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HomeMy WebLinkAboutPC Minutes 09-04-1990 . . ~ ~ Reqular Meetinq - September 4, 1990 A regular meeting of the City of Dublin Planning Commission was held on September 4, 1990, in the Dublin Civic Center Council Chambers. The meeting was called to order at 7:30 p.m. by Commissioner Burnham, Chairperson. * * * * ROLL CALL Present: Commissioners Barnes, Burnham, Okun, Springer and Zika; Laurence L. Tong, Planning Director; Maureen O'Halloran, Carol R. Cirelli; Associate Planner; David K. Choy, Associate Planner; and Gail Adams, Planning Secretary. * * * * PLEDGE OF ALLEGIANCE TO THE FLAG Cm. Burnham led the Commission, Staff, and those present in the pledge of allegiance to the flag. ADDITIONS OR REVISIONS TO THE AGENDA None MINUTES OF PREVIOUS MEETING The minutes of August 20, 1990 were approved. ORAL COMMUNICATIONS None WRITTEN COMMUNICATIONS None PUBLIC HEARINGS SUBJECT: PA 90-021 McDonald's Conditional Use Permit and Site Development Review request to construct an approximate 900 square foot addition to the existinq McDonald's restaurant, a new playqround facility and new interior improvements such as handicapped accessible restrooms and kitchen equipment upqrades located at 7145 Dublin Boulevard. Imposition of traffic impact fees as a condition of approval will be considered (continued from August 6, 1990 Planninq Commission meeting). Regular Meeting PCM-1990-96 September 4, 1990 [9-4min] . , ~ ~ Cm. Burnham opened the public hearing and asked for the staff report. Ms. Cirelli presented the staff report to the Commission. She indicated that the item had been continued from the August 6, 1990 Planning Commission meeting. Ms. Cirelli indicated that since the August 6th meeting, a revised Traffic Impact Fee Study had been conducted by TJKM, the City's traffic consultant, which incorporated updated traffic information and calculations. From this revised study, a new fee was established of $11,987. Ms. Cirelli indicated that TJKM recommended that another traffic study be done to calculate daily traffic volumes before the addition is built as well as after the addition is built and occupied. A condition of approval was included in the resolution of approval shown as Exhibit C requiring the Applicant to deposit a fee of $11,987 with the Public Works Department. If the new traffic study indicates lower traffic volumes, the Applicant would be reimbursed for the remaining funds. If the fees were calculated higher than the original $11,987, the Applicant would not need to pay an~ additional fee than what was originally deposited. Cm. Okun asked Staff what the funds would be used for. Ms. Cirelli indicated that the Capital Improvement Program refers to Dublin Boulevard between Donlon Way and Village Parkway as one of the specific areas that need traffic circulation improvements. The funds collected from McDonald's would contribute a"fair share" amount to that project. Cm. Okun indicated that $11,987 was not enough money to construct those improvements. Ms. Cirelli indicated that Staff had worked closely with TJKM to make sure that the fee was fair. Typically, the fees would be lower and Staff felt that the current figures were accurate. Mr. Othling indicated that based on various nationwide traffic studies done by McDonald's traffic consultants there should be an increase of 33~ in new trips to McDonald's. Cm. Zika asked how reliable were the McDonald's figures. David Othling, TJKM, explained the methodology used in the traffic study to calculate the fees. He indicated that the study was based on 692 additional square footage. The study showed McDonald's fair share of the additional traffic that this facility generated on Dublin Boulevard. Regular Meeting PCM-1990-97 September 4, 1990 [9-4min] . . . ~ Cm. Okun asked the traffic consultant if new signals and/or signs on Dublin Boulevard would be part of the improvements. Mr. Othling stated that it was up to the City to determine how the capital improvement funds were to be used. Mr. Richard Jones, Applicant, referred to Condition #5 on page 3 of the Site Development Review resolution. He requested that the security requirements be left open so that the Police Department could review and approve McDonald's security arrangements. Cm. Okun asked if the facility was open 24 hours a day. Mr. Jones indicated that the facility closes at 11 p.m. Sunday through Friday. It is open until midnight on Saturday. Cm. Zika ask what would happen if the new traffic study indicated that McDonald's fair share would be more than the not-to-exceed amount shown in the resolution of approval. He felt that McDonald's should pay for t~teir share, whatever the amount comes out to be. Mr. Othling indicated that the new study would show before and after counts of driveway traffic. The fees would more likely be less than the $11,987. Cm. Zika was concerned about the "not-to-exceed" amount. Mr. Othling indicated that TJKM did not expect the new amount to be any higher. Ms. O'Halloran indicated that Condition #19 could be modified. The "not" could be deleted. Mr. Jones felt that the $11,987 was not a realistic figure and wanted to pay a fair amount. Phyllis Goldblatt, Property Owner, indicated that McDonald's was constructing a basic addition and felt that a 30~ increase in traffic was too high. 5taff and the Commission discussed the additional indoor and outdoor seating with the new addition. Staff indicated that there would be a total of 30 additional seats, with 102 indoors and 20 outdoors. Cm. Burnham closed the public hearing. Cm. Barnes felt that high traffic fees would discourage business growth. Cm. Zika indicated that he preferred that the Applicant pay a specific amount. If the fee changed, up or down from the Regular Meeting PCM-1990-98 September 4, 1990 [9-4min] _ . • ! existing amount, then the Applicant would need to pay that amount. Cm. Springer indicated that the traffic study was very straight forward. The fees seemed a little on the high side, however he felt comfortable with the future traffic study to be conducted and the language of Condition #18 of the Site Development Review resolution. Cm. Barnes felt that the language should stay as is. On motion from Cm. Barnes, seconded by Cm. Springer, and with a vote of 3-2, the Commission adopted RESOLUTION NO. 90-049 APPROVING PA 90-021 MCDONALD'S CONDITIONAL USE PERMIT APPLICATTON TO EXPAND THE EXISTING MCDONALD'S DRIVE THROUGH RESTAURANT FACILITY AT 7145 DUBLIN BOULEVARD RESOLUTION NO. 90-050 APPROVING PA 90-021 MCDONALD'S SITE DEVELOPMENT REVIEW APPLICATION TO EXPAND THE EXISTING MCDONALD'S RESTAURANT BY APPROXIMATELY 900 SQUARE FEET AND TO PERMIT TWO WALL SIGNS AND ONE LOGO SIGN AT 7145 DUBLIN BOULEVARD RESOLUTION NO. 90-051 A RESOLUTION IMPOSING A TRAFFIC IMPACT FEE ON PA 90-021, MCDONALD'S AT 7145 DUBLIN BOULEVARD SUBJECT: PA 90-045.2 Strouds Plaza (formerly Dublin Town & Country Shoppinq Center) Site Development Review for a new 2,100 square foot buildinq located at the northeast corner of the site and a Conditional Use Permit to allow minor modification to the PD provisions at 7214- 7308 San Ramon Road. Imposition of traffic impact fees as a condition of approval will be considered. Cm. Burnham opened the public hearing and asked for the staff report. Mr. David Choy presented the staff report to the Commission. He indicated that Staff had two concerns regarding the proposed project - the need for additional retail space within the shopping center and the proposed location of the new building. Mr. Phil Smith, Applicant, complimented the Staff on their thoroughness and was in complete agreement with Staff's recommendations. He described the proposed project to the Staff and Commission indicating that the new addition would enhance the retail center. The previously approved phases have already drawn new interest to the center. Regular Meeting PCM-1990-99 September 4, 1990 [9-4min] ~ ~ Cm. Barnes asked the Applicant how old the existing center was and if the center had ever been fully occupied. Mr. Smith indicated that the center was approximately 10 years old. Some of the tenant spaces had never been occupied. Cm. Burnham requested clarification on Exhibit D. Mr. Choy indicated that Attachment D-1 refers to the mitigation fees for the proposed project. Ms. O'Halloran referred to Condition #3 on page 11 of Exhibit C, which requires payment of the traffic impact mitigation fee prior to building permit issuance. Attachment D-1 is a traffic study from TJKM, the City's traffic consultant. There is no need for any additional studies; the Applicant is in full agreement with the fees. Cm. Okun asked how the fees were analyzed. Mr. Othling, TJKM, indicated that the study was conducted using the same methodology as McDonald's. The fees are for new trips only. Cm. Okun stated that the building was three times the size of the McDonald's addition; however there was a fraction of the traffic. How could this be? Mr. Othling indicated that the building was only 2100 square feet and the fees were based on traffic impacts on Dublin Boulevard. Cm. Okun asked if there would be any improvements to San Ramon Road. Mr. Othling indicated that there would be additional turn lanes at the intersection of Dublin Boulevard and San Ramon Road. Cm. Zika requested clarification on Staff's concern with the ~I building's location. Mr. Choy indicated that Staff had a concern regarding the i intrusion ' uested to see the tower into the intersection and req 1 setback from the street a little mare than what was original y proposed. Cm. Zika asked where in the resolution did it indicate there were approved plans. , Ms. O'Halloran indicated that Exhibit A were the a roved lans. PP P Mr. Cho clarified that on a e ll of Exhibit C within the BE Y P g ~ IT FURTHER RESOLVED" paragraph, it specified that there were two sheets shown as Exhibit A, one of which included the building , elevations. Regular Meeting PCM-1990-100 September 4, 1990 [9-4min] . . ~ Cm. Burnham closed the public hearing. Cm. Barnes indicated that the retail center always had vacant space and felt that adding 2100 square feet