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HomeMy WebLinkAbout05-13-2003 PC Minutes Planning Commission Minutes May 13, 2003 CALL TO ORDER A reglliar meeting of the City of Dublin Planning Commission was held on Tuesday, May 13, 2003, in the Dublin Civic Center City Council Chambers. Chair FasuIkey called the meeting to order at 7:{}0 p.m. RDLL CALL Present: Commissioners, Fasulkey, Machtmes and King; Jeri Ram, Planning Manager; Jerry Haag, Planning Consultant; and Gaylene Burkett, Recording Secretary. Absent: Cms. Jennings and Nassar PLEDGE OF ALLEGIANCE TO THE FLAG Cm. Fasulkey 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 MEETINGS Due to lack of quorum from last meeting, no minutes were approved at this meeting. ORAL COMMUNICATION - None WRITTEN COMMUNICATIONS - None PUBLIC HEARINGS 8.1 PA 03-003, the Eden Housing Senior Housing Project, submitted by Eden Housing, Inc. (Eden Housing), to consider an Amendment to the General Plan; an Amendment to the Downtown Core Specific Plan; a Planned Development (PD) Rezone/Stage I & II Development Plan, Site Development Review (SDR); a Tentative Parcel Map, and a Mitigated Negative Declaration. Cm. Fasulkey opened the public hearing and asked for the staff report. Jerry Haag, Planning Consultant presented the staff report to the Planning Commission with site plans and front and rear elevations. He stated that this project involves consideration of a 54-unit senior occupancy, income-restricted, independent living housing project at the rear of the former Dublin branch of the Alameda County library. The site is located on the south side of Amador Valley Boulevard near the intersection of Amador Valley Boulevard and Starward Drive (7606 Amador Valley Boulevard). The project site includes approximately 0.58 acres of land on the southernmost portion of the parking lot of the former library that would be used for the senior affordable housing project. The northerly 1.4 acres if the site contains the former library building and parking lot and was recently approved as the site of the new Dublin Senior Center. Mr. Haag indicated there were representatives in the audience from Eden Housing who will speak about the project. Mr. Haag indicated that this proposal was for independent living and that there would be no assisted living. He stated there were conditions of approval on the Target Store remodel that addresses handicap access issues for this project. The project would be owned and managed by Eden Housing. Eden Housing will recruit and screen the applicants. He stated that there will be an on-site manager living there. He stated that the target incomes had not been established yet. Mr. Haag said this project was for a proposed General Plan Amendment, Planned Development rezoning, Conditional Use Permit, Site Development Review, and Tentative Parcel Map request for the Eden Housing project which would be consistent with the Dublin General Plan and Dublin Zoning Ordinance. The project will provide 53 apartments for low and very low-income residents (54 total units, with the manager unit), many of whom are anticipated to be Dublin residents. Approval and implementation of the proposed project will also assist the City in meeting quantified housing objectives for affordable housing as mandated by the City's Housing Element. Mr. Haag stated that Staff recommends the Planning Commission open the Public Hearing, deliberate and adopt the following resolutions: 1. Resolution recommending City Council certification of a Mitigated Negative Declaration and adoption of a Mitigation Monitoring and Reporting Program (Attachment 1); 2. Resolution recommending City Council approval of Amendments to the General Plan and to the Downtown Core Specific Plan (Attachment 2); 3. Resolution recommending City Council approval of the Planned Development Rezone/Stage I & II Development Plan (Attachment 3); 4. Resolution approving the Site Development Review (SDR) application for this project (Attachment 4); 5. Resolution approving a Tentative Parcel Map (Attachment 5). Mr. Haag concluded his presentation and asked for questions from the Commission. Cm. Fasulkey asked if the applicant wished to speak. Marion Gushiken, Associate Director of Eden Housing, summarized that she felt Staff had done an excellent job describing the project. She stated that Eden Housing was a non-profit housing developer. She clarified about the income verification, and stated Eden was submitting an application to HUD in June and to the Tax Credit Allocation Committee in July. Under either scenario, residents