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HomeMy WebLinkAbout5/2/1994 PC Agenda AGENDA CITY OF DUBLIN PLANNING COMMISSION Regular Meeting - Dublin Civic Center Monday - 7:30 p.m. 100 Civic Plaza, Council Chambers May 2, 1994 1. CALL TO ORDER 2. ROLL CALL 3. PLEDGE OF ALLEGIANCE TO THE FLAG 4. ADDITIONS OR REVISIONS TO THE AGENDA 5. MINUTES OF PREVIOUS MEETINGS - March 21, 1994 6. ORAL COMMUNICATION — At this time, members of the audience are permitted to address the Planning Commission on any item(s) of interest to the public; however, no ACTION or DISCUSSION shall take place on any item which is NOT on the Planning Commission Agenda. The Commission may respond briefly to statements made or questions posed, or may request Staff to report back at a future meeting concerning the matter. Furthermore, a member of the Planning Commission may direct Staff to place a matter of business on a future agenda. Any person may arrange with the Planning Director (no later than 11:00 a.m., on the Tuesday preceding a regular meeting) to have an item of concern placed on the agenda for the next regular meeting. 7. WRITTEN COMMUNICATIONS 8. PUBLIC HEARINGS 8.1 PA 94-010 Classic Auto Center Conditional Use Permit request to allow an outdoor display area for two vehicles to be located within the landscaped area directly in front of the business at 6891 Village Parkway. 8.2 PA 93-062 City of Dublin Sign Ordinance Revision Proiect proposal to amend the Zoning Ordinance pertaining to the regulation of signs (continued from the 3/21/94 Planning Commission meeting - to be continued to the 5/16/94 Planning Commission meeting) . 9. NEW OR UNFINISHED BUSINESS 9.1 General Plan Conformity for the Santa Rita Commercial Center proiect located at the southeast corner of Dublin Boulevard/ Hacienda Drive. 9.2 Initiation of Zoning Ordinance Amendment Study regarding Planned Development Districts. 10. OTHER BUSINESS (Commission/Staff Informational Only Reports) 11. ADJOURNMENT (Over for Procedures Summary) CITY OF DUBLIN PLANNING COMMISSION AGENDA STATEMENT/STAFF REPORT Meeting Date: May 2, 1994 TO: Planning Commission FROM: Planning Staff tr PREPARED BY: Ralph Kachadourian, Assistant Planner SUBJECT: PA 94-010 Classic Auto Center CUP GENERAL INFORMATION: PROJECT: Conditional Use Permit approval request to allow an outdoor display area for two vehicles to be located within the landscaped area directly in front of the business at 6891 Village Parkway. APPLICANT Jay Rawitzer Classic Auto Center 6891 Village Parkway Dublin, CA 94568 PROPERTY OWNER: Calvin & Dorothy Rawitzer P.O. Box 386 Pioneer, CA 95666 LOCATION: 6891 Village Parkway ASSESSOR PARCEL: 941-210-19 PARCEL SIZE: 1.00± Acre GENERAL PLAN DESIGNATION: Retail/Office DOWNTOWN SPECIFIC PLAN DESIGNATION: Development Zone 10 - Village Parkway Mixed Use EXISTING ZONING AND LAND USE: C-2-B-40, General Commercial, Combining District SURROUNDING LAND USE AND ZONING: North: C-2-B-40, General Commercial Combining District, United States Post Office South: C-2-B-40, General Commercial Combining District, Parkway Veterinary Hospital East: R-1, Single Family Residential District, Single Family Homes COPIES TO: Applicant ITEM NO. •I PAGE OF� Property Owner Address File West: C-2-B-40, General Commercial Combining District, Water Brewery/Rest Area Mattress Company. ZONING HISTORY: V-4844: On July 2 , 1969 , the Alameda County Planning Commission granted a Variance to construct a retail and storage facility so as to reduce one required side yard from 15 feet to 10 feet. S-311, V-5076: On April 22, 1970, the Alameda County Planning Commission granted a Site Development Review for a retail commercial development and a Variance for the encroachment of the architectural features of the building (eight awnings and three signs) into the required front yard. V-5364: On April 28, 1971, the Alameda County Zoning Administrator approved a Variance for one additional sign on the building within the required front yard. S-409: On December 28, 1971, the Alameda County Planning Director approved a Site Development Review for a 2 , 400 square foot modular warehouse building located behind the existing building. V-5878: On August 16, 1972 , the Alameda County Zoning Administrator approved a Variance for two building mounted signs within a required setback line. S-459: On January 5, 1973 , the Alameda County Planning Director approved a Site Development Review for a 2nd floor addition to the existing building. APPLICABLE REGULATIONS: Section 8-49 . 