Loading...
HomeMy WebLinkAbout03-22-2016 PC Mintues G � Planning Commission Minutes n Tuesday, March 22, 2016 CALL TO ORDER/ROLL CALL A regular meeting of the City of Dublin Planning Commission was held on Tuesday, March 22, 2016, in the City Council Chambers located at 100 Civic Plaza. Chair Kohli called the meeting to order at 7:00 p m Present Chair Kohli, Vice Chair Mittan; Commissioners Do, Bhuthimethee and Goel, Jeff Baker, Assistant Community Development Director, Kit Faubion, Assistant City Attorney, Kristi Bascom, Principal Planner; Martha Aja, Associate Planner; and Debra LeClair, Recording Secretary. Absent: None ADDITIONS OR REVISIONS TO THE AGENDA — NONE MINUTES OF PREVIOUS MEETINGS — On a motion by Cm. Mittan and seconded by Cm Do, on a vote of 4-0-1 (Cm Kohli abstained) the Planning Commission approved the minutes of the February 9, 2016 meeting ORAL COMMUNICATIONS — NONE CONSENT CALENDAR — NONE WRITTEN COMMUNICATIONS — NONE PUBLIC HEARINGS — 8.1 PLPA-2015-00058 Avesta Senior Care Facility Project - Site Development Review and Conditional Use Permits for a new assisted living/senior residential care facility in Downtown Dublin Kristi Bascom, Principal Planner, presented the project as outlined in the Staff Report. Cm Bhuthimethee asked if the project proposed 36 parking spaces Ms Bascom answered that the Applicant has revised the plans and there are now 40 parking spaces proposed Cm Goel asked to compare the height of this project to the Trumark Regional Street project Ms Bascom responded that the height of the Trumark Regional Street project is approximately 45 feet and the proposed senior care facility is proposed to be approximately 56 feet in height. Cm. Goel asked the height of the adjacent buildings. Ms Bascom answered that the adjacent condominiums are two stories and the apartments on Donohue Drive are also two stories Cm Goel felt that a two story building would be approximately 25-28 feet Ms Bascom agreed Cm Goel felt that the proposed building would be approximately twice the height of the surrounding buildings Ms. Bascom stated that the proposed building is four stories and the surrounding buildings are two stories Cm. Goel asked for a comparison of the FAR for the proposed project and the Trumark Regional Street project Ms. Bascom answered that the product type is very different because the Trumark project is for ownership townhomes at 60 units on 2 6 acres. She stated that the proposed project is a 1 acre site which is much more intensely developed with a variety of residential and commercial uses Cm. Goel felt that the proposed project is 30% more dense on the 1 acre site Ms Bascom stated that the unit density is not viewed in the same way because residential density would be approximately 35 units and commercial is based on a per square foot basis Cm Goel was concerned about the parking reduction and asked if the assumption is that 2 out of 3 employees would be taking public transportation. Ms Bascom stated that the parking study was based on the assessment of a similar facility that operates in a similar manner She stated that the study did not assume the number of employees or visitors, but only reviewed how many cars were at the facility at a certain point and what percentage of the parking field was being occupied at any given time and is that parking sufficient Cm Goel asked what the proximity is to alternative transportation at the facility that was used in the study Ms Bascom stated that the study facility is located in Pleasanton and is further from transit opportunities than the proposed project. The proposed facility is within the downtown area, within a reasonable walking distance to shopping, etc , as well as bus routes along Amador Valley Blvd Cm Goel asked about the methodology used for the parking analysis Ms Bascom responded that the methodology for the parking analysis was to look at a facility that was currently operating and it's parking supply and demand She stated that they also looked at the industry standards She stated that the study concluded that, based on a "real life" scenario, this facility would be sufficiently parked with 40 spaces She stated that, if the project were considered only as an assisted living facility, they would only be required to provide 40 spaces, which is what is proposed However, because of the 35 senior apartments, it is hard to know to what degree those residents would take advantage of the assisted living amenities, therefore, the conservative approach would be to apply the senior parking ratio to this portion of the facility Cm Goel mentioned Condition of Approval #10 regarding a Transportation Demand Management Plan and asked, if parking becomes an issue, what would be the options the Applicant could take to alleviate the issue Ms Bascom answered that the project Applicant/Operator will provide shuttle service for employees to and from the BART station, transit subsidies, and staggered shift changes to reduce the peak parking demand for the project Cm Goel asked if these shuttle and transit subsidies are meant for the employees only. Cm Bascom answered yes, the shuttle would be for the employees and suggested that the Applicant can answer whether he will offer the service to the residents. She stated that, the Condition of Approval reads "after six months the facility will provide a follow-up parking study to the City with the assessment of the parking conditions " If there is spill over that is impacting adjacent properties then the Applicant will need to submit additional transportation demand strategies for the facility The Applicant/Operator will institute additional transportation programs that will lessen those demands She felt that typically