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HomeMy WebLinkAbout04-27-2004 PC MinutesCALL TO ORDER A regular meeting of the City of Dublin Planning Commission was held on Tuesday, April 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, Jennings, King, and Machtmes; Janet Harbin, Acting Planning Manager; Kristi Bascom, Associate Planner; Pierce Macdonald, Associate Planner; and Maria Carrasco, Recording Secretary. ADDITIONS OR REVISIONS TO THE AGENDA - None MINUTES OF PREVIOUS MEETINGS - April 13, 2004 were approved as submitted. ORAL COMMUNICATION - None WRITTEN COMMUNICATIONS - None PUBLIC HEARINGS 8.1 PA 03-053 Auto Dealership Expansion - Conditional Use Permit and Site Development Review for an expansion to the existing Dublin Buick/Pontiac/GMC auto dealership at 4400 John Monego Court. Cm. Fasulkey opened the public hearing and asked for the staff report. Kristi Bascom, Associate Planner presented the staff report and a PowerPoint. She explained that Parcels A and B of the General Motors Auto Mall total 6.5 gross acres on the southwest corner of Dublin Boulevard and John Monego Court. Tassajara Creek is adjacent to the property on the west, and a vacant parcel currently exists to the south. The proposed project consists of a Conditional Use Permit (CUP) and Site Development Review (SDR) for the development of a 23,108 square foot addition to the existing auto dealership at 4400 John Monego Court. This expansion will add a substantial service area to the existing Dublin Pontiac/Buick/GMC sales and service facility and allow the dealership to expand from Parcel A onto Parcel B, also owned by General Motors. In 1998 the City Council approved a Stage I Development Plan/Planned Development Zoning District for the entire General Motors Auto Mall site, which is comprised of three parcels (Parcels A, B, and C) on nearly 13.5 acres. The Stage I Development Plan permitted the construction of three new auto dealerships (including Dublin Pontiac/Buick/GMC), body shop facilities, and an auto service facility in 120,905 square feet of building area. The Project Applicant, General Motors Argonaut Holdings, is proposing to expand the Dublin Pontiac/Buick/GMC dealership onto Parcel B. The existing dealership is 25,645 square feet and the Applicant is proposing a 23,108 square foot expansion, which would lead to a total building size of 48,753 square feet on Parcels A and B (which is 603 square feet greater than the Development Plan allows). There is no dealership proposed for Parcel C at this point, but General Motors anticipates processing a Site Development Review application for the remaining parcel before the end of the year. The site plan provides for ample inventory parking, and numerous display spaces will be located to be visible from Dublin Boulevard and John Monego Court. Circulation within the site allows for adequate turning movements and loading. Staff recommends that the Planning Commission approve a Conditional Use Permit and Site Development Review to construct a 23,108 square foot expansion to the Dublin Buick/ Pontiac/GMC auto dealership at 4400 John Monego Court. Cm. Fasulkey asked if the applicant was available. Darryl Davis, CCBG Architects stated he is helping GM on the project and was available for questions. Cm. Fasulkey asked if he was okay with Staff's recommendations and conditions. Mr. Davis stated they are in agreement with all the conditions. Cm. Fasulkey asked if there were any other questions or comments; hearing none he closed the public hearing. Cm. Jennings asked Ms. Bascom if she is comfortable with the traffic and circulation for the project. Ms. Bascom stated the traffic study was done in 2000 and done for the full build out of the three parcels. The traffic study was based on 120,000 sq.ft, of development, which is within what they are proposing. Staff had a few comments on the on-site circulation and the applicant and architect made revisions to the site plan. Cm. Nassar asked if there are plans for any of the dealerships downtown to move to the east. Ms. Bascom responded no. Cm. Machtmes asked what are the plans for additional lighting to the parking lot. Ms. Bascom said the project site would continue with the existing pattern of lighting. It will provide security lighting for the customers and the inventory parking. Cm. Machtmes asked if any landscaping of trees will be added to block the lighting from the residential areas. Ms. Bascom said the residential area is north of the project and the project addition is on the opposite side of that. Cm. Fasulkey asked if there were any further questions for Staff; hearing none he asked if anyone from the public wished to speak on the project; hearing none he closed the public