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HomeMy WebLinkAbout02-28-1991 Adopted CC Min Jt Plan/CCJOINT CITY COUNCIL/PLANNING COMMISSION STUDY SESSION - February 28, 1991 A special joint Dublin Planning Commission and City Council study session meeting was held on February 28, 1991, in the Regional Meeting Room of the Dublin Civic Center. The meeting was called to order at 7:30 p.m., by Mayor Snyder. ROLL CALL PRESENT: Councilmembers Burton, Howard, Jeffery, Moffatt, and Mayor Snyder; Planning Commissioners Barnes, Burnham, North, Rafanelli and Zika PLEDGE OF ALLEGIANCE The Mayor led the Council, Staff and those present in the pledge of allegiance to the flag. WEST DUBLIN STUDY SESSION(~O_~) Planning Consultant Brenda Gillarde described the background of the'West Dublin project and indicated that the staff report was a summary of the West Dublin study report which was available to the general public from Dublin's Planning Department. Ms. Gillarde indicated that the purpose of this meeting was for the Council to give direction regarding their preferred development concept. When that direction is given, Staff can continue with the environmental evaluations and reports, and future review and analysis of the project. Ms. Gillarde introduced Dennis Dahlin of the WPM Planning Team, the project manager for the West Dublin project. Mr. Dahlin described the general orientation of the site area as well as various ridgelines within the property. Some of the environmental issues involved with this project were steep slopes/valleys and trees. These impacts need to be considered and possibly reduced. @*@*@*@*@*@*@*@*@*@*@*@*@*@*@*@*@*@*@*@*@*@*@*@*@*@*@*@*@*@* CM- Vol 10 - 101 Workshop Study Session Meeting February 28, 1991 Mr. Dahlin introduced Mike McKissick of the Eden Development Group. Mr. McKissick described the proposed development. He indicated that the site would be enhanced with a lot of room for open space areas. He would not be crossing the ridgelines and the project had been done in the most economical way available. There was land set aside for commercial development, parks, schools and fire stations as well as regional park trails and a sewer treatment plant. He stressed that there would be over 60% of open space available and the removal of trees had been drastically reduced. Mr. Dahlin said the proposal involved 33 million cubic yards of grading and 130 acres of trees to be removed. The City would need to modify its General Plan policies if the proposal is to proceed. A member of the audience asked how much of the project was visible from the freeway. Mr. McKissick indicated that the project could not been seen from the freeway. A member of the audience asked how the roads would be connecting to Dublin Boulevard. Mr. McKissick indicated the roads would be connected from the Dublin Boulevard Extension to the Schaeffer Road frontage. The Eden Canyon and Schaeffer Road ramps to the freeway would also be developed to accommodate the project. Commissioner North asked if there was access to the proposed property from the Cronin site. Mr. McKissick indicated there would be no access over the ridge. CM- Vol 10 - 102 Workshop Study Session Meeting February 28, 1991 Mr. Dahlin proceeded with the environmental issues of the project. He indicated there were serious concerns regarding the Elderberry Canyon area, an important native habitat area. The developer was proposing to fill the lower portion of the canyon. Some of the other issues are tree removal, landslide areas, visual impacts, land alterations, ridgelines, etc. He indicated the General Plan policies would need to be amended to accommodate the project as proposed. Mayor Snyder asked if the graded dirt would be removed from the site. Mr. Dahlin indicated that all of the dirt would remain on site. In certain areas, the proposed grading was 150 feet deep. Commissioner North asked if the proposed connector roads would be enough to accommodate the proposed population of the project. Mr. McKissick indicated the road would be four lanes with a median and this was sufficient. Commissioner North indicated that if there were about 3000 additional units proposed, it seemed that there would be an additional population of 8900, which was much higher than what was indicated in the reports. Staff indicated that there were several types of units being proposed and three people per household was the standard population projection for this area and was used in the reports. Mr. Dahlin proceeded to describe two alternatives to the Applicant's proposal which were shown on the wall maps; one being called the open space option and the other being called the cluster option. @*@*@*@*@*@*@*@*@*@*@*@*@*@*@*@*@*@*@*@*@*@*@*@*@*@*@*@*@*@* CM- Vol 10- 103 Workshop Study Session Meeting February 28, 1991 Mr. Dahlin indicated the open space option had 