the parking demand mostly comes from the employees not the residents, who tend to not be car owners and visitors who come on a sporadic basis Cm Goel asked if the community care facility has 24/7 care Ms Bascom answered yes Cm Mittan asked which trees on the project site will remain and which will be removed. Ms Bascom answered that, on Amador Valley Blvd , the tree wells will be enlarged, tree grates placed over them, missing trees will be replaced, and two additional street trees will be planted Per the tree survey, the on-site trees are proposed to be removed The Applicant will determine if any of the trees can be retained or relocated on-site and will do so if possible Cm Mittan asked what type of fencing or wall will be installed at the back of the project and at what height Ms Bascom stated that the Applicant provided three options for the fence/wall in the package, but the intent was to have a discussion with the neighboring condo HOA to see what would be preferable She felt that the height would be 6 feet in height, which is typical, but it could go to 8 feet which is not unusual for a commercial project Cm. Mittan asked if the wall/fence would be consistent along the entire back border, including the fire station area. Ms Bascom answered the wall would be consistent against the condos and the Applicant will replace the wall that separates the site from the fire station. Cm Mittan was concerned about noise from the fire station as well as noises from the project and asked if the City has a recommendation regarding the height of the wall to lessen any noise pollution Ms Bascom felt that that the City would not have a concern regarding the height of the fence Cm Mittan asked about the public art component of the project and if it has been worked out with the Applicant Cm Bascom answered that, at the SDR stage, the Applicant is asked to identify whether they intend to satisfy the public art requirement on-site or pay in-lieu fees She stated that, per the City Ordinance, either option is up to the Applicant The Applicant has stated that they would like to have public art component on the corner because of the way the plaza is designed Cm. Mittan was concerned about pedestrian access to the senior center and asked if any additional measures would be taken for the safety of the seniors crossing the street. Ms Bascom stated that there is an existing crosswalk at the intersection which functions and does not feel that any changes need to be proposed Cm Mittan was concerned with the noise component because of ambulance and fire trucks, etc entering the project from time to time Ms Bascom suggested that the Applicant can speak to the frequency of noise at the site but she did not have the impression that it would be a problem for nearby residents. Cm. Mittan asked if there was any outreach to the neighborhoods regarding the proposed project Cm Bascom stated that the City mailed the typical public hearing notice and the Applicant has done outreach and held a community meeting with limited attendance Cm Bhuthimethee asked what the concerns were of the one attendee at the meeting. Ms Bascom noted that the Applicant can answer that question Cm Bhuthimethee asked about the fence, the wall and the screen at the back of the property and when the wall stops and the screening starts Ms Bascom answered that the privacy screen walls will provide a buffer to the windows at the ground floor residential units along Amador Valley Blvd There will be a 40 inch screen wall and another on the interior of the project which is 6 feet high She stated that the walls are the perimeter boundaries on the project separating the project from fire station and the condos Cm Bhuthimethee asked if the wall will be stepped down as it gets closer to Donohue Drive Ms Bascom answered that the level of detail has not been discussed but agreed that at the driveway exit it would be important to be able to see around the corner Cm Bhuthimethee asked if they will they be removing the row of mature olive and almond trees that are on-site Ms Bascom answered that the trees are proposed to be removed She stated that the Applicant is determining if any of the trees can be retained, but the parking area is close to the property line which would make it difficult Cm Bhuthimethee felt it would be sad to lose those trees because they create a nice buffer Chair Kohli opened the public hearing Mohammad Javanbakht, Applicant, Avesta Development Group LLC, spoke in favor of the project He introduced his team members and gave an overview of the project Patrick Morris, Fehr & Peers, spoke in favor of the project and presented an overview of the parking study Mr Javanbakht responded to the question regarding comparing this type of community with strict residential uses, such as the Trumark Regional street project He stated that the average size of the unit is 432 square feet compared with the average townhome unit which would have approximately 1,800 square feet. He stated that the proposed units would be occupied by one person who does not drive compared to residential units that are occupied by two to four residents who usually have two cars. Chris Morris, architect, spoke in favor of the project and addressed the design of the project and conceptual landscape plan Cm. Do asked for a breakdown of the units Mr Javanbakht answered that there are 32 memory care beds, 13 high acuity assisted living units and 35 senior apartments He stated that, of the total 35 apartments, there are four 2 bed units, of which 11 are studios, and the rest are 1 bedroom units Ms Do asked why there are 2 bedrooms units Mr Javanbakht answered that some residents move in with a partner or move from a larger