2 (A) (9) states that an automobile, camper, boat and trailer sales, storage or rental lot is a conditional use in the C-2 District and shall be permitted only if approved by the Planning Commission. Section 8-49.7 (b) states in part that all principal uses in C-2 districts shall be conducted within a building, except the outdoor storage necessary and incidental to the uses described in Section 8-49. 2 . Section 8-94 . 0 states that conditional uses must be analyzed to determine: 1) whether or not the use is required by the public need; 2) whether or not the use will be properly related to other land uses, transportation and service facilities in the vicinity; 3) whether or not the use will materially affect the health or safety of persons residing or working in the vicinity; and 4) whether or not the use -2- PAGE2OF.I , • . F . /1 n will be contrary to the specific intent clauses or performance standards established for the district in which it is located. ENVIRONMENTAL REVIEW: The project has been found to be Categorically Exempt from CEQA under Section 15301, Class 1 of the California Environmental Quality Act guidelines. This use consists of a minor alteration to existing landscaping of an existing facility involving negligible expansion of the use beyond that previously existing. NOTIFICATION: Public Notice of the May 2, 1994, hearing was published in the local newspaper, mailed to adjacent property owners, and posted in public buildings. ANALYSIS: The Applicant, Jay Rawitzer, owner of the Classic Auto Center, is requesting approval of a Conditional Use Permit to allow an outdoor display area for two vehicles located directly in front of his business. Classic Auto Center is an indoor display showroom for antique, classic and special interest automobiles and began operation in September, 1993. The Applicant's request is to help increase visibility to his business and make it easier for customers to locate the site. The auto display area will be within the front lawn and walkway area directly in front of the business. The Applicant will modify the front yard landscaping in order to install two 10' x 20' concrete pads similar in design to the existing walkway. The Applicant will expand the existing 5 foot-wide walkway adjacent to the building by an additional 5 feet in order to use it as a vehicle approach to the display area from the existing driveway. The Applicant will display two vehicles only during normal business hours from 11:00 a.m. to 7:00 p.m. during weekdays and 10:00 a.m. to 6:00 p.m. on weekends. No vehicles will be displayed before or after business hours and the display area will not be used to service, wash or polish vehicles at any time. The Public Works Department has determined that the vehicle display area will not generate additional vehicular traffic above and beyond that which is existing, and therefore, is not subject to a Traffic Impact Fee. This application is in conformance with the provisions of the Zoning Ordinance and the Downtown Specific Plan. This application has been reviewed by other City Departments and affected agencies and no comments or concerns were addressed. Staff recommends approval of the Applicant's request for a Conditional Use Permit subject to the conditions listed in the draft resolution of approval, Exhibit B. RECOMMENDATIONS: FORMAT: 1) Open public hearing and hear Staff presentation. 2) Take testimony from Applicant and the public. 