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HomeMy WebLinkAbout07-14-1998 PC MinutesA regular meeting of the City of Dublin Planning Commission was held on Tuesday, July 14, 1998, in the Dublin Civic Center City Council Chambers. The meeting was called to order at 7:00 p.m. by Chairperson Jennings. ROLL CALL Present: Commissioners Jeunings, Johnson, Musser, and Oravetz; Eddie Peabody Jr., Commurdty · Development Director; and Gaylene Burkett, Recording Secretary. Absent: Cm. Hughes PLEDGE OF ALLEGIANCE TO THE FLAG Cm. Jennings led the Commission, Staff, and those present in the pledge of allegiance to the flag. The minutes from the June 23, 1998 meeting were approved as submitted. ADDITIONS OR REVISIONS TO THE AGENDA - None ORAL COMMUNICATIONS - None WRITTEN COMMUNICATIONS - None PUBLIC HEARING 8.1 PA 98-030, Montessori Plus, Conditional Use Permit An application for a Conditional Use Permit for the establishment of a Montessori school within a 4,732 square foot tenant space located at 7234-40 San Ramon Road, Slxouds Plaza. At the request of the Applicant the Conditional Use Permit shall be considered for a temporary period of one year only. Cm. Jennings asked for the staff report. Regular Meeting 58 July 14, 1998 [7-14 pcmi] Anne Kinney presented the staff report. She stated that this is a request for a Conditional Use Permit to allow the operation ofa Montessori school for a temporary period of one year within an existing tenant space at 7234-40 San Ramon Road, Strouds Plaza. The Montessori school would provide educational instruction for forty (40) children between the ages of three and six, from 7:30 a.m. to 5:30 p.m. Monday through Friday, following the Dublin School Disthct calendar. She stated that there are several concerns that staffhas with the project. The first concern is Strouds Plaza is located within the San Ramon Road Specific Plan area which identifies the primary use of the center for retail stores, other permiued uses include offices and financial uses. A school use would not be consistent with the intent of this Specific Plan or conducive to this retail environment. The second concern is traffic impacts, both off-site and on- site. The Public Works d~partment has determined that the Montessori school will generate 47 additional vehicular trips to the site. Staff concerns relate to on-site traffic impacts that will result from the increased number of vehicular trips this school use will generate during peak retail and service hours. Finally, Staff has concerns regarding a pre-school facility locating within an established retail center and possible noise and other nuisances affecting surrounding businesses and adjacent residents. In conclusion, it is staff's opinion that the proposed Montessori school is not an appropriate use within Strouds P!a?~ given the inconsistency with the intent of the San Ramon Road Specific Plan; potential on-site traffic and circulation issues; and potential nuisances that may affect existing businesses within Strouds P!aT~ and adjacent residents. Staff, therefore, recommends the Planning Commission deny the Conditional Use Permit. Should the Planning Commission decide to approve this application, staff will remm at the next meeting with an appropriate Resolution. Floyd Davis, Civil Engineer, stated traffic issues will boil down into three components. He stated that a proposed use they would generate approximately 170+ lrips will be generated. The traffic peak would be about noon, and congestion was a major concern. He showed a turning radius that showed there would not be enough room if two cars used the area at the same time. Based on that criteria it is not an appropriate use for this area~ Cm. Musser asked how many trips are currently going in and out of the center. Mr. Davis stated smffbased the trips on the use of what is being proposed. Cm. Musser asked if he was aware of the dance school in the center. Mr. Davis stated that staffonly looked at the specific use for this particular site. Cm. Musser stated that the dance center has an excess of 200 students. Mr. Peabody stated that in all fairness to the applicant, Public Works looked only at the site being proposed for retail use or school use. Cm. Johnson asked if the dance center was required to get a CUP to utilize that space. Ms. Kinney stated the dance school received a CUP in 1991. Cm. Johnson stated the dance studio has over 300+ students and offers several classes throughout the day. They have three dance rooms inside the building with up to 3040 people there at one time. They Regular Meeting [7-14 pcmi] 59 July 14, 1998 have not had any problems with traffic. He suggested for the tmftic plan to use Amador Valley Boulevard. Cm. Johnson asked Mr. Davis if he would recommend coming off San Ramon Road. Mr. Davis responded no. Ms. Rupa Narain, Applicant stated she is a kindergarten teacher by profession. She is planning on opening a Montessori school in Dublin. She stated there is a great need for quality school in Dublin. She stated that she has found it extremely challenging to find a site zoned for this type of facility: She is baffled by the Public Works Department comments regarding traffic and noise. Licensing