in 1987 to enhance the commercial component of the downtown area and designates future development on the project site to be office or commercial. Since the applicant has requested a land use change to medium density residential, the Downtown Specific Plan would no longer be applicable to the site. The Vesting Tentative Tract Map is Planning Commission Meeting 80 August 11, 1998 included as an Exhibit of the Development Plan and shows the individual parcels, roadways and improvements to be completed as part of the project. Mike Porto, Planning Consultant explained the architecture for the project. He stated that there will be three individual floor plans from approximately 1361 square feet to 1721 square feet. He stated that there are several custom elevations being proposed for some of the units. He stated that each unit has a two car garage and many of the units will allow guest parking in the driveways. There will also be guest parking throughout the site. Additionally the front of Starward has room for parking. Cm. Musser asked if the large decorative paved area is extending into the tot lot. Mr. Porto responded yes. Cm. Musser asked what kind of play equipment is going in. Mr. Porto stated that there is a slide element and a climbing element. Cm. Musser asked what kind of surface is around the base of the structure. Mr. Porto stated the site itself is located directly off the drive aisle and meets ADA requirements. Jay Egy, applicant gave a power point presentation and introduced his support team. They have been working on this project for 18 months. They have met with the neighbors to discuss the project. He thanked staff for their support and help. He discussed the lay out of the project, the square footage of the homes, and parking. Landscaping will be maintained by the homeowners association. He felt that they have an excellent architect, builder and were please with the project. He asked if anyone had any questions. Cm. Hughes complimented the applicant for meeting with their neighbors. Cm. Johnson asked if anyone wished to speak on the project, hearing none he closed the public hearing. Cm. Oravetz stated the lot has been empty for a long time, and the development would compliment the area. Cm. Hughes asked staff if there is a plan for a traffic light at Amador Valley Blvd.. Floyd Davis, Public Works Consultant stated no, not in the immediate future. The City does go through a periodic update of traffic plans, and that might be considered in the future. Cm. Johnson stated the traffic is a problem when turning on to Starward from Amador Valley Blvd., and people take that turn onto Starward too fast. Cm. Musser commended staff and the developer on working together and coming up with a really nice project. Planning Commission Meeting 81 August i i, i 998 On motion by Cm. Oravetz with amendments as recommended by staff, seconded by Cm. Musser and with a vote of 4-0-1, with Cm. Jennings absent, the Planning Commission unanimously adopted RESOLUTION NO. 98-35 PLANNING COMMISSION RESOLUTION RECOMMENDING CITY COUNCIL ADOPT A MITIGATED NEGATIVE DECLARATION, MITIGATED MONITORING PROGRAM AND APPROVE A GENERAL PLAN AMENDMENT AND AN AMENDMENT TO THE DOWNTOWN DUBLIN SPECIFIC PLAN FOR PA 98-013 THE STARWARD DRIVE SITE RESOLUTION NO. 98-36 PLANNING COMMISSION RESOLUTION RECOMMENDING THAT THE CITY COUNCIL APPROVE A PLANNED DEVELOPMENT (PD) REZONE / DEVELOPMENT PLAN FOR PA 98-013 THE STARWARD DRIVE SITE (APN 941-0173-005-02) RESOLUTION NO. 98-37 PLANNING COMMISSION RESOLUTION APPROVING A VESTING TENTATIVE TRACT MAP AND SITE DEVELOPMENT REVIEW FOR PA 98-013 THE STARWARD DRIVE SITE (Tract No. 7029) 8.3 PA 96-037, Vesting Tentative Map 6765 for Schaefer Ranch Request for a Tentative Map to allow a residential project consisting of 466 single-family detached dwellings consisting of four (4) product types on 500.28 gross acres: 1) Neighborhood A - 14 custom lots ranging in size from 2.17 acres to 7.76 acres; 2) Neighborhood B - 228 single family homes on lots with an average size of 7,050 square feet; 3) Neighborhood C - 139 single family homes on lots with an average size of 6,615 square feet; and 4) Neighborhood D - 85 single family homes on lots with an average size of 4,590 square feet. The project will also contain 6.59 acres of retail/office uses, 162 acres of private open space, 113.38 acres of public open space including a 4.12 acre leisure park, a 6.74 acre sports park, a regional trail, and an equestrian staging area. The proposed project is located north ofi-580 adjacent to the Schaefer Ranch Road underpass. Dennis Carrington presented the staff report. He gave a brief outline of the project. He went over all the aspects of the project and several conditions that are concerns of staff. He stated that there were a few Planning Commission Meeting 82 August 11, 1998 items outstanding from the Planned Development Rezone that need to be addressed by the Tentative Map. One is the school mitigation agreement; originally the agreement was to be adopted prior to approval of the Tentative Map. The Community Development Director has modified that to allow for the completion of the school mitigation agreement prior to recording of the first Final Map. He stated the project is consistent with the General Plan as amended and consistent with the Planned Development Single Family zoning. The County sent the City a letter requesting changes to three conditions; Public Works has reviewed the request and are in agreement with these changes. Staff recommends approval of the Tentative Map and concluded his presentation. Cm. Musser asked if the environmental review for the project is complete and the EIR for the General Plan amendment covered all the alternatives. Mr. Carrington stated yes it is properly addressed by the certified EIR, and there are no new circumstances or information that came up during the process. Cm. Musser stated that some of the sideyards were steep and he had concerns about these sideyards being leveled. Mr. Porto stated staffworked with the applicant on that issue. He stated that they asked the applicant to provide staff with cross sections through the sites. Staff reviewed the cross sections and staff determined that they will be able to get a house on the property with leveled sideyards without having to do any retaining walls. Cm. Musser asked if there is a requirement on how much a garage door can take up the from of the house. Mr. Porto stated the applicant can address