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HomeMy WebLinkAbout04-24-2001 PC MinutesA regular meeting of the City of Dublin Planning Commission was held on Tuesday, April 24, 2001, in the Dublin Civic Center City Council Chambers. Chairperson dohnson called the meeting to order at 7:00 p.m. ROLL CALL Present: Commissioners, Johnson, Jennings, Musser, Nassar and Fasulkey; Eddie Peabody, Jr., Community Development Director; Andy Byde, Associate Planner; Michael Porto, Planning Consultant; and Maria Carrasco, Recording Secretary. PLEDGE OF ALLEGIANCE TO THE FLAG Cm. Johnson led the Commission, Staff, and those present in the pledge of allegiance to the flag. MINUTES OF PREVIOUS MEETINGS The minutes from the March 13, 2001 meeting were approved as submitted. ADDITIONS OR REVISIONS TO THE AGENDA - None ORAL COMMUNICATIONS - None WRITTEN COMMUNICATIONS- None PUBLIC HEARING 8.1 PA 01-004 Toll Brothers - Site Development Review for Dublin Ranch Area A Neighborhood A-6 for 97 single-family units on 5,000 sq. ft. lots; and Neighborhood Area A-7 for 105 single-family units on 4,000 sq. ft. lots located east of Tassajara Road adjacent to the future Fallon Road Extension north of 1-580. Cm. Johnson asked for the staff report. Planning Commission Regular Meeting April 24, 2001 Michael Porto, Planning Consultant presented the staff report. He advised the Commission that the project is for Dublin Ranch Area A, Neighborhoods A-6 & A-7. Neighborhood A-6 is comprised of 97 units on 5,000 sq. ft. lots and neighborhood A-7 is comprised of 105 units on approximately 4,000 sq. ft. lots. Neighborhood A-6 will have 4 individual floor plans that range from 3,500 to 3,900 sq. ft. with 4to 5 bedrooms, 4 to 4 1/2 baths, breakfast nook, family room and 3 car garages. Each floor plan has provisions for an optional suite, bonus room, den and bathroom. One of the floor plans is an entirely new style for Dublin. The applicant is proposing a 3-car garage with a garage on one side of the unit and 2-car garage on the other side. The architect is proposing 4 different architectural styles, French Manor, Italianate, Spanish Eclectic and American Traditional. Neighborhood A-7 will also have 4 floor plans ranging from 2,800 sq. ft. to 2,900 sq. ft. 3-4 bedrooms and 2 car garages. There are 4 separate elevation styles American Colonial, French Country, French Provincial, and Mediterranean. Dublin Ranch Areas A-6 and A-7 are located east of Fallon Road and somewhat southeasterly of the existing L-5 subdivisions of Dublin Ranch Phase I. The Applicant prepared a guest- parking plan and Staff determined there would be more than enough guest parking. He asked the Commission if they had any questions. Cm. Johnson asked if there were any questions from the Commission. Cm. Fasulkey asked if there would be any provisions for affordable housing. Mr. Porto said the project is not proposing affordable housing. The Applicant is required to pay an in-lieu fee at the time of building permit issuance. Jon Paynter, Toll Brothers stated he was available to answer any questions the Commission may have. Cm. Jennings said she had the opportunity to see a Toll Brothers development in Texas and was very impressed. Cm. Johnson asked if there were any other questions. Cm. Nassar asked if there was an alternative solution for the lots that cannot accommodate a 3rd garage? Mr. Porto explained that when a subdivision is laid out, Staff recommends that one- story units be placed on corner lots to reduce the massing. To accommodate the corner lots required the 3rd garage to be blocked off. In general it becomes a bonus room, or a fifth bedroom. Plannindj commission Redjular Meet~ndJ 2s ^?iI 2~, 2oo~ Cm. Johnson asked if there were any other questions or comments; hearing none he closed the public hearing and asked for a motion. On motion by Cm. Fasulkey, seconded by Cm. Nassar, and with a vote of 5-0, the Planning Commission unanimously adopted RESOLUTION NO. 01 - 06 A RESOLUTION OF THE PLANNING COMMISSION APPROVING THE SITE DEVELOPMENT REVIEW FOR PA 01-004 SUBDIVISION 7141 (NEIGHBOHOOD A-6, DUBLIN RANCH AREA A) AS FILED BY MAC KAY & SOMPS ON BEHALF OF TOLL CA II, L.P. RESOLUTION NO. 01 - 07 A RESOLUTION OF THE PLANNING COMMISSION APPROVING THE SITE DEVELOPMENT REVIEW FOR PA 01-004 SUBDIVISION 7142 {NEIGHBOHOOD A-7, DUBLIN RANCH AREA A) AS FILED BY MAC KAY & SOMPS ON BEHALF OF TOLL CA II~ L.P. 8.2 PA 00-031 Del Taco - Site Development Review and Conditional Use Permit to establish a 2,798 sq. ft. fast food restaurant with a drive-through window on a vacant 29,400 square foot parcel located at 5945 Dougherty Road. Cm. Johnson asked for the staff report. Andy Byde, Associate Planner advised the Commission that Del Taco has requested a Site Development Review and Conditional Use Permit. The applicant is proposing to construct a 2,798 square foot restaurant with a drive-through window on a vacant 29,400 square foot parcel within the BJ commercial center located to the north of Kragen Auto Parts. The applicant proposes to provide 32 parking spaces to serve the proposed restaurant. In conjunction with