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HomeMy WebLinkAboutPC Minutes 11-21-1995 A I'••f++ / • ~ / Regular Meeting - November 21, 1995 A regular meeting of the City of Dublin Planning Commission was held on Tuesday, November 21, 1995, in the Dublin Civic Center Council Chambers. The meeting was called to order at 7:30 by Commissioner Vice-Chairperson Geist. ROLL CALL Present: Commissioners Geist, Jennings and Lockhart; Laurence L. Tong; Planning Director; Dennis Carrington, Senior Planner; Jeri Ram, Associate Planner; Ralph Kachadourian, Assistant Planner, and Gaylene Burkett, Recording Secretary. Absent: Commissioners Zika and Johnson PLEDGE OF ALLEGIANCE TO THE FLAG Cm. Geist led the Commission, Staff, and those present in the pledge of allegiance to the flag. ADDITIONS OR REVISIONS TO TI-IE AGENDA The minutes of the October 17, 1995, meeting were approved as submitted. ORAL COMMUNICATIONS None WRITTEN COMMUNICATIONS None PUBLIC HEARING None NEW OR UNFINISHED BUSINESS 9.1 Caffmo is requesting that the Planning Commission initiate a Specific Plan Amendment study to consider allowing drive-in and drive-through restaurants as a conditional use rather than a prohibited use within Area 3 of the San Ramon Road Specific Plan. The proposed Caffino locatio„ is at 7360 San Ramon Road, directly in front of the Workbench True-Value Hardware store. Cm. Geist asked for the staff report. Ralph Kachadourian, Assistant Planner, presented the staffreport. He outlined the project and why a San Ramon Road Specific Plan Amendment Study (Study) was necessary. He stated the proposed project would be in Area 3 of the Specific Plan. He indicated that it was the intent of the Specific Plan that the principal uses within Area 3 be reserved for retail shopper stores. °The San Ramon Road Specific Plan (SRRSP) identified Caffmo's drive-through proposal as a prohibited use, and Caffmo was requesting that Regular Meeting 100 November 21, 1995 [ 11-21pcm] , ~ • the Planning Commission initiate a Study to consider allowing drive-in and drive-through restaurants, wluch sell food for consumpdon in a short time, as a condidonal use within Area 3. He indicated that if the Study was initiated by the Planning Commission, Caffino did have a Conditional Use Permit and Site Development Review application submitted and that would come before the Planning Commission at a later date. He stated that when the SRRSP was adopt~ in 1983, development within Area 3 was basically the Workbench True Value Hardware Store, a previous nursery and the Dublin Ice Land Skating Rink. Drive-through uses were prohibited in order to foster attractively designedlazge scale developments which eventually occuned, and to avoid having a concentration of unattractive drive-through uses on San Ramon Road. There are smaller in-fill sites suitable for drive-through uses which remain undeveloped. Mr. Kachadourian stated if the Planning Commission authorized the Study, Staff would exanune several specific issues regazding the request; 1) Is a drive-in or drive-through use an appropriate use within Area 3, 2) Should a drive-in or drive-through use be~nsidered a conditional use within Area 3, and 3) Determine if certain types of specialty drive-in or drive-through uses, such as Caffino, should be allowed, as opposed to the typic~i drive-through restaurants such as Burger King, McDonalds or Carls Jr. He stated Staff recommended that the Planning Commission initiate a Specific Plan Amendment Study to consider allowing drive-in or drive-through restaurants as a conditional use witlun Area 3 of the SRRSP. Brenda Gillazdi, Project Planner for Caffino, Inc., stated they had been working several months with the City to determine if this project was possible and what would be the best way to proceed with the project. She stated they have also been working with the property owner, who supported the project on the site. She felt that the Specific Plan was an old plan and it had accomplished what it had set out to da Ms. Gillardi felt it was important for the City to respond to new business ideas. She gave a brief oudine of Caffino's product. She stated they had 17 stores open now thraughout the Bay Area. Cm. Jennings asked where other Caffino locations were. Ms. Gillardi gave other site locations such as Napa, Concord, Campbell, South San Francisco, Redwood City