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HomeMy WebLinkAboutPC Minutes 10-17-1988 ` . ~ • Regular Meeting - October 17, 1988 A regular meeting of the Gity of Dublin Planning Commission was held on October 17, 1988, in the Meeting Room, Dublin Library. The meeting was called to order at 7:00 p.m. by Cm. Barnes, Chairman. ~ ~ ~ ~ ROLL CALL PRESENT: Commissioners Barnes, Burnham, Mack, and Zika, Laurence L. Tong, Planning Director, Maureen 0'Halloran, Senior Planner ~ ~ ~ ~ r PLEDGE OF ALLEGIANCE TO THE FLAG Cm. Barnes did not lead the Commission, Staff, and those present in the pledge of allegiance as no flag was present. ~~e~~c ADDITIONS OR REVISIONS TO THE AGENDA None ~ ~ ~ ~ MINUTES OF PREVIOUS MEETING The minutes of the meeting of August 1, 1988 and October 3, 1988 were approved as presented. ~ ~ ~ ~ ORAL COMMIJNICATIONS None ~ ~ ~ ~ WR.ITTEN COMMUNICATIONS Mr. Tong advised that the Commission had received 16 action letters. Cm. Barnes will send a note of thanks to Cm. Tempel for his service stating that he will be missed. Commissianers Burnham, Mack and Zika concurred with Cm. Barnes. Regular Meeting PCM-7-191 October 17, 1988 . • ~ ~ ~ ~ ~ PUBLIC HEARINGS SUBJECT: PA 88-054 Dublin Security Storage Conditional Use Permit for a 35-foot freestanding sign at b005 Scarlett Court Cm. Barnes opened the public hearing and called for the Staff Report. During review of this application Staff discovered that one of the Applicant's current site uses (Ryder truck rental) had been established without obtaining a City approved use permit and the previous use permit (PA 86-060) which allowed for rented space of outdoor storage for private vehicle storage and expansion of the mini-storage operation lapsed in August 1988. Staff recommends that this item be continued to allow Staff an opportunity to work with the Applicant and property owners in submitting additional perrnit applications for consideration concurrently with this application. Staff has reviewed this matter with the Applicant who is in agreement with the continuance. Upon submittal of the additianal information Staff will reschedule and renotice the application for a future public hearing. There being no comments from the public or the Commission, Cm. Barnes continued the item indefinitely. ~ ~ ~ ~ SUBJECT: PA 87-045 Hansen Ranch General Plan Amendment Study, EIR, Planned Development Prezoning, Tentative Subdivision Map No. 5766 and Annexation request for 245 dwelling units on 147 acres, west of Silver~ate Drive and north of Hansen Drive {continued from the October 3, 1988 Meeting. Cm. Barnes opened the public hearing and called for the Staff Report. Ms. 0'Halloran stated that this item had been continued from the October 3, 1988, Planning Commission meeting at which time the Commission received comments from the Applicant, Public and Staff, At that meeting Staff was directed to prepare resolutions for Planning Commission consideration at the October 17, 1988 Commission Meeting. Staff was directed by the three Planning Commissioners present at the October 3, 1988 Commission meeting to prepare a resolution with favorable recommendations concerning the following: 1) Adequacy and completeness of the Final EIR; 2) Amend General Plan to incorporate entire Hansen Hill Ranch project within the primary planning area; 3) Amend General Plan to delete Areas 5, 6 and 7 from Table 1 and Figure 4 of the General Plan; 4) Amend General Plan policy and map with regard to Hansen Drive extension; 5) Amend General Plan to include alternate roadway serving Hansen Hill Ranch site; 6) Amend General Plan to include policy establishing level of service D as , Regular Meeting PCM-7-192 October 17, 1988 . . ~ maximum level of service acceptabli~; 7) Amend General Plan to include policies requiring fire protection buffer zi~ne around perimeter of residential development which interface with o~~en space lands, and 8) Amend General Plan to include policies related to open space maintenance. Ms. 0'Halloran continued by statin~; two Planning Commissioners indicated they were in favor of the Applicant's p~roposal for density and location of development which was: Single Fam:ily Residential (.9 - 6.0 DU/Acre) and Medium Density Residential (6.1 - ~3 DU/Acre) Ms. 0'Halloran stated that one Planning Commissioner expressed a preference for Staff's recommendation on maximum unit yield and