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November 20, 2012

A regular meeting of the Planning Commission for the City of San Ramon was called to order by Chair Viers at 7:00 p.m., on Tuesday, November 20, 2012 in the Council Chambers 2222 Camino Ramon, San Ramon.ROLL CALL

Present:  Commissioners Benedetti, Kerger, Sachs, Vice Chair Wallis, Chair Viers

Absent:   None           

Staff: Phil Wong, Planning Director; Debbie Chamberlain, Division Manager;  Lauren Barr, Senior  Planner; Deputy City Attorney, Alicia Poon; Luisa Amerigo, Recording Secretary

Audience:  9

 1. CALL TO ORDER                    



4PUBLIC COMMENTS OR WRITTEN COMMUNICATION: At this time, those in the audience are encouraged to address the Planning Commission on any item not already included in tonight’s agenda.  If possible, comments should not exceed five (5) minutes.



6.1 Minutes from the October 2, 2012 Meeting. Approved. Planning Commissioner Kerger Abstained.

6.2 Minutes from the November 6, 2012 Meeting. Approved. Vice Chair Wallis Abstained


8.1 Acre Townhomes Development (VTM 9272) GPA 12-400-001, RZ 12-600-001, DP 12-300-003, AR 12-200-038, MJK 12-900-001 and IS 12-250-003. Staff report by: Lauren Barr, Senior Planner

Lauren Barr, Senior Planner gave a PowerPoint Presentation and stated that the applicant is requesting a General Plan Amendment, Rezone, Development Plan, Architectural Review and a Vesting Tentative Map to construct 48 Multifamily-High Density Townhome units on the two existing commercial properties located at 125 and 130 Ryan Industrial Court.  Mr. Barr stated that at the November 6, 2012 Public Hearing the Planning Commission had questions and comments relating to the project and staff had addressed those in the staff report. 

Tom Schultz with Acre Investments stated that he met with Mr. Ed Broome from the San Ramon Valley Bible Church. There are existing retaining walls on the church property that are in need of replacement. Mr. Schultz added that he would repair the retaining walls, which are adjacent to the church property but he would not replace the retaining wall on the church property.   

Mr. Schultz also added that drainage issues were discussed and a publicly dedicated storm drain system will run up to the new court to handle all surface and subsurface drainage. We did not reach an agreement regarding parking on Ryan Industrial Court, but the project meets the City’s current parking standards.

Commissioner Sachs asked for clarification on the retaining wall and its proximity to the project.  Mr. Schultz replied that some of the retaining walls are located on the church boundary line and another wall is four to five feet away adjacent to the parking lot. Commissioner Sachs also clarified that Mr. Schultz would not be replacing the remaining retaining walls. Mr. Schultz replied correct.  

Chair Viers opened the Public Hearing

Ed Broome Director of Facilities of the San Ramon Valley Bible Church- stated that he met with Mr. Schultz and addressed his concerns regarding stormwater runoff,  and retaining walls. Mr. Broome added that the off-street parking is still an issue. 

Commissioner Sachs asked Mr. Broome if he could clarify the hours of service.

Mr. Broome replied that events are held every Sunday and evenings during the week, Thursday until midday and Youth Ministries every Friday evening.

Commissioner Kerger stated her concerns with the potential conflict for overflow parking on Ryan Industrial Court between the church activities and resident/guest parking from the proposed project Mr. Broome replied to have less density in the project. The unit offering an optional office bedroom is a concern because it can potentially be used as a bedroom for a roommate.

Jim Gibbon San Ramon Open Government – stated in his opinion parking and turning radius will be a potential problem. He believes the garages are only accessible when backing in. Mr. Gibbon further added that the proposed project does not contribute to the affordable housing requirements. Mr. Gibbon proposed undergrounding the detention basin.  Mr. Gibbon believes that two and three bedroom units are needed with underground parking. 

Comm. Kerger asked Mr. Gibbon for clarification that at the last meeting Mr. Gibbon had suggested eliminating units and now is suggesting not eliminating units but undergrounding the detention basin which would save units.  Mr. Gibbon replied yes.

Comm. Kerger stated that the San Ramon Valley Fire Protection District (SRVFPD) had reviewed and, it is her understanding, this project meets their needs. Commissioner Kerger asked Mr. Barr for clarification.  Mr. Barr replied yes.

Debbie Chamberlain, Division Manager stated that the fire truck turning template for fire truck access is shown on the site plan on Sheet TM.2.

Tom Schultz stated that they met with SRVFPD and the issues discussed were the height of the buildings, fire hydrant location, and the gradient of the streets and the turning issues. Mr. Schultz added that detention basins are required by Regional Water Quality Control Board (RWQCB).

Comm. Sachs asked of the applicant if the underground capture as suggested by Mr. Gibbon was a possibility. Mr. Schultz replied that Mr. Lee Rosenblatt would be able to address his question.

Mr. Lee Rosenblatt Civil Engineer for Carlson, Barbee and Gibson (CBG) stated that the RWQCB mandates bio-retention cells so the water can be re-used for landscape uses.

Comm. Benedetti asked Mr. Rosenblatt if the underground system could be used for other uses. Mr. Rosenblatt no. 

Comm. Benedetti stated that she had recently visited the Lauderhill project and compared Lauderhill to the Acre Project.  She asked what the width of the parking aisle is in Lauderhill.  Mr. Barr replied he was not sure and stated that some of the driveway widths varied.

Commissioner Benedetti asked why all the guest parking spaces were seemingly empty but the street outside is crowed and have we ever received any parking complaints.  Ms. Chamberlain replied no.

Commissioner Kerger stated that Canyon Lakes has a similar street-parking situation and have no issues. Commissioner Kerger added if the Planning Commission would consider eliminating one or two units to provide additional parking.

Commissioner Benedetti suggested restricting the number of bedrooms to 3 per unit.

Ms. Chamberlain stated that parking space count for three and four bedrooms require two parking spaces per units and this project meets Zoning Ordinance requirements.  With five bedrooms additional parking is required.

Commissioner Sachs stated that he has concerns about parking and would like staff to provide the Commission with their thoughts as to how the remaining properties would redevelop.  Commissioner Sachs added that he is in favor of eliminating units and asked Ms. Chamberlain for clarification if an end unit was removed and a three-plex unit became a duplex would four additional spaces be provided.

Ms. Chamberlain replied that based on looking at the plans it is possible. Staff would have to look at the site plan and work with the applicant and their engineers.

Commissioner Sachs asked for clarification on Zoning and Mixed Use.  Ms. Barr clarified Commissioner Sachs request.

Ms. Chamberlain asked the Planning Commission if they would entertain a draft Resolution and Conditions of Approval at the December 4, 2012.

Commissioner Kerger stated her concerns about the removal of units and was not prepared to consider a draft Resolution.

Vice Chair Wallis stated that he was absent at the first meeting and his view is to have another meeting.

It was moved by Planning Commissioner Benedetti and Seconded by Planning Commissioner Sachs  to continue the Acre Property Townhomes VTM 9272 and all other associated applications  to December 4, 2012 meeting.

AYES:     Commissioners Benedetti, Sachs, Kerger, Vice Chair Wallis, Chair Viers

NOES:     None






There being no further discussion Chair Viers adjourned the meeting at 8:45 p.m.   

Submitted by Luisa Amerigo, Recording Secretary   











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