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HomeMy WebLinkAbout01-08-2002 PC MinutesA regular meeting of the City of Dublin Planning Commission was held on Tuesday, January 8, 2002, 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, Musser, Jennings, and Fasulkey; Eddie Peabody, Jr., Community Development Director; Janet Harbin, Senior Planner; Andy Byde, Senior Planner; and Renuka Dhadwal, Recording Secretary. Absent: Cm. Nassar and; Jeri Ram, Planning Manager 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 November 27, 2001 meeting were approved as submitted. The minutes from November 13, 2001 were not approved due to lack of quorum. ADDITIONS OR REVISIONS TO THE AGENDA Mr. Peabody introduced the new Associate Planner, Kristie Bascom. ORAL COMMUNICATIONS - None WRITTEN COMMUNICATIONS &[anning Commission ~gu~ar 9fleeting 86 ~7anuary 8, 2002 7.1 Election of Chairperson, Vice Chairperson and Secretary Mr. Peabody acted as Chairperson to take nominations for Planning Commission Chairperson. Cm. Fasulkey nominated Cm. Johnson for Chairperson of the Planning Commission. With a unanimous vote of 4-0, Cm. Johnson was appointed as the Chairperson. Cm. Johnson asked for nominations for Vice Chairperson. Cm. Jennings nominated Cm. Musser for Vice Chairperson and Cm. Fasulkey seconded. With a unanimous vote of 4-0, Cm. Musser was appointed as the Vice Chairperson. Mr. Peabody stated that Zoning Ordinance requires a Secretary to the Planning Commission. Traditionally the Community Development Director occupies that position but since the City has a new Planning Manager, it is only appropriate that the Manager is appointed as the Secretary. On a motion by Cm. Jennings and seconded by Cm. Fasulkey Jeri Ram, Planning Manager was appointed as the Secretary. PUBLIC HEARING 8.1 PA 01-025'Target Store Expansion A Site Development Review and Specific Plan Amendment is requested for several site, faqade and off-site improvements to the existing store located at 7200 Amador Plaza Road. Cm. Johnson asked for the staff report. Janet Harbin, Senior Planner presented the staff report. The expansion of Target Store by 15,000 sq. ft. was first brought before the Planning Commission on October 23, 2001. Based on the discussions in the previous Planning Commission meeting the applicant has revised the site plan and landscaping plan to increase the width of the walkway that was proposed to 9 ft. Although the Specific Plan requirement is 10-ft., Staff feels that this is a reasonable adjustment. Additionally, the applicant has also moved the walkway, which starts from the store frontage going towards Amador Valley Blvd., to the west so that it falls along the Library site property as well as increased the landscaping along the area. However, the revised site plan does not (Planning Commission q~tIufar 51'leetinll 87 .January 8, 2002 include the landscaping request that the Planning Commission made in the previous meeting. The applicant feels that the increased landscaping to the west should be sufficient for the time being since the area to the east will be redeveloped with another type of use in the future and at that time landscaping would be required. Ms. Harbin stated that the questions and clarifications that the applicant and property owner had at the October Planning Commission meeting have been resolved and the conditions have been revised to reflect the changes since then. In conclusion, Ms. Harbin stated that Staff feels that the project is consistent with the General Plan, zoning and the Downtown Core Specific Plan and advised that the Planning Commission recommend the City Council approve the project. In doing so, the Planning Commission will waive its right to approve this project. Cm Johnson asked for the applicant's presentation. Jim Tucker, Real Estate Manager with Target, stated that Target is in agreement with Ms. Harbin's presentation. There were some hiccups but they have been worked out and they are looking forward to moving ahead with the project. Cm. Jennings said she wanted some clarifications about parking lot lighting. Ms. Harbin explained that a lighting plan would be developed and submitted for plan check. The Public Works and Building departments will review the plan and ensure that there is sufficient lighting. Cm. Jennings sought clarification as to why the City Council is requesting to review the project. Ms. Harbin explained that the City Council has been interested in the development of that area especially now since it is in the new Specific Plan area. Since the City Council needs to review the Specific Plan Amendment it seemed appropriate to forward the Site Development Review also, as they are related. Hearing no other comments or questions, Cm Johnson closed the public hearing and asked for a motion. On motion by Cm. Jennings, seconded by Cm. Fasulkey, by a vote of 4-0, with Cm. Nassar absent, the Planning Commission approved the Site Development Review and Specific Plan Amendment Request for PA 01-025 Target Store Expansion. ~PEanning Commission q~guEar Sleeting 88 Januar~ 8, 2002 RESOLUTION NO. 02 - 01 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF