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HomeMy WebLinkAbout12-09-1997 PC MinutesA regular meeting of the City of Dublin Planning Commission was held on Tuesday, December 9, 1997, in the Dublin Civic Center City Council Chambers. The meeting was called to order at 7:00 p.m. by Chairperson Jennings. Eddie Peabody, introduced Anne Kinney the Community Development Department's new Assistant Planner. ROLL CALL Present: Commissioners Jennings, Johnson, Hughes, Oravetz, and Musser; Eddie Peabody Jr., Community Development Director; Jeri Ram, Associate Planner; Tasha Huston, Associate Planner, and Gaylene Burkett, Recording Secretary. PLEDGE OF ALLEGIANCE TO THE FLAG Cm. Jennings led the Commission, Staff, and those present in the pledge of allegiance to the flag. ADDITIONS OR REVISIONS TO THE AGENDA The minutes of the November 10, 1997, meeting were approved with revisions. Cm. Musser asked that some of his comments from that meeting be placed into the record. ORAL COMMUNICATIONS None WRITTEN COMMUNICATIONS None Cm. Jennings asked if anyone objected to item 8.2 on the agenda going first. With no objections, Item 8.2 was heard first. PUBLIC HEARING 8.2 PA 97-042 Amerisuites Conditional Use Permit Conditional Use Permit Application for a 128 suite extended stay hotel. The project location is on the 2.3 acres at the southeast comer of Hacienda Dr. and Dublin Blvd. within the 53 acre Hacienda Crossings shopping center. Cm. Jennings asked for the staff report. Regular Meeting 109 December 9, 1997 [ 12-9 pcmi] Ms. Ram presented the staff report. She stated that this was a 128 unit extended stay hotel at Hacienda Crossings. She showed where the project will be located on a site map. She showed different aspects of the project. As part of the Amerisuites project, Staff will also be looking at the comer treatment at Hacienda and Dublin Blvd. The comer will be nicely landscaped with a fountain, boulders in the center, and seating areas around it. She felt it would be an exciting feature to the Hacienda Crossings comer. The hotel will be six stories high. She stated this was a modified version of the Amerisuites plan, that suits the location and area. She stated that this would be an extended stay hotel, which meant guests would stay for extended periods of time. This type of hotel would cater to business people that stay during the week, and their highest occupancy would be during the week. She indicated that staff recommends approval of the project with conditions. The applicant is present to make a brief presentation. Dave Babcock, SPGA Architecture and Planning, stated there had been quite a bit of discussion on the design of this center. The original concept for the center was to create a fun, exciting place to visit. He stated that they have incorporated retail shops and restaurants. When you come out of the theater, you have a pedestrian area out in front. The hotel adds another dimension to the overall concept of the project. Visually it will all tie together and will appear as a completely designed environment. He stated that they spent a lot of time on how to maximize the comer visually. Cm. Hughes stated that the artist rendering on the screen appeared different than the board. Mr. Babcock stated the board had the correct colors. Cm. Oravetz asked if the big theater would have a big Dublin sign on it. Mr. Babcock stated no, there was a pylon sign that incorporates the City of Dublin on the base. Cm. Oravetz asked if the Irish background would be tied into the theme of the center. Mr. Babcock stated there would be an art deco theme to the center. Cm. Musser asked how the HVAC units would be screened. Mr. Babcock stated they would be screened with a wall and landscaping. They would be the same wall as around the pool. It was a solid stucco wall. Cm. Musser asked where the flag pole was located. Mr. Babcock stated that the flag pole was located at the fountain in the front of the hotel. Cm. Musser asked about the location and appearance of the trash enclosure. Mr. Babcock stated that staff has proposed to move it down to the driveway, on the other side of the street by the carwash. The structure will be masonry covered with stucco to match the building. Cm. Hughes asked how many parking stalls there would be. Mr. Babcock responded 105 on site. Overall the project was over parked according to City standard. Cm. Johnson asked if it was normal for a hotel to have less parking than the number of rooms. Regular Meeting 110 December 9, 1997 [ 12-9 pcmi] Mr. Babcock responded yes. He stated that the hotel operation was primarily during the week. Cm. Jennings asked about the number of handicapped parking stalls. Mr. Babcock stated that there will be five handicapped parking stalls. Cm. Oravetz asked the cost of the hotel on a weekly basis. Angelo Stanbulos, Applicant, stated the typical guest would range about $90 per night. Cm. Oravetz asked where there were other Amerisuites hotels. Mr. Stanbulos stated that Prime Hospitality was based in New Jersey, and they have 69 hotels operating nationwide. A great