HomeMy WebLinkAbout09-23-1997 PC AgendaPLANNING COMMISSION
Regular Meeting - Dublin Civic Center Tuesday - 7:00 p.m.
100 Civic Plaza, Council Chambers
September 23, 1997
1. CALL TO ORDER
2. ROLL CALL
3. PLEDGE OF ALLEGIANCE TO THE FLAG
4. ADDITIONS OR REVISIONS TO THE AGENDA
5. MINUTES OF PREVIOUS MEETINGS - August 12, 1997
ORAL COMMUNICATION - At this time, members of the audience are permitted to address the Planning
Commission on any item(s) of interest to the public; however, no ACTION or DISCUSSION shall take
place on any item which is NOT on the Planning Commission Agenda. The Commission may respond
briefly to statements made or questions posed, or may request Staff to report back at a future meeting
concerning the matter. Furthermore, a member of the Planning Commission may direct Staff to place a
matter of business on a future agenda. Any person may arrange with the Community Development Director
(no later than 11:00 a.m., on the Tuesday preceding a regular meeting) to have an item of concern placed on
the agenda for the next regular meeting.
7. WRITTEN COMMUNICATIONS
8. PUBLIC HEARINGS
9. NEW OR UNFINISHED BUSINESS
9.1
9.2
9.3
PA 97-019 Shea Homes Study Session
Update on the Zoning Ordinance
Upcoming Planning Schedule
10. OTHER BUSINESS (Commission/Staff Informational Only Reports)
11. ADJOURNMENT
(OVER FOR PROCEDURE SUMMARY)
CITY OF DUBLIN
PLANNING COMMISSION
AGENDA STATEMENT/STAFF REPORT for September 23, 1997
PROJECT: PA 97-019, Park Sierra Apartments
PREPARED BY: Jerry Haag, Consulting Planner
DESCRIPTION: Proposed General Plan Amendment, Zone Change and Site
Development Review of a 3-story rental apartment project on 8.9
acres of land, generally located on the west side of Dougherty
Road at the Southern Pacific Railroad tracks, submitted by Shea
Properties
RECOMMENDATION: Review proposed project on a preliminary basis and provide
direction to staff and applicant.
BACKGROUND
The applicant for the proposed Park Sierra apartment project, Shea Properties, has requested a
workshop with the Planning Commission to discuss and receive preliminary comments regarding
several aspects of the proposed 209-unit apartment project, located on the west side of Dougherty
Road south of the future Iron Horse Trail (former SP railroad tracks).
No action is required by the Commission at this time. The project applicant will incorporate
Commission comments and the project will be returned for formal action at a later date.
In 1996,the City Council approved a Negative Declaration, General Plan Amendment, zone
change,tentative subdivision map and Site Development Plan review for a 92-unit housing
project on the same 8.9-acre site as the current proposal (File PA 95-029). The applicant was
Trumark Homes. Trumark Homes has since elected not to proceed with their project and the site
has been sold to Shea Properties.
COPIES TO: Shea Business Properties
PA File 97-019
ITEM NO.
g:\pa97019\9-23pcsr
The project site is vacant and was previously owned by the Southern Pacific Railroad. It has a
long, linear configuration parallel with the alignment of the former railroad tracks immediately
north of the site. The former railroad right-of-way has since been purchased by Alameda County
and is planned to be developed as the Iron Horse trail, a multi-purpose recreational trail
stretching between Pleasanton and Martinez.
ANALYSIS
Project Summary
The present applicant has requested a General Plan Amendment, Rezone and Site Development
Review to allow the construction of 209 rental apartment dwellings.
The complex would be of three story construction, with the dwellings arranged in 9 separate
buildings in a linear fashion on the site. Each building would be centered around a ground-level
parking area and open court yard, with many of the units opening onto the court.
Access would be provided by a main, gated entry off of Dougherty Road with emergency access
to the south, at Sierra Court, and to the rear of the site.