a preference for the Applicant's proposal on location o~ development. Staff recommendation for total unit Yield is 66 to 179 units. The Applicant's current proposal reduces grading and residential development within Area 1 and a portion of Area 3. A significant amount of fill is still proposed within Area 2. Ms. 0'Halloran stated Staff recommendation on density was for a total unit yield range of 61 to 179 dwelling units. Consistent with existing General Plan policies elimination of residential development within oak/bay woodland area, 30~ slope areas and riparian habitat areas and recommends open space designation for these areas. The proposed General Plan Amendment requesting residential land use designation within Areas 2 and 3 is inconsistent with existing General Plan policies relating to open space preservation, in particular: 3.1A) preserve oak woodlands, riparian vegetation, and natural creeks as open space; 3.1B) maintain slopes predominately over 30~ as permanent open space for public health and safety; and 3.1C) continue requiring reservation of steep slopes and ridges as open space as a condition of subdivision map approval. Ms. 0'Halloran stated that approval of the Applicant's proposal ~to allow 66 dwelling units in areas which General Plan policies would not allow development will necessitate a policy amendment to allow an exception to policies 3.1A, 3.1B, and 3.1C if the finding is made that the development will meet other overriding General Plan policies such as Policy 2.l.lA, "Encourage housing of varied types, sizes and prices to meet current and future needs of all Dublin residents." Ms. 0'Halloran indicated that Staff recommended certification of the EIR, adoption of General Plan Amendment that Staff had recommended. 5he indicated that if the Commission chooses to recommend apgroval of the Applicant's proposal, a Draft Resolution is attached to the Staff Report. Ms. 0'Halloran noted that if the Commissian chooses to recommend a density or area of development different from either the Staff recommendation or the Applicant's proposal this could be done by, modifying the Draft Resolutions. Regular Meeting PCM-7-193 October 17, 1988 ~ . Mr. Gordon Jacoby stated that he was not proposing 479 dwelling units but a total amount of 245 and possibly less by pulling the road location over away from the townhouses. Cm. Barnes asked for comments from the public. Marjorie Labar, Preserve Area Ridgelands Committee, stated the Committee was opposed to the location of the projects development, however, complimented Staff and stated she would like to see the addition to Item 6 of Resolution B policy relating to the protection of wildlife habitat. Mr. Bob Anderson, Winding Trails, opposed to the item, thanked Mr. Jacoby with regard to keeping density considerations and road location in mind. Jordan Myers, Winding Trail, in favar of the item, expressed he hoped that the Planning Commission and City Council would follow Staff's recommendations of limiting the density of units built in all areas and preserving our natural open space areas. Cm. Barnes asked for elaboration on open space with regard to the General Plan. Mr. Tong explained that areas in which development is proposed including grading were not considered for open space designation. He illustrated on the easel the General Plan open space concept and the Applicant's landscape easement. Cm. Zika asked what the County Assessor considers as open space vs. not open space for tax purposes. Does assessment stop at fence line? Mr. Tong indicated that tax assessment related to property lines. Cm. Mack was concerned with policies 3.1A, 3.1B and 3.1C, stating that those policies did not apply to all oak woodland, riparian vegetation, or 30~ slope areas. Mr. Tong stated that certain areas on the project site would qualify as falling within policies 3.1A, 3.1B and 3.1C as the areas contain oak woodland, riparian vegetation and 30$ slopes which the policies require to maintain or preserve as open space. Mr. Tong, responding to Cm. Burnham, clarified the General Plan single family residential density range of 0.9 - 6.0 dwelling units per acre. Cm. Barnes closed the public hearing. Cm. Zika stated with regard to the eight General Plan amendments outlined in the Staff Report, that he felt the Commission had agreed with all items except the issue of density, however, the Applicant's buildable acreage would be acceptable. On motion from Cm. Mack, seconded by Cm. Zika and with a vote of 4-0, the Planning Commission approved Regular Meeting PCM-7-194 October 17, 1988 . ~ ~ RESOLUTION N0. 