3) Question Staff, Applicant and the public. 4) Close public hearing and deliberate. -3- PAGE.3,.OF,. 5) Adopt draft resolution (Exhibit B) relating to PA 94- 010, or give Staff and Applicant direction and continue the matter. ACTION: Staff recommends the Planning Commission adopt the draft resolution approving the Conditional Use Permit (Exhibit B) relating to PA 94-010. ATTACHMENTS: Exhibit A: Project Plan Exhibit B: Draft Resolution approving Conditional Use Permit Background Attachments: Attachment 1: Location and Zoning Map Attachment 2 : Applicant' s Written Statement -4- � � PAGE_ t ,,OF {° Ai I� CEIVED C jSIC- Pr TO Cm11 H qOpi \)eltta DtSPc-'r' A/ MAR 1 4 1994 sit bel I JIB P w`i' s ., -- -•1 T3LANNING • 4 a _____ --N - i - i z. ,.., < ), ''::\ . _ A? 1 a Oml a .A. ; I yt a N W c N 41 -.1 : Er r-irl, ,, ti _.. . ,.,,,x-....$ . . i I . f. . axi a Q - 3 1'' . ' 4. 44 n V _ Qt , 3t,i 1 . 11 I vi W l o - Cr ,oZ'xel , a. a- �•• 0 0(11IBIT A" it ii, . r� .,°1' { ��� �'�' �Q� • - PAGE 4F_ IQ - . .nos[3NnVao p.m no 031Nnw RESOLUTION NO. 94 - A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF DUBLIN APPROVING PA 94-010 CLASSIC AUTO CENTER CONDITIONAL USE PERMIT REQUEST FOR AN OUTDOOR DISPLAY AREA FOR TWO VEHICLES LOCATED WITHIN THE LANDSCAPED AREA DIRECTLY IN FRONT OF THE BUSINESS AT 6891 VILLAGE PARKWAY. WHEREAS, Jay Rawitzer, owner of Classic Auto Center, requests approval of a Conditional Use Permit to allow an outdoor display area for two vehicles to be located within the landscaped area directly in front of the business at 6891 Village Parkway; and WHEREAS, the Planning Commission held a public hearing on said application on May 2, 1994; and WHEREAS, proper notice of said public hearing was given in all respects as required by law; and WHEREAS, the application has been reviewed in accordance with the provisions of the California Environmental Quality Act (CEQA) and was found to be Categorically Exempt under Section 15301, Class 1 of the State CEQA Guidelines; and WHEREAS, the Staff Report was submitted recommending that the application be conditionally approved; and WHEREAS, the Planning Commission did hear and consider all said reports, recommendations and testimony hereinabove set forth. NOW, THEREFORE, BE IT RESOLVED THAT THE Dublin Planning Commission does hereby find that: A. The vehicle display area serves the public need by providing increased visibility and identification to the business. B. The proposed use will be properly related to other land uses and transportation and service facilities in the vicinity, as the display area will be compatible when compared to the type and nature of operations typically found in C-2-B-40 (General Commercial) Combining District and the uses currently in operation in the immediate vicinity. C. The proposed use will not materially adversely affect the health or safety of persons residing or working in the vicinity, or be materially detrimental to the public welfare or injurious to property or improvements in the neighborhood, as all applicable regulations will be met. D. The proposed use will not be contrary to the specific intent clauses or performance standards established for the District in which it is to be located in that conditions have been applied to ensure conformance with the applicable zoning regulations, and the use is consistent with the character of the surrounding area as well as the general commercial district. EXHIBIT PAGE OF E. The approval of the Conditional Use Permit will be consistent with the Dublin General Plan and the Downtown Specific Plan. BE IT FURTHER RESOLVED THAT THE Dublin Planning Commission does hereby conditionally approve PA 94-010, Classic Auto Center Vehicle Display Area Conditional Use Permit application as generally depicted by the site plan labeled Exhibit A, stamped approved and on file with the Dublin Planning Department and to the following conditions: CONDITIONS OF APPROVAL: Unless stated otherwise, all Conditions of Approval shall be complied with prior to the issuance of building permits or establishment of use, and shall be subject to Planning Department review and approval. The following codes represent those departments/agencies responsible for monitoring compliance of the conditions of approval. fPL] Planning, FBl Building, [PO1 Police, fPW] Public Works, [ADM] Administration/City Attorney, (FIN] Finance, [Fl Dougherty Regional Fire Authority, fDSR1 Dublin San Ramon Services District, {col Alameda County Department of Environmental Health. 