Four hundred and twenty (420) parking spaces would be provided, with one space located within
a garage and one uncovered space per unit. Approximately one quarter of the parking spaces
would be for compact vehicles.
The applicant has also preliminarily indicated a desire to construct a continuation of this project
on vacant land northwest of the Arroyo Vista complex, however, applications have not yet been
filed.
Issues
The Planning Department staff have identified the following preliminary issues for review by the
Commission.
Appropriateness of Use
The applicant has proposed a complex of 3-story multi-family apartments on the site. The
City had previously changed the General Plan designation for the Trumark project from
"Light Industrial" to "Medium Density Residential." The Medium Density category would
have accommodated the motor court housing type of development proposed by Trumark,
which included one-and two-story single family detached houses grouped around a common
parking area.
2
Surrounding land uses include the Arroyo Vista assisted housing complex and future Iron
Horse Trail to the north, vacant industrial properties to the east across Dougherty Road,
industrial uses to the south within Sierra Business Park, and Alamo Creek to the west.
Concerns were previously raised with the Trumark project concerning possible negative
impacts related to the proximity of existing industrial uses with residential, the proximity of
the proposed residential development with a high-pressure pipeline north of the site and the
presence of a major water treatment facility operated by the Dublin-San Ramon Services
District immediately adjacent to the site fronting on Dougherty Road.
The Commission should be aware that these items were addressed in the Negative
Declaration prepared and approved for the Trumark project. Each of the items were
successfully mitigated and it is anticipated that the same mitigation measures would be
applicable to the Shea project as well.
Proposed Density
The applicant has submitted an application to amend the General Plan land use designation
from "Medium Density Residential" to "Medium-High Density Residential." Medium
Density allows residential development at densities ranging between 6.1 and 14.0 dwellings
per acre. The Medium-High Density category permits residential development at densities
between 14.1 to 25 dwellings per acre.
The proposed Park Sierra apartment complex would have a density of approximately 25 units
per acre. If approved, this project would be among the highest density housing developments
in Dublin.
The Commission may wish to discuss the proposed project density in light of proximity with
surrounding industrial land uses, which could be balanced with the community-wide need to
provide higher density housing at moderate rental rates. Specific information regarding rental
rates have not yet been submitted. The difficulty of finding an appropriate use for the site
given the it's linear configuration could also be discussed.
Project Design, Elevations and Setbacks
Elevations prepared by the applicant's architect indicate that a contemporary design theme
would be used, consisting of multiple gabled roofs, exterior balconies and either stucco or
wood siding. Building front entries would have special delineation with buildings fronting
onto the Iron Horse trail. Individual unit front doors would open onto a central court yard
which would be linked within the building via a series of open walkways and balconies.
Open parking areas would be located on the south side of the site, which is intended to
provide a buffer between the dwellings and existing industrial uses. A 12-foot wall would
also be provided along the southerly property line, to serve as both a noise barrier and
additional barrier to industrial uses.
3
The building closest to Dougherty Road would front onto Dougherty, with balconies, a
sound wall and landscaping adjacent to the street.
The building on the westerly side of the site would face Alamo Creek.
Proposed setbacks from adjacent property lines would include a proposed 9.6-ft, front
setback from Dougherty Road, 15-ft front setbacks from the Iron Horse Trail, although one
building would lie 11.9 feet from the trail. The minimum side setback from the Trail would
be ten feet.
Open Space and Amenities
Preliminary plans show that approximately 33% of the site would be devoted to common and
private open spaces and related amenities on the site. This includes both common open
spaces with a minimum 10-foot dimension as well as private patios and decks.
Major open space amenities would include a main recreation building near the main entry at
Dougherty Road, a swimming pool and deck area. The recreation building would also house
leasing and management functions of the complex. Bar-b-que and tot-lot areas would also be
interspersed throughout the complex and other areas of passive landscaping would also be
provided.