DUBLIN RECOMMENDING THAT THE CITY COUNCIL APPROVE THE SITE DEVELOPMENT REVIEW AND SPECIFIC PLAN AMENDMENT FOR THE TARGET STORE EXPANSION PA 01-025 8.2 PA01-042 Journey Community Church - A Conditional Use Permit is being requested for a new church, to be located within a former tenant space, located within the shopping center of the Dublin Square property. The proposed church would be 15,000 square feet in size and would be located entirely within the existing building. Cm. Johnson asked for the staff report. Andy Byde, Senior Planner, presented the staff report. This is a proposal to place a Church within the existing 15,000 sq. ft. space of the former Plumbery site located in the Dublin Square Shopping Center at the corner Donlon Way and Dublin Blvd. He gave a brief background on the proposal. He stated that no exterior changes are proposed. Given the current occupancy type and the proposed occupancy type, significant improvements need to be made to the interior of the building to bring up to code. Mr. Byde talked about the parking that is currently available at the site. He stated that currently there are 174 parking stalls. The Church would be required to provide 94 parking stalls. Staff does not anticipate any parking problems as a result of this proposal. The Church Office will be located on site and the hours of operation would be Monday-Friday 8:30 am - 5:30 pm. There will be 2 Church services 8:45 -10:00 and 10:15 -11:30. The applicant has requested that the duration of the Use Permit be 25 months and provided a copy of the lease, which states their current contractual obligations. At the conclusion of the 25 months period the Applicant will have to re-apply for a new Use Permit. In conclusion, given the short time frame and the existing surrounding uses of this property, Staff recommends that the Planning Commission adopt the resolution approving the Conditional Use Permit. Mike Connolly, Pastor of the Church, said that he would answer any questions. CPfannintt Commission ~e~ufar ~Meetin~ 89 ~anuary 8, 2002 Cm. Jennings asked the Pastor if the Church would conduct Choir rehearsals during the services and/or other types of activities. The Pastor confirmed that there would be choir rehearsals, Bible study groups, and band practice in the evening between 7 p.m. and 9 p.m. Cm. Jennings asked Staff if the Applicant understood that the Use Permit is for 25 months, that there will be substantial improvements needed to the interior of the building and also there will be a Specific Plan study for the area. Mr. Byde replied that early on in the application process Staff met with Mr. Connolly and discussed the improvements required by the Church in addition to the Specific Plan study that would be done for the area. Cm. Jennings said that she is just concerned that a religious organization would be investing a substantial amount of money for a short-term project. Cm. Jennings asked the Pastor if that was not a concern for the Church. The Pastor replied that while negotiating the lease they were told that it would be for a short-term and the Church is aware of all the improvements required. On motion by Cm. Musser, seconded by Cm. Jennings, by a vote of 4-0, with Cm. Nassar absent, the Planning Commission approved the Conditional Use Permit Request for PA 01-042 Journey Community Church. RESOLUTION NO. 02 - 02 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF DUBLIN APPROVING PA 01-042 JOURNEY COMMUNITY CHURCH CONDITIONAL USE PERMIT REQUEST TO ESTABLISH A NEW CHURCH WITHIN THE DUBLIN SQUARE SHOPPING CENTER WITHIN A 15,000 SQUARE FOOT TENANT SPACE LOCATED AT 11825 DUBLIN BLVD. Mr. Peabody requested for a five-minute recess. 8.3 PA 01-009 Toll Brothers - A Site Development Review and Tentative Map for Dublin Ranch Area G Neighborhoods MH1 for 200 dwelling units ranging from 1,292 sq. ft. to 1,945 sq. ft.; MH2 for 281 dwelling units ranging from 1,292 sq. ft. to 1, 945 sq. ft.; and H1 for 289 dwelling units ranging from 1,243 sq. ft. to 1,548 sq. ft. Cm. Johnson asked for the staff report. ~(anning Commission ~eguFar ~Meeting 90 .Tanuary 8, 2002 Mike Porto, Project Planner, presented the staff report. He informed the Commission that there will be a video and model presentation by the Developer. A presentation outline was handed out to the Commission at the meeting. The neighborhoods will be presented individually since each neighborhood has its own staff report and resolution. A brief background on Dublin Ranch and Area G was presented. The density ranges for the three Neighborhoods MH-1, MH- 2 and H-1 are from 22 units to the acre to about 29 units to the acre. The H-2 neighborhood, which will be presented to the Planning Commission on the January 22, 2002 meeting, is proposed to have approximately 60-61 units to the acre. He stated that the MH-1 and MH-2 neighborhoods was anticipated to be subdivided for condominium ownership and the H-1 and H-2 sites were anticipated to be apartments due to the high density factor. Toll has proposed to have the three sites as "For Sale" products. Additionally, Toll is proposing to overlap the three projects. The H-1 neighborhood has units ranging from 