1. This approval is for a two vehicle display area and modified front yard landscaping located directly in front of the business at 6891 Village Parkway. [PL] 2. Any modification to this Conditional Use Permit shall be subject to Planning Director review and written approval. [PL] 3. The Applicant shall display vehicles only during normal business hours from 11:00 a.m. to 7:00 p.m. weekdays and 10:00 a.m. to 6:00 p.m. on weekends. The displayed vehicles shall not encroach or block pedestrian access along the public sidewalk or block access to the businesses within the building. Parking of vehicles on the street for display shall not be permitted. [PL, PW, PO] 4. The Applicant shall keep the vehicle display area clear of any oil, grease or fuel spills or stains and the display area shall not be used to service, wash or polish vehicles at any time. [PL, PW] 5. The Applicant and property owner shall maintain the entire property in a well maintained and litter-free condition at all times. (PL] 6. No loudspeakers or amplified music shall be permitted to project outside the building. [PL, PO] 7. No advertising signs shall be placed on or against the display vehicles at any time. All signage used on the site shall be subject to Planning Department approval and must meet the requirements of the Sign Regulations within the Zoning Ordinance. (PL] - 2 - PAGE?or 1 • 8. On an annual basis, this Conditional Use Permit approval shall be subject to Zoning Investigator review and determination as to the compliance with the Conditions of Approval. [PL] 9. This approval shall become null and void in the event the approved use ceases to operate for a continuous one-year period. [PL] 10. This permit shall be revocable for cause in accordance with Section 8-90.3 of the Dublin Zoning Ordinance. Any violation of the terms or conditions of this permit shall be subject to citation. [PL] PASSED, APPROVED AND ADOPTED this 2nd day of May, 1994. AYES: NOES: ABSENT: Planning Commission Chairperson ATTEST: Planning Director - 3 - d PAGE OF )6 i I N r1 �J� ," 1 , 1 1 i ± V ).,...._17- . „ „ pA itfp( 6 i ,, F14113Y / LtrATIC)44 i 2Sti4101.1 ;\ fri '!; ,,,,,,„ . , i \,, ,, i, ,,,,: ,g,,,,,L„,......--,,,,..,, i ..1,P l I ,; I .- • Iiii � D� + -ifill110 t - \ _ , ,,,, \ ‘‘ ' . ) • .:\ s \ V\, + ; .. --:::---:;-- 1 \ " • \ \ ' ` .sz -\L) ,.. )\ _ \ N ATTACHMENT y HI. 1331 IS 31S .. PAGE OF 1.L. • * . ekasie 4.1. ee4e4 6891 Village Parkway Dublin, California 94568 Telephone: (510) 803-1990 Fax: (510) 803-1991 Written Statement March 28 , 1994 Classic Auto Center is an indoor showroom for antique, classic and special interest automobiles . The cars are all for sale . This application is for an outdoor display of two vehicles during regular business hours only. The vehicles will be displayed from 11 :00 A.M until 7 : 00 P.M. on weekdays and from 10:00 A.M. until 6:O0iP.M. on weekends . Vehicles will never remain in front of the building after business hours . No more than two vehicles will be displayed at one time. No unsightly signs will be on the cars including for sale signs . All of our cars are of the highest quality. The area that we will use is located in front of the building. Parking the cars in this area will eliminate only a small portion of the existing lawn . We will inhance the planted area that exists and also add new landscaping to the front of the building. It is our desire to make the building more appealing to the public. At the present time our customers are having a hard time locating the building. I feel with the display of two vehicles in the front of the building it will be more easily located . The display area will not block any public side walks or block any acces to the building. Visability from the existing driveways will not be affected in any way. Your cooperation in this matter will be greatly appreciated . S . cerely, • 0-A ' ( 1 ,(1L 111 Rawitze is - sic Auto Center RECEIVED MAR 2 9 1994 ATTACHMENT 2.. DUBLIN PLANNING • PAGE iQ..OF.,.