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HomeMy WebLinkAboutPC Minutes 06-19-1978 Planning Commission Minut June 19, 1978 Page 3 2. (continued): Mr. Hirst advised that to some extent he is familiar with the Happy Valley area south of the Pleasanton City Limits and he felt that it was an entirely different situation because in that area many of the lots are smaller than 5 acres in size'and it is altogether different soil condition in that area. Furthermore, most of the septic talks in that area were installed improperly or were not properly maintained or sucervised. He stated that he didn't pretend to be a sanitary engineer or a- c..:oer< on this subject, but he thought considerable expert testimony court be offered on the degradation of the groundwater supply. Commissioner Carpenter advised that the County relies on Health Care Services Agency for comments with respect to possible contamination and feasibility of septic tanks. Commissioner Carpenter stated that placing a septic tank on a 5-acre site isn't that alarming to him but when there are a lot of them concentrated in an area, this concerns him. Chairman Kauffman advised Mr. Hirst that if he was advocating wells and septic tanks, he is "spinning his wheels". Chairman Kauffman advised that a well is not safe when it is built by an average well digger. A well is only secure when it is drilled and cemented in. That isn't the case with the average well. Mr. Hirst stated that he was present at the hearing today primarily because his client just recently purchased a 21 acre lot and his client would not be upset if it were 5 acre zoning. His client is primarily concerned with being able to construct a single family residence on his site and Mr. Hirst wanted to make an appearance for the record to indicate that certainly he didn't feel there would be a problem with placing a septic tank and well, properly placed, on a 20 acre site. Mr. Hirst realized that a Variance is involved as far as his client is concerned. Mr. Hirst stated that he will respond to the comment in the EIR with a subsequent communication. Commissioner Rusteika moved that the matter be continued to July 24, 1978. Seconded by Commissioner Douglas and carried. 41 1362ND ZONING UNIT - RIDER DEVELOPMENT CORPORATION - Petition to Continued to classify from the H-1 (Highway Commercial) District to the PD July 10, 1978 (Planned Development) District to permit construction of an office complex and ancillary commercial uses (i.e. bank and restuarant), an 8.08 acre site located in the block bounded by San Ramon Road, Dublin Boulevard, Donlon Way, and 1-580 Freeway, Dublin, unincorporated Alameda County. Mr. Fry presented the staff report and advised that this site was before the Planning Commission approximately one year ago with a request for mini- warehouses. At that time the application was-withdrawn by the applicant as he didn't feel it would be approved by the Planning Commission. Mr. Fry reviewed the site plans and submitted photographs of the area to the Commissioners. He advised that the proposal is to develop an office complex with 8 different building which would have attached interior court areas. The old Green Store is proposed to be retained and restored and at some future point would be used as a bank or restaurant. With respect to the Green Store, they would make an addition to the back in order to make it commercially usable. They plan to retain virtually all of the existing trees. There will be open court areas that will be landscaped. The nearest building to Donlon Way is approximately 20' back from the right-of-way line. Mr. Fry presented a drawing from the Offical and Historical Atlas of Alameda County which looks down Donlon Way. The drawing was given to the project architect to use as a resource for developing an architectural concept for the center. The developer's proposal for the old Green Store should be Planning Commission Minutes June 19, 1978 Page 4. 3. (continued): compared with the drawing of the store in 1868. Mr. Fry advised that the purpose of this hearing is to take testimony and continue the matter to July 10, 1978. A Negative Declaration has not been passed out to the Commission as an archaeological study of the site is being prepared. Mr. Fry pointed out that the points of access have been changed by the applicant from those mentioned 7n the staff report. There are now fop- points of access to the site; one e -:ihr;ugh the Shell Service St.ticn, another from Dublin Boulevard Jot .,ccess point would be f-om Donlon Way opposite Romley's ' la` _.,.cuss will be down Donlon near the old Murray School House. H.:, : . ;e this acce%as a service road only. Mr. Fry pointed out ?n. c tre i.ounty Surveyor has recommended that curbs be installed to provide a 4Ci traveled way. The developer is proposing to put in sidewalks. There is >- potential conflict of the curb line with the large Walnut trees on the site He advised measures should be taken to preserve those trees. Chairman Kauffman called for testimony. Marie Cronin, past President of the Dublin Historical Preservation Association, requested the matter be put over as there are several things that must be resolved. The Board of Supervisors will be reviewing the Green Store in August to give it an his.orical designation. Also, another designation is being considered by the National Register. The local Park District is in the final phase of making a master plan and it will be finalized within the next 30 days and the Park District is presently looking at the subject site. She also felt that it would be better to put this matter over until the archaeological report was in. She felt it would be better for everyone concerned to wait until all these matters are resolved. Ms. Cronin was also very upset because she didn't hear