HomeMy WebLinkAboutItem 9.1 Gen Plan Conformity Reg. Fire Authority Station No. 1TO:
FROM:
PREPARED BY:
SUBJECT:
CITY OF DUBLIN
PLANNING COMMISSION
AGENDA STATEMENT/STAFF REPORT
Meeting Date: February 19, 1991
Planning Commission
Planning Staff
David K. Choy, Associate
GENERAL INFORMATION:
PROJECT:
APPLICANT:
PROPERTY OWNER:
LOCATION:
ASSESSOR PARCEL:
PARCEL SIZE:
GENERAL PLAN
DESIGNATION:
EXISTING ZONING
AND LAND USE:
SURROUNDING LAND
USE AND ZONING:
Planner �/
General Plan Conformity for Dougherty
Regional Fire Authority Station No. 1 located
on a portion of the lot at 7601 Amador Valley
Boulevard
Report on conformity with the General Plan as
required by Section 65402(c) of the
Government Code
Harold Ritter, Fire Chief
Dougherty Regional Fire Authority
9399 Fircrest Lane
San Ramon, CA 94583
Robert Glockner
Rainbow Investments Company
690 Industrial Road
San Carlos, CA 94070
7601 Amador Valley Boulevard
941-173-1-6
Portion of 1.3 acres
Retail Office
PD/Multi-tenant retail center
North: R-S-D-20/Existing Fire Station
facility
South: C-1/Amador Valley Boulevard public
right-of-way and Alameda County
public library
ITEM NO. Cis I
COPIES TO: Applicant
Owner
Address File
PAGE OF
ZONING HISTORY:
PA87-076:
PA89-014.1:
East: R-S-D-3/Donohue Drive public right-
of-way and multi -family apartments
West: R-S-D-20/Multi-family apartments
On September 17, 1987, the City Council approved
an application to rezone approximately 1.3 acres
from a C-0, Administrative Office District to a
PD, Planned Development District providing an area
for comparison retail shopping and office uses
with a specific list of permitted and
conditionally permitted uses.
On October 16, 1989, the Planning Director
approved Site Development Review for the
construction of three new buildings totalling
9,191 square feet of office retail and a Sign
Program.
On November 13, 1990, the Planning Director
approved a six-month extension for PA 89-014.1
Site Development Review approval. The Site
Development Review approval is valid until
April 26, 1991.
APPLICABLE REGULATIONS:
Government Code Section 65402(c) provides that a city shall
not acquire real property if that City has adopted a general
plan, and such general plan is applicable thereto, until the
location, purpose and extent of such acquisition have been
submitted to and reported upon by the city's planning commission
as to conformity with the city's adopted general plan.
ENVIRONMENTAL REVIEW: This project has been found to be
Categorically Exempt from CEQA under Section 15306, Class 6 of
the California Environmental Quality Act Guidelines in that the
project consists of basic data collection and research which does
not result in a serious or major disturbance to an environmental
resource.
BACKGROUND:
The Dougherty Regional Fire Authority (DRFA) is considering
potential locations for rebuilding Fire Station #1, located at
7494 Donohue Drive. A Fire Station Location Study was prepared
by Hughes, Heiss & Associates in November of 1989. The report
identified a minimum .6 acre lot size to accommodate a two
company fire station. The current site is 15,000 square feet,
.34 acres, and is too small for the proposed expansion.
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PAGE c2 OF.L
DRFA is considering acquiring an approximate 13,680 square
foot portion of the parcel contiguous to the south of the
existing fire station site, located at 7601 Amador Valley
Boulevard. This, in combination with the existing fire station
site, would provide a building site totalling 28,680 square feet,
or .658 acres.
The owner of the parcel at 7601 Amador Valley Boulevard,
Robert Glockner, has a valid Site Development Review approval for
the addition of three buildings totalling 9,191 square feet.
This approval is valid until April 26, 1991. The approved site
plan will need to be revised, eliminating one building entirely,
in order to create a 13,680 square foot portion which DRFA could
acquire.
ANALYSIS:
Prior to the acquisition of land, which would facilitate the
rebuilding of Fire Station #1, the Dublin Planning Commission
must make a determination as to the conformity of the location,
purpose and extent of the proposed acquisition with the City's
General Plan.
The existing fire station site has a General Plan land use
designation of Public/Semi-Public Facility. The site is zoned R-
S-D-20, Suburban Residential Combining District, which allows
community facilities subject to approval of a Conditional Use
Permit.
