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HomeMy WebLinkAboutPC Minutes 02-18-1992 i ~ . ~ Reqular Meetinq - February 18, 1992 A regular meeting of the City of Dublin Planning Commission was held on February 18, 1992, in the Dublin Civic Center Council Chambers. The meeting was called to order at 7:35 p.m. by Chairperson Zika. * * * * ROLL CALL Present: Commissioners Barnes, Burnham, North, Rafanelli and Zika; Laurence L. Tong, Planning Director; Maureen O'Halloran, Senior Planner; Libby Silver, City Attorney; David K. Choy, Associate Planner; Carol R. Cirelli, Associate Planner; Delmar Tompkins, Planning Intern; Brenda Gillarde, Planning Consultant and Gail Adams, Recording Secretary. * * * * PLEDGE OF ALLEGIANCE TO THE FLAG Cm. Zika led the Commission, Staff, and those present in the pledge of allegiance to the flag. * * * * ADDITIONS OR REVISIONS TO THE AGENDA None * * * * MINUTES OF PREVIOUS MEETING Minutes for the January 14, 21, and 29, 1992 meetings were approved. * * * * ORAL COMMUNICATIONS Mr. Chuck V'Soske had concerns regarding the Hansen Hill access road. He indicated that the road exits across the street from his residence and was concerned about the additional traffic. Mr. Tong indicated that this item would be more properly addressed during the public hearing for the Hansen Hill project, which was on tonight's agenda. * * * * WRITTEN COMMUNICATIONS None * * * * Regular Meeting PCM-1992-24 February 18, 1992 [2-18min] • ~ R 1 PUBLIC HEARINGS SUBJECT: PA 92-001 Dublin Hiqh School Mobile Home Conditional Use Permit request to allow the continued use of a mobile home on the Dublin Hiqh School site for occupancy by security personnel located at 8151 Village Parkway Cm. Zika opened the public hearing and asked for the staff report. Mr. Delmar Tompkins presented the staff report to the Commission and indicated that Staff recommended approval of the application. Cm. Burnham had concerns about the trash on the property and asked who was responsible for taken care of the site. Mr. Tompkins indicated that there was a groundskeeper that maintained the property. The fenced yard area was the responsibility of the tenant of the mobile home. Cm. Burnham felt that the area had too much trash and needed to be properly maintained. Cm. Zika closed the public hearing. On motion from Cm. Barnes, seconded by Cm. Rafanelli, and with a vote of 5-0, the Commission adopted RESOLUTION NO. 92 - 007 APPROVING PA 92-001 DUBLIN HIGH SCHOOL CONDITIONAL USE PERMIT REQUEST TO ALLOW THE CONTINUED USE OF A MOBILE HOME FOR OCCUPANCY BY SECURITY PERSONNEL (AS PART OF THE COMMUNITY FACILITY HIGH SCHOOL USE) ON THE SITE OF DUBLIN HIGH SCHOOL LOCATED AT 8151 VILLAGE PARKWAY IN A R-1-B-E SINGLE FAMILY RESIDENTIAL COMBINING DISTRICT SUBJECT: PA 92-002 Resurrection Lutheran Preschool Conditional Use Permit request to allow the continued operation of a Preschool Nursery and a Child Care Facility on the site of the Lutheran Church of the Resurrection located at 7557 Amador Valley Boulevard Cm. Zika opened the public hearing and asked for the staff report Mr. Tompkins presented that staff report to the Commission and indicated Staff was recommending approval of the application. Ms. Susan Holley, Applicant, had no concerns. Cm. Zika closed the public hearing. On motion from Cm. Barnes, seconded by Cm. North, and with a vote of 5-0, the Commission adopted Regular Meeting PCM-1992-25 February 18, 1992 [2-18min] • ~ RESOLUTION NO. 92-008 APPROVING PA 92-002 RESURRECTION LUTHERAN PRESCHOOL CONDITIONAL USE PERMIT REQUEST TO ALLOW THE CONTINUED OPERATION OF A PRESCHOOL AND A CHILD CARE FACILITY (COMMUNITY FACILITIES) AT 7557 AMADOR VALLEY BOULEVARD IN A PD, PLANNED DEVELOPMENT DISTRICT SUBJECT: PA 91-094 St. Philip Lutheran Church Conditional Use Permit and Site Development Review approval to allow the expansion of the church facility and elementary school use by constructinq a 8,949 square foot fellowship hall that will accommodate two new classrooms, two meeting rooms and 4,316 square foot multi-purpose room located at 8850 Davona Drive Cm. Zika opened the public hearing and asked for the staff report. Ms. Carol Cirelli presented the staff report to the