Loading...
HomeMy WebLinkAbout96-57RESOLUTION NO. 96-57 A RESOLUTION OF THE PLANNING COMMISSION OF THE TOWN OF DANVILLE DENYING GENERAL PLAN AMENDMENT REQUEST GPA 96-01, PRELIMINARY DEVELOPMENT PLAN - REZONING REQUEST PUD 96-06, FINAL DEVELOPMENT PLAN REQUEST DP 96-27 AND MAJOR SUBDIVISION REQUEST SD 8040 -- VINTAGE OAKS SENIOR CONDOMINIUMS (APN: 200-151-003 & -004, 200-161-007 & -008) WHEREAS, Community Housing Assistance Partners has requested approval of General Plan Amendment, Preliminary Development - Rezoning, Final Development Plan and Major Subdivision requests to change the project site's General Plan land use designation from Commercial - Limited Office to Residential - Multiple Family- Medium Density 13-21 units/acre; to rezone the subject site from P-l; Planned Unit Development District to a new P-l; Planned Unit Development District; and to authorize development of a 60-unit senior condominium complex; and WHEREAS, the subject site is 3.2+ acres in size and is located on the east side of La Gonda Way (452, 456, 464, and 472 La Gonda Way) and is identified as Assessor's Parcel Numbers 200-151-003 &-004, 200-161-007 &-008; and WHEREAS, the Town of Danville General Plan requires approval of a General Plan Amendment to allow a land use designation change from Commercial - Limited Office to Residential - Multi-Family- Medium Density (13-21 units/acre); and WHEREAS, the Town of Danville P-l; Planned Unit Development District requires approval of a Preliminary Development Plan - Rezoning request prior to approval of a Final Development Plan request and a Major Subdivision request; and WHEREAS, the Town of Danville's Subdivision Ordinance requires approval of a Major Subdivision - Tentative Map request prior to recordation of a Final Map; and WHERF~S, a draft Mitigated Negative Declaration of Environmental Significance has been prepared for the project indicating that, as modified through project modifications and recommended project conditions of approval, no significant adverse environmental impacts are expected to be associated with the project; and WHEREAS, the Planning Commission did review the project at a noticed public hearing on PAGE 1 OF RESOLUTION NO. 96-57 November 26, 1996; and WHEREAS, the public notice of this action was given in all respects as required by law; and WHEREAS, a staff report was submitted recommending that Planning Commission recommend that the Town Council approve the request; and WHEREAS, the Planning Commission did hear and consider all reports, recommendations, and testimony submitted in writing and presented at the hearing; the Planning Commission voted to deny the General Plan Amendment, Preliminary Development - Rezoning, Final Development Plan and Major Subdivision requests by a vote of 6-0 (Moran absent); now therefore, be it RESOLVED that the Planning Commission of the Town of Danville denies the General Plan Amendment, amending the General Plan land use from Commercial - Limited Office to Residential - Multiple Family (13 - 21 units/acre) based on the following findings: As specified in General Plan Policy 1.07, senior housing projects shall be residential in scale and appearance, and compatible with the neighborhood. The proposed density of the project (21 units/acre) is incompatible with the density (approximately three units/acre) of the existing single family residential neighborhood located adjacent to and immediately east of the subject site. The proposed project is inconsistent with General Plan Policy 1.05 in that it is not located within close proximity to the downtown area, public transportation facilities and public services that are considered necessary to meet the unique needs of the senior population. The proposed development is not located within close proximity to the downtown core area and the closest bus stop is located on Danville Boulevard, approximately 1,000 feet from the subject site. The proposed security gate is inconsistent with the Danville 2005 General Plan Private Street Policy that discourages gated entries into residential projects; and, be it further RESOLVED that the Planning Commission of the Town of Danville makes the following Findings to deny the Preliminary Development Plan - Rezoning request: The proposed Floor Area Ratio (FAR) of 1.03% is inappropriate for the subject site and surrounding neighborhood because it is substantially higher than surrounding PAGE 2 OF RESOLUTION NO. 96-57 o 10. 11. development and higher than any other existing multiple family residential project in Danville. There is no justification for authorizing the proposed FAR as the proposed development does not offer counter balancing project amenities, or special improvements or features in return for the proposed FAR, such as open space, landscaping, recreational amenities, etc, The amount of proposed open space and project landscaping is inadequate for the future residents of the proposed project. The amount of parking for the proposed project is inadequate and is inconsistent with the requirements of the most comparable zoning regulations (i.e., the parking requirements of the M-6 through M-29 zoning districts). The proposed use of four on-street parking spaces as project guest parking (located along the project's La Gonda Way frontage) should not be allowed to be used as required as project guest parking spaces due to existing parking needs in the neighborhood (i.e., St. Isidore's Church/School and San Ramon Valley High School). The proposed building height (38 feet) and building mass for Buildings #1 and #6 is excessive and inconsistent with the surrounding neighborhood and General Plan Policy 1.07 considering the proposed close proximity of the buildings to La Gonda Way. The close proximity of the proposed project buildings to each other will create an undesirable "canyon effect." The proposed 2:1 tree replacement ratio for "protected" trees (as described in the Town of Danville Tree Preservation Ordinance) is inadequate. Twelve of the residential units have been designed with one car garages and would have to compete for use of unassigned open parking for their anticipated additional parking needs. The affordable units should be dispersed throughout the project as opposed to being placed in a single building group. There are no special circumstances to justify use of a project security gate. Use of the PAGE 3 OF RESOLUTION NO. 96-57 proposed gate could result in traffic movement conflicts given potential for "platooning" of traffic from the future signal at La Gonda Way and El Cerro Boulevard, especially in light of pronounced peak flows of traffic present due to surrounding uses; and, be it further RESOLVED that the Planning Commission of the Town of Danville makes the following Findings to deny the Final Development Plan and Major Subdivision requests: The proposed subdivision is inconsistent with the goals and policies of the Danville 2005 General Plan to provide senior housing in close proximity to the downtown and other commercial areas. The size, location and physical features of the site are not suited for the design and density of the project. ADOPTED by the Danville Planning Commission at a Regular Meeting on November 26, 1996 by the following vote: AYES: NOES: ABSTAIN: - ABSENT: Moran Bowlby, Combs, Hunt, Jameson, Osborn, Murphy APPROVED AS TO FORM: City Attorney f:kplanningkparsonskpcreportkpdpz97 PAGE 4 OF RESOLUTION NO. 96-57