would be eligible at 50% of median or below market. Cm. King asked about the linkages to surrounding land uses. He asked about the back of the property and with pedestrian friendly projects in mind, why couldn't the residents access the development through the back of the property. Ms. Gushiken pointed out on the map the access areas for seniors to use. Chris Laman, Architect, gave a Power Point presentation and indicated they have worked on other project with Eden Housing before. He stated the site offers a good example of infill planning. He stated the project would be 3 floors over a concrete parking structure, with all parking on the housing site and not on the Senior Center site. There will be stand-alone parking for the housing project. A parking ratio of .5 cars is very adequate, with some .6 in this project with 10-foot wide center parking stalls. The wider stalls are more convenient for seniors to get in and out of their vehicles. The parking garage has 30 spaces (27 would be the .5 ratio) and space for maintenance equipment, storage, elevator equipment rooms, and the entry lobby. There is a nice walkway from the Senior Center to the lobby and the entry court of the facility. Mr. Layman went into great detail about the Senior Housing complex. He stated the utilities will come from an existing easement. The Senior Housing will have colors that are incorporated with the Senior Center. Cm. Machtmes stated he liked the design of the building and liked that it was near the Senior Center. He was concerned about the interaction with the Senior Center and other surrounding uses. He asked if the Architect could incorporate the front features of the Senior Housing on the back of the building. He wanted a more pedestrian friendly type of environment. Mr. Laman said he would do it if they could fit another sidewalk on the site. He pointed out where the proposed walkways were to be located. He said they did not have a large area to work with as the Target property line was very close. He said in order to have another 5 foot sidewalk, they would have to give up half of the planting area in order to accomplish that. Mr. Peabody, Community Development Director, said what the drawings did not show was how the project was located to nearby other uses. He said the Senior Housing would be very close to other uses such as the Target store, a grocery store, Longs and not very far from the new Safeway. Mr. Peabody stated that there are not other locations in Dublin available with better access to such uses. He also indicated there was a bus line right on Amador Valley Boulevard. Cm. King asked about the gate on the south side. Mr. Laman said that there would indeed be a gate there for emergency access only, with a lock box on it for fire and police personnel. Cm. King asked if it could be opened up for a second entrance. He wondered why would have to be locked? Mr. Layman said there would not be a place for a senior to go from that gate. He stated if seniors used that gate they would be exiting into the back part of Target where there may be large semi-trucks making deliveries and it would not be safe for seniors to use that gate. If they did make that gate accessible, Target would have to agree to the gate and they would have to give up one parking space. Mr. Laman said the back of the Senior Housing complex was very attractive. Linda Mandilini, Executive Director of Eden Housing, said the concern with the 2nd gate was for the senior's security. She stated going out of the gate would be fine, but they did not want to create a strong point of access from that parking lot to the back of the Senior Housing, as they wouldn't have a way to keep an eye on who was entering. She said they would have to take a close look at security and who would be able to enter through a spot that can't really be monitored. She indicated that one possibility could be a secure card entry. Ms. Jeri Ram, Planning Manager, said with the Target remodel, Staff spent a lot of time working on that 2"d gate access, and it is highly unlikely that Staff could get an agreement for access from Target. She said Target was a very big organization with lots of legal concerns and Staff has worked with Target over those concerns. Ms. Julia Abdala, Housing Specialist, said if there were a rear gate, it would be at the back of Target and that it would be better for the seniors to use the sidewalk that would take them towards the front of the Target store. Mr. John Collins asked about the number of the bus line. He thought it was a number 3, which might be cancelled