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HomeMy WebLinkAbout01-27-2004 PC MinutesPlanning Commission Minutes CALL TO ORDER A regular meeting of the City of Dublin Planning Commission was held on Tuesday, January 27, 2004, in the Council Chambers located at 100 Civic Plaza. Commissioner Fasulkey called the meeting to order at 7:00 p.m. ROLL CALL Present: Commissioners Fasulkey, Nassar, King and Machtmes; Jeri Ram, Planning Manager; Marnie Waffle, Assistant Planner; and Maria Carrasco, Recording Secretary. Absent: Cm. Jennings ADDITIONS OR REVISIONS TO THE AGENDA - None MINUTES OF PREVIOUS MEETINGS - December 9, 2004 minutes could not be approved at this time due to the absence of Cm. Jennings. ORAL COMMUNICATION - 6.1 Election of Chairperson & Vice Chairperson Ms. Ram thanked Chairman Fasulkey for serving last year and asked for nominations of a Chairperson. Cm. King nominated Cm. Fasulkey for Chairperson. By unanimous vote Cm. Fasulkey was re-elected as Plam~ing Commission Chairperson. Cm. King nominated Cm. Nassar for Vice Chair. By unanimous vote, Cm. Nassar was elected Planning Commission Vice Chair. WRITTEN COMMUNICATIONS - None PUBLIC HEARINGS 8.1 PA 02-037 Easter Seals Tri-Valley Campus, Kaleidoscope Center Conditional Use Permit and Site Development Review for a day care center for special needs children located at 7425 Larkdale Avenue in Dublin. The Applicant currently operates a day care center in this location and is proposing to expand the operation by increasing the number of children to 72; redeveloping the site by constructing two new modular buildings of 1,440 square feet and 3,360 square feet respectively; and, providing an additional 7 off-site parking and loading/unloading spaces. The operating hours for the daycare facility are Monday - Friday 7:30 a.m. to 6:00 p.m. The daycare facility will have twelve employees and volunteers. Cm. Fasulkey asked for the staff report. He stated that he has done volunteer work for Kaleidoscope and asked Ms. Ram if it could be viewed as a conflict of interest. Ms. Ram asked Cm. Fasulkey if he has any financial investments or receives payment for services with them. Cm. Fasulkey responded no. Ms. Ram stated it would not be a conflict of interest. Marnie Waffle, Assistant Planner presented the staff report and a PowerPoint for the project. She explained that the Applicant, Michael Pelfini, President & CEO of Easter Seals Bay Area, is requesting approval of a Conditional Use Permit and Site Development Review for the expansion and remodel of the Easter Seals Tri-Valley Campus, also known as the Kaleidoscope Center, at 7425 Larkdale Avenue in Dublin. The Conditional Use Permit request is three-fold: 1) to increase the number of children at the day care center from a maximum of 60 children to a maximum of 72 children, 2) reduce the number of required parking spaces from 28 spaces to 22 spaces; and, 3) allow for a portion of the required parking, 7 parking spaces, to be provided off-site. The Site Development Review request is to redevelop the site with new landscaping, playground areas, and perimeter fencing; the construction of 4 on-site parking spaces and 5 on-site loading/unloading spaces; and, the placement of two new modular buildings of 1,440 square feet and 3,360 square feet. Ms. Waffle showed the Planning Commission a model the applicant provided for their review. She explained that staff is proposing a modification to Condition 44 of the Site Development Review resolution under the "When Required" section to read as follows: Improvements to be guaranteed prior to issuance of Grading/Site work Permit; Copy of the agreement referenced in item d., or other documentation acceptable to the CDD, to be submitted prior to issuance of Occupancy Permit. Cm. Fasulkey asked if there were any questions for Staff. Cm. King asked if all the students are dismissed at the same time everyday. Ms. Waffle stated the daycare facility is structured as an after school program. The kids are picked up at the facility by their parents at different times. Cm. Fasulkey opened the public hearing and asked