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HomeMy WebLinkAbout07-08-2003 PC MinutesCALL TO ORDER A regular meeting of the City of Dublin Planning Commission was held on Tuesday, July 8, 2003, in the Council Chambers located at 100 Civic Plaza. Chair Fasulkey called the meeting to order at 7:00 pom, ROLL CALL Present: Commissioners Fasulkey, Jennings, Nassar, Machtmes, and King; Jeri Ram, Planning Manager; Gregory Shreeve, Building Official, Michael Porto, Planning Consultant; Janet Harbin, Senior Planner; Kristi Bascom, Associate Planner; and Maria Carrasco, Recording Secretary. ADDITIONS OR REVISIONS TO THE AGENDA - None MINUTES OF PREVIOUS MEETINGS - June 24, 2003 were approved as submitted. ORAL COMMUNICATION - None WRITTEN COMMUNICATIONS - None PUBLIC HEARINGS: 8.1 Continue Public Hearing for PA 03-013 T&C Auto - Conditional Use Permit to the July 22nd Planning Commission meeting Cm. Fasulkey opened the public hearing and continued the public hearing to July 22, 2003 Planning Commission meeting. 8.2 PA 03-029 Conditional Use Permit for a Partial Garage Conversion - to allow the partial conversion of a garage to residential living space on property at 11968 West Vomac Road Cm. Fasulkey opened the public hearing and asked for the staff report. Ms. Bascom advised the Commission that the Applicant is requesting the approval of a Conditional Use Permit to allow the partial conversion of garage space to residential living space. The subject property is located at 11968 West Vomac Road. The applicant submitted plans to the Building Department to receive a building permit for an addition to an interior remodel of their home. The addition, which is not a part of this Conditional Use Permit, is a 1,380 square foot addition to the rear of the house. The addition has already been permitted, but the Applicant was advised that they needed a Conditional Use Permit for the interior remodel as they had proposed on their plans. The proposed interior remodel consists of converting the third car garage completely into living space and also partially encroaching into the two-car garage space. No special planning review was required for the third-car garage conversion, as the City's parking ordinance only requires a two-car garage. However, in order to convert a portion of the two-car garage space, a Conditional Use Permit is required. Instead of maintaining a 20-foot by 20-foot garage space as required by the Zoning Ordinance, the new garage space will be 16 feet wide and 22 feet deep. Staff has received letters from several surrounding property owners who have concerns regarding the proposed change in the faCade from a 3-car garage, which is the prevalent style in the neighborhood. In order to prevent the remodel from looking like an obvious garage conversion, and per the City's parking ordinance, Staff has recommended Condition of Approval No. 5, which requires the Applicant to remove the third-car driveway and curb cut and replace the area with landscaping. This should ensure that once the remodel is complete, the house will look like it is intended to have a 2-car garage, with the existing 16' 2-car garage door remaining and a 2-car wide driveway. The proposed project, as conditioned, meets the parking requirements for the Conditional Use Permit, leaving one large enclosed parking space in the garage and two unenclosed parking spaces in the driveway. In conclusion, Staff recommends that the Planning Commission adopt the attached resolution approving a Conditional Use Permit to allow the partial conversion of a garage to residential living space in a single-family home, subject to the attached conditions of approval. Cm. King asked how many houses in from San Ramon Road is this property? Ms. Bascom she believes it is three or four houses from San Ramon Road. Cm. Fasulkey stated the City has received a letter with concerns from residents at 11963 West Vomac, 11967 West Vomac, 11959 West Vomac, 11962 West Vomac, and 11955 West Vomac. Blanca Munoz, Applicant, introduced her contractor Steve Evans. Mr. Evans, contractor said Staff's presentation was very accurate. He explained that a bay window would be installed on the front of the house where the garage door is currently. In regards to the driveway, and from the standpoint of cost, they will remove the driveway in that area but not affect the curb cut. The driveway will be replaced with lawn. He presented pictures to the Planning Commission. Cm. Fasulkey asked if there were questions for the applicant. Cm. Jennings asked when construction would begin. Mr. Evans explained that there is a permit for a room addition on the back of house but construction has not begun. The garage conversion is proposed to take place at the same time. Cm. Jennings asked how long it would take to complete the project. Mr. Evans said 4 1/2 months. Cm King asked about the