Commission. She indicated that a letter from the Coral Gate Homeowner's Association had been received today by the Planning Staff regarding traffic concerns. This letter had been distributed to the Commission at the beginning of the meeting. Ms. Cirelli responded to the letter and indicated that the existing Conditional Use Permit allowed 175 students. The new Conditional Use Permit would allow a maximum of 200 students. The classrooms can each accommodate a maximum of 35 students. Ms. Cirelli explained the parking requirements for the site. Parking was based on the largest assembly room occupancy load of the church facility, which is 289. By calculating one parking space for each four occupants, the Applicant is required to provide 72 parking spaces. The Applicant is proposing to provide 74 parking spaces. Ms. Cirelli indicated that there were concerns from the Coral Gate property owners regarding adequate parking and visual impacts caused by the proposed addition. She indicated that a traffic study had been done and the project site exceeds the required number of parking spaces by 2. The project may obstruct the property owner's view of Alcosta Boulevard; however, this view is not considered a scenic route. The proposed building height is in compliance with the Zoning Ordinance. For the record, Ms. Cirelli indicated that a condition was being added to Exhibit C that read "The Applicant shall provide at least one trash receptacle at the site and be responsible for cleaning up and disposing of school generated trash and litter on-site and off-site within the neighborhood, and shall maintain the site in a litter free condition at all times". She added that Condition #30 of Exhibit D(Site Development Review) would be revised to indicate that the Applicant would "repair or remove the existing decorative wall at the corner of Alcosta Boulevard and Davona Drive and if removed, the area shall be re-landscaped". Cm. North requested clarification on Condition #16. Regular Meeting PCM-1992-26 February 18, 1992 [2-18min] ~ ~ Ms. Cirelli explained that the outdoor lighting is required to be glare shielded. The lighting plans need to be approved by the police for safety and security requirements. Cm. North asked for clarification on the parking requirements. Ms. Cirelli indicated that the parking was based on occupancy loads. This facility was required to have one parking space per 4 occupants. Cm. North felt this was not adeguate parking. For instance, when a wedding is currently held, cars overflow onto neighborhood streets. Ms. Cirelli explained that the Zoning Ordinance set the parking standards for the site, which would be considered an assembly type use. The school and fellowship hall would be used at different times of the week. Cm. Zika asked if there was a different parking requirement for the social hall versus the church facility. Ms. Cirelli indicated that a convention or meeting hall was required to have one parking space for each six occupants or one parking space per 100 square feet of floor area. Cm. Zika felt that Condition #16 should be clarified to indicate that there would be a maximum of 296 occupants at any one time. This is based on the Applicant's provision of 74 parking spaces (296 occupants divided by 4 seats requires 74 parking spaces). Ms. Cirelli concurred. Cm. Burnham and Cm. North felt that the parking requirements were not adequate and could not meet the needs of the facility. Ms. Cirelli stated that the Public Works Department reviews the "peak" hour traffic conditions. They have determined that this project's traffic would mainly be generated during "off-peak" hours. Ms. Cirelli indicated that weddings were currently being held at the facility. The proposed addition would allow the church to have the receptions located at the facility as well. Mr. Jeff Adams, Applicant, agreed with Staff's conditions of approval. He clarified that weddings could have as many as 200 occupants. The occupants would be at the facility longer; however, there would not be any additional occupants. There would not be any more than 296 people at any one time. Mr. Adams referred to the letter received from the Coral Gate property