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HomeMy WebLinkAbout01-09-2007 PC Minutes Planning C 01l11l1ission Minutes CALL TO ORDER/ROLL CALL A regular meeting of the City of Dublin Planning Commission was held on Tuesday, January 9, 2007 in the Council Chambers located at 100 Civic Plaza. Chair Schaub called the meeting to order at 7:03 p.m. Present: Chair Schaub, Commissioners Biddle, King, and Tomlinson; Robert Fasulkey, Outgoing Planning Commissioner; Jeri Ram, Community Development Director; Mary Jo Wilson, Planning Manager; Michael Porto, Consultant Planner; John Bakker, City Attorney; Paul Kruger, Engineering Consultant; and Rhonda Franklin, Recording Secretary. ADDITIONS OR REVISIONS TO THE AGENDA Chair Schaub requested that Oral Communications be placed before Minutes of Previous meeting. Chair Schaub requested that the commendation for outgoing Cm. Fasulkey be presented after item 5.1. The Planning Commission and Staff unanimously agreed to both requests. ORAL COMMUNICATIONS 5.1 Administration of Oath of Office by Fawn Holman, City Clerk, to newly appointed Planning Commissioner Greg Tomlinson. Ms. Fawn Holman, City Clerk, administered the Oath of Office to Mr. Greg Tomlinson, new Planning Commissioner, and Mr. Morgan King, re-appointed Planning Commissioner. Both Commissioners stated and signed the Oath of Office. 5.2 Commendation for Outgoing Planning Commissioner Robert Fasulkey. Ms. Mary Jo Wilson, Planning Manager, and Ms. Jeri Ram, Community Development Director, presented a Certificate of Appreciation to outgoing Planning Commissioner Robert Fasulkey. 5.3 Election of Officers for Chairperson and Vice-Chairperson. Chair Schaub opened the floor to nominations for Chairperson and Vice Chairperson. Cm. Biddle nominated Chair Schaub for Chairperson and Vice Chair Wehrenberg for Vice Chairperson. Hearing no further nominations, Chair Schaub closed nominations. On a motion by Cm. Biddle, seconded by Chair Schaub, and by a vote of 5-0-0, the Planning Commission re-elected Chair Schaub as Chairperson and Vice Chair Wehrenberg as Vice Chairperson. MINUTES OF PREVIOUS MEETINGS I JanUAry 9, 200; The December 12, 2006 minutes were approved as submitted. Cm. Tomlinson abstained from the vote. NEW OR UNFINISHED BUSINESS - NONE CONSENT CALENDAR - NONE WRITTEN COMMUNICATIONS - NONE PUBLIC HEARINGS 8.1 P A 05-051: Wallis Ranch Project, including a Mitigated Negative Declaration, Site Development Review, Vesting Tentative Parcel Map, Amendment to Stage 1 Planned Development, and Stage 2 Planned Development Plan. Chair Schaub asked for the Staff Report. Mr. Mike Porto, Consultant Planner, presented the specifics of the project as outlined in the Staff Report. Chair Schaub asked how the addition of a large number of 2nd units would impact the density of the project. Ms. Mary Jo Wilson, Planning Manager, explained that State Legislation allows 2nd units by right in single family zoning districts. She further explained that potential impact to density, traffic, parking, etc. would typically be minor. Mr. Porto added that the project would remain within the density ranges for the area. Cm. Biddle sought clarification on the definition of 2nd units. Mr. Porto explained that in Neighborhood 1, a 2nd unit would be included within the existing square footage of the property; and in Neighborhood 5, a 2nd unit would be a room over the garage. He further explained that Dublin San Ramon Services District (DSRSD) defines 2nd units as having separate kitchens. Vice Chair Wehrenberg asked if the 2nd units would have use restrictions. She further asked about parking requirements for the 2nd units. Mr. Porto explained that the project provides for 1 parking stall per 2nd unit, as required by the Zoning Ordinance. Mr. John Bakker, City Attorney, explained that per 2nd unit regulations, only one of the units on the property can be rented; either the primary or secondary unit. Cm. King asked if Wallis Ranch Road would be a collector street, and Mr. Porto said yes. Cm. King asked about the number of average daily car trips of collector streets, and Ms. Wilson stated that it is 4,000 per the City's General Plan. Chair Schaub asked who would maintain the Community Green areas, and Mr. Porto stated that the Homeowners Association (HOA) would maintain those areas. Chair Schaub asked about the existing trees in the project. Mr. Porto explained that 18 trees would be removed due to bridge placements or the poor health of the tree. He further explained that of the 18 trees, 4 are Heritage Trees. He pointed out that the Heritage Tree Ordinance does not require mitigation for the loss of Heritage Trees. 