°.,, CITY OF DUBLIN PLANNING COMMISSION AGENDA STATEMENT/STAFF REPORT Meeting Date: May 2, 1994 TO: Planning Commission FROM: Planning Staff if PREPARED BY: Dennis Carrington, Senior Planner SUBJECT: PA 93-062 Draft Sign Ordinance Amendment RECOMMENDATION: Continue the public hearing to May 16, 1994 Planning Commission meeting DESCRIPTION: At the March 21, 1994 Planning Commission meeting, the Commission continued this item to the May 2, 1994 meeting in order to give Staff time to present the Draft Sign Ordinance to the Sign Task Force and the City Attorney for review and comment. Based on the comments received some revisions to the Draft Ordinance are necessary. Given the request by the Commission to receive copies of significant projects at least a week prior to the public meeting, Staff recommends that the Planning Commission continue this item to the May 16, 1994 Planning Commission meeting to provide time for the document to be revised and delivered to the Commission in a timely manner. Copy to: Agenda/General File ITEM NO. •Z PA 93-062 File /93062con PAGE 1 OF CITY OF DUBLIN PLANNING COMMISSION AGENDA STATEMENT/STAFF REPORT Meeting Date: May 2, 1994 TO: Planning Commission FROM: Planning Staff fee, PREPARED BY: Carol R. Cirelli, Senior Planner SUBJECT: County of Alameda Surplus Property (Santa Rita Lands) Disposal - General Plan Conformity GENERAL INFORMATION: PROJECT: According to Section 65402 (b) of the State of California Government Code, the Dublin Planning Commission must determine whether the disposal of the County of Alameda Santa Rita lands property is in conformance with the Dublin General Plan APPLICANT: John W. Fenstermacher Chief, Real Estate Division County of Alameda - Public Works Agency 399 Elmhurst Street Hayward, CA 94544-1395 PROPERTY OWNER: Surplus Property Authority of Alameda County County of Alameda - Public Works Agency 399 Elmhurst Street Hayward, CA 94544-1395 LOCATION: Southeast Corner of Dublin Boulevard/ Hacienda Drive ASSESSOR PARCEL: 946-15-1-4 (portion) PARCEL SIZE: +75 acres GENERAL PLAN DESIGNATION: General Commercial EASTERN DUBLIN SPECIFIC PLAN DESIGNATION: General Commercial EXISTING ZONING AND LAND USE: PD, Business Park/Industrial: Low Coverage; Vacant COPIES TO: Applicant Z Owner ._ITEM NO. • PAGE OF_.,_ PA 94-001 SURROUNDING LAND USE AND ZONING: North: Dublin Boulevard, Vacant; Public Right- of-Way, Business Park/Industrial South: Interstate 580 Freeway; Public Right-of- Way East: Tassajara Creek, Vacant; Agricultural West: Hacienda Drive, Camp Parks Reserve Forces Training Area; Public Right-of- Way, Public Lands ZONING HISTORY: The former County of Alameda Santa Rita Detention Facility was located on this project site, which has since been demolished. A new detention facility was constructed north of the project site in 1989. The project site was zoned Planned Development (PD) Business Park/Industrial: Low Coverage when it was annexed to the City in 1986. This zoning designation was consistent with the general plan land use designation for the site, which was Business Park/Industrial: Low Coverage. The project site is located within the Eastern Dublin Specific Plan. The Dublin City Council adopted a general plan amendment and specific plan for eastern Dublin on May 10, 1993. There was a referendum on the project and the Dublin voters approved the project on November 2, 1993. The new general