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HomeMy WebLinkAboutPC Meeting Minutes 02-17-1987 . ~ • ; ' , ~ ~ Regular Meeting - February 17, 1987 A regular meeting of the City of Dublin Planning Commission was held on ' February 17, 1987, in the Meeting Room, Dublin Library. The meeting was ' called to order at 7:00 p.m. by Cm. Raley, Chairperson. ' ~ ~ ~ ~ ROLL CALL , PRESENT: Commissioners Burnham, Petty, Mack, and Raley, Laurence L. Tong, Planning Director, Kevin J. Gailey, Senior Planner; and Maureen 0'Halloran, I As sociate Planner. ABSENT: Comrnissioner Barnes. i ~ ~ ~ ~ PLEDGE OF ALLEGIANCE TO THE FLAG Cm. Raley led the Commission, Staff, and those present in the pledge of allegiance to the flag. ~~~~c . ADDITIONS OR REVISIONS TO THE AGENDA None. ~ ~ ~ ~ MINUTES OF PREVIOUS MEETING The minutes from the February 2, 1987, Planning Commission meeting were unavailable. ~ ~ ~ ~ ORAL COMMUNICATIONS None. ~ ~ ~ ~ WRITTEN COMMUNICATIQNS Mr. Tong noted that the Commissioners had been given three Appealable Action Letters for informational purposes. Regular Meeting PCM-7-27 February 17, 1987 , • ~ ' • • ~ ~ ~ ~ PUBLIC HEARINGS ' SUBJECT: PA 86-046 Fire Safe Roofing Ordinance: Proposed Ordinance Amendment. Cm. Raley advised that this item would be conintuned to the Planning Commission meeting of March 2, 1987. SUBJECTS: PA 87-005 Diamond Signs/Vista Green Conditional Use Permit for a Directional Tract Sign for Vista Green Single Famil~ Homes PA 87-006 Diamond Signs/Coral Gate Conditional Use Permit for a Directional Tract Sign. Cm. Raley opened the public hearing and called for the Staff Report. Ms. 0'Halloran indicated that PA 87-005 and PA 87-006 would be considered under one Staff Report and two separate Resolutions. She advised that the Applicant was requesting approval of two Conditional Use Permits for Directional Tract Signs located on the same parcel (east side of San Ramon Road, north of Dublin Boulevard - APN 941-305-34). She said both signs would be perpendicular to San Ramon Road with a five-foot setback from the south side propertyline. She also said the Vista Green sign would be set back 25 feet from the front propertyline and the Coral Gate Sign would be set back approximately 31 feet from the front propertyline. Ms. 0'Halloran advised that both signs would be consistent with the City's Zoning Ordinance. She indicated that conditions had been applied which would require the removal of the existing unauthorized Bordeaux Estates Directional Sign located on APN 941-305-34 (or approval of a Conditional Use Permit), and submittal of an application, and approval granted, for an Administrative Conditional Use Permit for a temporary sales office or model home complex for the developments. She said that an Administrative Conditional Use Permit application has been received for Coral Gate Development. In response to an inquiry by Cm. Raley, Ms. 0'Halloran advised that there was one other sign on the subject location, and if the two proposed are approved, there will be a total of three. Doug Millsap, Diamond Signs, stated that although it would be more effective to space the signs along the street, the proposed location is the only one available. He indicated that he had spoken with a representative from Sign Technology, whose sign is currently located on the subject property, and the representative had indicated the owner would not object to the placement of the two additional signs. Cm. Raley closed the public hearing. On motion by Cm. Mack, seconded by Cm. Petty, and by a unanimous vote (Cm. Barnes absent), a Resolution was adopted appraving PA 87-005, Diamond Signs/Vista Green Conditional Use Permit for a Directional Tract Sign. Regular Meeting PCM-7-28 February 17, 1987 . , L . ~ . • ~ ~ • RESOLUTION N0. 87-004 APPROVING PA 87-005, DIAMOND SIGNS CONDITIONAL USE PERMIT REQUEST TO LOCATE AN OFF-SITE DIRECTIONAL TRACT SIGN (VISTA GREEN) ON A VACANT LOT ON THE EAST SIDE OF SAN RAMON ROAD, NORTH OF DUBLIN BOULEVARb On motion by Cm. Petty, seconded by Cm. Burnham, and by a unanimous vote (Cm. Barnes absent), a Resolution was adopted approving PA $7-006, Diamond Signs/Coral Gate Conditional Use Permit for a Directional Tract Sign. RESOLUTION N0. 