1,234 sq. ft. to 1,548 sq. ft. The H-2 neighborhood has units ranging from 1,292 sq. ft. to 2,171 sq. ft. The MH-1 neighborhood has units ranging from 1,320 sq. ft. to 2,323 sq. ft. In conclusion Mr. Porto referred to the revisions to the conditions that were given to the Commission earlier and said that they do not need to be adopted as part of the motion. They will be incorporated into the resolution by virtue of the presentation. He requested Jon Paynter, the Applicant, give a brief summary of Toll's presentation. H. Jon Paynter, the Applicant, thanked Staff for their time and effort on the project and introduced Rick Nelson, Project Manager, to make his presentation. Rick Nelson, Senior Project Manager, gave a brief overview on the four neighborhoods prior to the video presentation. He explained that their development concept is to provide a wide range of buying opportunities and purchase choices for homeowners. They are proposing to develop the four neighborhoods as "For Sale" product. This will be unique to this marketplace to develop at these densities as a "For Sale" product. He introduced the Project Managers for MH- 1 and MH-2, Jim Herberg and Sheila McGuire respectively, who will be speaking on their projects. In addition to the display materials, Toll has also prepared a Model to help explain how the units lay out within each floor plan of the building. Toll is also in the process of preparing a video for their marketing effort. One of the challenges for the project is the significant lead-time before the models are actually constructed and because of that they need to be able to market to the homeowners the product they would be buying. Additionally, in the absence of the Town Center they are trying to provide an understanding to the prospective homeowners of what the area is going to look like at its ultimate development. A computer q~[annintt Commission qLetlufar 514eeting 91 ~7anuarff 8, 2002 generated video presentation of the neighborhoods and the Town Center was shown to the Commission. Mike Porto, Project Planner, discussed each neighborhood individually. He started with the H- 1 neighborhood. This site is on the southwest comer of Area G. Site density is 29 to 30 units to the acre approximately. There are six different floor plans with various options. They range between 1,234 and 1,548 sq. ft. The architecture is Spanish Colonial Mission Revival. Toll has 3 color schemes for the 13 buildings. It has significant foresighted architecture. There are no garage doors. There are individual garages. They will have a stairway access in the unit. This project is a combination of stack flats and town homes. This is a unique project given the density in the area. In conclusion, Staff recommends that the Planning Commission adopt the resolution approving the Site Development Review and Tentative Tract Map for H-1 subject to the revised conditions. Rick Nelson, Senior Project Manager, emphasized the uniqueness of the project given the density. Particularly, an individual garage with a direct access to the unit is a unique feature unknown to a project associated with this density. The project has a pleasing streetscape on all sides of the building not only along the public streets but also adjacent to the future Town Center. Cm. Johnson asked if anyone had any questions. Cm. Jennings asked a question about parking. What is the number of parking spaces available in the Town Center and where is the Town Center located in relation to the project? The report states that additional parking would be available in the Town Center. Mr. Porto said that there are 1001 spaces available during business hours. Cm. Johnson asked whether the required number of parking spaces was 511 and the actual number being provided is 497. Mr. Porto said that was correct. Reading from page 5 of staff report Cm. Jennings asked for clarification on 82 parking spaces on-site and 49 on-street parking spaces. Mr. Porto explained that on-site parking is on the interior loop street, which is private. On-street parking is on Brannigan and Finnian, which are public streets. Based on the condition on Joint Utility TrenchesFUndergrounding/Utility Plans (Condition # 55 for H-l, Condition # 53 for MH-2 and Condition # 54 for MH-1), Cm. Fasulkey asked for a utility ~[anning Commission 92 ~Tanuary 8, 2002 ~egu[ar ~leeting plan, which would provide an advanced telecommunications facility for the new homes. There was a long discussion on this condition. As a result, the following language was added to that condition for all three neighborhoods: "and emerging technologies'. The condition states: "Joint Utility Trenches/Undergrounding/Utility Plans. Applicant/Developer shall construct all joint utility trenches (such as electric, telephone, cable TV, gas and emerging technologies) along City streets shown on the tentative map in accordance with the appropriate utility jurisdiction and the City of Dublin guidelines. All communication vaults, electric transformers, cable TV boxes, blow-off valves and any appurtenant utility items thereto shall be underground and located behind the proposed sidewalk within the public service