for the applicant. Michael Pelfini, Applicant thanked staff for all their hard work. He explained that his purpose is to enhance Staff's presentation. He stated that Kaleidoscope's after school program serves children and young adults with development disabilities. The School provides specialized recreational education and socialization services in a safe environment for disabled individuals. The program is unique to Tri- Valley area and has been serving the Tri-Valley for over 23 years. The current site is inadequate in terms of quality and size and has physical limitations indoor and outdoor that limit the quality of the program. He explained that building a better future is the solution, which is the proposed building. The new facilities will increase the School's indoor space to serve more children and families. He thanked the Planning Commission for their consideration. Cm. King asked if there is only one exit from the facility? Mr. Pelfini responded yes. Cm. King stated he is concerned with facilities having more than one exit, which can cause automobile accidents. ¢)f~tznhzg CommL~'sio~ 2 ffam~aQ. ~ 27, 200 ~ Cm. Machtmes stated he applauds the organization and is in complete support of the project. His concern is that the design and architecture resembles the existing modular buildings. Mr. Pelfini stated they attempted to depart from that trailer appearance. The proposed buildings have sloped roofs, there are clear story windows and the buildings will be stucco. The current trailers are sitting on blocks that reqUire steps and ramps to get to them, which adds to the temporary appearance. The proposed buildings will be constructed at ground level on foundations. Cm. Nassar asked if there would be rain coverings. Mr. Pelfini asked for their architect. Henry Fong, K2A Architecture, stated they have proposed trellises along the inside the of court area. The front gate area will also have trellises. Mayor Lockhart, 4592 Pheasant Ct., thanked Ms. Waffle for her thorough presentation. She stated she is here as a resident and a supporter of the project. It shows what a caring and supportive community Dublin is. Not only is the project benefiting the families that they serve but also the entire community. This is a project and organization for our community. She stated that she sincerely hopes the Planning Commission will approve the project. Jay Lange, P.O. Box 2398, Dublin stated he is in favor of the program but does not think it should be at this location. He owns the property across the street and has had issues with noise and buses coming and going. There is substantial traffic and noise issues with the site and is not sure this is the appropriate place for the facility. He also has a concern about the maintenance of the facility and his property value going down. Cm. Nassar asked if the facility would be an enhancement to the site. Mr. Lange responded yes, but the traffic is bad. With an increase of children there will be an increase of traffic. Cm. King asked Mr. Lange if he has communicated with the school. Mr. Lange responded no. He did contact the City and spoke with Ms. Waffle. His major concern is the buses and the honking of their horns. Cm. Fasulkey asked the Applicant if the bus drivers work for Kaleidoscope. Mr. Pelfini responded no, but they do work with them closely. The honking issue could be eliminated in the new configuration, School staff will have visibility from the inside of the building and drop off will be much closer to the inside of the buildings. The bus drivers will be instructed not to honk. Ms. Ram stated the City has not received any complaints about noise or nuisance with the site. Staff has added Condition 18 which states: The Applicant shall ensure that vehicles used in connection with the transportation of children to and from the day care center obey all traffic laws, including but not limited to, posted speed limits and traffic signs, and refrain from causing undo noise, including but not limited to, the use of vehicle horns for a purpose other than safety reasons, that may impact the adjacent residential community. Because this :~nm~j C'ommission 3 ffam~a~.