concentration of the hotels were in the southeast and Texas. He stated that they were presently working to build 30 Amerisuite hotels per year. Cm. Hughes asked if their $90 rate was comparable to the other hotels in the area. Mr. Stanbulos stated that it exceeds some of the hotels and is similar to some of the better hotels in this area. Cm. Hughes asked what percentage of occupancy was expected during the week. Mr. Stanbulos responded that they projected in the mid 70%. Cm. Hughes asked if Prime Hospitality was expecting greater occupancy during the week than on the weekends. Mr. Stanbulos stated that during the week it would be 85-90% occupancy rate and 60% during the weekend which would average to about 70% annually. Cm. Johnson asked if they had special rates for weekends. Mr. Stanbulos stated that they establish their rates based on demand. Cm Jennings asked for other questions or comments. Hearing none she closed the public hearing. Cm. Oravetz asked what other structure in Dublin was 75 feet. Ms. Ram stated our clock tower at the Civic Center, the Regal sign and the pylon signs in that area. Cm. Johnson stated that other centers have closed down due to lack of parking, are we sure that there was enough parking. He asked how many cars would be in the parking lot when the theater was filled. Ms. Ram stated that the parking for the project exceeds the ratio that the City requires. She stated that there was a continual turnover and the theater won't be filled at the same time. Cm. Johnson stated that the parking lot for the theater in Pleasanton has created a problem for the businesses in that center. That center was well planned and the businesses in the center have suffered from lack of parking. Regular Meeting 111 December 9, 1997 [12-9 pcmi] Ms. Ram stated that they were not under-parked. The shopping center has an agreement to share parking. When Staff reviewed the project we did not look at it as individual uses, we looked at it as part of a shopping center. Cm. Hughes asked if there was a traffic study done for the retail commercial area. Ms. Ram responded yes. She stated that an extensive traffic study was done. Staff also reviewed a circulation plan for pedestrian and vehicles for safe passage throughout the site. Cm. Johnson asked if other theater projects parking was similar to this. Ms. Ram stated it depends upon the location. They reviewed the Irvine Spectrum project because it was the only other project similar to Hacienda Crossings at the time and they had a major parking problem. They were surrounded by office buildings and there was trouble between the office people using the parking. Cm. Johnson stated that the theater in Pleasanton have always had parking problems and the retail has suffered due to the parking problems there. Ms. Ram stated it was not looked at as individual uses and was looked at as a shared parking use. If there was not enough parking, there were things that could be done at a later date. Mr. Peabody stated that there were several studies done and felt there was enough parking. Cm. Hughes asked the square footage of the retail. Ms. Ram responded approximately 300,000 to 350,000 square feet. On motion by Cm. Oravetz, seconded by Cm. Johnson, and with a vote of 5-0, with Cm. Musser suggesting that staff look at parking for the center, the Planning Commission unanimously adopted RESOLUTION NO. 97 - 28 APPROVING PA 97-042 CONDITIONAL USE PERMIT REQUEST FOR AMERISUITES HOTEL 8.1 PA 97-032 Nohr's RV Center Conditional Use Permit (CUP) Conditional Use Permit approval request to allow the existing CUP for the above business (which will expire in 1999) to be extended for 5 years. The current CUP is for an interim use to operate a RV sales business. The project is located at 5461 Scarlett Court. Cm. Jennings asked for the staff report. Regular Meeting 112 December 9, 1997 [ 12-9 pcrni] Ms. Huston presented the staff report. She stated that the Conditional Use Permit was to extend the existing Conditional Use Permit for the property. Their current use permit will expire in 1999. She stated that the permit allows the operation of a vehicle storage and sales facility. She stated staff recommends approval of the project with conditions of approval. Mike Nohr, Applicant and owner of the property, stated that he has been in Dublin since 1983. The property was an auto dealership, and has been an RV dealership since 1983. In 1986 he leased the property to Chrysler and they changed the use to an auto dealership. He stated that three years ago he turned it back to an RV dealership. He stated the reason for the extension was so that he could either lease the property or get a loan on the property. He stated it was hard to lease the property with just two years left on his use permit. He stated that he would like a five year extension. Cm. Musser asked the applicant if he was planning to landscape along the frontage. Mr. Nohr stated that he has not proposed any landscaping. Cm. Jennings stated that she reviewed the site plan dated 12-3-93; she drove by the property and there were