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HomeMy WebLinkAbout08-28-2001 PC MinutesA ~'egular meeting of the City of Dublin Planning Commission was held on Tuesday, August 28, 2001, in the Dublin Civic Center City Council Chambers. Chairperson Johnson called the meeting to order at 7:00 p.m. ROLL CALL Present: Commissioners, Johnson, Jennings, Fasulkey and Nassar; Eddie Peabody Jr., Community Development Director; Jeri Ram, Planning Manager; Michael Porto, Planning Consultant; and Maria Carrasco, Recording Secretary. Absent: Cm. Musser PLEDGE OF ALLEGIANCE TO THE FLAG Cm. Johnson led the Commission, Staff, and those present in the pledge of allegiance to the flag. The minutes from the August 14, 2001 meeting were approved as submitted. ADDITIONS OR REVISIONS TO THE AGENDA - None ORAL COMMUNICATIONS - None WRITTEN COMMUNICATIONS - None 7.1 PA 01-018 Sprint PCS Site Development Review - Resolution transferring original hearing jurisdiction to the City Council for the proposed telecommunication facility at Shannon Park. Ms. Ram advised the Commission that Staff is requesting the Commission to transfer the original jurisdiction to City Council. The applicant is proposing to construct a new telecommunication facility adjacent to the rear parking lot of the Shannon Center, located on the northeast portion of the site. The proposed telecommunication facility would be located within a light standard and would attain a maximum height of 30-feet above grade (the proposed light pole would match the existing light standards used on-site and would measure 6-3/4" in diameter and would be 25'-3" high, while the antenna would be the same diameter and would add an additional 4'-9" in height to the top of the pole). The applicant also proposes to construct a 230 square foot accessory structure that would attain a maximum height of 10-6' above grade and would contain a battery back up, cooling devices, etc. (see Attachment 4 for a complete description of the Planning Commission 53 August 28, 2001 Regular Meeting equipment that will be located with the accessory structure). In addition to the proposed telecommunication facility, the applicant proposes to construct a new trash enclosure adjacent to the telecommunication facility. The proposed telecommunication facility would be 74 feet from the edge of the San Ramon Road right-of-way, to the east. Planning Staff referred this project to the Planning Commission pursuant to Section 8.96.020.C.2 because of the policy issues surrounding placing a private telecommunication facilities on City Park property. Section 8.96.020.C.3, states that "At any point in the project review process the Planning Commission may transfer original hearing jurisdiction to the City Council at its discretion because of policy implications, unique or unusual circumstances, or the magnitude of the project". Staff requests that the Planning Commission transfer original hearing jurisdiction on this project to the City Council due to the resulting policy implications of placing a private telecommunication facilities within a City Park. Staff requests the Planning Commission provide a recommendation to the City Council on whether the design of the proposed facility compatible with the surrounding environment. She concluded her presentation. Cm. Johnson asked if the applicant was available. Dennis Martin, Sprint PCS stated that item was brought to the City a year ago. The design on the antenna and light pole is a special design to meet the City's requirements and accommodate the location of the antenna. He asked the Commission if they had any questions or comments. Cm. Jennings commented the trash enclosure is an improvement to that area. Cm. Fasulkey asked if there are plans for additional antennas to that pole. Mr. Martin stated Sprint would not add antennas to the light pole as part of this application. Cm. Johnson asked if space is available on the pole for possible expansion. Mr. Martin responded yes. Cm. Fasulkey asked if the Sprint contract indicates Mr. Martin's comments of not needing additional space. Ms. Ram stated the Council would be reviewing the contract. The minutes will reflect Mr. Martin's comments. Cm. Nassar asked if this is the first time a project has been located on City property? Ms. Ram responded yes. Cm. Nassar asked if the project would improve his mobile phone reception. Mr. Martin stated yes. Cm. Johnson asked if any of the existing landscaping would be removed? Mr. Martin responded no. There will be landscaping added to the surrounding area with the proposed project. q'[anning Commission 54 .~ugust 28, 2001 q~ttufar 9fleeting Cm. Johnson asked if there were any other questions or comments? Cm. Fasulkey complimented the applicant and staff on the project. Cm. Johnson asked for a motion. Cm. Fasulkey stated with a finding that the proposed project blends with the surrounding environment in a method that is unnoticeable. On motion by Cm. Jennings, seconded by Cm. Nassar, by a vote of 4-0-1, with Cm. Musser absent, the Planning Commission adopted RESOLUTION NO. 01 - 20 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF DUBLIN TRANSFERRING THE ORIGINAL HEARING JURISDICTION TO THE CITY COUNCIL FOR PA 01-018 SPRINT PCS SITE DEVELOPMENT REVIEW PUBLIC HEARING 8.1 PA 01-010 Toll Brothers - Dublin Ranch Area A-1 Site Development Review for Tract 7136 to construct 110 single-family units on approximately 10,000 sq. ft. lots. Michael Porto advised the Commission that Toll Brothers is requesting a Site Development Review for Dublin Ranch Area A- 1, Tract 7136 to construct 110 