about the hearing until Friday and she didn't really have time to prepare for it. Ms. Cronin stated that the two issues of the historical designations must be resolved. The matter was originally before the Board in 1977 and it has been continued several times. Mr. Fraley advised the Commission that the designation of historical landmarks are contingent on the Commission's action. This matter should be resolved as expeditiously as possible. The Board continued the matter of the Green Store because there are still some questions on it. They would like to take the actions on the Green Store and this project at the same time. He further pointed out that the Historical Preservation Association has been well-briefed on the issues of this project and pointed out that this matter was referred out in the first part of June. Ms. Cronin stated that she heard about this project but didn't receive any papers on it until Friday. Commissioner Douglas stated that it was her understanding that the store was going to be preserved, so what difference would the historical designation make? Ms. Cronin stated that the developers are considering saving the store but to date, there is no concrete mention of this. Commissioner Douglas asked that if part of the plan was to preserve the store would the Historical Preservation Association have any concerns about the application? Ms. Cronin stated that their main concern is that the store be saved. She stated that the Association is also concerned about the large vacant area between the Green Store and the gas station. Regarding the historical designations she referred to, if they are eventually given by the respective authorities, there are more "teeth" in them and the store has a better chance of being preserved. She stated another concern is that 8 buildings are going in, and 64% of them will be on the south side of the fence line of Planning Commission Minu June 19, 1978 Page 5 3. (continued): the Heritage Center and 3 of the driveways will be off Donlon Road, 2 of them are.also south of the fence line. Ms. Cronin mentioned that the height of the proposed building will be 29' and the height of the church is 30'. With 5 of the 8 buildings being on Donlon Way, with minimum setback, they will be visible from the Heritage Center. She stated, however, that their major concern is that the Sture be preserved to look as it looked in 1914. The drawing submitted by tie applicant is just an artist's sketch. She stated that the `“storicel 're::2rvation Association has had architects and contractors view the Grr.n Sore and their report indicates that the structure is sturdy. Commissio Shockley asked if the drawing submitted by the architect is not co--e- :l. Ms C'crin stated there is part of the building that wasn't shown. She also n• :::: that the styling of the proposed development is very nice, but it is def ritely not heritage architecture. Mr. Fry advised that whether or not the developer wants to save the Green Store, it is part of this application. He advised that the developer is preparing to put $150,000 into the restoration of the Green Store. That is definitely considered part of the PD. As to the vacant portion of the plan, there will have to be criteria in the PD for guidelines that will be compatible with the development. This will be subject to the hearing process also. David Burton, President of the Dublin Preservation Association, stated he is speaking as an individual but he has spoken with many people in the Association about this issue. They are impressed with the quality of working going into this project and appreciate the concerns they have shown with meeting with the various organizations in Dublin. There are some things, however, that he is concerned with, namely, that an EIR has not been required for the project. The traffic pattern of this site will be very complicated. There is a median strip on Dublin Boulevard that will force U-turns. From the median strip, it will be impossible to make a U-turn. He thought that more thought should be given to the traffic situation. He stated that regarding the Green Store, they have received a report from the architect, Keith Rochelle, and the architect's exirsssions are all very negative in that the building doesn't meet code, and it won't provide for the handicapped. Obviously a building that is 125 years old won't meet Code. Mr. Burton didn't feel this was a fair approach. He stated there was concern regarding the density of the buildings. They feel they should be set further back from Donlon Way and have some park appearance. The drawings he has been shown indicate sidewalks and hedges but there has been no effort made to soften the impact. There was also some concern with the visual impact of the parking lot from San Ramon Road. They would like to see something specific. There is talk about providing 500 parking spaces and he feels this aspect should be seriously studied. He stated that presently there are 40 restaurants in Dublin with a few more coming in and they feel that is plently for Dublin. Mr. Burton stated that in discussing this project with the people in Dublin, their main concern is that the applicants don't have a specific proposal. He stated that they don't want to see the developers held up but they would like to be able to work with them. By requiring an EIR, it will give the people of Dublin a chance to submit their input. Commissioner Douglas stated that when she reviewed the project, she also questioned the necessity for an EIR. Mr. Fry pointed out that they focused their analysis on the_issues involved; it just is not in an EIR format. He advised that staff will be glad to obtain more data on the traffic problem as well as the visual impact. Planning Commission Mine June 19, 1978 Page 6 3. (continued): Mr. Kolander