owners. He indicated that all of their concerns could be mitigated. He stated that he had no problem with paying his fair share of the traffic fee. Cm. Rafanelli asked if new activities would increase the traffic. Regular Meeting PCM-1992-27 February 18, 1992 [2-18min] ~ • Mr. Adams felt that the peak traffic load would not go up. There might be more trips. Bill Potter, Coral Gate Homeowners Association, indicated that he had a good relationship with the church. He was concerned about the quality of life, parking and traffic problems on Davona Drive, and the visual impacts caused by the height of the building. He felt that the children at the church facility needed more adult supervision. Mr. Potter indicated that the parking, traffic, and height issues have not adequately been addressed. Cm. Zika questioned what the visual impacts would be. Mr. Potter indicated that the back of the units look toward the hills. Cm. Burnham asked if there was enough parking in the Coral Gate project. Mr. Potter indicated no. There were two-car garages for each unit. He would also like to see the proposed addition be one story. Dr. Mark Silzer, St. Philip's Church, indicated that the church was on a limited budget. The existing building was 28 years old and could not accommodate everyone attending various activities at the facility. Reverend Sergei Koberg, St. Philip's Church, indicated that the church have been good neighbors. The proposed addition would provide better classes and the church was not going into the wedding business. The parking problems were not being generated from the church. The peak traffic hours were on the weekends. David Langtry, 7734 Squirrel Creek Circle, was in favor of the project. He had two children that attended the facility and the new addition would provide additional indoor recreational activities. Carol Eller, 7820 Gate Way, had concerns regarding limited parking. There was at least 15 cars parked on Davona Drive. The proposed addition would create additional parking problems for the residence at Coral Gate. She also had concerns with visual impacts and felt that the two-story addition would limit sunlight. She felt that the project should be looked at more carefully. Mr. Bargo, resident of Coral Gate, had concerns with the height and parking requirements for the project. The height would obstruct the residents' view of the hills and the church would not be able to monitor the occupancy amount for the facility. Larry Hancock, resident of Coral Gate, had concerns regarding the visual impacts and limited parking. Wayne Cristofel, member of the congregation, had no concerns with the project. He indicated that there were trees behind the homes already Regular Meeting PCM-1992-28 February 18, 1992 [2-18min] • i " to obstruct the view. The proposed addition will be 70 feet from the townhouses. Jeff Adams felt that there was some confusion on the setback requirements for the proposed addition. He clarified the height of the building and indicated that the lower roof portion of the building was set back 25 feet from the property line. There are trees on the property between the Coral Gate development and the fellowship hall, which will look much fuller during the summer time and one cannot see through them. He felt that he has done everything possible to mitigate all of the issues for this project. He reiterated that the church was not intensifying their existing uses. There was a fixed occupancy rate of 289 and the proposed addition would allow the same amount of people. Robert Patterson felt that the City needed to review their parking requirements. The parking ordinance may need to be changed. Cm. Zika closed the public hearing. Cm. North felt that the parking problems were being created by the Coral Gate residents, not the church. The Applicant was abiding by the City's regulations. There might be additional traffic on the weekends due to the added receptions and felt that additional traffic studies might be warranted. Cm. Burnham indicated that there wasn't anything illegal about the proposal, however he wanted to study the application more carefully and requested that the item be continued to the next meeting. Cm. Barnes