some trees missing. She asked if the landscape plan was ever completed. Mr. Nohr stated there were two trees missing. He stated that there were three liquid ambers; two in the front and one that died along Dublin Boulevard. Cm. Hughes asked why this was a temporary Conditional Use Permit. Ms. Huston stated originally it was proposed as a temporary use by the applicant in 1983. When we received this most recent application, it was initially proposed to be a permanent use. After reviewing the application, staff recommended the temporary use. Cm. Hughes stated that his concern was that the temporary use will expire in seven years, so why would we require landscaping that will be removed in seven years. Ms. Huston stated that some of the landscaping has died or has not been maintained. When she visited the site, the landscaping did not reflect the landscaping plans. She stated that on the west end, the plan shows three trees to buffer the trailer, but the trees were not there. She stated that the previous minutes from when the project was reviewed in 1983 indicated they would install flower boxes which were annually planted. Cm. Hughes asked why the City was requesting the removal of the curb. Ms. Huston stated that the curb was hard to see when backing up. Cm. Hughes asked about painting the curb red instead of removing it. Ms. Huston stated we could reword the condition to make the curb more visible. Mr. Nohr asked about his option of an extension for eight years (instead of five) for a total of ten years. Cm. Hughes asked if there were any other conditions that the applicant didn't agree with. Regular Meeting December 9, 1997 [12-9 pcmi] 113 Mr. Nohr responded no; but would like to change his request to allow an extension of eight years for a total of ten. Ms. Huston stated that staff had concerns with an extension of eight years. She stated that staff sees this portion of the community developing and in the near future may not be compatible with Mr. Nohr's use. Mr. Peabody stated a temporary use was usually for five years; otherwise you get into a more permanent use. The applicant would need to apply for a permanent use, and make the improvements. Cm. Johnson asked if there has been any communication with the other land owners in the area. Mr. Peabody stated the changes were starting to occur in the area. Arlen Ness will be making a change to his property and Kassabian Motors has already started to make the changes in that area. Cm. Johnson asked what has prevented the City to make the improvements on the 1,400 square foot corner property owned by the City. Mr. Peabody stated the roadway will be widened in the future, and the whole street will be effected. Mr. Nohr stated that the City came to him in 199 ! to do the condemnation in the back. In order to do an assessment district the City would need 60% of the property owners to agree, but nobody wanted to pay to have the road done. The City went across the street and got the needed agreements and he had to pay $148 thousand dollars to put his streets and sidewalks in. The landscaping in the right of way was the City's property. Cm. Jennings asked staffto project what the area would look like in the year 2004. Ms. Huston stated that across the street, there was an approved retail center, and listed several of the projects that have been approved. Unfortunately the RV sales and storage were a conditional use, and there were other uses that could go there without a conditional use permit. Cm. Jennings asked the applicant about the inquiries he had received from car companies to lease his site.. She asked whether their interest was conditioned. Mr. Nohr stated that the interest was conditioned on a five year lease with five year option. Nobody will rent the property for the remaining two years. Cm. Jennings asked if a total of five years would satisfy his interested parties. Mr. Nohr responded no. He stated he will be there until 1999 and may lease it out after. Mr. Peabody stated Mr. Nohr's property was commercial and he could lease it to Hertz without our permission. Mr. Nohr asked for clarification on the use of the land. Mr. Peabody stated that automotive was a permitted use under a commercial district. Mr. Nohr stated that originally he did not have a temporary use permit to mn his RV dealership. He asked why 10 years ago he had a permanent use, and now it was a temporary use. Mr. Peabody responded to Mr. Nohr that he proposed it as a temporary use. Regular Meeting 114 December 9, 1997 [12-9 pcmi] Mr. Nohr stated that was the only way to get in fast enough. When he bought the property he did not have a temporary permit. Now he has to deal with landscaping and tearing down curbs that the City wanted put in three years ago. He stated that he was trying to do the best he could. He asked if he leased his property to an RV dealer two years from now, would they have to apply for a use permit. Mr. Peabody stated that there are certain uses that require a use permit. An automotive use in a commercial district was permitted, but the site improvements would