plan and specific plan land use designation for the site is General Commercial. APPLICABLE REGULATIONS: Government Code Section 65402 (b) provides that a county shall not dispose of property or construct a public building or structure within the corporate limits of a city if that city has adopted a general plan and such general plan is applicable thereto until the location, purpose and extent of such acquisition or disposition of the public building or structure have been submitted to and reported upon by the city's planning agency as to the conformity with the city's general plan. The annexation agreement between the County of Alameda, the Surplus Property Authority of Alameda County and the City of Dublin regarding transfer of property tax revenues upon annexation, provision of services and other matters was approved by the Dublin City Council on May 10, 1993. The agreement states that any development or use of the Santa Rita property shall comply with the Dublin General Plan, any applicable specific plan (i.e. Eastern Dublin Specific Plan), Zoning Ordinance, Municipal Code and other regulations and resolutions relating to land use. ENVIRONMENTAL REVIEW: The project has been found to be Categorically Exempt from the California Environmental Quality Act (CEQA) under Section 15312, Class 12 of the State CEQA Guidelines. This project consists of the sales of surplus government property that is not located in an area of state wide, regional or area wide concern. -2- PAGE 2OF �Z ANALYSIS: On January 5, 1994, the County of Alameda submitted a Planned Development (PD) Rezone application to rezone approximately 75 acres of surplus county property (referred to as Santa Rita lands) from PD, Business Park/Industrial: Low Coverage, to PD, General Commercial. The Surplus Property Authority of Alameda County (County) determined that the vacant Santa Rita lands property is surplus to the needs of the County. The property was the former site of the County's Santa Rita Jail, which has since been demolished. The County determined that this property is capable of independent use and development and intends to dispose the surplus property for developing a retail commercial center. The County notified the City of Dublin of the intended sale of the property as required by Section 65402 (b) of the State of California Government Code. The project site is located within the eastern Dublin general plan amendment and specific plan boundaries. The Dublin City Council adopted the general plan amendment and specific plan for eastern Dublin on May 10, 1993, and the Dublin voters approved the project on November 2, 1993. The general plan and specific plan land use designation for this parcel is General Commercial. This designation allows a range of regional- and community-serving retail, service and office uses. Staff recommends that the Planning Commission make a finding that the County's intent to dispose the surplus Santa Rita lands property for developing a retail commercial center to be in conformance with the Eastern Dublin General Plan Amendment and Specific Plan. RECOMMENDATIONS: FORMAT: 1) Hear the Staff presentation. 2) Take testimony from Applicant and the public. 3) Question Staff, Applicant and the public. 4) Deliberate. 5) Take action regarding conformity of the proposed disposal of surplus Santa Rita lands property with the Eastern Dublin Specific Plan and General Plan Amendment. ACTION: Staff recommends that the Planning Commission adopt the draft resolution (Exhibit A) finding the proposed disposal of surplus Santa Rita lands property to be in conformance with the General Commercial land use designation of the Dublin General Plan and Eastern Dublin Specific Plan. ATTACHMENTS: Exhibit A: Draft Resolution finding the proposed disposal of surplus Santa Rita lands property to be in conformance with the General Commercial land use designation of the Dublin General Plan and Eastern Dublin Specific Plan. PAGE OF i±. -3- Background