materials proposed for the bay window. Mr. Evans stated a vinyl window with stucco finish. Cm. King asked the type of frame for the window. Mr. Evans stated white vinyl. Cm. King asked Ms. Munoz the number of vehicles parked on her property. Ms. Munoz responded a Suburban, a Camry, a Honda, an E1 Carnino, and a boat. Cm. King said one of the letters from a neighbor indicates there are 2 cars and 1 boat parked in the driveway as well as 4 cars parked on the street in front of the house at all times. Ms. Munoz stated she owns the Camry and the Honda. The E1 Camino belongs to her nephew and the Suburban and boat belongs to her ex husband, which will be removed. Cm. Machtmes asked if the garage is used to park vehicles. Ms. Munoz responded no. Once the conversion is complete, the Camry and Honda will fit in the garage. Cm. King asked about landscaping. Ms. Munoz stated the whole front and back of the house would be re-landscaped Cm. Fasulkey stated the Zoning Ordinance requires 20 feet of clear space across the garage. He asked if there would be additional cars with the increase of living space. Ms. Munoz said there will be a new game room and the kitchen size will increase. Cm. Jennings asked Staff about the conditions of approval. Ms. Bascom said this application came through the Building Department first; however the Planning Department needed to look at it for the garage conversion, which requires a Conditional Use Permit. It is required to meet all the Building codes. Cm. Nassar asked if the City has received any complaints prior to the Conditional Use Permit application regarding parking issues. Ms. Bascom said the Police Department has received some calls. Mr. Shreeve said there are issues raised such as who will be responsible for the curb cut. Condition #6 requires an encroachment permit be obtained with a bond posted through Public Works on completion of the work. He explained that the standard conditions placed on the project by the Building Department require the applicant to follow the building codes. Cm. Fasulkey read for the record the letters submitted to the City regarding the property: In the spirit of efficiency and saving time toe the following neighbors of West Vomac Road have decided to submit this letter instead of attending the hearing scheduled for July 8, 2003. The hearing is to review and determine if the address at 11968 should be allozoed to convert their garage(s) into a living area. If this will change the outside appearance of the home, we are unanimously opposed to this request. First toe believe that converting a garage into room addition is not in the theme of this three- car garage neighborhood and would adversely affect properthj values and the esthetics of the neighborhood. Secondly the stated address requesting this proposal has been and is still in a state of much needed repair. We believe funds would be better spent on ,fixing up the residence than on a garage remodel. If you have any further questions please feel free to contact any of us. Sincerely 11963 West Vomac Road, Pat and Ali Pohl 11967 West Vomac Road, Ray and Vicki Emard 11959 West Vomac Road, Ray Abbate 11962 West Vomac Road, Terry and Pam Jones 11955 West Vomac Road, Mark and Deanna Masterman Cm. Fasulkey read for the record an anonymous letter received regarding the project. My concern is that there are already 2 cars and I boat parked in the driveway (I don't think they have been moved for a long, long time), as well as at least 4 cars parked on the street in front of their home at all times. If they are allowed to convert their garage parking to additional living space, this would create limited garage parking and may create even more cars. Furthermore, the condition of the outside of the home is in need of repair. Their mailbox is falling down and the exterior of the home is in badly need of repair. This brings down the value of everyone's propertnd, as well as an eyesore for the neighborhood and the town of Dublin. Cm. Fasulkey stated that Mr. Abbate submitted a separate letter as well. Mr. Evans stated driving through the neighborhood there are few people that use the third garage for parking. Once the game room is complete and the pool tables can be moved from the garage it should correct her parking problem. Cm. Fasulkey closed the public hearing. Cm. King asked for clarification on parking in the front of a residence. Ms. Bascom stated that the City's Zoning Ordinance defines it as the lawn/landscaped area next to the driveway. For this particular project, if the garage is removed and replaced with a bay window, the driveway would be replaced with landscaping. Cm. King asked if the City would allow the garage door and driveway to remain to allow for parking, but allow the conversion from inside the garage. Ms. Ram said that would be allowed. Cm. King has concerns with the parking issues for the property and cannot support the project unless the boat is completely removed as a condition of approval. Cm. Fasulkey stated the boat is transitory and that the Commission should look at the overall picture. If the applicant moves next year, another owner may come in and own a boat as well. Cm. Jennings said when going up that hill and making a right turn from San Ramon Road, the parked cars cause an obstruction of view, which is dangerous. 