200 units and used septic tanks. There would be no treatment plants, or interchange proposals. Most of the site would be left open space with emphasis on regional trails. This option would be consistent with current General Plan policies. councilmember Jeffery thought that septic tanks were being discouraged. She asked what the traffic impact on Dublin Boulevard would be. Mr. Dahlin indicated septic tanks were being discouraged in this area for public health reasons. Dublin Boulevard would not be extended to Schaeffer Ranch Road and there would be no additional interchange developed. The traffic would move onto the frontage road already existing. Commissioner Burnham asked if there could be the cluster option with ranchettes and have a sewer treatment plant. Mr. Dahlin indicated this could be a possibility as a variation on the open space option. A member of the audience asked if there was a concern about fire protection. Mr. Dahlin indicated there were fire concerns for all of the alternatives. There was more of a concern with the open space option because of the isolated homes. Mr. Dahlin went on to describe the cluster option. He indicated that this alternative would substantially comply with the existing General Plan policies and be may economically viable as well. It would primarily consist of apartments and townhouses. The canyon would be preserved and there would be a minimum of tree and creek loss. The access streets would be the same as the developer's proposal. @*@*@*@*@*@*@*@*@*@*@*@*@*@*@*@*@*@*@*@*@*@*@*@*@*@*@*@*@*@* CM- Vol 10 - 104 Workshop Study Session Meeting February 28, 1991 Ms. Andrea Morgan, the economic consultant for the project, compared the cost to provide services and revenues for both alternatives. The open space option would have small positive benefits; however the property owners would need to maintain the roads. The cluster option would have lower value homes. Commissioner Zika asked who would be responsible for maintenance of the open space areas. Ms. Morgan indicated that a special district would need to be set up. This would need to be looked into at a future date. Commissioner North and Ms. Morgan discussed the percentage of revenues for each alternative. There would be a negative cash flow at first, then after several years, the revenue figures would be on the positive side. Councilmember Jeffery asked where the level of houses would be around the golf course. Mr. Dahlin indicated the homes would sit 50-80 feet above the golf course. Councilmember Jeffery questioned the amount of repair to the Elderberry Canyon. Mr. Dahlin advised that with the cluster option there may not be the need for any repair of the canyon. Their goal was to avoid the canyon area. Councilmember Jeffery asked if the open space would be available to the general public. Mr. Dahlin indicated these details would need t© be worked out at a later date. @*@*@*@*@*@*@*@*@*@*@*@*@*@*@*@*@*@*@*@*@*@*@*@*@*@*@*@*@*@* CM- Vol 10 - 105 Workshop Study Session Meeting February 28, 1991 A member of the audience asked if the golf course was eliminated in the cluster option, would this lessen the grading of the area. Mr. Dahlin indicated that the grading would decrease somewhat, but not significantly. A member of the audience asked if the "cluster" concept had been done in other areas. Mr. Dahlin was unaware of any. There was a question of economic viability with the cluster option. It might be more difficult to finance. Councilmember Jeffery asked if the cut/fill grading would be balanced on the site with the cluster option. Mr. Dahlin indicated that this could be done. There would need to be more studies done to balance the cut and fill on the site. Mr. Dahlin advised that if the cluster alternative was the preferred option, additional review of the General Plan policies and economic burden would need to take place. A member of the audie ce asked what the tree replacement ratio would be. Mr. Dahlin indicated that there would be more than a 3:1 ratio. More trees would be put back, than what were being removed. Mr. Dahlin proceeded with discussions regarding the Cronin property. He indicated that the property had serious impacts and under the current General Plan policies, only eight acres @*@*@*@*@*@*@*@*@*@*@*@*@*@*@*@*@*@*@*@*@*@*@*@*@*@*@*@*@*@* CM - Vol 10 - 106 Workshop Study Session Meeting February 28, 1991 of land were suitable for development. There was a Williamson Act contract on the property. This would need to be reviewed. Mr. Glenn Brown, developer for the Cronin property, indicated that the only constraints for this site were the landslide concerns. Repair of the landslide areas was needed for the whole project. Mr. Brown described the proposed development. He indicated that there would be no flat lots and custom homes with nice streetscapes would be developed. There would be