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HomeMy WebLinkAbout12-08-1998 PC MinutesA regular meeting of the City of Dublin Planning Commission was held on Tuesday, December 8, 1998, 1998, in the Dublin Civic Center City Council Chambers. Chairperson Jennings called the meeting to order at 7:00 p.m. ROLLCALL Present: Commissioners, Jennings, Johnson, and Oravetz; Eddie Peabody Jr., Community Development Director; Tasha Huston, Associate Planner; and Gaylene Burkett, Recording Secretary. Absent: Cm. Musser and Cm. Hughes PLEDGE OF ALLEGIANCE TO THE FLAG Cm. Jennings led the Commission, Sm~ and those present in the pledge of allegiance to the flag. The minutes from the November 23, 1998 meeting were approved as submitted. ADDITIONS OR REVISIONS TO THE AGENDA - None ORAL COMMUNICATIONS - None WRITTEN COMMUNICATIONS - None PUBLIC HEARING 8.1 PA 98-045 Dublin Ranch Phase I Development. The Dublin Ranch Phase I development project is generally located along the east side of Tassajara Road, north of the future Gleason Drive extension and involving an approximately 230 acres sire with 847 units in 9 neighborhoods with a 10 acre elementary school, 5 acre neighborhood park, and 62.2 acres of open space. The current application involves tentative maps for 8 of these neighborhoods and Site Development Review for 6 of these neighborhoods. Cm. Jennings asked for the staff report. Tasha Huston, presented the staffreport. She stated that this is a formal public hearing for the Dublin Ranch Phase I project and review of the subdivision maps and the site development plans for the project. The current proposal will implement the previously approved Planned Development by subdividing 8 of the 9 neighborhoods. This is proposed through requests for tentative map approval on all neighborhoods except L-6 and Site Development Review approval on all neighborhoods except L-l, L-4, and L-6. She discussed the layout of the development, and Planning Commission Minutes December 8, 1998 105 some of the major issues that were addressed during the review of the project. The Medium Density neighborhoods (M-l, M-2, and M-3) are located along Tassajara Road. Developments proposed in these areas are unique primarily due to the design and layout of the homes. The product type in the M-1 neighborhood is known as a Z-lot, due to the configuration of the lot lines between homes. The M-3 neighborhood involves clusters of homes oriented around a central "courtyard drive", to create a unique sense of community. In both of these neighborhoods, conventional detached homes are interspersed, creating a diverse neighborhood. The Medium density neighborhoods have been designed so that each area has at least one pocket park, located along the eastern edge of the project, adjacent to the open space areas. A homeowners association will maintain the open space and all landscaped areas within the M-neighborhoods. Each home is provided with at least two spaces in a garage, as well as at least one on-street space. Staff recommends the Planning Commission approve the Vesting Tentative Map and Site Development Review. Michael Porto, Planning Consultant gave a presentation of the architectural elements for the project. He thanked staff for giving a thorough presentation of the project. He stated that Phase 1 of Dublin Ranch hangs together amhitecturally between all the neighborhoods. He discussed the floor plans for the different neighborhoods. He stated that he could address any questions the Planning Commission may have. Cm. Oravetz asked if the cluster units were successful and were there any pitfalls. Mr. Porto said he liked the cluster units and they work well; they create a sense of community and a sense of neighborhood. He stated that generally the people who move in to these are very sensitive to their neighbors. Cm. Oravetz asked if the different neighborhoods would have separate Home Owners Associations. Ms. Huston passed out a color exhibit illustrating the maintenance of the project. She stated that the "M" neighborhoods would have a separate HOA because of private streets in the "M" neighborhoods. Cm. Oravetz stated the pocket parks seemed small and asked if they could be made bigger. Ms. Huston said the area is constrained by the slopes. If they were to be made bigger, it would be adding hillside rather than adding usable areas. Cm. Oravetz asked where there are other "Z" lots. Mr. Peabody