and he asked about an elevated walkway. Cm. Fasulkey closed the public hearing and the Planning Commission deliberated. Cm. King felt it was a great location. He would encourage the architect to give the appearance of an active part of the back area. Cm. Machtmes shared the feelings of Cm. King. He thought it would be unfortunate to not soften the design of the relationship between the Senior Housing and the Senior Center. Cm. Fasulkey said that Eden Housing has set a precedent for the design, working with the smallest parcel and therefore the least flexibility. He was quite happy with what they've done and he thinks it represents a very good start on an otherwise difficult piece of land to work with. Cm. Machtmes asked where they were in the design of the Senior Center. Ms. Ram said the design was fairly much finished. They are working on the design development drawings, which means they are tightening up all the details before they go to bid on the project. She stated the design is fairly much set. During the development of the design they met with the Senior Advisory Group along with many different groups to make sure that they all had input on the design. One of the concerns was that the seniors in the community wanted the Senior Center to serve the entire community, and not become so much a part of the Senior Housing. They did not want the Senior Housing people would feel that the Senior Center was just theirs to use. The Senior Advisory Group wanted that separation. They also wanted the Senior Housing to have its own community room and some of its own facilities so that, in fact, the Senior Center was for the whole community. Ms. Ram stated there was that actual choice made to have it laid out the way it is. On motion by Cm. King, seconded by Cm. Machtmes saying for the record, that for any future development remaining for the Senior Center, to consider that the Senior Community wishes a separation between the two, but also consider that we can marry the two together a little bit more. Cm. Fasulkey concurred with Cm. Machtmes, stating that they can encourage a little bit more marrying up of the two projects, so as to not see islands and autonomy prevailing. With a vote of 3-0-2 with, Cms. Nassar and Jennings absent, the Planning Commission unanimously approved. RESOLUTION NO. 03 - 21 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF DUBLIN RECOMMENDING CITY COUNCIL ADOPT A MITIGATED NEGATIVE DECLARATION AND MITIGATION MONITORING AND REPORTING PROGRAM FOR THE EDEN HOUSING SENIOR AFFORDABLE HOUSING PROJECT PA 03-003 RESOLUTION NO. 03 - 22 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF DUBLIN RECOMMENDING THE CITY COUNCIL APPROVE A GENERAL PLAN AMENDMENT AND AN AMENDMENT TO THE DOWNTOWN CORE SPECIFIC PLAN, PA 03-003, FOR 0.58 ACRES FOR THE EDEN HOUSING SENIOR PROJECT PROPERTY AT 7606 AMADOR VALLEY BOULEVARD TO CHANGE THE GENERAL PLAN LAND USE DESIGNATION FROM RETAIL/OFFICE TO HIGH DENSITY RESIDENTIAL (25.0+DWELLING UNITS PER ACRE) AND TO ADD A HIGH DENSITY RESIDENTIAL LAND USE DESIGNATION FOR THIS PROPERTY TO THE DOWNTOWN CORE SPECIFIC PLAN RESOLUTION NO. 03 - 23 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF DUBLIN RECOMMENDING THE CITY COUNCIL APPROVE A PLANNED DEVELOPMENT (PD) STAGE 2 REZONING AND DEVELOPMENT PLAN FOR APPROXIMATELY 0.58 ACRES OF THE EDEN HOUSING PROJECT LOCATED AT 7606 AMADOR VALLEY BOULEVARD TO CONSTRUCT UP TO 54 SENIOR AFFORDABLE HOUSING UNITS AND ASSOCIATED SITE IMPROVEMENTS FOR PA 03-003 RESOLUTION NO. 03 - 24 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF DUBLIN APPROVING PA 03-003, EDEN HOUSING, INC. FOR A SITE DEVELOPMENT REVIEW REQUEST TO CONSTRUCT UP TO 54 SENIOR APARTMENT DWELLINGS AND RELATED SITE IMPROVEMENTS AT 7606 AMADOR VALLEY BOULEVARD RESOLUTION NO. 03 - 25 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF DUBLIN APPROVING A TENTATIVE PARCEL MAP PA 03-003 (TPM 8144) FOR APPROXIMATELY 2 ACRES OF LAND ON PROPERTY LOCATED AT 7606 AMADOR VALLEY BOULEVARD NEW OR UNFINISHED BUSINESS - None OTHER BUSINESS (Commission/Staff Informational Only Reports) - Ms. Ram stated she would try to reschedule the study session at the next meeting. It will start at 6:00, and dinner will be served and the Commissioners and staff can go over the Planning process that will assist the Commission on future projects. Cm. Fasulkey said he was at ground zero in New York and it was worth the trip. They are moving fast to build a replacement by mid 2005. ADJOURNMENT - The meeting was adjourned at 7:50. ATTEST: Pla~r Re,~/t fully s.~ted' fl/ ~l~nning C~ru:n'/s~ic~ Chain