home and are not ready to move to a 1 bedroom or studio, they feel more comfortable in a two bedroom until they are ready for a smaller unit Cm Do was concerned about the 2nd floor memory care units having balconies. Mr Javanbakht answered that there are no balconies on the 2nd floor units for security issues. Cm Do was concerned about the outdoor patio on the 2"d floor for the memory care unit Mr Javanbakht answered that there is a large outdoor screen on the balcony Cm Mittan asked if they have other similar facilities near the proposed project. Mr Javanbakht responded that they have communities under development currently and their focus is to make these communities look more like condominiums and hotels, and not the typical senior housing He stated that he could reference other facilities that look similar Cm. Mittan was concerned with the balconies facing west and the Dublin wind and if there will be wind screens on those balconies Mr. Morris responded that they are not that far into the design to address environmental issues, like wind screening, but it is something they could add to the balconies in the future Cm. Mitten asked where the delivery area would be located Mr Javanbakht answered that deliveries will be made at the back of house Cm Mittan asked if there would be delivery of medical gases and oxygen Mr Javanbakht answered that there would not usually be these types of deliveries and that residents would bring their own. Cm Mitten asked if the rooms would be wired or plumbed for oxygen Mr Javanbakht answered no Cm. Mittan asked if there will be room for the growth of the new street trees that will be planted at the front of the project Mr Javanbakht answered yes Mr Morris stated that they had a tree study done, but there was no arborist involved. He pointed out that the trees are located against the curb and there was no damage to the sidewalk from root growth He added that they would determine how best to replace the sidewalk if damaged and not upset the existing root growth Cm Mittan stated that he was more concerned with the canopy of the tree than the roots Mr Morris stated that the building is set back enough to accommodate the canopy of the trees Cm Mittan asked how what the setback is for the resident's building Ms. Bascom asked which residence he was referring to Cm. Mitten stated he was referring to the existing condos Ms Bascom stated that she did not know the distance from the property line to the first condo building Mr Javanbakht pointed out the closest unit within the project to the condos Cm Mittan asked how staffing will affect the parking issue. He asked how the parking allotment was estimated and if it was based on facilities that the Applicant owns or a neighboring facility Mr Javanbakht answered that the number of employees that were considered for the parking study was based on the assumption that the entire building will run as a true assisted living facility with high acuity residents. Cm Mittan asked if there will be more than one shuttle provided for the employees. Mr Javanbakht stated that there will be at least one shuttle and they will evaluate the demand to determine if there is a need for two shuttles Cm. Mittan asked if the parking space for the shuttle will take away from the 40 proposed parking spaces Mr. Javanbakht stated that the shuttle driver will remain on-site and will park the shuttle in the loading zone area and the driver can move the shuttle if needed Cm Mittan asked for an explanation of the function and use of the roof top courtyards Mr Javanbakht stated that the second floor courtyard dedicated to the memory care floor is for indoor/outdoor dining There is also a state requirement for an accessible outdoor space for memory care units Cm Bhuthimethee was concerned about the public view and how this project fits into the community She stated that she likes the materials for the project, but felt that the grey balcony at the front of the project is large and imposing and asked if there was a way to soften the portion that wraps around the front corner Mr Morris agreed and stated that there are a lot of ways to soften the appearance of the balcony which may mean that they step back the darker band at the bottom. Cm Bhuthimethee felt that they may be able to use some of the other textural materials to soften the look Mr Morris agreed to work with the Applicant to soften the balcony Cm Bhuthimethee asked if their landscape architect was present Mr. Morris stated that no landscape architect has been assigned to the project as yet There was a discussion regarding the materials for the landscaping and the conceptual landscape plan and making the project more pleasing Cm Bhuthimethee asked about the proposed wall along the back of the property where there are almond and olive trees Mr Morris stated that the wall would be part of the project and they provided three examples of the wall and plan to have a discussion with the condo HOA regarding what they would prefer Cm Bhuthimethee asked if the wall would eliminate the trees or the parking Mr Morris stated that the trees will be part of the discussion with the landscape architect and the HOA Cm Bhuthimethee was concerned about the large olive tree on the corner of Amador Valley Blvd and Donohue Drive and asked if it would be retained Mr. Morris stated that the tree would not be retained with the current plan unless it could be relocated Cm. Bhuthimethee asked about the health of the tree Mr. Morris stated that they did not know the health of the tree Cm Bhuthimethee asked if the trees along Amador Valley Blvd will be saved Mr Morris answered yes Cm Bhuthimethee felt that it would be helpful in mitigating the size and stature of the