2 9, 2007 Cm. King asked if there was a map that shows the locations of tree removals and plantings. Mr. Porto stated that the Arborist's map specifies such locations. Cm. King asked how the planted trees would be monitored. Mr. Porto stated that the City's Arborists, Dave Babby, would monitor the trees. Cm. King asked about the restricted and accessible Open Space areas, and Mr. Porto pointed out the areas on the map. Cm. King expressed his concerns about the effectiveness of mitigation measures for critter habitats. Cm. Biddle asked about the locations of barbed wire and chain-linked fencing, and Mr. Porto pointed out the locations on the map. He explained that the chain-linked fence would not be metal and would eventually be hidden by a dense screen of plants. Chair Schaub noted a discrepancy in the quantity of Inclusionary Housing Units in the Stage 1 & 2 documents and the Staff Report. Mr. Porto explained that the Applicant has been asked to amend the Stage 1 & 2 documents to reflect the Condition of Approval written by the City Attorney in the Staff Report. Chair Schaub asked how the Semi-Public land on the property could be used. Mr. Porto stated a list of potential uses, including childcare center, youth or senior center, religious institution, clubhouse, and community center or theater. Chair Schaub and Cm. King expressed interest in the establishment of a commercial center in the area for the benefit of the residents and to relieve traffic congestion to prominent commercial centers. Cm. Biddle asked about the construction of the Tassajara Road and Fallon Road intersection. Mr. Paul Kruger, Consultant Engineer, explained that construction would start late this summer and would take one year to complete. Cm. Biddle asked if there was any development plans to the south between this project and the next development, and Mr. Porto explained that there was none at this time. Vice Chair Wehrenberg asked about the phasing of the project. Mr. Kruger stated that everything on the Master Map that is common to the overall improvements is a condition of the Master Map, and stays with the developer. He explained that the project could be phased through a Development Agreement or Tract Improvement Agreement. He further explained that the Master Map could be phased. He stated that the common improvements and trails would be the obligation of the Master Map. Cm. Biddle asked about the installation of the road network. Mr. Kruger explained that Wallis Ranch Road, Dorothy Drive, and Julie Ann Lane are part of the Master Map and would be installed in the initial portion of the project. (.'ommi;,'svm 3 'I, ZOO! 1/,fflu&rr Cm. Tomlinson expressed concerns about repetitive colors in Neighborhoods 4 & 6 and asked about amending the color palette plans for the project. Mr. Porto explained that different color palettes could be discussed with the Applicant. Cm. Tomlinson asked about incorporating a provision into the Conditions, Covenants, and Restrictions (CC&Rs) that requires homeowners to maintain original street trees. Mr. Porto explained that the street trees would be in the public right of way; thus disallowing homeowners to remove them. Chair Schaub stated that he would like the City to prohibit residents from removing City planted street trees. Cm. Wehrenberg asked if such a prohibition could be added to the Conditions of Approval. Mr. Bakker clarified that the Homeowners Association (HOA) would have an easement that would give it the right to maintain street trees on private property. He pointed out that the Site Development Review (SDR) could also require specific landscape requirements. Cm. King pointed out that sometimes trees planted by developers become unsuitable for the street. He further pointed out that trees could threaten the preservation of views. Cm. Tomlinson observed that the project does not contain an open and flat field where children and families could play. Cm. King agreed. Chair Schaub opened the public hearing. Mr. Marty Inderbitzen, representing the Applicant, spoke in