Attachments: Attachment 1: Location Map Attachment 2: Letter from Alameda County requesting general plan conformity determination Attachment 3: Eastern Dublin General Plan Amendment land use map and General Plan Amendment land use excerpt Attachment 4: Eastern Dublin Specific Plan land use map and Specific Plan land use excerpt PAGE OF -4- RESOLUTION NO. 94 - A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF DUBLIN REPORT BY THE CITY OF DUBLIN PLANNING COMMISSION AS TO THE CONFORMITY OF LOCATION, PURPOSE AND EXTENT OF THE PROPOSED DISPOSAL OF SANTA RITA LANDS SURPLUS PROPERTY WITH THE ADOPTED GENERAL PLAN AND EASTERN DUBLIN SPECIFIC PLAN OF THE CITY OF DUBLIN WHEREAS, the Surplus Property Authority of Alameda County intends to dispose the Santa Rita lands surplus property for developing a retail commercial center; and WHEREAS, this action requires the City of Dublin Planning Commission to report on the conformity of location, purpose and extent of the 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 the City Council adopted the Eastern Dublin General Plan Amendment and Specific Plan on May 10, 1993, and the Dublin voters approved the Eastern Dublin General Plan Amendment and Specific Plan on November 2, 1993; and WHEREAS, the surplus Santa Rita lands property is located within the Eastern Dublin General Plan Amendment and Specific Plan boundaries; and WHEREAS, the Eastern Dublin General Plan Amendment and Specific Plan land use designation for this site is General Commercial, which allows a range of regional- and community-serving retail, service and office uses. NOW, THEREFORE, BE IT RESOLVED THAT THE Dublin Planning Commission does hereby find that: 1. The Santa Rita lands surplus property is located within the Eastern Dublin General Plan Amendment and Specific Plan boundaries. 2. The Eastern Dublin General Plan Amendment and Specific Plan are applicable to the Santa Rita lands surplus property disposal project. 3. The proposed disposal of the Santa Rita lands surplus property for developing a retail commercial center is in conformance with the Eastern Dublin General Plan Amendment and Specific Plan as to location, purpose and extent. PASSED, APPROVED AND ADOPTED this 2nd day of May, 1994. AYES: NOES: ABSENT: Planning Commission Chairperson ATTEST: PAGE OF Planning Director EXHIBIT A I E ,...... , . . , \ ,.,\ i ,.., -- VUOTo1SSV.I.. _ , - 0.1- t a,. , tu , IQ cc , z a., •• m .i . 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'- ti1 N .. . :''..,, V„,41,''-'4, .•.'"t'f''t.'''I'h.o"., -41‘V. p>0 A •"' 4 i .., e tO y ----,,,T-L, 14. - I I ' •<,e. ,-, .,...-t,... .„ - - - i -- '''-' 00 ::%tr.4,•'r',',:,,-,,,814P. A ,....„—_,, s'\ ,,,, , I .,. -,.... , ,, , \ 10 .*1: '°' \ .. \ o \ ''. -%. '''''.. '''' s<:•-V° -'"i Ay. . . 11 , .‘,0‘-' ) I l'. .'-"% '-7. % 4('' ,,-------. C.'' StS-' CZ-L. ,_,..,oll ,Stra ,f„,r.' R)\\...............„.... C° 0 / / t 1111 1 . :4 • • • ' . .,. ,,0 rt!il ! ri • •-,, ,,l` .,/. t ''',, , , ) -ti ._, ,.. Ig A :4 , . se.. .., PAGE OF 1 r/ - ------ i ,,,...,,c i , `�o� ' Bursa ,° a .� COUNTY OF ALAMEDA PUBLIC WORKS AGENCY az 399 Elmhurst Street • Hayward,CA 94544-1395 (510) 670-5480 esources March 28, 1994 City of Dublin Planning Department P. 0. Box 2340 Dublin, California 94568 Re: County of Alameda Santa Rita Lands, Dublin, California Proposed Retail Commercial Center Gentlemen: A parcel of real property owned by Surplus Property Authority of Alameda County has been determined to be surplus to the needs of the County. The surplus property is approximately 75 acres in size and is shown out- lined in red on the included map labeled Exhibit "A". The property was the site of the County' s Santa Rita Jail , which has since been demolished and the property is now, for the most part, vacant land. Because the property is capable of independent use and development , the County intends to implement a process to dispose of the property for a retail commercial center to