single-family units on approximately 10,000 sq. ft. lots. This project is part of Dublin Ranch Area A comprised of 369 acres of mixed-use development including Single Family Residential, Open Space with a Golf Course and a Neighborhood Recreation Facility. Dublin Ranch Area A 1 is located west of Fallon Road, approximately 38.4 acres in size with 110 single-family residential lots and four floor plans ranging from 4,900 to 5,600 sq.ft. He discussed the different floor plans, architectural features. The overall design for this neighborhood will complement and accentuate the housing stock in Dublin and should be viewed as the "premier" neighborhood for Area A. He concluded his presentation and asked the Commission if they had any questions or comments. Cm. Jennings asked the front set back of the street to house. Mr. Porto said the setbacks would range from 15 to 20 feet. Cm. Johnson asked any other questions of Staff; hearing none he asked if the applicant was available. Jon Paynter, Toll Brothers described the gate feature for the project. The A- 1 neighborhood is the largest community of Dublin Ranch. A homeowner's association will maintain the streets and the gates. ~[anning Commission 55 .~ugust 28, 2001 ~$ltu[ar S~leeting Cm. Johnson asked if the gate would be utilized with a card or key? Mr. Paynter responded that the gate would be card automated. Cm. Johnson the process for guests entering the neighborhood? Mr. Paynter stated the technicalities have not been completely worked out. The final details will be submitted to the City with that information. Cm. Nassar asked the rational of installing a gate for this neighborhood. Mr. Paynter said because of the unique location and the size of the lots and the houses. The land planning also sets it apart from the other communities. Cm. Nassar asked the consequences of not having the project gated. Mr. Paynter stated the project is set up for private streets, and the typical buyer of this type of house would prefer to have that amenity. Cm. Johnson said the price of the homes might have something to do with the gated feature. The homes will be in excess of a million dollars. Cm. Nassar asked if this project would be the first gated community in Dublin. Mr. Porto responded Dublin has apartment complexes that are gated but this is the first gated community for single-family homes. Cm. Fasulkey asked if the golf course would be open to the public? Mr. Porto responded yes. Cm. Johnson asked if there were any other questions; hearing none he closed the public hearing and asked for a motion. On motion by Cm. Fasulkey, seconded by Cm. Jennings, by a vote of 4-0-1, with Cm. Musser absent, the Planning Commission adopted NEW BUSINESS NO ACTlOIV was required of the Planning Commission. The following Study Session was to get the Planning Commission acquainted with the overall project in preparation for future public hearings 9.1 PA 01-009 Toll Brothers Dublin Ranch Area (~ Study Session to provide the Planning Commission with a general overview of the various sites, the number of dwelling units and the design concepts of those units within Area G of Dublin Ranch. Planning Commission 56 August 28, 2001 P4gular Meeting Mr. Porto informed the Commission about Dublin Ranch Area G. The applicant is also Toll Brothers. The Planning Commission will hear a study session to get acquainted with the overall project in preparation for future public hearings. The area has generally been referred .to as the "Town Center" of Dublin Ranch. The Planning Commission at their meeting of January 25, 2000 recommended to the City Council the approval of Stage 1 and Stage II Planned Development Rezone for Area G. The City Council approved an Ordinance rezoning portions of Dublin Ranch to set forth all of the criteria that would be needed for development of that area. There are four individual sites for residential development within Area G and condominiums are proposed on all four sites. As a part of the General Plan and Specific Plan Amendment for the property in question, minimum and maximum densities were established for each site. The applicant has prepared a design development plan that averages the densities to achieve the approved 1,404 dwelling units. He gave a brief description of each neighborhood project. Site MH-I: This is the lowest density site. Located in the northwest quadrant of Area G, along Central Parkway, this approximate 9 acre site is proposed to incorporate 200 dwelling units. The density is approximately 22 dwelling units to the acre. The units are proposed to be half level walk-ups with some units having a third story loft space. Vehicular access will be by an on-site loop road with curvilinear motor courts. Sizes will range between 1,209 and 2,042 square feet and are designed in a side-by-side style. Garages will be in a tandem and side-by- side configuration and the current design is slightly below the City's required parking ordinance. Site MH-2: The applicant is still finalizing this site design. As we currently know it, this irregularly shaped parcel is located in the northeasterly portion of Area G and is comprised of 11.6 acres. There are currently 281 units proposed at a density of 24 dwelling units to the acre. The design of the units will be similar to the existing Vineyards project constructed by Toll and currently being completed and occupied across from the City's Emerald Glen Park. The units will be side-by-side units with some units built over others. Vehicular access will be by an interior loop road with garage access of motor courts. There will be