87-005 APPROVING PA 87-006, DIAMOND SIGNS CONDITIONAL USE PERMIT REQUEST TO LOCATE AN OFF-SITE DIRECTIONAL TRACT SIGN (CORAL GATE) ON A VACANT LOT ON THE EAST SIDE OF SAN RAMON ROAD, NORTH OF DUBLIN BOULEVARD SUBJECT: PA 87-011.1 and .2 Trinity IV - Bedford Properties/Federal Sign Conditional Use Permit/Site Development Review Cm. Raley opened the public hearing and called for the Staff Report. Mr. Gailey advi~ed that the Applicant was requesting approval of a Conditional Use Permit and Site Development Review for a Low Profile - Time/Temperature Sign, with tenant directory information, to be situated along the subject property's Sierra Court frontage. He indicated that the proposed height of the sign was 7 feet, 4 inches, the proposed length was 5 feet, and the proposed doubled-faced aggregate area was 65+ square feet. Mr. Gailey stated that the Applicant' proposal exceeded the dimensional requirements of the City's Sign Ordinance as they pertained to Low Profile Signs. Mr. Gailey stated that Staff was recomrnending the Planning Commissian condi- tionally approve the Applicant's request, conditioned to require that the maximum aggregate area of the sign devoted to tenant or complex identi~ication be reduced to 24 square feet and that the height of the sign be reduced to a maximum of 6 feet. Mr, Gailey advised that these adjustments would make the sign consistent with the dimensional restrictions for Low Profile Signs. David Uman, Jr., Fie1d Manager for Federal Sign, stated that the proposed sign would be placed in front of the building. He indicated that although he concurred with the Staff Report, he faund fault with the recommendation that the sign be made single-faced. He said he thought a double-faced sign would be more appropriate, but stated that he would comply with the Commission's direction. In response to an inquiry by Cm. Burnham, Mr. Gailey advised that to approve a I double-faced sign, it would be necessary for the Applicant to apply for a ~ Dimensional Sign Variance. Mr. Tong stated that 24 square feet is the maximum sign area permitted to be ' devoted to tenant or complex identification. Cm. Raley closed the public hearing. In response to an inquiry by Cm. Raley, Mr. Gailey advised that Staff would make the determination as to what would be the directional information allowed on the second side of the sign. Mr. Tong referred to Condition 1. a) af the Draft Conditions for further clarification. Regular Meeting PCM-7-29 February 17, 1987 • • I ~ • ` • ~ . ~ ~ ' Cm. Burnham asked if Variances had been granted in other situations for a sign area of more than 24 square feet. Mr. Gailey advised the Commission of a Zoning Administrator action taken denying a Variance request by Motor Music for a Low Profile Sign larger than 24 square feet. On motion by Cm. Petty, seconded by Cm. Burnham, and by a unanimous vote (Cm. Barnes absent), a Resolutian was adopted approving PA 87-011.1 and .2 Conditional Use Permit and Site Development Review requests for a Low Profile - - Time/Temperature Sign with tenant directory information. RESOLUTION N0. 87 - 006 APPROVING PA 87-011.1 AND .2 TRINITY IV - BEDFORD PROPERTIES/FEDERAL SIGN CONDITIONAL USE PERMIT AND SITE DEVELOPMENT REVIEW REQUESTS FOR A LOW PROFILE - TIME/TEMPERATURE SIGN WITH TENANT DIRECTORY INFORMATION SUBJECT: PA 87-015 Zoning Ordinance Amendment - Sleeping in Vehicles. Cm. Raley opened the public hearing and called for the Staff Report. Ms. 0'Halloran advised that the Police Department had recently encountered a problem with enforcing the City's Zoning Ordinance regulating Sleeping in Vehicles on commercial lots. She indicated that the District Attorney felt the Ordinance did not clearly prohibit sleeping in vehicles in commercial districts as the Ordinance does not explicitly state that it is prohibited in those districts. Ms. 0'Halloran stated that the Citg Attorney reviewed the existing Ordinance and suggested that an Amendment be adopted which would include the phrase "in any Zoning District". She said in conjunction with the proposed Amendment, reorganization and renumbering is proposed in the draft Ordinance and is intended to enhance the usability and readabiity of the existing Ordinance, and does not amend the content or meaning of the Ordinance. On motion by Cm. Petty, seconded by Cm. Mack, and by a unanimous vote (Cm. Barnes absent), a Resolution was approved recommending adoption of a Negative Declaration for PA 87-Oi5 Zoning Ordinance Amendment regulating Sleeping in Vehicles. RESOLUTION N0. 87 - 007 RECOMMENDING ADOPTION OF A NEGATIVE DECLARATION FOR PA 87-015 ZONING ORDINANCE AMENDMENT REGULATING SLEEPING IN VEHICLES On motion by Cm. Mack, seconded by Cm. Petty, and by a unanimous vote (Crn. Barnes absent), a Resolution was approved recommending adoption of PA 87-015 Zoning Ordinance Amendment regulating Sleeping in Vehicles. RESOLUTION N0. 