stated Starward Drive will have "Z" lots. Mr. Porto stated that staff helped the applicant of the Starward project to utilize the "Z" concept to get additional open space and parking. Cm. Johnson asked if the garage is behind the neighbor's house in the "Z" lot. Mr. Porto said yes; it is pulled back in a bit. Cm. Johnson asked if the property line runs on part of the neighbor's driveway and between the two houses. Mr. Porto responded yes. Cm. Johnson stated that he does not recall that happening in the Starward project. Planning Commission Minutes December 8, 1998 106 Mr. Porto stated they did not have garages in the rear on the Starward project. Cm. Johnson said that with all that cement, someone could park a big piece of equipment back there, and he hoped the homeowners association monitored that well. He liked it and it reminded him of other houses that were built 40 to 50 years ago. Cm. Jennings asked if the parking space availability were governed by the HOA. Ms. Huston said only if there are parking violations. Cm. Jennings stated that on page 5 of the staff report states every unit will obtain a 2-car garage and one parking space is provided for on the street. Ifa family moves in and they have three teenagers and they all drive, how would that be addressed. Ms. Huston said there is not designated parking. There am some families with only one vehicle so it balances out. Mr. Porto said the lots in the M-2 neighborhood are generally 50 feet wide. Every house has the availability to park two cars in the garage and the driveways can accommodate two cars plus one car in the street. Cm. Jennings asked if the driveways in the M-3 neighborhoods would be a different color concrete. Ms. Huston responded that to her understanding the driveways would be decorative, colored stamped concrete. The developer can clarify that. Cm. Oravetz asked if the parking could be designated by the HOA. Mr. Porto said generally they could designate parking. Cm. Oravetz asked how the sound wall would play on noise where the wall ends? Ms. Huston said it will effect noise, but the project is consistent with the noise element of the General Plan. Cm. Johnson asked if the open areas or any of the mini parks would be irrigated with reclaimed water? Mr. Van Katwyk said the major parks will be irrigated with reclaimed water, and they are still working with the developer on the minor parks. Kevin Peters, Shea Homes Project Director stated they are the master developers for Phase 1 of Dublin Ranch. He stated that Standard Pacific will be the builder of all throe of the "M" neighborhoods. Shea is the master developer and building the L-2 and L-3 neighborhoods and possibly the L-l, L-4, and L-6 neighborhoods. He stated that Centex would build L-5. Doug Krah, Standard Pacific, stated that he will try to answer the Commissioners previous questions. The noise at Tassajara where them is no sound wall is a trade off for some street scene. He stated the courtyards are successful and are a great alternate to attached housing. There will be an HOA for all of Dublin Ranch, but the three "M" neighborhoods will have a different HOA. The HOA plays a big part when getting in to private streets, small lots, common area landscaping becomes very important. The pocket parks were squeezed in and are not there to be real active spaces, but more for sitting or reading. Planning Commission Minutes December 8, 1998 107 Cm. Oravetz asked if they could be made bigger. Mr. Krah stated that they can be made bigger. It would be a trade of open space for a larger pocket park and because of the slope the area would become relatively unusable. He stated that to answer the M-3 decorative paving question, the M-3 decorative paving in the entry color has not been picked. Cm. Jennings asked for decorative paving to be defined. Mr. Krah responded that the intent of the decorative paving is to stop the public street and start the private street. He stated that the answer to the earlier question on parking, the HOA can designate parking spaces and have the ability to make it work. Cm. Jennings closed the public hearing on MI, M2 and M3. Cm Jennings opened the public hearing on neighborhood's L2, L3 and L5. Tasha Huston presented a brief report on these neighborhoods. She stated that the next discussion will address the Low Density neighborhoods, including L-2, L-3, and L-5. They are located in the eastern