~ 27, 200.4 is a condition of approval and if the nuisance continues, they would be subject to revocation of their Conditional Use Permit. Staff has also suggested that the Applicant hold neighborhood meetings to address any related issues. Mr. Pelfini stated they held a few meetings open to the public and at the Ist meeting there were a few attendees. The 2na public meeting there were no neighbors that attended. Cm. Fasulkey asked how many bus drivers come through the facility. Ron Halog, Program Manager for Kaleidoscope stated there are approximately 15 buses that come through the facility. With the new building configuration there will be a receptionist area that will see the buses come through. Cm. Fasulkey suggested a signaling type mechanism or walkie talkies. Jose Rivera, 7878 Bristol Road stated he has moved to a house near the center. His concern is with the toys and noise that comes over into his back yard. He does not want the kids to get into any altercations. Mr. Pelfini stated there are plans for a new wall to be constructed that will be covered with landscaping that should prevent that issue. Cm. Fasulkey closed the public hearing. Cm. Machtmes asked to review the number of parking spaces. Ms. Waffle stated that a parking study was conducted by TJKM, which validated the parking requirements in the Zoning Ordinance, but it took a deeper look on how the School operated. A vehicle count on the number of vehicles entering the facility to drop off and pick up was conducted. The parking study indicated that the number of parking spaces for the loading area alone should be reduced. It did not reduce any spaces for the employees or the company vehicle. The Zoning Ordinance requires 1 loading space for every 5 children. The Study concluded that 1 loading space for every 9 children would be adequate. On a motion by Cm. Nassar seconded by Cm. Machtmes, by a vote 4-0-1 with Cm. Jennings absent, and with the suggested modifications to Condition 44, the Planning Commission approved RESOLUTION NO. 04 - 01 A RESOLUTION OF THE PLANNING COMMISSION ADOPTING A NEGATIVE DECLARATION FOR PA 02-037 EASTER SEALS TRI-VALLEY CAMPUS (KALEIDOSCOPE CENTER) CONDITIONAL USE PERMIT AND SITE DEVELOPMENT REVIEW FOR THE EXPANSION AND REMODELING OF AN EXISTING DAY CARE CENTER IN AN R-1 SINGLE FAMILY RESIDENTIAL ZONING DISTRICT LOCATED AT 7425 LARKDALE AVENUE, DUBLIN (APN 941-0181-030-01) :?Fannb~q ( ;ommissfim 4 ,']am~a~ 2 Z 200.1 RESOLUTION NO. 04 - 02 A RESOLUTION OF THE PLANNING COMMISSION APPROVING A CONDITIONAL USE PERMIT FOR PA 02-037 EASTER SEALS TRI-VALLY CAMPUS (KALEIDOSCOPE CENTER), AN EXISTING DAY CARE CENTER, TO INCREASE THE NUMBER OF CHILDREN AT THE DAY CARE CENTER, REDUCE THE PARKING REQUIREMENT FOR THE DAY CARE CENTER USE, AND ALLOW FOR A PORTION OF THE REQUIRED PARKING TO BE PROVIDED OFF-SITE; THE KALEIDOSCOPE CENTER IS LOCATED AT 7425 LARKDALE AVENUE, DUBLIN (APN 941-0181-030-01) RESOLUTION NO. 04 - 03 A RESOLUTION OF THE PLANNING COMMISSION APPROVING SITE DEVELOPMENT REVIEW FOR PA 02-037 EASTER SEALS TRI-VALLY CAMPUS (KALEIDOSCOPE CENTER) REMODELING OF AN EXISTING DAY CARE CENTER LOCATED AT 7425 LARKDALE AVENUE, DUBLIN (APN 941-0181-030-01) 8.1 PA 02-034 IKEA Retail Complex - Supplemental Environmental Impact Report, General Plan/Specific Plan Amendment, PD - Planned Development rezoning with related Stage 1 and Stage 2 Development Plans, Development Agreement, Site Development Review, and Master Sign Program. The proposed project is located on an approximately 27.54 acre site. The westerly portion of the site would include an approximately 317,000 square foot IKEA home furnishing facihty and the easterly portion of the site would include an approximately 138,000 square foot retail center. The project was continued to the February 24, 2004 Planning Commission meeting. NEW OR UNFINISHED BUSINESS - none OTHER BUSINESS (Commission/Staff Informational Only Reports) ADJOURNMENT - The meeting was adjourned at 8:00 p.m. Respectfhlly submitted, P~o r~;~on- Cl~airperson ATTEST: Plaru~i~er .']anuaD, 2L 2004