87 - 008 RECOMMENDING ADOPTION OF PA 87-015 ZONING ORDINANCE AMENDMENT REGULATING SLEEPING IN VEHICLES Regular Meeting PCM-7-30 February 17, 1987 . i " • : • ~ ~ ~ . ~ . ~ ~ ~ ~ STUDY SESSION SUBJECT: PA 86-075 Hansen Ranch General Plan Amendment Study. Cm. Raley advised that the purpose of the Study Session was to provide Staff and the Applicant with a list of items of concern which should be addressed by the Applicant with their submittal for the Hansen Ranch General Plan Amend- ment. He indicated that it was not the time to critique the project, but to secure information which would enable the Applicant to determine the feasibility of following through with the proposed project. Mr. Gailey indicated that the Applicant had received a consultant-prepared Environmental Site Assessment covering the site as well as a Traffic Constraint Analysis. He indicated that the next step for the Applicant would be to initiate tYie PD Planned Development Rezoning process, a General Plan Amendment, annexation proceedings, and possibly a Tentative Map. Mr. Gailey referred to the List of Issues dated February 2, 1987, and indicated that Items 1 through 6 had been discussed at the Planning Commission meeting of February 2, 1987. Mr. Gailey began his review of the remaining items, and received comments from the public as indicated below. 7. PUBLIC SERVICES - 7.1 Water Mrs. Lenig, 7632 Martin Canyon Road, asked for a clarification regarding the number of acres proposed for development. A member of the audience, Dublin resident, said he thought discussion at the previous meeting indicated that no additional water tank would be required. Mr. Gailey advised that all of the project acreage within Water Pressure Zone 3 will be served either by existing infrastucture or planned improvements to Water Pressure Zone 3. He indicated that the so-called "Zone 4" had not been established, and that the only way these areas can ultimately be served would be by use of pressured water systems or the use of a new water tank. Concerns were expressed about how a new tank would be hidden from view. Zev Kahn, Dublin resident, asked for clarification about the water tank and if the City would have more control on the location and design of a new water tank. Mr. Gailey said he couldn't detail the mechanics related to the installation of new tanks, but that the issue of size and location would be addressed by the Environmental Impact Report for the subject project and would also tie into the annexation process. Mr. Tong advised that there is a mechanism which would provide an opportunity for public input at the time the project (a new water tank) would go to the DSRSD for consideration. Regular Meeting PCM-7-31 February 17, 1987 ~ ~ ~ • ~ ~ • . . Cm. Raley inquired what the impact would be on the planning process if DSRSD were to be absorbed by the City. Mr. Tong advised that if that were to occur, the City would have the authority to approve or deny the placement of a tank.. Mr. Schuitemaker, Hansen Drive, inquired if it would be possible to invite representatives from the different agencies, such as DSRSD, to future Study Sessions to obtain input from them related to the issues being discussed. Mr. Gailey reviewed the process being undertaken. He said a Draft List of Issues had been prepared, and that sections of the List had been routed to all jurisdictions for informational purposes. He indicated that resolution of those issues was not being sought at the Study Session, but that the purpose of the Study Session was to include any potential issues which may not have been considered or indicated in the Draft List of Issues. He advised that once the List of Issues was completed, an Initial Study of Environmental Significance would be pursued, followed by the Environmental Impact Report for the project. He said once that process has begun, the ather agencies would again be involved. Cm. Petty stated that he wanted to go on record as requesting that every effort be made to insure that any future water tank be installed in such a manner as to be hidden from view. Cm. Raley stated that he would like to have an investigation made related to the adequacy of the water supply to meet the proposed needs. 7.2 Sewer In response to an inquiry by Cm. Petty, Mr. Gailey advised that DSRSD had indicated they do not envision a problem with sewer capacity in the propased area. Cm. Raley stated a concern regarding the adequacy of sewer capacity as relates to cumulative development. 