building to retain those trees Mr. Morris felt that the trees would help step down that approach and soften the look Cm Bhuthimethee was concerned that the bio retention area in front of the building is a lined structure and no trees will be able to be planted between the building and the sidewalk, which is already very narrow Mr Morris stated that the area will be predominantly grasses and succulents Cm Bhuthimethee was concerned with the screened fencing along the back of the sidewalk, and felt that it seemed unfriendly, like the project is turning their back on the community She felt that the only people who will be able to enjoy the landscaping are the people in the building. She was thinking about the community and the thousands of people who pass by the building and have to look at the fence Mr Morris felt that is a question for the operator but felt that the screen is very transparent Cm Bhuthimethee asked if the screened fencing could be eliminated so that the community can enjoy the landscaping as well as the residents Mr Morris answered yes, but the operator will make that decision based on their desire to maintain privacy for the residents on the ground floor Cm Bhuthimethee felt that the residents' privacy can be maintained within their unit with blinds and shades Ms Bascom commented that the public works engineers were concerned and want a barrier because of the nature of the bioswales and making sure that between the sidewalk and the drop off that there is a buffer for safety Cm Bhuthimethee asked if, instead of having a solid screen wall, there could be a metal railing that is transparent allowing the public to see the landscaping as well. Mr Morris stated that it is a possibility Cm Bhuthimethee asked if the Applicant would be willing to screen the parking from the Starward Drive side Mr. Morris stated that there are trees and shrubs in the area to screen that area Cm Bhuthimethee felt that the area was only grass Mr Morris stated that there needs to be a more developed landscape plan to address these issues Mr Javanbakht stated that they want to maintain the trees, especially the mature trees, to the greatest degree possible. Cm Bhuthimethee felt that, if the olive tree is to be move it should be somewhere that the public can see it Mr Javanbakht agreed and felt that the trees soften the look of the building He stated that they may be able to move it towards Amador Valley Blvd He stated that he would consult with an arborist to make sure it can survive in that location but would want to maintain as many trees as possible Cm Goel pointed out the wall at the west side of the building that is solid grey and agreed with Cm Bhuthimethee regarding the starkness of that area as well He did not like the shade of green on the color and materials board He asked for an explanation of the parking study and the number of employees because he is concerned about the parking ordinance and the methodology used for the parking study Cm Goel discussed the parking study and the number of employees included in the study and asked the Applicant to explain Mr Javanbakht gave an overview of the parking study and the employee ratio within the study Cm Goel was concerned that there is no street parking Ms Bascom pointed out the street parking on Starward Drive, along the condominiums and the shopping center which is public parking and not metered. She stated that the parking analysis was done to show that all of the needed parking for the site could be accommodated on the site Cm Goel asked why the fire access circulation is from Amador Valley Blvd. through the site to Donohue Drive where the fire station is located and not the other way around Ms Bascom answered that the driveway will remain in the existing location as the entrance to the site Cm Goel was concerned with the shuttle parked in the loading zone if there were an emergency with a fire truck and an ambulance blocking the facility Ms Bascom stated that the fire lane is 20 feet wide through the site which is what the fire department requires She stated that any parking on site would not encroach into the fire access lane Cm Goel felt that having both a fire truck and an ambulance would stop circulation on the site Ms Bascom stated that the fire department reviewed the site plans and were satisfied with the way the site circulates. Cm Goel asked if the fire department reviews the site plan for their purposes only or do they include other vehicles Ms Bascom answered that the fire department reviews for any emergency vehicle that would need to get on the site and serve the building She stated that the fire department makes sure that there is a clear fire access circulation on site, and there would be room to park a fire truck that is close enough to the building to get all their equipment where it needed to be Chair Kohli asked the average age of the residents in assisted living Mr Javanbakht answered the average age is 82 Chair Kohli asked what the average length of stay would be Mr Javanbakht answered the average stay is 2-3 years. Marlene Masetti, resident spoke in opposition to the project. She was concerned with the size of the building and felt it was too large for the small lot. She was also concerned about the parking, losing retail in the downtown area and no low income housing included in the project Marie Marshall, resident, spoke in opposition to the project She stated that she does not object to the concept, but felt that it is in the wrong location She was concerned with the size of the project, the landscaping, views, parking, height of the building, architecture, taxes, school overcrowding, and taking away retail in the downtown area Steven Litzsinger, resident, spoke