approximately 8,000 cubic yards of dirt graded per dwelling unit versus the 10,000 cubic yards for the rest of the project. They would not be using septic tanks and only 23% of the trees would be removed. There was potential for a road over the ridgeline that might help the existing traffic concerns; however the road would be visible from parts of the existing Dublin area, including being visible from the Dublin Civic Center. He felt that this land was comparable to the rest of the project. Councilmember Jeffery had concerns regarding water drainage. Mr. Brown indicated that a new channel would be created at the end of the new fill area. Councilmember Burton referred to the Schaeffer overpass and asked where on the hill would the road be developed. Would this road over the ridgeline be considered an arterial connector? Mr. Brown pointed out where the new road would be on the wall map. He indicated that, depending upon the traffic studies, it would probably be a collector street. There would not be enough traffic to consider the street an arterial connector. Councilmember Burton asked if there would be any houses backing up onto the proposed street. @*@*@*@*@*@*@*@*@*@*@*@*@*@*@*@*@*@*@*@*@*@*@*@*@*@*@*@*@*@* CM- Vol 10- 107 Workshop Study Session Meeting February 28, 1991 Mr. Brown indicated that the street could be an "unloaded" collector so that no one would back out of driveways onto the street. Councilmember Burton asked about the visibility of houses in the project. Mr. Brown pointed out the water tank on the wall map and indicated that there were two ridges and only one part of the project would peek over the ridge. He pointed out a house that he thought would be visible from City Hall. A portion of the Cronin project would be visible; however, as you move closer, the hills would become a screen. He pointed out that there were green belts running through the Cronin site. Mr. Dahlin indicated that access to the property and the visibility concerns were the key issues for the proposed project. The road over the ridge would be very visible, possibly being seen all the way to the Altamont Pass. This development was not consistent with the current General Plan policies. The elevations for the Cronin property were approximately 900-1180 feet, compared to the Valley Christian Center site which was approximately 1000-1100 feet. Mr. Dahlin indicated that the proposed development could funnel a substantial amount of traffic through existing neighborhood streets. The access road would lead onto Brittany Drive and/or through the Hansen Hill project. Ray Skinner, geotechnical consultant to the City, had concerns regarding the landslide areas and indicated that there were massive landslides up to 50-60 feet deep within Martin Canyon. There was a potential earthquake fault line located in the canyon area. The developer would need to regrade up to the top of the slopes. Councilmember Jeffery questioned the potential earthquake fault. Mr. Dahlin indicated that it was not identified as an active fault. @*@*@*@*@*@*@*@*@*@*@*@*@*@*@*@*@*@*@*@*@*@*@*@*@*@*@*@*@*@* CM- Vol 10- 108 Workshop Study Session Meeting February 28, 1991 Mr. Dahlin reviewed the three options: Option A - the developer's proposal with approximately 125 units; Option B - the consultant's proposal with approximately 16 units and Option C - the area staying rural with two homes built. A break was taken at 9:10 p.m. Councilmember Howard was not present when the meeting reconvened. Mr. McKissick indicated that they had studied all of the options and felt that Option A was the preferred alternative. There were a variety of homes proposed and Option B, with the apartments and townhouse concept, was not economically supportable. Ms. Gillarde indicated that it was time for public comment. She reminded everyone to focus on their preferred option. A member of the audience reminded the Council that whichever option was preferred, this development was for the whole West Dublin area. He did not want to separate the existing city. He was concerned with the road development, landslides and requested that the proper conditions and policy changes be made to avoid these impacts. He was for the development and asked that Staff work with the developers. A question was asked about reclaimed water and if there would be a recycling process proposed. Felicia Dean, Civil Engineering Consultant, indicated that the East Bay Municipal Utility District (EBMUD) has been processing reclaimed water for over four years. There were strict guidelines to be followed. Bert Michalczyk, DSRSD Staff member, indicated that the District was very interested in using reclaimed water. @*@*@*@*@*@*@*@*@*@*@*@*@*@*@*@*@*@*@*@*@*@*@*@*@*@*@*@*@*@* CM- Vol 10- 109 Workshop Study Session Meeting February 28, 1991 A question was raised regarding traffic impacts. Mr. Dahlin