hearing and asked for a motion. On motion by Cm. King, seconded by Cm. Nassar, by a vote of 5-0 the Planning Commission approved RESOLUTION NO. 04 - 31 A RESOLUTION OF THE PLANNING COMMISSION APPROVING A CONDITIONAL USE PERMIT AND SITE DEVELOPMENT REVIEW FOR A 23,108 SQUARE FOOT EXPANSION TO THE EXISTING DUBLIN BUICK/PONTIAC/GMC AUTO DEALERSHIP AT 4400 JOHN MONEGO COURT PA 03-053, APNS 986-0016-002 and 986-0016-003 8.2 PA 03-048 Tomra RePlanet Recycling Center Kiosk - Conditional Use Permit and Site Development Review for a small recycling center located in a kiosk structure in the parking lot of the Ralph's grocer store located at 7333 Regional Street. Cm. Fasulkey opened the public hearing and asked for the staff report. Pierce Macdonald presented the staff report and PowerPoint and explained that the Applicant, Mr. Kevin Bryant of TOMRA RePlanet, is requesting Planning Commission approval for a Conditional Use Permit, Site Development Review, and Sign Site Development Review for a small recycling center located in a kiosk structure in the parking lot of a commercial shopping center. The small recycling center is located in a kiosk consisting of two 21-foot trailers and a storefront facade that is removed when the trailers are exchanged. This storefront provides an automated machine that exchanges recycled material for vouchers that may be redeemed at the adjacent grocery store, with an attendant also serving the site. The kiosk, including the trailers and facade, occupies 527 square feet of the parking lot, or approximately three (3) parking spaces. The dimensions of the assembled kiosk structure are 11 feet in height, 18 feet in width, and 29.25 feet in length. The recycling center kiosk has been operating for some time without City approvals, and the Applicant has complied with Code Enforcement requests to submit an application and obtain necessary permits with this project. Pursuant to Section 8.84, Sign Regulations, a business is allowed one wall sign for each business frontage with a maximum of three frontages. In addition, the sign area is limited in size by the length in lineal feet of the business' frontage. The proposed recycling kiosk has two "RePlanet" logo signs on two of the structure's sides, in addition to a mural of two figures. City Staff recommend a Condition of Approval, included in the conditions found in Attachment 1, to require the Applicant to comply with signage regulations and remove the smaller "RePlanet" logo from each of the sides (Condition # 11). A Public Hearing Notice was mailed to property owners, residents, and tenants within a 300- foot radius of the project property. A copy of the notice was advertised in the Valley Times. As of the writing of this report, no comments have been received from the Public. The Conditional Use Permit, Site Development Review and Sign Site Development Review findings contained in the Resolution can be made because the recycling structure is small and will be served by an attendant daily from 10 a.m. to 5 p.m. As conditioned, the loading and unloading of trucks will be limited, and the Applicant will be required to acquire Building Permits for the structure. As conditioned with changes to the signage and landscaping, the small structure will be attractive and harmonious with existing development and adjacent properties. Furthermore, the project will benefit the area, as it provides a necessary service to assist the City and State in achieving recycling goals at a convenient location for residents. Staff recommends that the Planning Commission approve a Conditional Use Permit, Site Development Review, and Sign Site Development Review for a recycling kiosk at 7333 Regional Street. Cm. Fasulkey asked if there were any questions of staff. Cm. Nassar stated he disagrees with the location being harmonious. The location is in a prime downtown area for future improvements. He asked why this location. Ms. Macdonald stated the structure is located in the shopping center because state laws encourages these recycling centers to co-locate with grocery stores. The location is also sited because it requires fewer parking spaces. Staff felt that because it is spaced away from the shopping center Cm. Nassar does not feel the location is appropriate. As the downtown area improvements are made the kiosk will not fit in this location. Ms. Harbin stated there are not any plans for changes or improvements to the site. The kiosk appears to be compatible with the surround uses and is an acceptable use with the grocery store in the shopping center. Cm. Nassar stated the City should be developing improvements for that area. Cm. Machtmes agreed with Cm. Nassar and that there are future development opportunities for that site. He