in support of the project. He stated that he is representing his aunt and uncle, Art and Monica Silva, long time Dublin residents He felt that this is a great project and that senior care is needed in the area He felt that this project is an important addition to the community and urged the Planning Commission to approve the project Mr Javanbakht thanked the Planning Commission for the opportunity for rebuttal He stated that the parking analysis was performed by a specialist comparing similar facilities and actual uses He stated that they are including more than the number of parking spaces needed for this type of facility based on his experience of running 200 other facilities He added that the parking is important to him because he wants to provide the best residential experience as possible He stated that it would not serve him as an owner of the building to have a facility that is under-parked He felt that this project is very different from a strictly residential project and most of the residents don't drive and the care providers and most staff will use public transportation He also spoke regarding the conceptual landscaping plan and stated that it doesn't show the actual size of the trees He stated that the renderings are to showcase the building, but in reality there will be large trees, and they will try to maintain the large trees or try to relocate them He stated that they will be planting more trees and felt that there will be more trees than there are today. Cm Mittan was concerned with light pollution and asked if there was a lighting analysis completed and what the lighting plan will be for the building and the parking lot Mr Javanbakht responded that they will follow the lighting code He stated that there will be enough light to provide safety to the building but would be respectful of the residents Mr Morris stated that the lighting plan is not planned out as yet but a photometric study will be conducted as required through the permit process Cm. Mittan asked about the proposed driveway materials Mr Morris responded that the material will be concrete or asphalt Cm Mittan asked if there were any areas where upgraded materials would be used. Mr Morris responded that they have not discussed that yet, but felt it was a good point, and suggested that they could use a stained concrete or paver in the drop-off area and the driveway on Starward Drive and Donohue Drive Mr. Javanbakht stated that there is a Condition of Approval regarding lighting and that they will adhere to that condition Cm Do asked the plan for affordable housing in this project Mr. Javanbakht responded that there have been discussions with City Staff but it has not been finalized as yet but he stated that he would follow the requirements Cm Bhuthimethee agreed with Cm Mittan regarding installing decorative pavement at the Starward Drive and Donohue Drive entrances and felt it would soften the look Mr Javanbakht agreed Cm Bhuthimethee asked Ms Masetti to return to the podium. She stated that Ms Masetti was concerned that the building was too tall and under parked and asked what she would think if the building were three stories tall Ms Masetti stated that she would be in favor of a three story building which would be more in line with the surrounding buildings She was concerned with landscaping and felt there was not enough room for it at the front of the building and with the parking Cm Bhuthimethee felt that a three-story building could alleviate the parking issue Ms. Masetti agreed Mr Javanbakht felt that the project is well suited for the location and the proximity to the senior center, it is within the downtown area and within walking distance to shopping, transportation and easier for visiting family He stated that the number of units and the height of the building were studied very carefully and felt that it would not be financially feasible to build the facility at three stories because of the high cost of operation He stated that the building is sited appropriately for downtown He mentioned that the Eden housing facility that is located behind the Senior Center is a four story building and higher than this project Cm Goel asked to view the aerial photo and asked how many stories the Eden housing building is Ms. Bascom answered that Wicklow Square by Eden housing is three stories over parking which is the equivalent of four stories Chair Kohli closed the public hearing Cm Do asked if the 35 residential units are part of the residential pool for the DDSP. Ms Bascom answered yes and stated that there are 400 available units in the DDSP, 60 of those were allocated to the Trumark Regional Street project and 35 would be allocated to this project, if approved. Cm Mittan felt that this site was an appropriate place for the facility with a central location to the senior center, shopping and fire station next door, etc He was concerned with the parking and felt there could be an issue. He stated that he likes the style of the building and that it is different but not too different as to be out of place and fits well with the senior center and the nearby retail. He was concerned with closeness of the building to the sidewalk and the existing large trees and their growth. He suggested that the Applicant consult an arborist and mitigate to the best of their ability He was also concerned with light and noise pollution, and felt that they should mitigate noise and light pollution to the adjacent condos Cm. Goel felt that the project has good amenities; he liked the garden area and the rooftop courtyards He felt that the project is something that Dublin has been looking for He liked the connection to the senior center He felt that the Applicant is being a