advised that it is imperative that the median strip remain intact. Any cut of this median would conflict with oncoming traffic. He stated that the Public Works Agency would definitely not concur with the elimination of the median or any cutting of it. Commissioner Cheng stated that it was her understanding that the reason the buildings were bunched towards Donlon Way was because of the earthquake fault and asked if that was correct? Mr. Fry advised that that was correct as this property is in a fault zone. n further pointed out that if you look at the site plan standing on Donlon Way, you can only see the front building. He didn't feel it made that much visual impact because of setbacks and large walnut trees that screen the site. Pete Hagerty, Director on the Dublin Historical Preservation Associat lr,, stated he is interested in seeing the Green Store preserved, however, n the restoration he wants to make sure the integrity is also maintained. As far as the development is concerned, he feels the developers have painted a very pretty picture, but he also has concerns about the traffic circulation. If you look ahead, there is going to be a development along Hansen Drive which will have apartment houses and multiples. On the corner of Hansen there will be a medical building with parking for 30 or more cars. All this traffic coming up Dublin Boulevard will cause a lot of congestion. As far as the configuration of the buildings, Mr. Hagerty felt they were too dense on Donlon Way. Regarding the treatment of the parking lot, this will be the first thing you will see coming into Dublin. He was concerned that there will be no place in the development for people to sit down and rest. The buildings themselves should be setback from Donlon Way. Regarding CAC, they have had 3 public hearings and the public has demonstrated concern for the Heritage Center. If the Heritage Center is expanded with a cultural park, they would like the Green Store to remain intact. Mr. Hagerty stated that he isn't against the development, he would just like certain points worked out. Mr. John Regello, resident of Dublin representing the Board of Directors of the Briarhills Homes Association, stated that he is thoroughly dismayed with the commercial development that has occurred in Dublin in the past. Most of the 40 restaurants are fast-food. As you drive around Dublin, it is not very aesthetically pleasing. There has been no continuity in development. He stated that there are some people in the community interested in establishing a Planning Committee in Dublin. This would be a way for the community to have a direct input into the development that goes on in Dublin. He has talked with the Chamber of Commerce about this Committee, and they have said they are willing to help. Mr. Regello requested the cooperation of the Planning Commission as well as the staff in getting something started in the community. Commissioner Shockley advised that she also lives in an unincorporated area of the County and she has often been interested in affecting planning in that area but she has discovered there are costs related to planning and when you get a local group effective in planning, you also increase the cost. Castro Valley is another example. She had sympathy for Mr. Regello's wish to plan for his community, but particularly now with Proposition 13, there are numerous roadblocks in the way. Mr. Regello stated that there is a very high interest in developing this concept. Dublin is a relatively young community with a lot of potential commercially if things are done properly. The people serving this committee would receive no money. He didn't know if the concept was feasible, but he stated the interest was there. He requested that the Planning Commission and staff help them in this regard. Commissioner Tissol stated that she would hope to encourage that interest in Dublin. Planning Commission Minu June 19, 1978 Page 7 3. (Continued) Richard Freudenlien, member of the County Parks, Recreation and Historical Commission, stated he wrote the National Register application and that application included both the properties known as the Heritage Center and the property under consideration. The idea of making an Historical District of this property might well be included in the plan. The general idea was to preserve all that remnins of Dublin's historical nucleus. Dublin has seen a vast amount of development in the past 20 years. The :ommunity has a history that goes far back. e advised that Dublin now lac.: a center or focus. The development chat goe; into the subject prop;sy should be compatible with the old church and the old school along Donlon 'ny. ?h. ' rec:n Store has a touch of "Goldrush" commercial architecture. 'Tu '•.'cuid hope that when the architects get together, they will look more closely at tht school and church. He would like to see something that brings attention to the school and church. Mr. Rider, Petitioner, resented Ms. Cronin's .marks that she hadn't heard about this before Friday because he contacted ner on June 12. He stated regarding the historical designations, his uevelopment will do nothing to conflict with those designations. If they renovate the present eyesore, it will only enhance the area. He emphasized .'