that during his presentation. Cm. Musser stated that the front yard setbacks are small on neighborhoods B, C, and D. Mr. Porto responded that in conjunction with the lots, lot sizes, and trying to vary the front of the buildings. He stated that there is some validity to moving some of the architectural features closer to the street on primarily non-living units such as garages, porches to give interest and put a lot of usability in the rear yard. Mr. Peabody stated that there is not a Site Development Review with this Tentative Map. These guidelines are to provide strong leadership when the SDR is filed. Jim Parsons, applicant, PA Design Resources introduced his team of experts. He stated they are happy to be at this stage. This project has been in the process for about 10 years. They have been through a rigorous review process. He showed on a map the aspects of the project. He thanked staff for a thorough review of the project. They agree with the 250 conditions of approval and also accept the new county conditions. Cm. Oravetz asked if there would be a freeway off-ramp. Planning Commission Meeting 83 August 11, 1998 Mr. Parsons responded that there will not be a freeway offramp. He showed where the roads would be to the project The entrance ways would have signal lights. Cm. Oravetz asked what a spur trail is. Mr. Parsons stated it was a smaller trail off the main trail. Cm. Oravetz asked if they are working with Parks and Recreation on the sports ground. Mr. Parson stated yes. Cm. Johnson asked if anyone had any other questions, hearing none he closed the public hearing. Cm. Musser had some concerns about the design guidelines. He wanted to see 15 feet in the front yard. He also had concerns about the garage doors on some of the units. He felt there was too much garage doors on the front of the houses. He felt neighborhoods C and D should be limited to 50% or less of garage or limit them to two car garages. Mr. Peabody stated the design guidelines have already been approved. The garage issue should be addressed at the Site Development Review level, when the product comes along. Mr. Porto stated that on page of the design guidelines deals with streetscapes that deals with garage surfaces Cm. Musser said his concern goes beyond that, he was happy to see that, but wanted them to take it a step further. On motion by Cm. Oravetz, seconded by Cm. Hughes and with a vote of 4-0-1, with Cm. Jennings absent, the Planning Commission unanimously adopted RESOLUTION NO. 98-38 PLANNING COMMMISSION RESOLUTION APPROVING VESTING TENTATIVE MAP 6765 FOR PA 96-037 SCHAEFER RANCH 8.4 PA 98-25 Emerald Pointe Office Project Site Development Review and Development Agreement for three office buildings with a total floor area of 428,000 sq. ft. and a Development Agreement which includes, but is not limited to the financing and timing of infrastructure; payment of traffic, and public facilities impact fees; oversizing of roads and general provisions on 19.7_+ acres at the northwest comer of Hacienda Drive and Central Parkway Planning Commission Meeting 84 August 11, 1998 Jeri Ram, Senior Planner presented the staff report. She stated that the project is for a Site Development Review (SDR) and a Development Agreement (DA). She stated that the SDR portion of the project would be presented by Michael Porto, Planning Consultant. The DA is a requirement of the Eastern Dublin Specific Plan. She stated that this agreement can secure that the long range plans get implemented. Some of the improvements this project is required to make will include some improvements to the Tassajara Road east bound ramp of the freeway; widening certain intersections; some interim traffic plan improvements for Dublin Blvd.; traffic impact fees and credits. She stated the agreement is with Alameda County Surplus Property Authority, Opus West and the City of Dublin. She asked Michael Porto to present the SDR portion. Mr. Porto described the different project iterations. He went over some of the visual aspects of the project. He stated that there will be a left hand turn access from Central Parkway into the project. There are 212 parking stalls additional to the City's requirements on the site. Over 26% of the site is landscaped. There are three buildings proposed on the site and the building architecture is primarily glass and structural concrete. The three buildings are very well integrated and correlated. He asked if anyone had any questions. Cm. Oravetz asked if the City had anything similar to this project. Mr. Porto stated no. This is the first project of this type. He stated that there are other projects proposed that are similar to this project. Cm. Johnson asked if the other project buildings will be the same height. Ms. Ram responded no, Peoplesoft is taller. Ms. Ram stated staff recommends approval of the SDR and recommends approval of the DA to the City Council. She stated staffis pleased with the project and pleased with the effort of the applicant. Robert O Gorman, applicant, felt this project had great architectural appeal for today's tenant. He thanked staff for their input and help on this project. He introduced his team of experts. Cm. Musser stated he is pleased with the project and felt is was a nice looking project. He was pleased with the landscape interface between the streets and asked if they had a tenant yet. Mr. O'Gorman stated they have approached several tenants, and can accommodate large and small scale tenants. On motion by Cm. Oravetz, seconded by Cm. Hughes, and with a vote of 4-0-1, with Cm. Jennings absent, the Planning Commission unanimously adopted Planning Commission Meeting 85 August 11, 1998 RESOLUTION NO. 98-39 PLANNING COMMISSION RESOLUTION APPROVING SITE DEVELOPMENT REVIEW FOR PA 98-025 EMERALD POINTE PROJECT RESOLUTION NO. 98-40 PLANNING COMMISSION RESOLUTION RECOMMENDING THAT THE CITY COUNCIL ADOPT A DEVELOPMENT AGREEMENT FOR PA 98-025 THE EMERALD POINTE PROJECT Mr. Peabody briefly went over the upcoming schedule for the Planning Commission. He stated that September 26, is the next field trip. The Planning Commission meeting for August 25 is canceled. Mr. Peabody stated Council has asked staffto complete a study on the BP property. Cm. Oravetz stated the Downtown Task Fome will meet and report at next meeting. ADJOURNMENT The meeting was adjourned at 9:05 p.m. Respectfully submitted, Planning Com~si6n {~hai{p~son Community Development Director Planning Commission Meeting 86 August 11, 1998