good neighbor by meeting with the condo HOA He was concerned with traffic He was not sure that the community wants a building with an urban model for senior care with a commercial look" CM Goel is concerned with the height of building but noted that the Eden housing building is four stories in height and asked what the actual height of that building is He was concerned with the building's proximity to the edge of the roadway, the height of the building and the fact that it is on a curve which could cause an issue if a vehicle lost control He was concerned about the parking conditions and spoke about the Trumark Regional project and that parking issue He agreed with Cm Bhuthimethee regarding the fencing on the front of the building and stated that there is the need to soften the look of the balcony also. He felt that there are nice elements to the project and that it is something that Dublin needs, he understands the importance of the proximity to the senior center but felt the facility could be located somewhere else Cm Bhuthimethee asked if there is an age category for low income housing Ms Bascom responded that the Inclusionary Zoning Requirements do not specify an age category Jeff Baker, Assistant Community Development Director, stated that the City has an affordable housing program which allows for either building the units, paying an in-lieu fee for a portion of units or, at the direction of the City Council, pay an in-lieu fee that goes towards other affordable housing programs He stated that the City contributed $6 million to the Eden veteran's housing project which came from the affordable housing fund. He stated that the City Council has directed staff to look for opportunities to partner with an affordable housing developer on another affordable project that might be geared towards a specific segment of the community that is in need He stated that there is a need to increase that fund in order to meet the City Council's goals He stated that the Applicant has had discussions with the housing staff regarding what would make the most sense, no decision has been reached as yet and it would be the City Council's decision He added that some of the direction from the housing staff may be a preference for funds rather than building at the site. Cm Bhuthimethee stated that the Applicant will pay in-lieu fees rather than having the units on- site. Mr Baker answered that the decision has not been made as yet Cm Bhuthimethee understood but preferred to have on-site affordable units for the seniors She was concerned with the height of the building and felt the building is massive for the site and the landscaping area is limited She felt that if this project were to go down to three stories it would alleviate a few concerns that the community and the Planning Commission have regarding parking and the height of the building. She suggested that, if a three story building would not work for the Applicant, perhaps a stepping down or step back She asked if the Planning Commissioners would support that change. Cm Bhuthimethee asked if the City Council gave direction regarding allowing the units from the housing pool to be used for this project or if they were aware of how many units were required for this project Ms. Bascom stated that the project, at the time the City Council reviewed it for the unit allocation, was proposed at the same size, scale and location Mr Baker mentioned that the City Council did not approve the project but they reserved the units so that the project could move forward through the entitlement phase He stated that, while they reviewed the conceptual drawings and did not raise any red flags regarding the size of the building, the City Council did not review the SDR and they were not asked for feedback But the DDSP allows a building up to 75 feet in height in this district, the Planning Commission is reviewing the design of the building etc Cm Bhuthimethee asked the Planning Commissioners what their thoughts are on the three story versus a four story building Cm Goel felt that the issue is not just the height but the closeness of the building to the street; he would support a stepped approach but the Applicant stated that it would not be economically feasible He was not sure if that would give Cm Bhuthimethee what she wants unless she was looking for a total mass height with a setback There was a discussion regarding a four story building versus a three story building and how that would change the project Cm Goel mentioned the possibility to reduce the height of the floor plates Cm Goel made a motion, to reopen the public hearing, seconded by Cm Bhuthimethee, on a vote of 4-1, Cm. Mittan voting no, Chair Kohli reopened the public hearing Chair Kohli asked the Applicant to return to the podium He felt that the Planning Commission has concerns regarding the height of the building and understanding what feasible options are available to reduce the height Mr. Morris responded that the primary consideration for the height of the building is the structural system and the infrastructure for the building, i e the mechanical, electrical and plumbing systems He stated that if they reduce the floor to floor height there would not be enough room for those systems He stated that first floor needs additional height for services (14-16 feet), if they switched to a different structural system, which has not been determined, whether steel beams or post tension slab without beams, it's a very complex question. Cm Bhuthimethee asked if there was a way to reduce the height of the building. Mr. Morris responded that it is a possibility once they have determined the most efficient and economical structural system, but it would be reduced