7.3 Fire Tonya Hoover, DSRSD Fire Department, said a meeting with the Fire District is upcoming and the subject proposal will be discussed at that time. She indicated that she had nothing to report until then. Cm. Burnham said he would not consider approval of the project unless a second vehicular access way out were provided. Mr. Gailey displayed a map related to the proposed project. He indicated that it was anticipated that the project's circulatian system would be a major issue during the review process. He said that when the City Council authorized the General Plan Study, a study was also authorized for adjacent parcels; however, adjacent property owners had not requested that their properties be included in the study. He indicated that subsequent to EIP's preparation of the Environmental Assessment Study for the Hansen Hill property, one adjacent property owner had requested a similar study be made. Mr. Gailey said that the circulation pattern for the entire Western Extended Regular Meeting PCM-7-32 February 17, 1987 ' e ' . . ~ Planning Area would be studied as part of the General Plan Amendment Study. He advised that Staff will have the responsibility of assuring that traffic circulation for the subject area will be adequately designed. John DeHorn, Project Engineer, indicated a possible connection for an all- weather emergency access road for the Police and Fire Departments. He said the Applicant is not proposing a public street along the creek, and that the Applicant was considering a connection point through the Valley Christian Center Church property. He stated that the Applicant does not desire to utilize Hansen Drive as a vehicular access to the project. Debbie Vasquez, Martin Canyon Road resident, said there are only four houses on her street, but that each resident is opposed to the use'of it for vehicular access to the project. She asked what would stop the developer from some time in the future upgrading the proposed emergency access road to a full access road. Mr. Gailey stated that any plan would require ultimate approval, and would have to go through a PD, Planned Devlopment process. He advised that once an application has been subinitted, public hearings would be held, and that any deviations from what was approved by the City would also have to go back through the public hearing process. Cm. Raley reminded those present that the map displayed may not reflect the ultimate project design. Robert Patterson, 11552 Rolling Hills Drive, suggested that a road serving the site be put in along the west side of the subject property. Mrs. Lenig, said she was opposed to a road going through Martin Canyon Road. She said fire trucks currently attempt to maneuver the turn at the end of that road, and have great difficulty doing so. She asked why the City was considering an access to the site from the east, and expressed concern that approximately 2/3 of the site would not be accessible within five minutes from the existing fire stations. Mrs. Lenig stated her agreement with the four property owners on Martin Ganyon Road, and said there were a number of other residents who also supported the suggestion that the principle access to the site be instalied from the west side of the property. Mr. Gailey indicated that Staff would note Mrs. Lenig's concern regarding developing an access road adjacent to Martin Canyon Road. He also noted concerns she expressed regarding impacts to the riparian corridor on the property. Kay Wilson, Hansen Hill Development Corporation, advised that an official application had not been submitted ta the Planning Department, but that the preliminary plan displayed by Mr. Gailey did not show access to Martin Ganyon Road (except as a possible emergency access road) or Hansen Drive. Regular Meeting PCM-7-33 February 17, 1987 . • ' . • ~ Cleo Davis, 3081 Rolling Hills Drive, said that there are a hundred residents supporting those who live on Martin Canyon Road. She expressed concern about development impacts to existing trees, and inquired whether it would be possible for the City to purchase the land, possibly by having the citizens pay for it via taxes. Cm. Raley requested that the questions raised concerning additional water tanks be addressed under Items 1.3, 2 and 7.3 of the Draft List of Issues. 7.3 Schools Ms. Vasquez expressed concern regarding potential traffic impact. She asked if a study had been done on the potential impact to the City if the school districts consolidate. Mr. Gailey advised that the School District would be asked to comment on this and other related issues. Mr. Schuitemaker indicated that he did not think portable buildings should be considered as an option for additional classroom space in light of the proposed construction of the City Civic Center. Cm. Raley stated his disagreemet with the school-age child generation ratio of 0.2 children/du as quoted in Issue 7.3 A. He requested that the EIR include analysis as to the actual number of children per household in the new developments. He also requested that the EIR contain specific information as to the factors used in arriving at the school-age child generation ratio. Cm. Raley requested that the EIR address the feasiblity of reopening one of the schools. Dr. Kahn requested that the private elementary school facilities be taken into consideration as part of the review of school impacts. Ms. Vasquez inquired if it would be possible to prevent the entire development from being pursued. She indicated that she would prefer to invest her tax dollars in preserving the area rather than having to bear a portion of the costs for additional schools, increased fire service, and other services which rnay arise as a result of the proposed development. 