the proposed project, the applicant proposes to relocate an existing access easement, which bisects the property, and relocate it to west. In conjunction with the proposed project, the applicant proposes to relocate an existing access easement, which bisects the property, and relocate it to west. Public Works staff has analyzed the site plan and have determined that vehicles will be able to circulate on and off the site with no difficulty. Mr. Byde showed pictures of the area using PowerPoint. Mr. Byde gave the Commission a memo regarding changes to the conditions and a letter dated April 18, 2001 from Mr. Doug French, All Safe Storage. He stated the Applicant has requested a change in the hours of operation. The new hours would be Plannind~ commission 26 A, prt124, 20m 6:00 a.m. to 11:00 pm weekdays and 6:00 a.m. to 12:00 a.m. Friday and Saturday. Staff recommends the new proposed hours be approved with an additional condition that the applicant shall be responsible for ensuring that activities in the parking lot and noise are maintained in a manner that minimizes impacts on surrounding businesses and residents. Staff has prepared a summary response to each of these items: (1) moving the drive- through aisle, Staff placed condition number 18 to maintain 3.5 feet of clear space between the drive aisle and property line, Staff feels that this is an adequate amount of space between the property line and drive aisle for landscaping and a setback. The proposed 6-foot masonry wall (condition 17) will ensure that resulting noise impacts from the proposed use will be insignificant; (2) construct a solid wall along the northern property line, staff has conditioned the project to include a 6-foot masonry wall adjacent to the manager's residence (condition 17), extending the wall beyond the manager's residence would not provide any additional appreciable sound mitigation, would reduce the overall landscaped area between the two uses, and would encroach into the traffic visibility area; (3) eliminate the entry/exit onto Sierra Lane, the design intent of providing access onto Sierra Lane was to prevent vehicles from crossing three lanes of Dougherty Road, while attempting to U-turn at Dougherty Road. Additionally, a private and public access easement exits to serve the other uses within the commercial center and their ingress/egress rights need to be maintained; and (4) revise the hours of operation to close at 10:OOpm., the majority of the drive through restaurants within the City of Dublin have hours of operation which close at hours beyond 11:00 pm. Staff recommends that the Planning Commission: adopt Resolution (Attachment 3) approving the Site Development Review and Conditional Use Permit to establish a new 2,789 square foot Del Taco restaurant. Cm. dennings asked the parking ratio for handicap spaces. Mr. Byde responded the ratio for handicap parking is 1 space for every 25. Cm. Fasulkey asked Mr. Byde to display the picture presented earlier of All Safe Storage. He asked for the setbacks pertaining to the wall between All Safe Storage and the proposed Del Taco site. Mr. Byde presented the picture and stated the wall is at the zero lot line. Cm. Fasulkey asked if the area was zoned commercial with residential use. Mr. Byde responded the zoning is strictly commercial. The manager of All Safe Storage lives on site full time. The standard residential conditions do not apply to the site. Cm. Fasulkey asked if the wall is for noise and visual mitigation. Planntnd~ commission 27 ,%ml 24, 20m Mr. Byde stated the wall is for sound mitigation. Cm. Nassar asked if the plans presented are the final architectural design. Mr. Byde responded yes. Chris Knox, Del Taco Applicant stated he has been in the restaurant business for 24 years. The project has the best drive through layout he's ever seen. Cm. Johnson asked how much business is generated from the drive through. Mr. Knox said 50% of the business is from the drive through. The project will also have outdoor seating and a play area for the kids. Cm. Jennings asked if there are other Del Tacos in the area. Mr. Knox responded no. Del Taco is popular in Southern California and Arizona with development starting in Solana County and Stanislau County. Cm. Jennings asked the portion of the restaurant would be for the play area. The Architect for the project responded approximately 400 sq. ft. Bob Bramblitt, Resident Manager of All Safe Storage had concerns with the project. He presented the Commission revised plans to illustrate his concerns and solutions. His first concern is the drive through is directly beneath his bedroom. He requested that the wall be extended to alleviate some of the noise. With the outside dining area, and the Dublin wind, trash may end up in his property. The cars entering and exiting the site would create a traffic problem in the area. The entrance from Sierra Lane should be removed. He suggested relocating 2 of the parking stalls and straightening the driveway to increase the distance from his bedroom. In 1996 a gas station was proposed for the same site; the traffic study