115 Cm. Machtmes agreed with the neighbors concerns regarding the parking issue. Cm. Jennings stated Staff has given two options - a resolution to approve the project and a resolution to deny the project. On motion by Cm. Jennings 2na by Cm. King by a vote of 3-2 with Cm. Machtmes and Cm. Nassar voting no, the Planning Commission approved the resolution to deny the project by adopting RESOLUTION NO. 03 - 35 A RESOLUTION OF THE PLANNING COMMISSION DENYING A REQUEST FOR PA 03-029 FOR A CONDITIONAL USE PERMIT TO ALLOW THE PARTIAL CONVERSION OF A GARAGE TO RESIDENTIAL LIVING SPACE FOR PROPERTY AT 11968 WEST VOMAC ROAD (APN 941-2751-053) Ms. Ram explained the appeal process to the applicant (Ms. Munoz). 8.3 PA 03-016 Bank of America Site Development Review and Conditional Use Permit the proposed project is for a free-standing, one-story, single-tenant structure of approximately 6,100 square feet with associated on-site parking, landscaping, and drive-up window access located at the Southwest corner of Dublin Boulevard and Glynnis Rose Drive Cm. Fasulkey opened the public hearing and asked for the staff report. Michael Porto, Planning Consultant, advised the Commission that the proposed project consists of an approximately 6,100 square foot banking center facility with associated on-site parking, landscaping, and drive-up window access, at the southwest corner of Dublin Boulevard and Glynnis Rose Drive. It is part of the Koll Dublin Corporate Center Development Plan, in the Eastern Dublin Specific Plan Area. The Applicant is requesting Site Development Review and a Conditional Use Permit for the project. Hours of operation are proposed to be 9:00 a.m. to 6:00 p.m. Monday through Friday and 9:00 a.m. to 2:00 p.m. on Saturdays. The amount of on-site parking provided is adequate for compliance with the City's parking standards, which would require 41 on-site parking spaces for the proposed use. Additionally, the 12 compact spaces shown on the site are less than the 35% maximum, or 14 spaces, allowed. All properties within Koll Dublin Corporate Center Planned Development are encumbered with reciprocal access and parking easements which allow for functional internal circulation and shared parking among the developed sites within this complex. In addition, proper traffic-directing measures through driving surface patterns and signage should prevent the occurrence of conflicts between incoming and exiting vehicles. The proposed project is consistent with the General Plan, the Eastern Dublin Specific Plan, and the Planned Development zoning and development standards approved under PA 98-047 of which the proposed project is a part. Staff recommends that the Planning Commission adopt the Resolution approving PA 03-016, Conditional Use Permit and Site Development Review. 116 Rikki Dy-Liacco, Applicant, thanked Mr. Porto for all his work on the project. He explained that the building would compliment the surrounding properties within the Koll Center site. Cm. King asked how it is consistent with the surrounding buildings. Mr. Dy-Liacco said they are trying to emulate the color and composition of the building, with color and materials. Cm. Fasulkey asked if there were any other questions or comments from the public, and hearing none he closed the public hearing. Cm. Machtmes asked how many parking stalls would be provided. Mr. Porto stated 42 parking stalls. Cm. Machtmes stated 41 stalls are required. Mr. Porto stated that is correct. Cm. Machtmes asked why the drive through window required a Conditional Use Permit. Mr. Porto said when the Planned Development for the Koll Center was approved, a Conditional Use Permit was required for any drive-through windows. Cm. Jennings asked if there is existing landscaping for the project. Mr. Porto said yes, along Dublin Blvd. Cm. Jennings had a question for the applicant. She asked for clarification on under story planting. Cm. Fasulkey re-opened the public hearing. Mr. Dy-Liacco stated it is to achieve enough foliage and enhance the overall Dublin Blvd. plan for landscaping and site furniture. Cm. Fasulkey re-closed the public hearing. On motion by Cm. Jennings, seconded by Cm. Nassar by a 5-0 vote, the Planning Commission unanimously approved RESOLUTION NO. 03 - 36 A RESOLUTION OF THE PLANNING COMMISSION APPROVING A CONDITIONAL USE PERMIT AND SITE DEVELOPMENT REVIEW FOR PA 03-016 BANK OF AMERICA 8.4 PA 02-031 Ken Harvey/Dublin Honda