7.4 Parks A man from the audience expressed that he thought there is a need for parks on the western side of the City. He also asked if it would be possible to delay the proposed developrnent until proposals for the Blaylock Study ha~e been received, and pursue both developments simultaneously. Dr. Kahn asked if the developer would have the discretion to decide whether to provide the City with park dedication fees or to donate property to the City to meet park land requirements. Mr, Tong responded that it is the City's responsibility to determine in what form compensation will be received in regards to park lands. He indicated that there is a City Ordinance stipulating the amount of compensation to be provided to the City. He clarified that within the City's General Plan a number of areas have been designated for the purpose of open space, and that the General Plan specifically designates the Western Extended Planning Area as a combination of Regular Meeting PCM-7-34 February 17, 1987 ~ . , . ~ open space and residential. He explained that as development proposals are received, the City will be making specific analyses and determinations as to what portions of the Western Extended Planning will remain as open space. Cm. Petty advised that he specifically desired to have the City make provision for additional neighborhood parks within developments. Ms. Vasquez referred to a development where she lived in Arkansas which had open space areas within the development itself. She indicated that there were continual problems with the maintenance of those open space areas. Ms. Lenig expressed a desire to have security needs for open space/park areas addressed. Cm. Raley advised that two points had been raised which should be included within the Draft List of Issues: 1) the development of parks having a "greenbelt" function, and 2) investigation of the gossibility of purchasing open space in the Western Extended Planning Area. 7.5 Recreation Cm. Petty expressed his desire to have the stream corridor maintained. Ms. Vasquez expressed concern regarding stream access which may increase potential erosion problems. 8. FISCAL ANALYSIS Mr. Gailey discussed the Williamson Act and its implications on development of property within the Western Extended Planning Area. He indicated that both the Hansen Hill Ranch and the Blaylock, Gleason property were not under the Williamson Act contract. Cm. Petty expressed concern regarding the on-going maintenance of open sgace areas. 9. LAND USE A man from the audience referred to Issue #9 D. (transitions between single- family and multiple-family projects), and also expressed concerns regarding problems which had been compounded as a result of the Kaufman & Broad development. Ms. Vasquez asked that attention be given to a slope analysis. Cm. Raley requested that Issue #9 I. (density transfers) be expanded, and indicated that he thought in order to consider density transfers, additional information would be required regarding potential expansion of the Hansen Ranch property. 10. HOUSING Ms. Lenig expressed concern that this issue (inclusion of below-marker rate housing) had even been included. Mr. Gailey explained that the General Plan directs that this be taken into consideration during the review process. Regular Meeting PCM-7-35 February 17, 1987 , ' ` . ~ . _ ~ Ms. Vasquez advised that at the December 10, 1986, meeting with the developer, several residents had indicated that if a very limited amount of high-price homes were built on the property, the developer would receive very few objections. Cm. Burnham inquired if the developer had considered developing the subject area as a private development, utilizing private roads and guard gates. Ms. Wilson indicated that that type af development had not been mentioned or considered. 