and Oakley. Cm. Jeniungs asked if the location in Concord was built on in-fill. Ms. Gillazdi stated there were actually 2 sites in Concord, one on a fr~-standing site and the other was located in a shopping center. Ms. Jennings asked Staff what would the Study entail, how long would it take and how much would it cost. Mr. Carrington stated the Study would be a quick Study and the reason why the Study was necessary. He stated Staff was prepared to come back to the Planning Commission in two weeks with recommendations. Cm. Jenirings said she went past the site and was confused how the parking areas would work. She asked how the parking spaces were indicated. Mr. Tong stated those issues could be addressed during tt?e Site De~velopment Review process. On motion by Cm. Lockhart, seconded by Cm. C~ist, and with a vote of 3-0, (Commissioners Zika and Johnson were al~ent) the Planning Commission unanimously adopted Resolution Na 95-(W~ APPROVIlVG THE INIT~ATION OF A 5PECIFIC PLAN AMENDMENT STUDY FOR CAFFINO INC., FOR AREA 3 OF THE SAN RAMON ROAD SPECII+'IC PLAN. *s*s•*ss:* Regulaz Meetiug 101 November 21, 1995 [l 1-21pcm] f ~ . 9.2 Trumark Homes has applied for a General Plan Amendment for their 8.9 + acre site; changing the General Plan Designation for the site from "Transportation Corridar" to "Medium Density Re.sidential" (6.1- 14A units per acre). The site is located along Dougherty Road and the former Southern Pacific Railroad right-of-way (APN 941-0205- 006-10). The Medium Density Residential Designation would permit single family residential development at approximately 12 units to the acre. The Planning Commission will review and recommend. to the City Council the feasibility of a General Plan Amendment. Cm. Geist asked for the staff report. Jerry Haag introduced himself as the consulting planner and presented the staff report. He stated that the amendment wovld allow the Applicant to propose new single family detached sm~ll lot houses. He showed some slides of the proposed project site and the surrounding properties. He stated that a preliminary plan showed a light-rail transit system originating in Pleasanton and mm~ing up San Ramon Valley and terminating in Contra Costa County. FIe found no confirmed plans or funding mechanism have been developad for this system. There was an e~cisting bike, walking, jogging trail on the site. Mr. Haag stated the proposed type of use would be cflnsidered an innovative type of land use. This project would offer home ownership to groups of people who probably could not afford traditional single family homes on larger lots. He stated in terms of the Housing Element, Staff not~ that the City was not meeting its housing production targets establist~ed by ABAG. He indicated this project would be one way for the City to reach some of their goals. Mr. Haag stated that there were some potentially significant noise along Dougherty Road that would have to be mitigated as part of any future proje~t. He statal that several large. regionai policy bodies in the Bay Area recommend that cities look at this type of higher density in :fill type of project. There may need to be a si~al light placed an Dougheriy Road. He stated that Dougherty Road was a direct transportaiion corridor and Wheels indicated that they would provide direct transportation to the new BART station along Dougherty Road. There would be two health-risk issues which would need further investigation, one is the DSRSD water Ueatment plant and the underground gas pipe line. Urban in fill high density projects seemed to be working in other cities, and there were positive things to say about this type of housing. He stated Staff re~ommended the Planning Commission recommends that the City Council dire,ct Staff to approve the Study. Mike Maples, representing Trumark Homes, indicated that the niche they fownd themselves in is to take problem sites and make the sites useful. They felt the site was good be~ause it was close to public transportation which was a natural way to move peaple towards civilization. He felt there was not another option for the site. He indicated that it made sense place p~ple near trail systems that the City was investing money in. He felt that in fill developments were beneficial; however, because it had existing neighbors there would be mitigation issues that would nced to be