favor of the project. Cm. Biddle asked about the bioswale that runs along the Creek. Mr. Inderbitzen explained that the purpose of the bioswale is to capture the flow of water from the site, clean it, and then discharge it into the Creek. Cm. Biddle asked about the access road into Contra Costa County. Mr. Inderbitzen explained that the road is an Emergency Vehicle Access road that the Fire Department requires to be paved. Cm. Biddle asked about the mitigation measures for the displaced salamanders. Mr. Inderbitzen explained that the replacement land is located on the east side of Livermore. Chair Schaub sought clarification on how the arrangement of multiple HOAs would work. Mr. Inderbitzen explained that the Tassajara Creek Management Zone, the Private Open Space Zone, and the common Open Space areas would be maintained by a Master HOA with its own reserve requirements and funds. Each neighborhood would have its own HOA with separate reserve funds and dues. Each Neighborhood would also pay into the Master HOA that benefits the entire project. Cm. Biddle questioned whether a management and/ or insurance group would handle a small neighborhood. Mr. Inderbitzen stated that he would confer with his project team on the issue. Cm. Biddle asked who would manage the Land Trust. Mr. Inderbitzen explained that the Center for National Lands Management would manage the Land Trust. 4 9; 20U7 Vice Chair Wehrenberg asked about mitigation measures along the Creek. Mr. Inderbitzen explained that there are requirements for both the re-vegetation along the Creek and the overall mitigation for species that have performance requirements over a 5 and 10 year period. Vice Chair Wehrenberg asked about the future use of the Schoolhouse. Mr. Inderbitzen explained that it would be relocated within the project and most likely used as a community resource. Chair Schaub commented that the Semi-Public land should be developed to blend in with the surrounding development. Mr. Inderbitzen stated that he would discuss it with his project team. Cm. Biddle asked if there could be multiple builders for the project, and Mr. Porto said yes. Cm. Biddle questioned what a builder could change about the project. Mr. Porto explained that any change would have to go through the appropriate process and be approved. Chair Schaub closed the public hearing. Cm. Biddle stated that he likes the project and it is a good mix of different types of homes. Cm. King stated that he would like the CC&Rs to clarify the issue of view preservation. Mr. Porto pointed out the minimal number of view lots on the map and stated that there most likely will not be any view issues on the project. The Planning Commission commended Mr. Porto on his work on the project. On a motion by Cm. Biddle, seconded by Vice Chair Wehrenberg, and by a vote of 5-0-0, the Planning Commission unanimously adopted: RESOLUTION NO. 07 - 01 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF DUBLIN APPROVING A SITE DEVELOPMENT REVIEW FOR "w ALLIS RANCH," MASTER VESTING TENTATIVE TRACT MAP 7515, AND NEIGHBORHOOD VESTING TENTATIVE TRACT MAPS 7711,7712,7713,7714,7715, & 7716 FOR NEIGHBORHOODS 1 THROUGH 6, RESPECTIVELY WITHIN A PORTION OF THE PROPERTIES IN AN EXISTING PD-PLANNED DEVELOPMENT DISTRICT KNOWN AS WALLIS RANCH, WEST OF TASSAJARA ROAD P A 05-051 RESOLUTION NO. 07 - 02 A RESOLUTION OF THE PLANNING COMMISSION Planning ('om mission 1/,fflU&!1' 5 '1,2007 OF THE CITY OF DUBLIN RECOMMENDING THAT THE CITY COUNCIL ADOPT A MITIGATED NEGATIVE DECLARATION FOR AN AMENDMENT OF THE DUBLIN RANCH WEST/WALLIS RANCH PROJECT TO EXPAND ONTO PROPERTY IN CONTRA COST A COUNTY P A 05-051 RESOLUTION NO. 07 - 03 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF DUBLIN RECOMMENDING THAT THE CITY COUNCIL ADOPT AN ORDINANCE APPROVING AN AMENDMENT TO THE STAGE 1 DEVELOPMENT PLAN FOR DUBLIN RANCH WEST/WALLIS RANCH TO EXPAND THE SITE AREA TO INCLUDE AN ADJACENT 11.6- ACRE CONTRA COSTA COUNTY PARCEL, TO MAKE MINOR REVISIONS TO LAND USE AREAS, AND APPROVING A RELATED STAGE 2 DEVELOPMENT PLAN PA 05-051 Chair Schaub recessed the meeting at 9:05 p.m. for a 10 minute break. OTHER BUSINESS 10.1 STUDY SESSION: Stage 2 Planned Development Rezone and Site Development Review for Sycamore Grove Condominiums, Fairway Ranch, P A 06-037. Chair Schaub asked for the Staff Report. Mr. Porto, Consultant