11. TRAFFIC Mr. Gailey advised that Issues #11 A., B. and C. were directed in part by some aspects of the General Plan. A man from the audience suggested that access to this area may be developed directly from I-580. Mr. Tong explained the difference in Levels of Service identified by the Traffic Engineers, and indicated that they were controlled primarily by street intersections. He said the City does not have any intersections designated at Level of Service F, that an example of Level G would be the intersection of Village Parkway and Dublin Boulevard, that an example of Level of Service D would be the intersection of San Ramon Road and Amador Valley Boulevard, and an example of Level E would be the intersection of Dublin Boulevard and San Ramon Road. Mr. Gailey advised that construction had commenced on the latest Phase of the San Ramon Road improvements. He stated that it is projected'with the completion of those improvements additional capacity will be added to the intersection. He indicated that TJKM Traffic Consultants had projected the Level of Service after the improvements, and also the Level of Service that would result if the proposed development was built and all units occupied. Ms. Vasquez expressed concern ragarding the current amount of traffic congestion at Silvergate and San Ramon Road, and said she did not think construction for a new development should commence until after the rosd improvements had been completed. Mr. Schuitemaker indicated that he would like to see an access road developed through the Valley Christian Church or in another area from the west. Mr. Gailey and Cm. Raley advised Mr. Schuitemaker that this had been addressed under Land Use, Issue #9 F. Mr. Lenig stated that he would like to have an investigation made re~arding the feasibility of an overpass from I-580 serving the Western Extended Planning Area. A woman from the audience requested information regarding the sales price of the proposed development. Ms. Wilson responded that several ranges are being considered, that depending upon the size of the homes, they may cost between $250,000 and $350,000. She said these estimates do not include the costs of the townhouses. Regular Meeting PCM-7-36 February 17, 1987 , ti ~ ' ~ ~ Ms. Cleo Davis said that she had previously spoken with City Staff, Bob White and Larry Tong, who had indicated that property adjacent to her home was designated as a riparian corridor and would not be developed. Mr. Tong responded that if he had shown Ms. Davis the General Plan map, he would have shown her the specific areas that call for future development. Mr. Gailey reminded those present that to pursue the proposed development, changes to the General Plan would have to be secured. In response to a question from the audience, Mr. Tong said the City had voted for incorporation in November 1981, and took over the municipal services in February 1982. He advised that the process currently being undertaken on behalf of the subject proposaT was controlled in part by State law and that ' the same process would have been taken by the County prior to the incorporation of the City. Marie Cronin, owner of property adjacent to the proposed development, requested that access to her property be addressed within the overall circulation study. She also requested that the developer consider utilizing "people proof" fencing to minimize trespassers on her property. In response to an inquiry by Cm. Petty regarding the points of vehicular access, Mr. DeHorn said a map has been provided to Va11ey Christian Cen~er Church staff for their review. Mr. DeHorn indicated that the developer and Church staff would be meeting on the evening of February 18, 1987. He said the proposed access road would run in a north/south direction. Cm. Raley noted that an adjourned special meeting would be held on Saturday, February 28, 1987, at 9:00 a.m. for a field trip to the Hansen Ranch General Plan Amendment Study area. He suggested that those interested in attending the field trip call the Planning Office, 829-4916, on Friday, February 27, 1987, for further details regarding the meeting. NEW BUSINESS OR UNFINISHED BUSINESS None. ~ ~t ~ ~ OTHER BUSINESS None. ~ ~ ~ ~ PLANNING COMMISSIONERS' CONCERNS Cm. Burnham expressed concern regarding the continual problem of vehicles being parked on vacant properties. He asked if the City had legal recourse in order to prevent this from occurring, and noted in particular the recently vacated Shell Station on Village Parkway and Arnador Valley Boulevard. Cm. Petty indicated that he had noticed a similar problem in the Ward's parking lot. Regular Meeting PCM-7-37 February l7, 1987 • ~ Cm. Burnham mentioned that he has received a number of complaints regarding the size of the identification signs being used by the tenants of the Cronin School site. Mr. Gailey indicated that he would investigate this matter to insure that the signs in question are consistent with Conditions of Approval. ~ ~ ~ ~ ADJOURNMENT There being no further business, the meeting was adjourned at 10:15 p.m. ~ ~ ~ ~ Respectfully submitted, ~ ~ ~ ~ ~ ~ ~ Planning Commission Chai n ~ Laurence L. Tong Planning Director ~ ~ ~ ~ ~ , Regular Meeting PCM-7-38 February 17, 1987