require approval of a Site Development Review permit. Mr. Nohr asked if E1 Monte RV was on a temporary or permanent use. Ms. Huston stated that she would guess they were on a permanent. The permit was based on the initial request. They have a permanent building, landscaping and parking. Cm. Hughes asked why this has been a temporary use since 1984. Mr. Nohr stated that he had a permanent use permit in 1984. He stated that the only time he came to the City was when Chrysler leased his property. He stated that at that time he agreed to make the improvements to make it an auto dealership. Cm. Johnson asked if he wanted to sell automobiles, would he be required to have a conditional use permit. Ms. Huston stated that an automobile sales facility requires a conditional use permit, but an automobile rental facility is a permitted use. Mr. Nohr asked if his project was approved tonight, and he decides to lease the property to Hertz, and sells new cars, would they need a use permit if they apply. Mr. Peabody responded yes, if they plan on selling cars. Ms. Huston stated that his conditional use permit approved in 1994 was for an automobile and recreational vehicle sale and storage facility. If the Hertz sales business is within that definition they can operate under the existing use permit until it expires. Cm. Oravetz asked the applicant to clarify how much of an extension he was requesting for his CUP. Mr. Nohr stated that he would prefer to have a total of ten years. Cm. Hughes asked if the applicant amended his request, would procedure require the City to re-notice his project. Ms. Huston stated the applicant current request was for 5 years, but the Planning Commission could modify the conditions of approval. When the public notice went out, it was under the assumption that the applicant was requesting a permanent conditional use permit. Cm. Jennings closed the public hearing. Cm. Hughes had a concern if the area was developing that this building was not the best kept in the area, and had concerns that it may not fit in that area in the future. He did recognize that Mr. Nohr had a right to do business. He stated that he drove by the property and the property does not look like it was supposed to. Regular Meeting 1 15 December 9, 1997 [12-9 pcmi] Cm. Hughes stated that the entire area was changing. This was a gateway piece of property for eastern Dublin. He stated that he was concerned about the property being in its present condition. Cm. Johnson stated that once the hotel and other facilities were completed the property value will increase. He felt the City needs to take some blame for the appearance of the comer. He stated that he was in favor of approving the five years and even giving him the additional eight years for a total often. Cm. Jennings wanted condition number 9 to be consistent with what was established in 1993. She was by the property today, and there was not any of the landscaping that was supposed to be there, and wanted that condition to be added. She asked what substantial progress meant in condition number 3. Ms. Huston responded that most, if not all, the conditions should be complied with, and if not, a good justification would be needed. Cm. Musser stated that this particular use has been giving him some concerns. He wanted the applicant to work with staff to dress up the comer. He stated that he will support the applicant for an additional five years. Cm. Johnson asked staff if he had the 10 years, and something came along, the area would be bought out. Mr. Peabody stated that after five years, Mr. Nohr could come back and apply for an extension if needed. Ms. Huston stated from practical standpoint the paving and parking lot has serious concerns. The Public Works staff originally wanted a repaying, but backed off when the request was changed to a temporary use. Cm. Hughes agreed with staffthat the area is changing and if eastern Dublin continues to grow as projected, this may not be a compatible use. He stated that condition number 5 should be modified so the curb will be required to be painted red, as opposed to it being removed, and have property brought up to standards to Exhibit A, from 1993. Cm. Oravetz stated that we should consider giving the applicant a few more years for a total of ten. Cm. Hughes stated his concerns was that the City will be changing in the area and Nohr's RV may not be a compatible use. On motion by Cm. Hughes, seconded by Cm. Musser, and with a vote of 4-1 with Cm. Jennings objecting, the Planning Commission adopted RESOLUTION NO. 97 - 27 APPROVING PA 97-032 CONDITIONAL USE PERMIT REQUEST FOR A FIVE YEAR EXTENSION OF CURRENT CONDITIONAL USE PERMIT NOHR'S RV CENTER, 6451 SCARLETT COURT NEW OR UNFINISHED BUSINESS 9.1 Downtown Task Force update Regular Meeting December 9, 1997 [12-9 pcmi] 116 Cm. Oravetz gave a brief summary of the last Downtown Task Force meeting. ADJOURNMENT The meeting was adjourned at 9:00 p.m. ATTEST: Com~n, '~D;v~elo me~nt Dir~ect~ Respectfully submitted, Planning Commission Cairperson Regular Meeting December 9, 1997 [12-9 pcmi] 117