Planner, presented the specifics of the project as outlined in the Staff Report. Chair Schaub sought clarification on the difference between townhouses and condominiums. Mr. Porto explained that from a design standpoint, townhouses have the bedrooms on the second and/ or third levels of the unit and condominiums have the entire unit on one level. Chair Schaub asked if the property across Dublin Boulevard is owned by Kaiser Permanente, and Mr. Porto said yes. Chair Schaub asked if the parking level would be for parking only and not storage, and Mr. Porto said yes. Cm. Biddle asked if parking would be permitted on Dublin Boulevard, and Mr. Porto said no. Chair Schaub asked about guest parking for business-related visits. Mr. Porto explained that there would be a significant amount of parking for visitors. 6 9J 2007 Chair Schaub asked about the square footage of the live/work units, and Mr. Porto said the residential living area would be about 1,500 square feet. Cm. Tomlinson pointed out that there appears to be a lack of storage space in the live/work units. Chair Schaub commented that the homeowner could configure the space to accommodate individual storage needs. Chair Schaub invited the Applicant to speak. Mr. Dave Chadbourne, of McKay & Somps, spoke in favor of the project. Cm. Tomlinson commented that the design of the project is very attractive. Cm. Biddle asked about similar projects in surrounding cities. Mr. Chadbourne discussed similar projects in surrounding cities. Cm. Biddle asked if there could be restrictions on the type, size, and number of employees of a business in the live/work units. Mr. Porto stated that Staff would look into the issue. Cm. Tomlinson commented that businesses in the live/work units should be compatible with residential uses. Vice Chair Wehrenberg asked about the trash pick-up and disposal areas. Mr. Porto explained that the trash would be collected and compacted on-site and taken off-site for disposal. Cm. Tomlinson asked about the recycling process. Mr. Chadbourne explained that there would be one chute for recyclables that would be compacted on-site, and then taken off-site for separation. Vice Chair Wehrenberg sought clarification on the trash pick-up and removal process. Mr. Chadbourne discussed the process. Vice Chair Wehrenberg expressed concern about the accessibility of the room that houses the trash compactor. Mr. Chadbourne explained that the compactor would be in an enclosed area. Chair Schaub asked about the number of entrances and exits to the project. Mr. Paul Kruger, Consultant Engineer, explained that the entrances and exits aid circulation into and out of the project. Cm. Biddle expressed concern about potential signage in the live/work units. Mr. Porto explained that signage would be discussed in detail when the project is presented at a public hearing. Cm. Biddle emphasized the importance of restricting the type, size, and number of employees of businesses in the live/work units. Chair Schaub asked about the possibility of the project to consume 70% less power. A member of the Project Team explained that the units were designed with energy efficient features that include the number of windows and shaded terraces. 7 )'tintMuy 9) 20lJ? Vice Chair Wehrenberg commented that this is a good project. Cm. Tomlinson commented that the materials and design of the project are good. The Planning Commissioners agreed. Cm. King commented that, in the future, the Planning Commission should create guidelines for energy efficient projects. Cm. Biddle asked about the timeline for the project. Mr. Jim Tong, representing the Property Owners, stated that the project could be under construction by next year. 10.2 Brief INFORMATION ONLY reports from the Planning Commission and/or Staff, including Committee Reports and Reports by the Planning Commission related to meetings attended at City Expense (AB 1234). The Planning Commissioners did not have any items to report. Ms. Mary Jo Wilson, Planning Manager, notified the Planning Commission about the upcoming Planners Institute. She handed the itinerary to the Planning Commission. Ms. Wilson discussed the upcoming Goals & Objectives meetings for the Planning Commission and City Council. ADTOURNMENT - The meeting was adjourned at 10:28 p.m. Respectfully submitted, W Ji~~<L-- Planning Commission Chair 8 9,2007