Planned Development Rezoning Stage 2 Development Plan, Site Development Review and Master Sign Program - the proposed expansion, exterior facade renovation and associated improvements for an existing 10,000 square foot car dealership to add a new service and repair shop, remodel the showroom and install additional signage. The project site area is located within the Downtown Core Specific Plan area. Cm. Fasulkey opened the public hearing and asked for the staff report. Ms. Harbin presented the staff report. The Applicant, Ken Harvey, is requesting approval of a Planned Development (PD) Stage 2 Rezoning, SiteDevelopment Review and a Master Sign Program to expand and renovate the Dublin Honda auto dealership. The existing auto dealership contains approximately 10,000 square feet of space, consisting of the showroom, office space, and vehicle service area. The proposal is to renovate the showroom and the exterior of the building to meet the requirements of the Honda Corporation for their franchises (see Attachment 1, Project Plans). Additionally, approximately 19,000 square feet would be constructed for a larger service area with an open parking area on the second level for vehicle storage and overflow parking. The total square footage of the auto dealership, once the renovation and expansion is completed, will be 33,068 square feet. The existing vehicle drop-off area for vehicle service on the north side of the building is proposed to expand to provide two entry lanes and one exit lane. The applicant has proposed a total of 180 parking spaces, 44 of which are employee and customer parking with the remaining 136 parking spaces used for display/vehicle inventory and storage, and service parking. Approval of a Master Sign Program is being requested by the Applicant to provide a comprehensive program to allow additional wall signs and the 8-foot high Honda logo on front of the building. The Master Sign Program will regulate wall signs and freestanding signs for the dealership. In conclusion Staff finds that the project is consistent with the Dublin General Plan because the project would allow the existing Honda auto sales and service at the site to continue operations, and also expand the facility to provide improved auto related sales and services to the community. She stated the applicant's son, Mark Harvey, is available for questions. Cm. Jennings asked the total parking spaces. Ms. Harbin responded 180 spaces. Cm. Jennings asked the number of employees. Ms. Harbin stated 36 employees. Cm. Nassar asked if the use is compatible with surrounding businesses. Cm. Harbin stated the land use designation is retail auto and has been an existing use since before the City was incorporated. Cm. Nassar asked if Staff looked at aesthetics and if it is possible for a car dealer to not appear as a car dealership. Ms. Harbin stated they have integrated the appearance to blend with the area. She explained that it is difficult to make it look like the Safeway building and the Honda Company requires their franchises to follow their guidelines. Cm. Jennings asked if they plan to do anything with the strip between the dealership and the retail shops. Ms. Harbin said there would be trees and shrubbery added to enhance the area. Mark Harvey, Dublin Honda, thanked Staff for all the work done on the project. He explained that Honda has allowed many concessions. Cm. Nassar asked if he drives a Honda. Mr. Harvey said absolutely. Cm. Jennings asked if the landlord next door is okay with the project. Mr. Harbin said the landlord would be happy once the landscaping is completed. Cm. Fasulkey asked if the number of cars would be increased with the remodel. Mr. Harvey said they are not looking to expand in the number of cars they sell but are looking to make it nicer for the customers. Cm. Fasulkey closed the public hearing and asked for a motion. On motion by Cm. Machtmes, seconded by Cm. King by a 5-0 vote the Planning Commission unanimously approved RESOLUTION NO. 03 - 37 A RESOLUTION OF THE PLANNING COMMISSION RECOMMENDING THE CITY COUNCIL ADOPT THE ORDINANCE APPROVING THE PLANNED DEVELOPMENT (PD) REZONING/DEVELOPMENT PLAN (STAGE 2) FOR PA 02-031 KEN HARVEY/DUBLIN HONDA LOCATED AT 7099 AMADOR PLAZA ROAD RESOLUTION NO. 03- 38 A RESOLUTION OF THE PLANNING COMMISSION RECOMMENDING CITY COUNCIL APPROVAL FOR PA 02-031 KEN HARVEY/DUBLIN HONDA FOR SITE DEVELOPMENT REVIEW FOR EXPANSION AND RENOVATION OF THE HONDA AUTO DEALERSHIP LOCATED AT 7099 AMADOR PLAZA ROAD RESOLUTION NO. 03 - 39 A RESOLUTION OF THE PLANNING COMMISSION RECOMMENDING CITY COUNCIL APPROVE A MASTER SIGN PROGRAM FOR PA 02-031 KEN HARVEY/DUBLIN HONDA LOCATED AT 7099 AMADOR PLAZA ROAD ATTE~ Planning M~nager NEW OR UNFINISHED BUSINESS - None OTHER BUSINESS (Commission/Staff Informational Only Reports) ADJOURNMENT - The meeting was adjourned at 8:15 p.m. ¢omn s ; on"C r on