indicated that weddings were currently being held at the church and felt that the receptions would not be adding any more traffic than what was already there. She was in favor of the project. Cm. Burnham questioned the occupancy load capacities. What was the building code requirements? Ms. Cirelli explained that according to the Uniform Building Code, an assembly area, which includes gymnasiums, conference rooms, etc., have an occupant load factor (per square feet) of 15. The occupancy load for the gymnasium portion of the fellowship hall is 288 (4,316 square feet gym divided by 15 equals 288). Ms. O'Halloran clarified that the parking rates can be determined by each person or by occupancy load. Cm. Zika questioned why there weren't any residents from Davona Drive that had concerns with parking. He has been to many wedding receptions where people park on residential streets and there never seemed to be a parking problem. The church is required to monitor the site. Cm. Rafanelli felt that the activities were being held throughout the week and there would be more hours available. He did not see that there would be any problems occurring. Regular Meeting PCM-1992-29 February 18, 1992 [2-18min] . ~ On motion from Cm. Barnes (adding stated conditions and revising Condition #16), seconded by Cm. Rafanelli, and with a vote of 3-2, the Commission adopted RESOLUTION NO. 92-009 ADOPTING A NEGATIVE DECLARATION FOR PA 91-094 ST. PHILIP LUTHERAN CHURCH CONDITIONAL USE PERMIT/SITE DEVELOPMENT REVIEW TO ALLOW THE EXPANSION OF THE EXISTING CHURCH, PRESCHOOL AND ELEMENTARY SCHOOL FACILITY BY CONSTRUCTING AN 8,949 SQUARE FOOT FELLOWSHIP HALL THAT WILL ACCOMMODATE TWO NEW CLASSROOMS, TWO MEETING ROOMS AND A MULTI- PURPOSE ROOM, AND PERMITTING A MAXIMUM OF 200 STUDENTS AT 8850 DAVONA DRIVE RESOLUTION NO. 92-010 APPROVING PA 91-094 ST. FHILIP LUTHERAN CHURCH CONDITIONAL USE PERMIT TO ALLOW THE EXPANSION OF THE EXISTING CHURCH, PRESCHOOL AND ELEMENTARY SCHOOL FACILITY FOR A MAXIMUM OF 200 STUDENTS, GRADES PRESCHOOL THROUGH EIGHTH, BY CONSTRUCTING A NEW FELLOWSHIP HALL LOCATED AT 8850 DAVONA DRIVE RESOLUTION NO. 92-011 APPROVING PA 91-094 ST. PHILIP LUTHERAN CHURCH SITE DEVELOPMENT REVIEW TO CONSTRUCT AN 8,949 SQUARE FOOT FELLOWSHIP HALL THAT WILL ACCOMMODATE TWO NEW CLASSROOMS, TWO MEETING ROOMS AND A 4,316 SQUARE FOOT MULTI-PURPOSE ROOM LOCATED AT 8850 DAVONA DRIVE The Commission took a 10-minute break. Upon returning, Cm. Zika announced that there would not be enough time to hear Item #8.5. This item would be continued to the March 2nd Planning Commission meeting. SUBJECT: PA 91-096 Hansen Ranch Conditional Use Permit request to allow modifications to the Planned Development General Provisions, and a request for Site Development Review approval for the first phase (72 units: 68 production homes and 4 custom lots) of the Hansen Ranch Subdivision, consistinq of a total of 180 units on the 147 acre site located west of Silverqate Drive Cm. Zika opened the public hearing and asked for the staff report. Mr. David Choy presented the staff report to the Commission. He indicated that there were minor modifications to Conditions #23 and #32. The Commission had been given the revised conditions to review at the beginning of the meeting. Cm. Barnes asked Staff who was responsible in naming the streets for the project. Mr. Choy indicated the Applicant chooses the names. Ms. O'Halloran clarified that the City ultimately approved the names picked by the Applicant. Regular Meeting PCM-1992-30 February 18, 1992 [2-18min] • ! ' Michael Toohey, Applicant, had concerns regarding the revised Condition #32, which required screening along the back of Lots 1-4. He felt that this was not a visibility problem for the existing Kaufman and Broad development. He indicated that he would take care of the screening for his own potential buyers and requested Condition #52 be deleted. He had no concerns with the other conditions of approval. Cm. North asked for clarification on Condition #31. Who was responsible for the tree maintenance. Ms. Marti Buxton indicated that there were CC&R's that would cover the homeowners association's responsibility. Steve DeGallon, resident