portion of the site, in the low hills. A low ridge running parallel to Tassajara Road separates these from the medium density neighborhoods. Circulation is provided to the residential areas primarily by a collector street named Dublin Ranch Drive, which loops through the center of the site, enclosing the L-2 and L-3 neighborhoods. Another collector Street, Antone Way, runs between Dublin Ranch Drive and Fallon Road, providing direct access to the School and Park site, as well as the L-4 and L-5 neighborhoods. The L-2 and L-3 homes am conventional, singe-family detached homes. The site planning includes some unique features, such as the greenbelt with a pedestrian path running between the homes. Across the street from these homes, the private recreational facility will provide the residents of this project with a competition size swimming pool and cabana club. The applicable City Departments and agencies have reviewed this application, and their comments have been incorporated into the Conditions of Approval. The proposed project is consistent with the purpose, intent, and requirements of the City's Zoning Ordinance, the approved PD Rezone and Development Plan, the Dublin General Plan, and the Eastern Dublin Specific Plan, and completes several of the actions necessary to implement the Eastern Dublin Specific Plan. Staff recommends the Planning Commission approve the Vesting Tentative Map and Site Development Review. Mr. Porto went into the architectural detail of the L-2, L-3 and L-5 neighborhoods. There are three different plans that range from 2,190 square feet to 2,498 square feet. The houses having four and five bedrooms with two and three car garages. He said each neighborhood has something different, which will bring uniqueness to each neighborhood. Cm. Jennings asked Tasha to explain the circulation of traffic on a portion of the site. Ms. Huston referred to a map for the L-3 neighborhood. She stated that the driveway is configured almost like stub driveways that goes to nowhere and that is where someone can pull out and back into that area and bring the front end of the car back around towards the street. Cm. Johnson stated that entering lot 55 from South Dublin Ranch a person would have to drive all the way up to lot 47 and make a U-turn to enter because of the divider in front of the homes. Ms. Huston stated the other alternative would be to go left on Woodshire Lane and make a right on Oakhurst and around. Planning Commission Minutes December 8, 1998 lO8 Mr. Van Katwyk stated that Dublin Ranch Drive might get busy and they wanted to restrict the traffic. Cm. Johnson stated that it does not make sense to have that kind ora divider in a residential neighborhood. He asked if they were anticipating Dublin Ranch Drive to be a very busy street. Mr. Van Katwyk said yes, it will be a busy street. He stated that ADT becomes a certain level even with adjoining neighborhoods where they would have to build more streets in the PD application because they did not want this area to become too congested. Antone Way and South Dublin Ranch could potentially increase the traffic. Ms. Huston stated that there are nearly 850 homes in this project. Cm. Johnson asked if they discussed traffic issues with the contractors? Mr. Van Katwyk stated yes and they came up with the solution to try and simplify traffic. Cm. Johnson stated that he hopes it will simplify the issue, but feels it has created a problem. Cm. Oravetz asked why Antone Way will not provide future access to the project. Mr. Peabody said there is a school there that will service people on the other side of Fallon Road as well as this neighborhood and it needs to provide additional access to get in and out of the neighborhood. Cm. Oravetz stated that there would be a welcome to Dublin Ranch off of Tassajara Road then why not off of Fallon Road also. Ms. Huston stated that they looked at the view from that road and one of the things staffasked for is a bridge type element for that area. There is a stream corridor that runs along Fallon Road and the bridge will announce the arrival into the project. Cm. Oravetz stated that when the homes were sold for Hansen Ranch the folks who bought the homes never thought the street would go through to Inspiration Drive. He stated that Antone Way will be a very busy street for this project and there is the potential traffic issue of people driving from