estimated 585 cars and the Commission denied the project. The traffic study for Del Taco estimates 1,388 cars. Where is the traffic control? He urged the Commission to consider his requests. Cm. Johnson asked Mr. Byde if the traffic study indicated any problems associated with the project. Mr. Byde responded no, there would not be any significant impacts to the area. Mr. Bramblitt disagreed with the traffic study. He asked the Commission to give careful consideration to the traffic impact from the project. He asked the Commission to consider his comments and concerns. Plannin,~ Commission A? I 24, 200 Cm. Johnson asked Mr. Byde the amount of space needed to move the driveway to the south. Mr. Byde stated an additional 1 V2 feet. Anita Rodero, Manager of Dublin Auto Works is also concerned with the traffic flow and how it will affect her business. Mr. Byde said the project is designed to allow for a lot of car stacking for the drive through aisle. Ms. Rodero said she does not want to inconvenience her customers with traffic congestion. She was also concerned with the wind blowing Del Taco wrappers onto her property. Cm. Johnson asked if there were any other comments. Cm. Fasulkey asked whether Del Taco had a policy that addressed trash and debris. Mr. Knox explained Del Taco has a good neighbor policy. Any trash from the restaurant will be picked up on the site as well as the surrounding businesses. Cm. Jennings asked how many employees would be hired for this restaurant. Mr. Knox said a total of 40 employees. The number of employees working the same shift would be 2 managers and approximately 10 employees. Cm. Johnson asked if there were any other questions or comments; hearing none he closed the public hearing. Cm. Musser had a number of comments regarding the project. Mr. Bramblitt lives over a commercial building in a commercial zone, which will always have ambient noise level. The six-foot masonry wall will help mitigate the noise but moving the road as Mr. Bramblitt suggested would not change the noise level. To change one decibel of noise would require 100 feet in distance. He is concerned with eliminating the driveway at Sierra Lane from a public safety standpoint. The Fire Department and Police Department need access to the site and the building. He would encourage people to exit onto Sierra Lane rather than Dougherty Road due to the busy traffic. He was also concerned that trash and debris would end up on the neighboring properties but the 3-foot masonry wall would be sufficient. The traffic study does not indicate any significant traffic problems to the intersection. He asked Staff for the cueing distance on Sierra Lane. Mr. Byde responded four to five vehicles. Planntn~j commission Redju[ar MeettndJ 29 ^yr~124, 2001 Cm. Musser stated he would prefer additional parking if the site was larger. Cm. Johnson asked if the traffic lights at the intersection could be changed to an equal setting. Mr. Byde said the traffic study indicated the lights provide adequate flow at that intersection. Additional phasing could be added if a problem occurred. Cm. Fasulkey said he is pleased with Del Taco coming to Dublin. Cm. dennings asked whether the conditions addressed the hours of outdoor lighting. Mr. Byde said the Conditions of Approval do not address hours of lighting. It could be linked to hours of operation. The lighting could be dimmed to meet minimum-security requirements. Cm. Jennings asked how many outdoor lights are proposed for the project. Mr. Byde said he does not have that information at the present time. The City has a standard set for security requirements, which is addressed during the building permit stage. Cm. dennings asked Mr. Bramblitt if he received the Conditions of Approval regarding the project. Mr. Bramblitt responded yes. Cm. Nassar asked whether the discrepancies mentioned by Mr. Bramblitt were accurate regarding the traffic studies conducted for the gas station and the restaurant. Mr. Byde stated he has not reviewed the traffic study. The gas station project was proposed in 1996. Cm. Johnson asked if there were any other comments. He said Del Taco might be the best drive through in Dublin. Cm. dennings suggested the lighting be modified due to the location of Mr. Bramblitt's bedroom window. Cm. Musser agreed with Cm. Jennings and asked that the lighting in the drive through aisle be eliminated. On motion by Cm. Musser, seconded by Cm. Fasulkey, with the added condition of eliminating the lighting within the drive through aisle, and the additional hours of P,e~lar Meeting 30 Aflr~l 24, 200~ operation, by a 4-1-0 vote, with Cm. Jennings opposed the Planning Commission adopted RESOLUTION NO. 01- 08 A RESOLUTION OF THE PLANNING COMMISSION APPROVING THE SITE DEVELOPMENT REVIEW AND CONDITIONAL USE PERMIT FOR PA 00-031 DEL TACO RESTAURAUNT NEW OR UNFINISHED BUSINESS Mr. Peabody informed the Commission with upcoming Planning Commission agenda items. AJOURNMENT Being no further business, the meeting was adjourned at 8:45 p.m. ~I'a~nin~ommission Chairperson Community Development Director P,e~ular Meetin,~ 31 ^flril 24, 2oo~