addressed. Mr. Maples felt that could bring relatively affordable housing to this site. He stated that there were some probiems with having the project next to a pipeline; however, it was the same pipeline that runs through the Ironhorse Trail and nuis through other projects in San Ramon, Danville, and Walnut Creek and witlun 15 feet of the Dublin Meadows project. Mr. Maples stated there were high tech solutions to monitoring the system. He stated that they talked with the State Fire Marshal and thc~ught most issues cauld be mitigated. He felt concerns could be mitigatai with creative solutions. Cm. 7ennings asked wl~re their Fremont sites were located. Mr. Maples stated there was one on the corner of Dusterberry and Peralta that was not built yet. The other was on Mowry near Missioq which had,}ust received an approval. Cm. Jennings asked tl~ size of those projects. Mr. Maples stated tl~ Mowry/Mission project was just over 5 acres and the Dusterberry/Peralta was just under 6 acres. Cm. 7ennings asked what the square footage would be for the homes. Regular Meering 102 November 21, 1995 [l 1-21pcm] . ~ • Mr. Maples stated approximately 1200 to 1700 square feet. Cm. 7ennings asked how many homes would be on this site. Mr. Maples stated that the plan he brought tonight was just a conceptual plan, and decision it would depend on buyers needs. Cm. Lockhart stated he was concemed that if there was ever a light rail system put through that area, most people would not want to live next to train tracks. Mr. Maples stated rumors have been that they have backed off placing the light rail system through, because of possible litigation. He stated there would be enough space for the light rail system to go in, just like there is along the Iron Horse TraiL Cm. Geist asked about set backs along the high pressure pipeline. Mr. Maples stated that the Fire Marshal said that if there was an existing residential development and a new pipeline was proposed to go in, they would typically require a 50 foot setback from the nearest part of the dwelling unit. If there was an existing pipeline and a proposal for a new residential project, they would typically require a 30 foot setback. The current plan shows a 40-50 foot set back. (Upon Sta, f, j`''s review of the dra, f~ minutes, it appeared thatMr. Maples transpased his setback figures. If there was an existing residential development, with a proposed pfpeline, the setback would be 30 feet. If there was an existing pipeline, with a proposed residential project, the required setback would be SO feet) Cm. Geist asked about the alternative plan mentioned a possible strip of light industrial, how would the plan be studied if approved. Jeri Ram stated that as part of the environmental. review process, they would be looking at various solutions to help midgate some issues like a buffer between residential and industrial. Cm. Jennings asked if the environmental document would address school impacts. Mr. Haag stated that they would contact the school district to find out what the impacts would be. Cm. Geist closed the discussion and asked the Commissioners for theu comments. Cm. 7ennings clarified what the PC would be approving. She liked the idea of the in-fill project for affordable housing. Cm. Lockhart stated it was an eyesore now. Oa motiou by Cm. Jeanings, seconded by Cm. Lockhart, aud with ~ vote 3-0, (Commissioners 7aka and Johnsoa were abaent) the Pl~nnigg Commission unanimously agreed to recommend that the City Council authorize Staff to continue with the procesa to prepare xn environmental documents nud formnl General Plan Amendment for the proposed projec~ OTI~R BUSINESS Mr. Tong stated that the C~neral Plan Map would not fit in the area behind where the Commissioners sit and now there were plans to have the General Plan Map framed and displayed along an end panel. Mr. Tong stated that the City Council would be willing to meet priorto a City Council meeting some time after 7anuary lst. Regulaz Meeting 103 November 21, 1995 [11-21pcm] ~ ~ ~ ~ ~ Mr. Tong stated Staff had given Commissioners some preliminary information on the Dublin Itanch proje~t that will be coming to them in the near future. AD70URNMENT The meeting was adjourned at 8:20 p.m. RespectfiillY submitted, ~ lanning 'ssion C ' rson A ST: Planning Director Regular Meeting 104 November 21, 1995 [11-21pcm]