The General Plan land use designation for the proposed fire
station expansion site is Retail/Office. This land use
designation includes shopping centers, stores, restaurants,
business and professional offices, motels, service stations and
the sale of auto parts. Typical zones found within this General
Plan land use designation are the C-1 and the C-2 Zoning
Districts, both of which allow community facilities subject to
approval of a Conditional Use Permit. In addition, the proposed
fire station expansion site, zoned PD, Planned Development, also
requires approval of a Conditional Use Permit for community
facilities. These zoning districts implement the policies of the
Retail/Office General Plan land use designation.
The General Plan land use map indicates that the existing
fire station and the proposed fire station expansion site have
different designations. Section 1.8 of the City's General Plan
indicates that "...boundaries between uses are exact.". However,
it also indicates that "...requests for approval of churches, or
other semi-public facilities typically appropriate to the
adjoining uses are not to be considered inconsistent with the
General Plan.". Staff feels that the proposed fire station is a
public facility typically appropriate to the adjoining uses and
is therefore consistent with the General Plan.
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PAGE OF
Based upon the proposed acquisition location (within the PD
District permitting community facilities subject to approval of a
Conditional Use Permit), the acquisition purpose (for a fire
station [community facility]) and the acquisition extent
(approximately .658 acres designated retail/office), Staff
recommends that the Planning Commission find the location,
purpose and extent of the proposed acquisition in conformance
with the General Plan.
It should be noted that both the zoning and the General Plan
land use designation for the existing fire station site (R-S-D-
20, Public/Semi-Public) and the proposed acquisition site (PD,
Retail/Office) are different. To eliminate a split zoning and
General Plan land use designation on one lot, it will be
necessary to process a General Plan Amendment and Rezoning in
conjunction with the other planning applications required prior
to development of the new Fire Station #1.
RECOMMENDATIONS:
FORMAT: 1) Hear Staff presentation.
2) Take testimony from Applicant and the public.
3) Question Staff, Applicant and the public.
4) Deliberate.
5) Adopt resolution regarding General Plan conformity
for DRFA Fire Station #1, or give Staff and
Applicant direction and continue the matter.
ACTION: Approve the draft resolution (Exhibit A) finding the
proposed DRFA Fire Station #1 to be in conformity as to
location, purpose and extent with the Retail/Office
land use designation of the Dublin General Plan.
ATTACHMENTS:
Exhibit A: Resolution approving General Plan conformity for
DRFA Fire Station #1
Background Attachments:
Attachment 1: Location/Zoning Map
Attachment 2: Existing Site Condition
Attachment 3: Approved Site Plan (PA 89-014.1)
Attachment 4: Modified Site Plan
Attachment 5: Fire Station #1 Site Plan
Attachment 6: General Plan, Pages 4 and 5
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PAGE
OF
RESOLUTION NO.
A RESOLUTION OF THE PLANNING COMMISSION
OF THE CITY OF DUBLIN
REPORT BY THE CITY OF DUBLIN PLANNING COMMISSION AS TO CONFORMITY OF
LOCATION, PURPOSE AND EXTENT OF THE PROPOSED ACQUISITION OF LAND FOR
DOUGHERTY REGIONAL FIRE AUTHORITY FIRE STATION #1 WITH THE ADOPTED
GENERAL PLAN OF THE CITY OF DUBLIN
WHEREAS, the Dougherty Regional Fire Authority (DRFA) is
considering acquiring property to facilitate the rebuilding of Fire
Station #1 and requires the Dublin Planning Commission report on the
conformity of location, purpose and extent of such project with the
adopted General Plan of the City of Dublin; and
WHEREAS, the City of Dublin General Plan was adopted on
February 11, 1985; and
WHEREAS, the proposed DRFA Fire Station #1 is located within an
area encompassed by the Dublin General Plan; and
WHEREAS, the proposed DRFA Fire Station #1 is located within the
Retail/Office designation of the Dublin General Plan as indicated on
the Primary Planning Area Map;
WHEREAS, community facilities are typically allowed as
conditional uses within the Retail/Office planning area; and
WHEREAS, the proposed DRFA Fire Station #1 will be a public use
on publicly owned lands; and
NOW, THEREFORE, BE IT RESOLVED THAT THE Dublin Planning
Commission does hereby find that:
A. The General Plan of the City of Dublin is applicable to the
DRFA Fire Station #1.
B. The proposed DRFA Fire Station #1 will be located within the
Retail/Office designation of the Dublin General Plan.
C. The proposed DRFA Fire Station #1 is in conformity with the
Retail/Office designation of the Dublin General Plan as to location,
purpose and extent.
PASSED, APPROVED AND ADOPTED this 19th day of February, 1991.