easement, unless otherwise approved by the Director of Public Works and any applicable agency. All conduits shall be under the sidewalk within the public right of way to allow for street tree planting. Utility plans, showing the location of all proposed utilities (including electrical vaults and underground transformers) behind the sidewalk, shall be reviewed and approved by the Director of Public Works. Location of these items shall be shown on the Final Landscaping and Irrigation Plan. Applicant/Developer shall install two (2) three (3) inch conduits and related pull boxes (spaced 500' max.) in all joint trenches in public rights-of-way." On motion by Cm. Musser, seconded by Cm. Fasulkey, with the inclusion of the language requested by Cm. Fasulkey to Condition # 55, and by a vote of 4-0, with Cm. Nassar absent, the Planning Commission approved the Site Development Review and Tentative Tract Map for PA 01-009 Toll Brothers Dublin Ranch Area G Neighborhood H-1. RESOLUTION NO. 02 - 03 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF DUBLIN APPROVING THE SITE DEVELOPMENT REVIEW AND TENTATIVE TRACT MAP 7326 FOR PA 01-009 TOLL BROTHERS DUBLIN RANCH AREA G - NEIGHBORHOOD H-1 Mr. Porto discussed MH-2 neighborhood. Site density is 24 units to the acre. It is located on the northeast corner of Area G. There are 281 dwelling units and a recreation complex. There are five different floor plans and they range from 1,292 sq. ft. to 2,471 sq. ft. The architecture is Italian Hill Town. There are 3 different color schemes for the various units within the building. This project is similar to the Vineyard project currently being built by Toll in Dublin Greene. He described how the units lay out within each floor plan of the building. ~Pfanning Commission ~gufar ~eeting 93 January 8, 2002 In conclusion, Staff recommends that the Planning Commission approve the Site Development Review and Tentative Tract Map for Neighborhood MH-2 subject to the revisions discussed and the language required by Cm. Fasulkey. Sheila McGuire, Project Manager for MH-2, described at length how the units go together. At this point she reviewed the model with the Commission. On motion by Cm. Musser, seconded by Cm. Fasulkey, with revisions to Condition # 53 and by a vote of 4-0, with Cm. Nassar absent, the Planning Commission approved the Site Development Review and Tentative Tract Map for PA 01-009 Toll Brothers Dublin Ranch Area G Neighborhood MH-2. RESOLUTION NO. 02 - 04 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF DUBLIN APPROVING THE SITE DEVELOPMENT REVIEW AND TENTATIVE TRACT MAP 7326 FOR PA 01-009 TOLL BROTHERS DUBLIN RANCH AREA G - NEIGHBORHOOD MH-2 Mr. Porto explained the MH-1 neighborhood is located in the northwest quadrant of Area G. It is separated by a street from the semi-public/public view and a neighborhood square. It has a Neo-Traditionalist Federalist type of architecture. There are three different color schemes for the 11 buildings. There are 200 units for this neighborhood and 22 units to the acre. There are 7 different floor plans with various options. There is a recreation complex. There is on-site on-street parking and there is off-site on-street parking at various locations. As with the other projects the units front the streets. In conclusion, Staff recommends approving the resolution subject to the revisions discussed. Jim Herberg, Project Planner for MH-1, handed out photographs representing the architecture that was being proposed for this neighborhood. The motor court design is unique for this neighborhood. For the 200 units there are six different building types. Within those building types the individual units have variations in the elevation details. The recreation building is the focus of the main entry from Chancery Lane. Cm. Jennings asked if the laundry room could be located on an upper floor or if an alternate concept could be developed for locating it to another floor. Mr. Herberg replied that it would not be possible to do that at this time. ~[anning Commission 94 January 8, 2002 qLettu[ar gffeeting Cm. Jennings asked what are the provisions for affordable housing. Rick Nelson explained that Toll has reached an agreement with Staff on the affordable housing provisions. Toll is proposing to provide 7 1/2 percent of the total housing units to be affordable and additionally, Toll is paying an in-lieu fee of $1.4 million. On motion by Cm. Musser, seconded by Cm. Fasulkey, with revisions to Condition # 54 and by a vote of 4-0, with Cm. Nassar absent, the Planning Commission approved the Site Development Review and Tentative Tract Map for PA 01-009 Toll Brothers Dublin Ranch Area G Neighborhood MHd. RESOLUTION NO. 02 - 05 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF DUBLIN APPROVING THE SITE DEVELOPMENT REVIEW AND TENTATIVE TRACT MAP 7326 FOR PA 01-009 TOLL BROTHERS DUBLIN RANCH AREA G - NEIGHBORHOOD MH-1 NEW OR UNFINISHED BUSINESS None OTHER BUSINESS Mr. Peabody discussed the upcoming agenda. ADJOURNMENT The meeting was adiourned at 9:30 p.m. ATTEST: Plannin~jmmission Chairperson g:\minutes\02\l-8-02 pc minutes 95 q'~anning Commission January 8, 2002 q~eguFar Pdeeting