.hat the renovation of the Green Store is part of their package. He stated that although it will be expensive for them to renovate the Store, with an addition on the back, it will be feasible for them to do so. They anticipate some problems meeting Codes but they would hope the County would grant the Variances necessary where the ability is limited. In terms of input from the Historical Preservation Association, that was their primary concern for meeting with them. He emphasized that they are willing to work with anybody with credentials in this field. With respect to an EIR, their project is to upgrade the zoning not downgrade it. Changing the zoning from H-1 to C-1 would only decrease it and not increase it. In their proposed situation, employees come to work and remain there for 8 hours a day. In terms of building densities, this is the least dense project they have ever proposed. He noted that 35% is landscaping. He suggested that if any trees would be harmed, they would ask Public Works to delete the requirement for curbs and gutters. Regarding the vacant pad, they are pro- posing a combination of financial institutions or restaurants. He stated that they are experienced office builders and they have found !f they can provide reasonably-priced places for the people in the complex to eat, 80% of them will remain at the complex and not use their cars to go off the site. At the time they have a specific user for the vacant area, they will resubmit their plan to be reviewed in the PD. Mr. Rider stated that he talked to the Park Commission and they don't want this site for a park. He added that they are showing 448 cars on their site and not 500. He stated that this is in excess of the County requirements but there is no mass transit in this area. The seismic setback is 100' so it precludes any building in that area. Regarding preserving the nucleus of the old town, the bulk of it has been destroyed with the exception of the Green Store, which they are attempting to restore. He stated that it is his understanding that the Green Store has been added onto and part of it would have to be demolished to get it to its original state. In terms of whether they can build buildings like the church, they don't meet code and we don't build like that anymore. Incidentally, Mr. Rider pointed out that the church is not in the Dublin Historical District. Commissioner Tissol asked what type of traffic is anticipated for the Shell access? Mr. Rider stated to cut back on the traffic, it is contingent on cross ease- ments. Anybody westbound can go down Dublin Boulevard. The bulk of the traffic will be heading eastbound. Commissioner Tissol questioned the access use of the Shell station and whether people would be apt to use it as a short-cut. Also she wanted staff to find out when the archaeological report will be in. Commissioner Tissol was particularly sensitive to the historical people's desires that the commitment to the Green Store be in writing. Several historical sites have been Planning Commission Mini June 19, 1978 Page 8 3. (Continued) victims of vandalism because they are unoccupied and she would like to be sure that a caretaker is in the Green Store to prevent this from happening. Commissioner Rusteika moved that this matter be continued to July 10, 1978. Seconded by Commissioner Douglas aid carried. Chairman Kauffman called for a short r^cess at 3:03 p.m. Chairman Kauffman reconvened the ilea :'.g 3..3 p.m. 4. 1231ST ZONING UNIT - UNION COMPANY - Pe.ition to reclassify a parcel, CONT. containing approximately 1 acre, from the R-I (Single Family Residence) TO 7/10 District, to the C-0 (Administrative Office) District, located on Mono Street, east side, from the intersection of Amador Street, south to its southerly terminus and west side for the most southerly 68 feet, Happyland area, Eden Township (Unincorporated Hayward). Mr. Henn presented the staff report and reviewed the property on the overhead projector. He noted that the property continues across the street. The pro- posal is for offices of Select Union Foods. Mr. Henn reviewed the past history of this property and advised the Planning Commission that staff recommends they treat this as if it were a new hearing, and continue this matter to July 10, for evaluation of testimony. Chairman Kauffman asked what was the status of the adjacent land? Mr. Henn stated it was part of the applicant's ownership. The proposed use would be for offices on the entire site, which is subject to site review. Commissioner Douglas asked how this application meets with the objectives of the HCD Program? Mr. Henn advised that a representative from HCD was in the audience for any comments in that regard the Commission may desire. Commissioner Shockley advised that she read something in the paper recently as to the timing of the "A" Street overpass and she thought it had been advanced. She requested more information on that. Mr. Henn stated that he has had several contacts with the City of Hayward Public Works Department and he will try to get that question answered. Steve Christian, Architect for Select Union Foods, stated that the owner has been approached by the State for acquisition of lands for the "A" Street overpass. He stated that the applicant has no intention of trucking anything onto the site. At the time they were before the Planning Commission before, they wanted to wash trucks but that has been taken care of. He stated that his clients are concerned with the neighborhood feeling. When the design of the building occurs, it will be in keeping with the residences and be single story. The property line will be well landscaped. They must look into the future to take into consideration the "A" Street overpass. Joe Sandoval, adjacent property owner on Mono Street, submitted a petition signed by 36 people in opposition to the subject proposal. Commissioner Carpenter stated that the residents' opposition in the past was that the property would be used for additional industrial activity. Now, the owner is proposing just office buildings and they wouldn't be any higher than the surrounding residential property. Mr. Sandoval's concern was if we allow this rezoning in this case, we are going to allow it down the line. Commissioner Carpenter could understand that argument with respect to a section of the property.