AYES:
NOES:
ABSENT:
ATTEST:
Planning Director
Planning Commission Chairperson
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1.8 GENERAL PLAN MAP
The General Plan Map for the Primary Planning Area proposes an arrangement of land
uses and a circulation system to serve those uses at full development - expected to
occur within 10 years. Because so little land remains uncoilunitted, boundaries
between uses are exact. However, deviations in road alignments or open space
configurations, and request for approval of churches or other semi-public facilities
typically appropriate toathe adjoining uses are not to be considered inconsistent
^
with the General Plan. Both the map and tAe text should be consulted to determine
consistency or inconsistency; the text shall govern.
1.8.1 Land Use Classification
The following descriptions are intended to aid interpretations of the General Plan
map legends.
Density Measurements
Density measurements for general plan purposes are based upon gross residential
acreage and is calculated as follows:
Gross residential acreage (GRA) shall be determined by calculating the area of the
site and by adding one-half of the area of abutting streets, provided that the street
width used for calculation shall not be less than 25 feet or more than 50 feet.
Public or private streets within the boundaries of the site, as well as streets
abutting the site, are calculated within the gross acreage total.
Gross acreage, rather than net acreage, is used as a General Plan density measurement
in order to account for situations in which larger multiple family and Planned
Development residential projects include much vehicular circulation area that is not
public right-of-way. In such cases, the project site area would be larger than on
smaller, conventional sites that rely mainly on dedicated streets for access. If
allowable densities were calculated on the site area or net acreage basis, the larger
projects would have higher "effective" densities than the smaller sites.
Example: Ponderosa Village
General Plan designation = single-family residential (0.9 to 6.0 units per
gross residential acre).
89 dwelling units (DU)
12.20 net acres (average lot size = 5,970 square feet)
3.13 street acres (20% of gross residential area)
15.33 gross residential acres (GRA)
Project density = 5.8 DU/GRA
Primary Planning Area
Residential
Residential: Single-family (0.9 to 6.0 units per
and zero lot line (no side yard) units are within
household size is 3.2 persons per unit. Examples
western foothills at about 2.0 units per acre and
acre.
gross residential acre). Detached
this density range. Assumed
are recent subdivisions in Dublin':
Ponderosa Village at 5.8 units per
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Residential: Medium Density (6.1 to 14.0 units per gross residential acre). The
range allows duplex, townhouse, and garden apartment development suitable for family
living. Except where mixed dwelling types are designated, unit types and densities
may be similar or varied. Where the plan requires mixed dwelling types, listed
policies specific to the site govern the location and distribution of dwelling types.
Assumed household size is two persons -per unit. Recently reviewed projects in the
medium density range include Parkway Terrace (7.8) and Amador Lakes west of the
Dougherty Hills (13.5).
Residential: Medium -High Density (14.1 to 25.0 units per gross residential acre).
Projects at the upper end of this range normally will require some under -structure
parking and will have three or more living levels in order to meet zoning ordinance
open space requirements. Assumed household size is two persons per unit. Examples
of medium -high density projects include The Springs (17.8) and Greenwood Apartments
(19.8).
Commercial/Industrial
Retail/Office. Shopping centers, stores, restaurants, business and professional
offices, motels, service stations, and -•sale -of -auto parts are included in this
classification. Residential use is excluded except in the Downtown Intensification
Area
Retail/Office and Automotive. This classification includes all retail/office uses
and adds auto dealerships, auto body shops, and similar uses. Residential uses are
not permitted
Business Park/Industrial. Uses are non -retail businesses (research, limited
manufacturing and distribution activities, and administrative offices) that do not
involve heavy trucking or generate nuisances due to emissions, noise, or open uses.
Residential uses are not permitted. Maximum attainable ratios of floor area to site
area (FAR) are controlled by parking and landscaping requirements and typically
result in .35 to .40 FAR's. Examples: Clark Avenue, Sierra Court.
Business Park/Industrial: Outdoor Storage. In addition to the Business
Park/Industrial uses described above, this classification includes retail and
manufacturing activities conducted outdoors such as mobile home or construction
materials storage. Example: Scarlett Court.
Public/Semi-Public
Public/Semi-Public Facilities. Uses other than parks owned by a public agency that
are of sufficient size to warrant differentiation from adjoining uses are labeled.
Development of housing on a site designated on the General Plan as semi-public shall
be considered consistent with the General Plan. Determination as to whether housing
should be permitted on a specific semi-public site and the acceptable density and
design will be through review of a Planned Unit Development proposal under the Zoning
Ordinance. Examples: Public and private schools, churches.
Parks/Public Recreation. Publicly owned parks and recreation facilities.
Open Space. Included are areas dedicated as open space on subdivision maps, slopes
greater than 30 percent, stream protection corridors, woodlands, and grazing lands.
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