by inches. He was reluctant to agree to a Condition of Approval because they don't know if they would be able to meet that reduction but stated that they could try to reduce the size of the building as much as possible Mr Javanbakht stated that a typical wood frame building would be approximately 45 feet in height He stated that the reason this building is taller is because, per code, a four story senior housing building must be built out of noncombustible materials which is either metal or concrete He stated that he cannot answer the question specifically, but once the structural design is complete he will work to make the building shorter Cm. Goel asked if the Applicant would like more time to come back to the Planning Commission Mr Javanbakht stated that they have gone through many design schemes and did not feel that additional time would change the design, based on the number of units, for the project to be feasible He stated that he is not in a position financially to go through another redesign Cm Mittan asked if one of the designs included flipping the parking and the building so that the parking was located in the front of the building. Mr Javanbakht yes, however, the DDSP requires that the building be closer to the street, also did not want to locate the building close to the adjacent buildings Cm Mittan asked if part of the reasoning for the site layout was the DDSP requirement Mr Javanbakht answered yes, and part was for consideration of the neighbors Chair Kohli closed the public hearing Cm Bhuthimethee felt that the height can only be reduced by a few feet and asked Staff how to word a Condition of Approval Mr Baker responded that the Applicant has indicated that there are design considerations that would drive their ability to meet that condition He suggested that the Planning Commission can direct Staff to work with the Applicant to explore those opportunities to reduce the height of the building, but he felt that the Applicant could not commit to that today. He stated that Staff can work with the Applicant during the plan check stage Cm. Bhuthimethee stated that senior housing is needed in this community and felt that is good project, the location is perfect being near the senior center and near other senior housing, it is located within the DDSP area and will add this community to the downtown that could bring in vibrancy She felt that it is a good project with a good location but felt there should be some conditions 1 Prior to approval of plans the Applicant shall improve the appearance of the outer facade of the third story balcony with the use of composite wood panels or other complementary materials in order to soften the appearance of the large balcony; and 2 Prior to approval of the landscape plans the Applicant shall specify a cut stone pavement material or concrete unit paver or decorate colored concrete paving at the corner plaza as illustrated on the plans; and 3. Provide a rich veneer material or complementary materials at the raised planters in the plaza, and 4 Addressing the screen at the back of sidewalk using a decorative metal railing for transparency so public can share landscaping and enjoy public realm view, and 5 Show the wall or the fence between the proposed building and fire house to step down as it approaches Donohue Drive; and 6. Pier footing to be employed to promote the preservation of existing trees along the proposed wall, and 7 Screen the parking along Starward Drive from the public view, and 8. Protect and preserve or transplant the olive tree on the corner of Amador Valley Blvd and Donohue Drive and to preserve the street trees along Amador Valley Blvd. Removal of those trees only on certified arborist examination that they cannot be preserved, and 9 Decorative vehicular paving at the drop-off and entry and exit points along Starward Drive and Donohue Drive with colored or stamped concrete or pavers; and 10 To work with staff to reduce the building height where possible. Cm. Mittan added that the area on the west side of building should be enhanced as well Cm. Goel stated that his request was to soften the west side of the building in a similar fashion as the third floor balcony on the front of the building He felt that the architect agreed to make a connection between two sides Cm Do was concerned with the number of additional conditions being proposed and was not sure that was the best way to handle changes She felt that the Applicant will take the Planning Commission's thoughts into consideration Cm Bhuthimethee felt that, if these are not a condition, the Applicant is not required to do it. She asked Staff if it was necessary to include conditions Cm. Do asked if the landscaping plan would be brought to the Planning Commission. Mr Baker answered that the final landscape plans would not come back to the Planning Commission but the formal landscape plan would be based on the conceptual landscape plan He stated that if there is something that the Planning Commission specifically wants to see they can make it a Condition of Approval He stated that Staff hears the comments that the Planning Commission is making and felt that, though not a Condition of Approval, Staff would explore with these concerns with the Applicant He stated that if there is something specific that the Planning Commission wants they can add a Condition of Approval Cm. Bhuthimethee felt that if the Applicant supports the additional Conditions of Approval that the Planning Commission should also support them Cm Mittan felt that there is no formal landscaping plan therefore, it is the Planning Commission's only chance for input Chair Kohli felt that Cm Bhuthimethee feels strongly about the Conditions of Approval