Fallon to Tassajara Road and the buyers should be told this up front. Kevin Peters, Applicant, said the master map has been approved and that is where the median came from. There are only 10 lots affected by the median. He stated that prior to Shea's acquisition to Phase 1, Dublin Ranch has been cohesively developed by the Lin Family and they do not want to segregate Phase 1 from the rest of Dublin Ranch. Cm. Johnson asked how far south would Devany Drive go. Ms. Huston said to the Town Center area and beyond Gleason. Cm. Johnson said it could end up being a major street to the development. He asked if it will be wider than the width ora regular street. Mr. Van Katwyk stated it will be a collector street. Ms. Jennings said there was consensus on L2, L3, and L5, and closed the public hearing. Planning Commission Minutes December 8, 1998 109 She opened the public hearing for neighborhoods L1 and L4. Ms. Huston said the final public hearing addresses neighborhoods L1 and L4. These are for a Tentative Map only, and because there was not a site development for these neighborhoods, staff looked at issues like the stream corridor, emergency access along the eastern houses of the project, the neighborhood park, and the landscaping for the stream corridor. The park has not been designed yet. Cm. Oravetz asked if there was going to be a soccer field in the park. Ms. Huston said yes, there are a couple options for the park, it could be shared with the school, and details were not worked out at this time. Since there is not site development for these neighborhoods, the TM is consistent with the Eastern Dublin Specific Plan, the General Plan and the Zoning Ordinance. Tony asked if lots 22 and 41 are different in elevation. Ms. Huston said the elevations were a few feet different Cm. Jennings thanked the developer and their team for the study session a couple weeks ago. She said it helped. On motion by Cm. Oravetz seconded by Cm. Johnson, and with a vote of 3-2-0, with Cm. Hughes and Musser absent, the Planning Commission adopted RESOLUTION NO. 98 - 52 APPROVING THE VESTING TENTATIVE MAP FOR DUBLIN RANCH PHASE 1 (Tract No. 6956 - Neighborhood L1) PA 98-045 RESOLUTION NO. 98 - 53 APPROVING THE VESTING TENTATIVE MAP AND SITE DEVELOPMENT REVIEW FOR DUBLIN RANCH PHASE I (Tract No. 6957 - Neighborhood L2) PA 98-045 RESOLUTION NO. 98 - 54 APPROVING THE VESTING TENTATIVE MAP AND SITE DEVELOPMENT REVIEW FOR DUBLIN RANCH PHASE I (Tract No. 6958 - Neighborhood L3) PA 98-045 Planning Commission Minutes December 8, 1998 110 RESOLUTION NO. 98 - 55 APPROVING THE VESTING TENTATIVE MAP FOR DUBLIN RANCH PHASE 1 (Tract No. 6959 - Neighborhood L4) PA 98-045 RESOLUTION NO. 98 - 56 APPROVING THE VESTING TENTATIVE MAP AND SITE DEVELOPMENT REVIEW FOR DUBLIN RANCH PHASE I (Tract No. 6960 - Neighborhood LS) PA 98-045 RESOLUTION NO. 98 - 57 APPROVING THE VESTING TENTATIVE MAP AND SITE DEVELOPMENT REVIEW FOR DUBLIN RANCH PHASE I (Tract No. 6962 - Neighborhood M1) PA 98-045 RESOLUTION NO. 98 - 58 APPROVING THE VESTING TENTATIVE MAP AND SITE DEVELOPMENT REVIEW FOR DUBLIN RANCH PHASE I (Tract No. 6963 - Neighborhood M-2) PA 98-045 RESOLUTION NO. 98 - 59 APPROVING THE VESTING TENTATIVE MAP AND SITE DEVELOPMENT REVIEW FOR DUBLIN RANCH PHASE I (Tract No. 6964 - Neighborhood M3) PA 98-045 Mr. Peabody stated there would not be a meeting on December 22, thc next meeting would be January 12, 1999. Cm. Johnson asked about the area between Montgomery Wards and Target. Mr. Peabody stated the City has not received new plans yet, however there have been several ideas, but nothing concrete. He stated the Red Lobster would become the Operating Engineer's Credit Union. Cm. Johnson stated that site already had a sewer connection for a restaurant so why would the City allow a credit union in that building. That street was designated as a restaurant row. Planning Commission Minutes December 8, 1998 111 Mr. Peabody stated that the Red Lobster owners had extensively marketed that site to everyone for a very long time, but the building was too large for most restaurants' needs. The Zoning for the property permits uses other than restaurants. Also, the owners of Target have say as to what can go there. ADOURNMENT Being no further business, the meeting adjourned at 8:45. Respectfully submitted, Planning Commission Chairperson ATTEST: Community Development Director Planning Commission Minutes December 8, 1998 112