of Kaufman & Broad development, had concerns with the main access road to the new site. There would be traffic circulation problems. This road was very close to his property. Mr. Choy explained that the developer was required to widen Dublin Boulevard at Silvergate and that intersection would be reconfigured to accommodate the additional traffic generated by the project. He reminded the Commission that these issues have already been reviewed and the Tentative Map was approved. He also indicated that the Negative Declaration was consistent with the original Environmental Impact Report. Ms. O'Halloran indicated that the basic project was already approved two years ago. Some of the larger units have been modified to create smaller units. The Site Development Review and minor modifications to the Conditional Use Permit were being discussed at tonight's meeting. Cm. North said that this meant the letter received from the concerned resident was not in scope with this meeting. Ms. 0'Halloran indicated that this was correct. The Tentative Map, General Plan Amendment, Planned Development, Prezoning, and Environmental Impact Report were already discussed and approved at previous meetings. Mr. DeGallon indicated that he did not live in the area when these meetings were being held. Ms. Diana Day had concerns with the screening requirements for this project. She requested that trees would be a natural, attractive screening. Cm. Burnham indicated that if a problem with the project occurred after the approval, who was responsible for it. Mr. Tong indicated that it depended on the problem. For instance, if vehicle lights were shining into other people's property, it would be the homeowner's responsibility. Mr. Tong reminded the audience that the West Dublin project was currently under review. People may want to keep up with this project. Regular Meeting PCM-1992-31 February 18, 1992 [2-18min] ~ ~ Cm. Zika closed the public hearing. Cm. Burnham felt that the second sentence of the revised Condition #32 should be deleted. Mr. Choy added that there should be language indicating Planning Director review and approval of the screening plan. Mr. Tong had no problems with the revisions as long as the Planning Director was required to review the plan. This would give a sense of protection for all concerned. On motion from Cm. North, seconded by Cm. Rafanelli, and with a vote of 5-0, the Planning Commission adopted RESOLUTION NO. 92-012 ADOPTING A NEGATIVE DECLARATION FOR PA 91-096 HANSEN RANCH CONDITIONAL USE PERMIT/SITE DEVELOPMENT REVIEW RESOLUTION NO. 92-013 APPROVING PA 91-096 HANSEN RANCH CONDITIONAL USE PERMIT REQUEST FOR A MINOR MODIFICATION TO THE APPROVED GENERAL PROVISIONS FOR THE HANSEN RANCH PLANNED DEVELOPMENT PROJECT RESOLUTION NO. 92-014 APPROVING PA 91-096 HANSEN RANCH SITE DEVELOPMENT REVIEW REQUEST FOR THE FIRST PHASE (LOTS 1- 72) OF THE 180 LOT HANSEN RANCH PROJECT NEW OR UNFINISHED BUSINESS None OTHER BUSINESS Mr. Tong indicated that the second reading for the Hansen Hill Development Agreement and the Management Audit ordinances would be heard at the February 14th City Council meeting. Updated reports on CDBG funds, nonconforming signs, TVHC and HCD would also be reviewed. PLANNING COMMISSIONERS' CONCERNS Cm. North requested that the direction of the site plans be more clearly marked. A"north arrow" should be used on all site plans. Cm. Burnham asked for an update on the Donlan Canyon project. Mr. Tong indicated that the Paragon Group has backed out of the project. The Applicant is currently looking for a builder. This project is waiting for the Hansen Hill development to be underway because of the access roads that link the two projects. The Site Development Review application has been denied, without prejudice, because it was deemed incomplete. Regular Meeting PCM-1992-32 February 18, 1992 [2-18min] ~ • ~ Cm. North discussed the standard parking requirements and felt that the City's parking ordinance may need to be looked at. ADJOURNMENT The meeting was adjourned at 10:30 p.m. Respectfully submitted, ~ ~ i Planni Commis on Chairperson ~ Laurence L. Tong Planning Director Regular Meeting PCM-1992-33 February 18, 1992 [2-18min]