that she has suggested, but there was some hesitancy by the other Planning Commissioners about the number He suggested either voting on each condition individually, bundle them together and vote or continue to deliberate to decide which should ones should be included Cm Mittan felt that they should quickly go through the additional Conditions of Approval and then vote on them as a bundle Cm Do agreed with Cm. Mitten. Cm Goel stated he would vote no and that Cm Bhuthimethee felt that her Conditions of Approval were driving his choice There was a discussion regarding Cm Bhuthimethee's suggested Conditions of Approval After the discussion, Chair Kohli stated that four Planning Commissioner's support voting on the additional Conditions of Approval as a bundle Kit Faubion, Assistant City Attorney, suggested that there are three options, 1 Make a motion as recommended by Staff, 2 Make a motion to accept Staff recommendation with the additional items as direction to Staff, 3 Make a motion as recommended by Staff, with the 10 items as additional Conditions of Approval. Chair Kohli asked the Planning Commission which they would prefer Cm Do choose option #2 making the conditions as a direction to Staff Cm Mittan choose option #3 making the items Conditions of Approval Cm Bhuthimethee choose option #3 making the items Conditions of Approval Cm Goel stated that his choice would be none of the above Chair Kohli suggested having Staff read the additional Conditions of Approval and asked if the Planning Commission should give the Applicant an opportunity to respond. Ms Faubion felt that it was time for the Planning Commission to take action Chair Kohli agreed On a motion by Cm Bhuthimethee and seconded by Cm Mittan, on a vote of 3-2, the Planning Commission adopted Staff's recommendations with conditions as stated by Cm Bhuthimethee Ayes Kohli, Bhuthimethee, Mittan Noes Do, Goel Added Conditions of Approval 1 The Applicant shall work with Staff to identify opportunities to reduce the overall height of the building where feasible 2 The Applicant shall work with Staff to soften the visual appearance of the third floor balcony at the corner of Donohue Drive and Amador Valley Blvd 3 Incorporate enhanced paving material in art plaza 4 Incorporate a visually open barrier along the back of walk on Amador Valley Blvd. 5 Step down the wall on the north property line at the Donohue Drive exit 6 Consider opportunities to preserve the trees along the north property line 7 Transplant the large Olive tree on the corner of Donohue Drive and Amador Valley Blvd unless determined to not be feasible by a certified arbonst 8 Incorporate enhanced paving material at the driveways and the drop-off area 9 Provide a hedge screen at the driveway on Starward Drive. 10 Incorporate enhanced veneer materials on the seat wall at the art plaza RESOLUTION NO. 16-02 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF DUBLIN APPROVING A CONDITIONAL USE PERMIT FOR A COMMUNITY CARE FACILITY/ RESIDENTIAL CARE FACILITY FOR THE MORRISLY AS PART OF THE AVESTA SENIOR CARE FACILITY PROJECT 7601 AMADOR VALLEY BOULEVARD RESOLUTION NO. 16-03 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF DUBLIN APPROVING A CONDITIONAL USE PERMIT FOR A PARKING REDUCTION FOR AN INDIVIDUAL USE FOR THE AVESTA SENIOR CARE FACILITY PROJECT 7601 AMADOR VALLEY BOULEVARD RESOLUTION NO. 16-04 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF DUBLIN APPROVING SITE DEVELOPMENT REVIEW FOR THE AVESTA SENIOR CARE FACILITY PROJECT 7601 AMADOR VALLEY BOULEVARD 8.2 PLPA-2016-00012 Dublin Infiniti Dealership Site Development Review to allow construction of a 2,745 SF addition, facade modifications and site improvements Martha Ala, Associate Planner, presented the project as outlined in the Staff Report Cm Milian asked if there are any changes to landscaping plan Ms Aja answered no. Cm Mitten asked about round-about, at the end of the court and if that was meant to be a decorative area Ms Aja answered that nothing ever been approved for that area but the Applicant has expressed interest in doing something more decorative Cm. Bhuthimethee felt that there was supposed to have been an art piece in that area. Ms Aja answered that the Applicant, through the development of the Kia Dealership, made a monetary contribution in-lieu of providing public art Chair Koh li opened the public hearing lnder Dosanjh, Applicant, had no comments Chair Kohli closed the public hearing. Cm. Bhuthimethee disclosed that, early in her career she worked for Applicant but is not currently working for the Applicant Ms Faubion stated that as long as there is no current source of income, she is not required to recuse herself from the discussion and vote On a motion by Cm Goel and seconded by Cm Do, on a vote of 5-0, the Planning Commission unanimously adopted RESOLUTION NO. 16- 05 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF DUBLIN APPROVING A SITE DEVELOPMENT REVIEW PERMIT FOR A 2,754 SQUARE FOOT ADDITION, FACADE MODIFICATIONS AND RELATED SITE IMPROVEMENTS TO THE DUBLIN INFINITI DEALERSHIP LOCATED AT 4300 JOHN MONEGO COURT NEW OR UNFINISHED BUSINESS - NONE OTHER BUSINESS - NONE 101 Brief INFORMATION ONLY reports from the Planning Commission and/or Staff, including Committee Reports and Reports by the Planning Commission related to meetings attended at City Expense (AB 1234) 10 2 Cm Mittan asked Mr. Baker about training for Social Media guidelines Mr Baker stated that there is no date set as yet for training ADJOURNMENT-The meeting was adjourned at 10 17 50 PM Respectfully submitted, Planning Commission Chair ATTEST c2fake Assistant Community Development Director G IMINUTES120161PLANNING COMMISSIOM03 22 16 FINAL PC MINUTES(CF)docr