asked if a Conditional Use Permit would impede future development for the site. Ms. Harbin said it should not impede a future development project for the shopping center. They have a lease with the owner of the shopping center to lease that area for the kiosk. The owner could terminate the lease with the recycler. Cm. King asked if the recycle center is just for empty bottles and cans or other items as well. Cm. Fasulkey said that would be a better question for the applicant. Cm. Machtmes asked Staff how would litter and debris be handled for the area. Ms. Macdonald stated that the Police Department added a condition based on their non- residential security ordinance that addresses that issue. Cm. Fasulkey asked if there were any further questions for Staff; hearing none he invited the applicant to speak. Adrian White, Vice President of Tomra Recycling Center. He explained that it is a center only for 'CRV' beverage containers. It is basically a reverse retail operation in the sense that a customer returns the bottles and cans previously purchased to the recycle kiosk. The reason for the location in the parking lot of a grocery store is because of the Assembly Bill 2020 regarding the litter and abatement act requires that all grocers with more than 2 million dollars worth of revenue provide a recycling program. He stated that if the grocery store closes, the state law requiring them to be there goes away. Cm. Jennings asked how he felt about his company logo being removed on one of the signs. Mr. White stated he would like for it to stay but if it has to go, they will comply with City regulations. Cm. Fasulkey asked if they receive funding from the state? Mr. White explained that when Tomra refunds a customer's deposit, the state would reimburse Tomra. The state collects from all beverage dealers within the state of California. Cm. Fasulkey asked if there were any further questions for the applicant or from the public; hearing none he closed the public hearing Cm. Jennings asked if there were any comments from the public regarding the project. Ms. Macdonald said there were no comments but one adjacent business owner asked for a copy of the staff report. Cm. Fasulkey asked if when reviewing future projects should Staff be adding 6 parking spaces for a recycling center. Cm. Machtmes stated the Planning Commission has not reviewed a supermarket. Ms. Harbin stated it is something Staff should consider in the future when a grocery store shopping center is being proposed. Cm. Jennings asked if this project was operating without building permits or City approval and was a result of a code enforcement issue. Ms. Macdonald responded yes. Cm. Jennings asked if the idea of passing Assembly Bill 2020 was to encourage Cities to recycle a certain percentage. Ms. Harbin responded yes. The City is supposed to recycle approximately 30%. Waste Management Company usually does an evaluation and reports to the County. If a city does not meet the required percentage certain monies are taken away. Cm. Fasulkey asked if there were any further questions of Staff; hearing none he asked for a motion. Cm. Machtmes asked Cm. Jennings if she asked about the logo on the sign for a reason. Cm. Jennings stated that the logo was an improvement to the signage. She asked Staff to clarify the Zoning Ordinance requirements pertaining to logos/signage. Ms. Macdonald stated that it is possible for the Planning Commission to make an exception for the project and allow more than one business sign. It may set a precedence for future businesses. Cm. Jennings asked future businesses of like kind or future businesses. Ms. Macdonald stated future businesses in general. Cm. Jennings asked the size of Tomra's sign. Ms. Macdonald stated 3 feet by 2 feet. The Planning Commission discussed the logo/signage and agreed that the logo should be allowed on both signs and to eliminate the portion of Condition 11 based on their discussion. On motion by Cm. Jennings, seconded by Cm. King, by a vote of 4-0-0-1 with Cm. Nassar abstaining the Planning Commission approved RESOLUTION NO. 04 - 32 A RESOLUTION OF THE PLANNING COMMISSION APPROVING A CONDITIONAL USE PERMIT, SITE DEVELOPMENT REVIEW, AND SIGN SITE DEVELOPMENT REVIEW FOR A RECYCLING KIOSK, LOCATED AT 7333 REGIONAL STREET, PA 03-048 Cm. Nassar said he is in favor of recycling. Being in Dublin for over 22 years, he feels the entire area where the shopping center is needs improvement. NEW OR UNFINISHED BUSINESS - None OTHER BUSINESS (Commission/Staff Informational Only Reports) The Planning Commission discussed residential parking issues near Hacienda Crossings. ADJOURNMENT - The meeting was adjourned at 7:50 pm. ReSp~flctfulD submitted, dPlan~ng C;n~nissioTerson 8,/