88-058 RECOPIl~ENDING CITY COUNCIL CERTIFICATION OF THE ENVIRONMENTAL IMPACT REPORT AND MAKING FINDINGS AND A STATEMENT OF OVERRIDING CONSIDERATION REGARDING ENVIRONMENTAL EFFECTS OF PA 87-045 HANSEN HILL RANCH GENERAL PLAN AMENDMENT Cm. Zika inquired as to the number of housing units involved. Staff indicated the Applicant is proposing 245 units including 34 Townhomes and 37 Patio Homes. However, the density range proposed by the Applicant could yield a maximum of 479 units. Mr. Tong stated there is agreement on the number of multi-family (townhouses) of 34 units. Staff has recommended less development with a maximum yield of 179 units with a single family low density range of 0.5 to 2.8 DU/Acre and medium low density range of 6.1 to 8 DU/Acre. Staff noted that the Staff recommendation does not include a separate density range for the patio homes. The Patio home density proposed would not be permitted under Staff's recommendation as the density is proposed at 6.2 DU/Acre. Staff's recommendation does not permit development in the ravine area, oak woodlands and riparian vegetation areas. Cm. Zika questioned the size of the fill area. Ms. 0'Halloran stated approximately 6 acres. She indicated that Item #2 of the Draft Resalution could be amended to place a cap on the maximum number of units permitted on the site. Cm. Burnham questioned if the plan could be changed at a later date. Staff indicated that the density range would be established by the General Plan, but the Site Plan would be subject to future review and approval. Cm. Zika asked Staff to calculate density for the project with 214 unit limit. Cm. Mack asked Staff to calculate density for the pro~ject with 235 maximum number of units. The Commission discussed the density range and unit yield of two scenarios: 1) spliting the recommendation and 2) reducing the Applicant's proposal by 10 units. Mr. Tong noted on the easel the following calculations for density and unit type: Scenario 1: 214 Maximum Unit Yield Unit Type Acres Density Range Max. Unit Yield Townhouse 6.3 (6.1 to 8.0) 34 Patio Home 6.0 (0.9 to 6.0) 36 Single Family 65.5 {0.5 to 2.2) 144 TOTAL 214 Units Regular Meeting PCM-7-195 October 17, 1988 ~ ~ ~ Scenario 2: 235 Maximum Unit Yield Unit Type Acres Density Range Max. Unit Yield Townhouse 6.3 (6.1 to 8.0) 34 Patio Home 6.0 (0.9 to 6.0) 36 Single Family 65.5 (0.5 to 2.5) 165 TOTAL 235 Units After a short recess the meeting was called back to order at 9:00 p.m. Gordon Jacoby stated that the townhouses had to comply with what the regulations required. On motion from Cm. Mack, seconded by Cm. Barnes and with a vote of 4-0, the Planning Commission approved Exhibit "C" with an amendment to Item 2 to indicate an overall maximum of 235 units, without a breakdown by unit type. RESOLUTION N0. 88-059 RECOMMENDING CITY COUNCIL ADOPTION OF GENERAL PLAN AMENDMENTS FOR PA 87-045 HANSEN HILL RANCH ~ ~ ~ ~ NEW BUSINESS OR UNFINISHED BUSINESS Mr. Tong stated there will be a field trip of the Ahmanson property on Saturday, October 22, 1988, at 10:00 a.m. ~ ~ ~ ~ OTHER BUSINESS The City Council will hear a report of LAFCO Sphere of Influence Study involving the East Dublin Area and Livermore at the October 24, 1988 Gity Council meeting. ~~~r~ PLANNING COMMISSIONERS' CONCERNS Cm. Zika stated the banner advertising Pulte Homes had been removed. Cm. Burnham commented to the audience that when residential property is purchased which is located on a dead-end street, or located near open space, that it might be worth while to check to see if there is a possibility for development in the area in question before purchasing the property. Cm. Barnes asked when the questionaire regarding the application process for the consultarits should be turned in as it was received late. Mr. Tong indicated it should be returned to the City Offices as soon as possible. Regular Meeting PCM-7-196 October 17, 1988 : a ` • Cm. Mack had no concerns. ~ ~ ~ ~ ADJOURNMENT There being no further business, the meeting was adjourned at 9:30 p.m. ~~~~c Respectfully submitted, Planning Commission erson Laurence L. Tong Planning Director ~ ~ ~ ~ Regular Meeting PCM-7-197 October 17, 1988