a total of 704 parking spaces. Each unit will have a two-car garage. Site: H-I: This site, located adjacent to Dublin Boulevard in the southwestern comer of Area G, encompasses 8.7 acres and proposes a unit count of 288 dwelling units. Site density will be 33 dwelling units to the acre. This site will utilize a combination of side-by-side town homes and stacked flat condominiums with the side-by-side units being of a "walk-up" design. The overall site circulation will be by an on-site loop road. Parking will be partially under ground, with each unit having a separate garage accessed by a subterranean driveway. A final parking count is not available at this time. Site H-2: The largest of the sites, 10.6 acres is also irregularly shaped. There are 628 units proposed for the site with a density approaching 60 dwelling units to the acre. This project can be referred to as a podium building with two levels of parking below grade similar to the Toscana project the Planning Commission toured last year. The applicant is proposing a total of 8 buildings over parking. The unit configuration is comprised of 482-stacked flats and 146 town homes. The stacked flats are in a four-story configuration and the town homes are two-story and stacked above each other. The utilization of the site and unique layout of the units is new and innovative. One thousand four hundred and seventy five (1,475) parking stalls are proposed creating a ratio of approximately 2.3 parking stalls per unit. Many of the units are one bedroom and as such a parking reduction might be appropriate. There is no on-site vehicular circulation as guests will be required to park in the parking structures and ride elevators or climb stairs to the units themselves. The product is raised above the adjacent streets. Floor plans range q'fanning Commission 57 .~utlust 28, 2001 q~ttufar 5ffeeting between 841 square feet up to 1,300 square feet. The total number of dwelling units proposed for the four development areas within Area G on the Specific Plan and the Zoning was 1,404. The current designs prepared by the applicant approximate 1,397. This 13-unit deficit is slightly less than 1% of the original number of units proposed. The four products span a floor plan range of 841 square feet up to almost 2,100 square feet. The design of each product is separate and distinct for each other, which will create a visually pleasing unit mix and an urban residential environment. The development of this property, in the scale and manner proposed by this applicant, is unlike anything else being constructed in the Bay Area. Staff and the applicant will each make presentations and the Planning Commission is invited to ask questions and review the project prior to the actual hearings on the neighborhoods. He concluded his presentation and introduced Rick Nelson of Toll Brothers. Cm. Johnson asked for clarification of an area on one of the display boards for the project. Mr. Porto explained the area is the "Town Center" of Dublin Ranch, that consists of a shopping street, one and two story building that front onto the sidewalk. Rick Nelson, Toll Brothers thanked Staff and the Commission. He stated that Toll Brothers wanted to acquaint the Commission with the overall plan of Area G. He discussed the different styles, amenities, square footage and architecture for the proposed neighborhoods. Cm. Johnson asked Mr. Nelson to discuss each neighborhood separately. Mr. Nelson agreed with Cm. Johnson's recommendation. Cm. dennings asked the design layout of the garages for Plan 2. The site plans provided for review are unclear regarding the garages. Mr. Nelson stated the garages have been designed as internal motor courts. Mr. Porto stated the plan does not show all the garages color-coded or labeled. Cm. Johnson asked if the center Plan 2 would have a tandem garage? Mr. Nelson responded yes. All of Plan 2 is proposed with tandem garages. Cm. Johnson asked if all units have 2 car garages. Mr. Nelson said with the exception of Plan 2, which has a 1 V2 garage. Cm. dennings asked if any of the units would be handicap accessible? Mr. Nelson stated one unit would be handicap accessible on the first floor flat of Plan 1. Mr. Porto stated the basements of the flats are built at grade. Cm. Fasulkey asked for clarification of the ground floor and ceiling location of Plan 1 on the display board. ~anning Commission 58 ~ugust 28, 2001 qte#u[ar S~leeting Mr. Nelson pointed out those locations on the display board Cm. Johnson asked if there are 9-foot ceilings on the upper floors? Mr. Nelson said it will have 9-foot ceilings but the living area will be 13 feet. Mr. Nelson continued to explain the design layout of the projects in Area G. He explained the features and layout of Neighborhood MH 2 units. Cm. Johnson stated the project has an interesting lay out. The living area of one unit is over a garage that belongs to someone else. Cm. Jennings asked if there are any similar projects within the Bay Area? Mr. Nelson responded not in the Bay Area, but in San Jose. Mr. Nelson continued his presentations on the remaining neighborhoods of Area G. The Planning Commission thanked Mr. Nelson and Staff for their presentations. OTHER BUSINESS Ms. Ram discussed the upcoming Planning Commission schedule. Cm. Jennings and Cm. Nassar stated they would not be available for Planning Commission meetings the entire month of September. ADOURNMENT The meeting was adjourned at 9:15 p.m. Community Development Director Respefi~ll~tte~f ~l~ning~i-ssion Chairperson ~anning Commission 59 .~ugu ~t 28, 2001 q~gu[ar ?deeting