indicated that there could be effects on the nearby intersections; however, this concern could be mitigated. A concern was raised regarding adequate roads to accommodate the traffic. There were a lot of homes for the proposed road additions. Was one access road enough for the whole development? What about traffic on Dublin Boulevard? David Othling, of TJKM, the City's Traffic Consultant, reported that two access roads were needed. If this was reduced to one access road, there would possibly be congestion, especially in case of an emergency. Dublin Boulevard could be widened to accommodate additional traffic. A concern was raised regarding the access points to the Cronin property. Where would these access roads be located? Mr. Dahlin indicated there would be two access roads; one leading onto Brittany Drive and the other from the recently approved Hansen Hill project. A concern was raised on how much traffic was allowable. Mr. Dahlin indicated that if there was more than 40% of the capacity, people would start complaining. Per TJKM's reports, 1300 more vehicles per day could be allowed. All of the physical options had been looked at and two access roads were needed for the proposed project. The City did not allow more than a level of service "D" on any existing roadways. Commissioner North commented that there seemed to be three separate cities; East Dublin, West Dublin and the main Dublin. All three areas were connected to one main road. Additional arterial roads were needed to accommodate the new developments. He had concerns regarding the fiscal impacts on the City. @*@*@*@*@*@*@*@*@*@*@*@*@*@*@*@*@*@*@*@*@*@*@*@*@*@*@*@*@*@* CM- Vol 10 - 110 Workshop Study Session Meeting February 28, 1991 Commissioner Rafanelli had concerns with the environmental impacts. He felt that more access roads were needed to accommodate the new development. Commissioner Zika had concerns regarding traffic impacts and landslides. He felt there could be visual damage to the ridgelines in connection with the Cronin property. Commissioner Barnes indicated that she preferred a development somewhere between the cluster and the developer's option. She had concerns regarding traffic impacts and the amount of trees being removed. Mr. Tong reminded the Council/Commission that Staff was looking for guidance on a preferred land use for the area. Staff could then begin the more detailed planning process. Ms. Libby Silver concurred with Mr. Tong. An Environmental Impact Report will indicate any alternatives. Commissioner North had concerns regarding fire service for the open space areas. Councilmember Burton felt that either both projects should be built or neither of them should be built. He had concerns regarding the grading, landslides and traffic. He indicated that the General Plan policies would need to be altered; however, only for this project, not the East Dublin project. Councilmember Moffatt had concerns regarding traffic circulation and ridgelines; however the slope and landslide concerns could be mitigated and required to be sculptured and natural looking. The General Plan policies would need to be modified to give additional flexibility for the development. He felt that there should be additional roads to loosen up the traffic congestion, possibly create roads onto Eden Canyon Road. @*@*@*@*@*@*@*@*@*@*@*@*@*@*@*@*@*@*@*@*@*@*@*@*@*@*@*@*@*@* CM- Vol 10- 111 Workshop Study Session Meeting February 28, 1991 Councilmember Jeffery had concerns regarding the open space option. She felt that the cluster option did not provide a feasible housing product and preferred the developer's proposal with different housing and income levels over the two alternatives. She did not want to see Elderberry Canyon disturbed and was concerned with the access over the ridgeline. Councilmember Jeffery had concerns regarding landslides, density, and the visual aspect of the Cronin development. felt that subtle changes to the General Plan could be done. She Councilmember Snyder concurred with Cm. Burton. He wanted to see the project fine tuned as shown in the staff report. He had concerns regarding the proposed road on the Cronin property which would cause visual impacts on the ridgeline. Councilmember Burton and Ms. Silver discussed the potential General Plan policy modifications for the proposed development. Ms. Gillarde summarized the comments that had been made. It was Staff's understanding that the Commission/Council wanted more flexibility in the General Plan policies to accommodate the West Dublin project only. Staff would proceed with the Eden and Cronin developments with tonight's comments in mind. Additional meetings would be held to review the General Plan and Specific Plan, once these documents are prepared. ADJOURNMENT The meeting was adjourned at 10:30 p.m. CM- Vol 10- 112 Workshop Study Session Meeting February 28, 1991