to the center did not make a lot of sense. The proposed addition would block the center and would eliminate some of the tenant's visibility from the street. She felt that the empty buildings created a bad image. Cm. Burnham asked the Commission if they had any problems with the reopening of the public hearing. He wanted to ask the Applicant a question. The public hearing was re-opened. Cm. Burnham asked the Applicant why he thought the new building would draw additional tenants. Mr. Smith indicated that there were no guarantees that the new addition would draw interest; however it will provide a flag, add class/color and compliment the whole center. Presently, the interest is excellent and there would be store front visibility. He felt that a freestanding pad was needed and the uses would be compatible with Stroud's. The new building should increase all of the tenant's business. Cm. Zika asked how long Stroud's lease was for. Mr. Smith indicated that the lease ran for 15 years with two 5-year options. Cm. Okun asked what type of inerchandise Stroud's would be offering to the public. Mr. Smith indicated that Stroud's was a linen store and the other tenants for the new building would be along the same lines. Cm. Burnham closed the public hearing. Cm. Burnham indicated that if the businesses were good, a retail center did not need to advertise. He felt that the shopping center was economically ahead of its time. However, he liked the landscaping and was glad to see the face lift. Cm. Zika indicated that he would like to see the building addition constructed. He felt that the new addition could help the existing businesses and was willing to give them a chance. Cm. Okun concurred with Cm. Zika. Cm. Burnham had concerns regarding the aesthetics of the new addition. Regular Meeting PCM-1990-101 September 4, 1990 [9-4min] r . ~ ~ Cm. Springer felt comfortable with the proposal. Cm. Zika indicated that he had no problems with the building tower as Staff was recommending. On motion from Cm. Zika, seconded by Cm. Okun, and with a vote of 3-2, the Commission adopted. RESOLUTION NO. 90-052 APPROVING CONDITIONAL USE PERMIT REQUEST FOR PA 90-045.2 STROUD'S PLAZA (FORMERLY DUBLIN TOWN & COUNTRY) ALLOWING MINOR MODIFICATIONS TO THE APPROVED PLANNED DEVELOPMENT GENERAL PROVISIONS RESOLUTION NO. 90-053 APPROVING THE SITE DEVELOPMENT REVIEW CONCERAiING PA 90-045.2 STROUD'S PLAZA (FORMERLY DUBLIN TOWN & COUNTRY) ADDITION RESOLUTION NO. 90-054 A RESOLUTION IMPOSING A TRAFFIC IMPACT FEE ON PA 90-445.2 STROUD'S PLAZA (FORMERLY DUBLIN TOWN & COUNTRY) NEW OR UNFINISHED BUSINESS None OTHER BUSINESS Mr. Tong indicated that the Alameda County Housing Bond would be discussed at the September lOth City Council meeting. PLANNING COMMISSIONERS' CONCERNS Cm. Barnes indicated that the Planning Commission sent a letter to the Council about eight years ago regarding the property maintenance ordinance. A lot of Dublin citizens were in favor of the law; however Dublin was looking pretty shabby lately. There were 8 to 9 feet fences being constructed, vast amount of empty buildings, weeds, etc. She felt that maybe if the Commission sent another letter to the Council, something would be done about the shabby conditions. She was very proud of Dublin and would like to see some action. Cm. Okun asked what was happening at the Plumbery shopping center. Mr. Tong indicated that the proposed plans were being reviewed by the Staff. There would be some minor expansion and remodeling; a face lift to the center. Cm. Okun had concerns regarding the increased speed of traffic on Betlen Drive. He felt that additional stop signs at Silvergate and at the top of the hill would help. Regular Meeting PCM-1990-102 September 4, 1990 [9-4min] ~ ~ . . ~ ~ ~ . . ~ . Mr. Othling indicated that he would be in a traffic safety meeting with Lee Thompson and would discuss Cm. Okun's concerns. Cm. Burnham agreed with Cm. Barnes' concerns. He felt that Dublin was deteriorating little by little. It seemed that people were not paying any attention; the little things were being overlooked. He referenced the schools, housing projects, commercial areas, as well as the Civic Center and Shannon Center. Cm. Barnes asked what the correct procedure would be in identifying these concerns. Mr. Tong indicated the if it was a zoning or property maintenance concern, then you would direct your questions to the Zoning Investigator. A specific address would be helpful. If it was a building concern, the Building Department would need to be notified. If it was a safety concern, where the City could be liable, the City Manager's office would be the contact. Cm. Barnes commended the City Staff for taking care of problems when they are brought to Staff's attention. Cm. Burnham agreed with Cm. Barnes. However, the citizens needed to get more involved. ADJOURNMENT There being no further business, the meeting was adjourned at 9:10 p.m. Respectively submitted, ~'1..~ anning Commi` sio Chairperson . Laurence L. ong Planning Director Regular Meeting PCM-1990-103 September 4, 1990 (9-4min]