by the State permitted this use as long as the children are escorted by an adult. She stated the City's concern on the safety was nothing compared to the concern of the parents. She stated that they can control the timing of when the parents drop offand pick up the kids. She asked how the City can oppose traffic and noise that is generated in a commercial shopping center and be comfortable with the same amount of traffic and noise in a residential area. She stated that if she is not given the chance to provide a child care center she would like to know what separates her from the other facilities. Cm. Johnson asked if the play area would be fenced. Ms. Naraln stated it was up to the owner. The gazebo would be enclosed, but the walkway would not be enclosed. No bushes or trees would be taken out, they would be Irimmed. Cm. Oravetz asked what the lighting would be like around the stone walkway at the rear of the building. Ms. Narain stated that she would have to check on that. Cm. Johnson asked why she was required to put stepping stones in the back of the building. Ms. Kinney stated that staff was not requiring the stepping stones, the applicant thought it would keep them from blocking any other tenants using the rear access. Cm. Jennings asked what the State requirements are on square footage for this type of use. Ms. Narain responded 75 square feet outside and 35 square feet inside. Cm. Jeunings asked the ages of the students. Ms. Narain responded three to six years old. Cm. Jennings asked what type of play equipment would there be. Ms. Narain said a climbing structure with slides and swings. Cm. Jennings asked how many students would there be. Ms. Narain responded that the State licensing will say how many kids she will be allowed. Regular Meeting 60 July 14, 1998 [7-14 pcmi] Cm. Jennings asked if she currently runs a school. Ms. Narain responded yes; out of a home in San Ramon. Cm. Oravetz asked how many kids at a time will be in the play area. Ms. Narain responded 20. Cm. Oravetz asked if the children started making lots of noise, would she be willing to cut it down to 10 children. Ms. Narain said yes, but that would mean having children outside more frequently. Bruce Burroughs, leasing agent for Strouds Plaza, stated the shopping center has been transformed, but it has been a straggle to keep tenant spaces leased. Lately this area in this building has been a struggle to get a tenant for that space. He felt the tenants would be happy to have 170 trips a day in the shopping center. They have never had a traffic problem in the center. He urged the Planning Commission to approve the CUP for this use. Patrick Davis, stated that she worked with the applicant to find a location in Dublin. She attempted to get a CUP like the Dance Studio. She stated that this is not a daycare, but an educational enrichment program. They would like a permanent use permit. Traffic peak period is around 7:30 a.m. when no one is at the center. Through out the day, children would be picked up at different times. With this age group, many will not attend full time, five days a week. The Montessori school will not be open during the weekend and over 10 parents have agreed to car pool. She felt the traffic issue is over stated and the noise of 20 children would not be an impact. They have researched this use and have complied with State requirements. She asked if anyone had any questions. Cm. Oravetz asked how much the school costs monthly. Ms. Narain responded approximately $350 to $400 per month. Cm. Oravetz asked where else they looked to place the school. Ms. Davis stated that they have looked at every site available, in Dublin, San Ramon, Pleasanton, and Dublin was the preferred location. Cm. Oravetz stated noise was a surprising element. Every morning Camps Parks sounds a bugle at 5:30 a.m., and the noise travels to his home. Ms. Davis stated that the area is well landscaped with redwood trees and the trees help eliminate the noise from traveling. Richard Whebe, property owner, stated he was available for questions. Cm. Oravetz asked if he thought this was a good use of space in a retail center. Regular Meeting 61 July 14, 1998 [7-14 pcmi] Mr. Whebe felt is was compatible with the other tenants. He spoke with several tenants and felt 80% of the tenants were in favor of this project. Cm. Jennings closed the public hearing. Cm. Jennings asked about the 7 items what must be found in order to grant a conditional use permit. She stated that 3 of 7 items of the conditions are not being met. Ms. Kinney stated that conditions 1, 2, 5, and 7 are not being met. Mr. Peabody stated that there are four conditions that are not compatible with the findings that need to be made in order to approve the CUP. Cm. Musser stated that the response to the seven issues were subjective in nature. Some of the findings could be presumptuous; the dance school already has a CUP with 300 kids. Mr. Peabody stated there are different types of schools, a dance school and a day care is different. You seldom see a day care or schools inside a retail center. Cm. Jermings stated the list of schools on the attachment are different from a daycare; the curriculum and clientele is