Each ground floor dwelling unit would also have a private yard area separated from common
walkways by a low hedge. Upper floor areas would have private balconies.
The Iron Horse Trail is proposed immediately north of the site. Access between the project
and the trail is unknown at this point. The applicant has indicated that either a solid or
wrought iron fence would be built to provide security for the project adjacent to the trail. The
Fire Department will require that emergency access points be provided off of the Trail to
ensure full fire access to the entire complex. It is unclear if the access points would allow
recreational access as well.
Parking and Circulation
Plans indicate that 2.0 spaces per unit would be provided, one of which would be within a
garage and the other an uncovered space. This would comply with City on-site parking
requirements.
The main site entry is being planned from Dougherty Road, similar to the Trumark proposal.
The applicant is working closely with the Dublin Public Works Department to ensure that all
technical requirements are met. It is anticipated that a traffic signal will be required at the
future intersection of Dougherty Road and the project entrance. The main entry would be
gated, but a parking area would be provided in front of the gate for visitors and prospective
tenants.
4
Working with the Police and Fire Departments, the applicant has planned emergency access
points on the southerly side of the site, linking with Sierra Court, and at the rear of the
project, linking with an existing service road paralleling Alamo Creek. The emergency access
at Sierra Court will be gated, but would allow full access by emergency vehicles and would
also allow exiting of the site by residents actuated by a key pad or similar mechanism.
Environmental Issues
The Planning Department is preparing a Mitigated Negative Declaration for the project,
which will focus on land use compatibility, hazards, noise, traffic, and schools in addition to
all other items normally considered in a Negative Declaration.
Questions for Commission Discussion
The following questions are raised regarding the proposed Park Sierra project:
1) Is the proposed use appropriate, given the site's location between the Arroyo Vista project
and the industrial park to the south?
2) Is the proposed density, at the high end of the Medium-high density General Plan range,
appropriate?
3) Is 3-story development acceptable?
4) Is one main project entrance acceptable for a project of this size and density?
5) Has enough parking been provided?
6) Is the amount, type and distribution of open space adequate?
7) Will the proposed landscaping provide sufficient buffering and beautification for the
project?
8) Are there any environmental issues the Commission want addressed in the environmental
document?
Conclusion
No action is required for this workshop. The staff and applicant would appreciate any
preliminary comments on the project, specifically related to the questions listed above.
Preliminarily, a Planning Commission public hearing will be scheduled on October 14, 1997 to
consider the Negative Declaration, General Plan Amendment, rezoning and Site Development
Review.
5
GENERAL INFORMATION
PROPERTY OWNER: Shea Properties
667 Brea Canyon Road, Suite 30
Walnut CA 91789
LOCATION: West side of Dougherty Road, south of the future Iron
Horse Trail (former SP railroad tracks) (APN 941-0205-
006-10)
EXITING ZONING: Planned Development
GENERAL PLAN
DESIGNATION: Medium Density Residential
ENVIRONMENTAL
REVIEW: A Mitigated Negative Declaration is being prepared
ATTACHMENTS
Exhibit A Memorandum from Community Development Director
Exhibit B Project site plan
Exhibit C Building elevations
Exhibit D Conceptual landscape plan
6
CITY OF DUBLIN
MEMORANDUM
TO: Planning Commission
FROM: Eddie Peabody, Jr., Community Development Director
DATE: September 23, 1997
RE: Park Sierra Study Session
It is the goal of the upcoming study session to give direction to
the staff and applicant on this project to help ensure that the
project meets the needs of the City. It is important that the
Planning Commission take no action on the project at this study
session. Final action on this project will occur at a later date.
Staff requests that individual commissioners address only the specific
issues that staff has outlined in the staff report and give direction.
The net result will aid staff and the applicant to finalize project
plans before public hearings start. This study session is not a
public hearing and public testimony shall not be permitted unless the
Planning Commission Chairperson finds a special reason to do so.
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