different. Cm. Johnson stated other types of schools such as a dance studio have more traffic. If staff allowed it once, he did not see a problem with allowing another type of school in the center. He asked Ms. Kinney to read the findings. Ms. Kinney went over the findings one by one and Cm. Johnson responded to each of the findings. Mr. Peabody stated that the City Council could change the San Ramon Specific Plan, which is clear that they want retail at that center. Cm. Musser stated the center is in conformance with the General Plan but not the Specific Plan. Mr. Peabody stated the General Plan states schools of this nature could be implemented. The Specific Plan is a more detailed implementation of what is generally stated in the General Plan. Cm. Oravetz stated we approved a church in a business area, versus a school in a retail area. Mr. Peabody stated we have to make the same findings and they are subjective. Cm. Jennings asked how many teachers would there be. Ms. Narain responded two full time teachers and one full time assistant. She stated one would be outside, with one inside. The ratio is 12-1 all the time. She stated times have changed and all the rules and Ordinances were made a long time ago. Regular Meeting 62 July 14, 1998 [7-14 pcmi] Cm. Johnson stated it should be approved. The traffic was not as big a factor as staffpresented and was just like the dance school. Cm. Jermings asked if the over hang would be covered if it is raining. Ms. Narain said when it is raining the children do not go outside and the issue of lighting that came up previously, the children do not go out if it'is dark outside either. Cm. Johnson stated it would be hard for water to get behifid the center. Cm. Oravetz stated he appreciated the applicants coming to Dublin. There have been several issues to come before the Planning Commission and he has been against this type of use in a residential neighborhood. He supported this project and wanted to make a motion. Cm. Musser stated this application has given him some concerns, but when he went out there and spoke with the shop owners it changed his mind. He felt it was a compatible location for a school and thought traffic would not be an issue. Mr. Peabody suggested the Planning Commission direct staff to prepare appropriate conditions, discuss the conditions with the applicant and come back at the next meeting to discuss the issues. On motion by Cm. Musser, seconded by Cm. Oravetz and with a vote of 3-1-1 with Cm. Jennings opposing the motion and with Cm. Hughes absent, the Planning Commission denied the resolution denying the project and directed staffto continue the public hearing for two weeks to have staff go back and write conditions of approval for the project. RESOLUTION NO. 98 - DENYING PA 98-030 MONTESSORI PLUS CONDITIONAL USE PERMIT REQUEST TO ESTABLISH A MONTESSORI SCHOOL FOR A TEMPORARY PERIOD OF ONE YEAR ONLY WITHIN A 4,732 SQUARE FOOT TENANT SPACE LOCATED AT 7234-40 SAN RAMON ROAD, STROUDS PLAZA. 8.2 PA 98-037, Pasta Primavera Cafe, Conditional Use Permit (CUP) A request for a Conditional Use Pemdt to allow an outdoor seating area to the south and west of the existing Pasta Primavera Cafe in Almond Plaza. The property is located at 7222 Regional Street. Cm. Jennings asked for the staffreport. Anne Kinney, presented the staff report. The applicant is proposing to add a 564 square foot outdoor seating area to be located on the existing sidewalk on the south side of the restaurant. The proposal, includes permanently bolting four wrought iron dividers with planter boxes, four feet in height to the sidewalk and placing four tables and approximately sixteen chairs in this area. Staffhas evaluated that Regular Meeting 63 July 14, 1998 [7-14 pcmi] tiffs is an appropriate use for this site. The applicant is proposing to remove the landscape planter and curbing to create a level transition between the access-way and the proposed outdoor seating area. The existing arbor, trailing plants and the three foot wide landscape strip adjacent to the westem wail of the cafe will be maintained by the Applicant. The Applicant intends to place three tables and approximately twelve chairs in this dining area (210 square feet) with two additionai four foot high wrought iron dividers with planter boxes. The applicant has agreed to restripe a portion of the parking lot to accommodate the addifionai 5 spaces this project would require. They would utilize the compact spaces ailowed in the Zoning Ordinance. The applicant is proposing to remove the landscape planter and curbing to create a level transition between the access-way and the proposed outdoor seating area. The existing arbor, trailing plants and the three foot wide landscape strip adjacent to the western wall of the cafe will be maintained by the Applicant. The recommended conditions of approval are intended to provide assurance that the proposed use will be appropriate for this site. Staff recommends the Planning Commission adopt a resolution approving the Conditional Use Permit subject to the conditions specified. Cm. Johnson asked how side the sidewaik would be in front the of the building. Ms. Kinney stated at least 6 feet from the edge of curb to the wrought iron dividers. Thomas Drewel, applicant, stated that the exterior seating will create more of an Italian or European atmosphere. He asked for approvai of the Planning Commission. Cm. Oravetz asked about creating a wind runnel between the two buildings. Mr. Drewel stated that the arbor way blocks the wind. Cm. Oravetz asked if smoking will be allowed outside. Mr. Drewel stated that smoking issue has not been discussed. Cm. Oravetz asked if they would be serving alcoholic beverages. Mr. Drewel responded beer and wine. Cm. Jennings asked what would happen to the public phone. Ms. Kinney states the applicant has tried to get the phone relocated, but Pacific Bell has not responded. Cm. Jennings asked if the existing gate is for pedestrian use. Ms. Kinney responded yes, it would be open for pedestrians to have access to the area. Cm. Jennings closed the public hearing. On motion by Cm. Johnson, seconded by Cm. Oravetz and with a vote of 4-0-1 with Cm. Hughes absent, the Planning Commission unanimously adopted Regular Meeting 64 July 14, 1998 [7-14 pcmi] RESOLUTION NO. 98 ~ 28 APPROVING PA 98-037 PASTA PRIMAVERA CAFE CONDITIONAL USE PERMIT REQUEST TO ALLOW AN OUTDOOR SEATING AREA TO THE SIDE AND REAR OF AN EXISTING RESTAURANT, 7222 REGIONAL STREET, ALMOND PLAZA 8.3 98-016 Amendment to the Dublin General Plan and Eastern Dublin Specific Plan An amendment to the Eastern Dublin Specific Plan to delete a 5 acre "Neighborhood Commercial" land use designation on the General Plan land use map at the southwest comer of Dublin Boulevard and Hacienda Drive. Cm. Jennings asked for the staffreport. Jerry Haag, contract plauner, presented the staffreport. He stated tonight is a clean up to have the General Plan Amendment and Specific Plan Amendment go to the City Council for approval. There were no speakers in the audience. On motion by Cm. Oravetz, seconded by Cm. Johnson and with a vote of 4-0-1 with Cm. Hughes absent, the Planning Commission unanimously adopted RESOLUTION NO. 98 - 29 RECOMMENDING CITY COUNCIL ADOPTION OF AN AMENDMENT TO THE DUBLIN GENERAL PLAN FOR PA 98-016, ALAMEDA COUNTY SURPLUS PROPERTY AUTHORITY 8.4 PA 98-015- Extended Stay America Conditional Use Permit. An application for a Conditional Use Permit to establish a 122 room Extended Stay Hotel and a 93 room Studio Plus Hotel in the PD zoning district (Hacienda Crossings). The property is located at 7.43 acres at the southeast comer of Automation Parkway and Dublin Boulevard. Cm. Jeunings asked for the staff report. Dermis Carrington, Senior Planner, presented the staff report. He stated the CUP would be heard by the Planning Commission and the SDR would be heard by the City Council. He stated the issues looked at were landscaping, views and signage. The applicant would agree to plant box trees along Dublin Blvd. Regular Meeting 65 July t4, 1998 [7-14 pcmi] to protect the privacy of the homeowners in the homes across the street. All issues have been addressed and conditioned for the project and the impacts of the project are minimal. Staffrecommends the Planning Commission adopt the resolution approving the CUP. Steve Peters, Extended Stay America, stated they were excited to be coming to Dublin. They are a growing business and are sensitive to each community that they go in to. He explained the difference between the Studio Plus units from the Extended Stay America hotel. Main differences were size of room and price per week to stay. Them are not restaurants in the hotel, and they locate near those type of amenities so the community benefits as well. Cm. Jermings asked where others were located in California Mr. Peters stated none at this time. The cities of Alameda, Fremont, Pleasant Hill, Morgan Hill, Livermore, and Santa Rosa will be have these hotels soon. Cm. Oravetz asked how many parking spaces will be provided. Mr. Peters stated the typical was 1.5 per room. Cm. Jennings asked if the rooms have a kitchenette. Mr. Peters stated responded yes. JeffMcAdam, was available for questions. He addressed accessibility and screening from the houses. Cm. Oravetz asked if it would look like the one in Livermore. Mr. McAdam stated it would be similar to the one in Livermore. On motion by Cm. Musser, seconded by Cm. Oravetz, and with a vote of 4-0-1 with Cm. Hughes absent, the Planning Commission unanimously adopted RESOLUTION NO. 98 - 30 APPROVING PA 98-015 CONDITIONAL USE PERMIT REQUEST FOR EXTENDED STAY AMERICA/STUDIO PLUS HOTELS Mr. Peabody briefly went over the upcoming schedule for the Planning Commission. He stated the schedule was going to be busy. Cm. Oravetz stated the Downtown Study Task Force offered suggestions for the Village Parkway in the future and it was interesting to see the different visions people had for the furore. Regular Meeting 66 July 14, 1998 [7-t4 pcmi] Mr. Peabody indicated City Council directed staff to do a study on the old BP station site on the comer of Village Parkway a~nd Amador Valley Blvd. Staffwill be looking at uses other than automotive for the site. ADJOURNMENT The meeting was adjourned at 8:45 p.m. Respectfully submitted, Planning Comm~sslor~lamrperson ATTEST: Community Development Director Regular Meeting [7-14 pcmi] 67 July 14, 1998