be developed on the property in order to receive the fair market value thereof. You are hereby notified of the intended sale of this property as required by Section 65402(b) of the Government Code of the State of California. Please advise this office within the statutory 40-day time limit whether or not the proposed sale is in conformity with the City of Dublin's General Plan or a part thereof that applies thereto. I thank you for your cooperation and will anticipate your prompt response. Very truly ouT�� JO W. FENSTERMACHER HIEF, REAL ESTATE DIVISION mbc:A05635 Enclosure RECEIVED AR 9 ' 1994 PAGE L.OF 74 !-ll_ILN..A_R._Y ' SANTA RITA COMMERCIAL CENTER OUBLIN. CALIFORNIA •.IP Ar1. immix, conn.to TOM. ell•IRRIIIICSS PA..IxtPnmuC P.•Cw••.•••I Ir.+.n..w.•I+A, ASSISSIM;S l•nlx:Il MI P•P III.1•11010•11 Plxx1ml 11 NINO 1 T OInow CtY••t nctol uA......MAP.q Ix:xxn IS ICCt 1'Axln••..x,•....,.•.a.A.no rR••,^I••Ps•'•M \ *A11.AlA1 PAltvxxl SPACES OATS PAI0100 SPACCS 1••x0AW 1100.1 AMA 1400 PATS I »PAM +nAMI•1 OMSS IFASCASIC AIM FILM — I.—— - _ - Pnn.i noon SI SPACS:S PEP I,Sgtl IdA 1 , .,s.IntA•4•.r...,....H.I..IIP.•fI•rl W.Y.A.•. ..•I• A •- , _..__.. -• e 0 U B C I N \ A _� S.•,I...A ti Ala..f+s.PAW Ws.Imo At.S%...,0 ;wt O U • • sl i 1:,.,-.,Ilr et , ,.- • „.-1 \ \\ i. I f 1 \J I, I �( I l E / ' �, IN , i 11 / 1 ( w o ) ''‘,A c.,., . _ --)),-) ‘..'- J , , , ' A. 1 ii r I / i . i • ) ( 1 - - i - LI I , .same t I Nt,, ,, \\:...........4_,..........,..._.__51 _„_-___ _______e:-_:- ----1----- . • I �7 ! • .Pw�� I I ll t) c ... L —l me ' [Jl. '. • •- • ••- - . .Al.l i 1H't1 I.J.ry 5'At M!s'PA.• . ni - `~ y INIER S E ATE ROUT E 'S ! 0 ic-,-41) * IT'Ili - ALAMf:UA COUNTY PLANNING DEPARTMENT — x to AIAMEI)A CI)UMry SIIIU'I,IIS i'ROI'IiRIY AU111URIIY ,tt,...,,,,I_,;non,,•inn*I00•RI,non 14.4,111041111•a ni 1 . 1 • ,.,....„ ..... , ill General Plan -Eastern Extended Planning Area LAND USE MAP ill Legend IICOMMERCIAL WA Neighborhood Commercial 11 General Commercial :: ::::::i Campus Office 1 1 I:.:.:.:.:. Industrial Park ' ,..---I RESIDENTIAL -�� I H I High Density 25-du/ac L `� I Mil Medium-High Density 14-25 du/ac €' M 1 M Medium Density6-14 du/ac y `"� L Low Density 0-6 du/ac ` 4''1 ,,1 . RR Rural ResidentiaVAgriculture 1 du/100 ac �1111 ��= .411 4 PUBLIC/SEMI-PUBLIC/OPEN u I . Public/Semi-Public Facility is ;5``h 1 ® Elementary School M II— 0 Junior High School I Ids High.School 111 �x © Public/Semi Public t `�� I I Parks & Recreation ' ® 3 © City Park �•`j ® Community Park -+� ® Neighborhood Park I M ' M I 0 I Neighborhood Square quare 11,'ll I [ ,:>: Open Space ,� �-m -1 Stream Corridor s '° . CIRCULATION 11 r Arterial Street 1.7,—,....—..." ..........i. i.], ,,.:. ;:,:.,-...-.-,, M I ---- Collector Street �� —�" Transit Spine - :: • I� SOI Boundary 1 ft © 1� ---- General Plan Amendment Study Area MH..-...-.::..IMH M M r y '� ---— Specific Plan Study Area H 1j M M May 10, 1993 > : // L EASTERN �::`•:`;::>::•:`•::`:: z:1 s ?k; sDUBLIN ...T....4 ';iii I Walace Roberts&Todd Figure 2B ' i 1 I Acres 0 11 k. 0 1000 2000 Feel a0 *General Commercial may be permitted by a Planned DI ° 1/0 n Mie 3 II ** Will convert to Future Study Area/Agriculture where del mommi t1fr ! i 3 PACE el OF /Z Eastern Dublin Gerum]Plan Amendmen"'.r�C rye pr �,f�Om �j�s- -t7 i 1 .16 IA) C(ci(l /4'L. P[ i -J ak,ua,-� 71 /9 9' y 'lE7Dl44c7,crT Raid tial High Density(25.1 units or more per gmt1s residential acre). Projects in this category are intended for downtown and urban core areas. Trojects within this density range must meet the majority of their parking requirements with under-structure parking. With careful design,densities of up to 80 units per acre can be achieved without exceeding four stories li in height. Assumed household size is 2.0 persons per unit. Commercial/Industrial General Commercialto;60 Floor Area Ratio)';'1',hi€s designation accommodates a range of regional-and community-serving retail,service,arid of€Iee uses. Uses anticipated in this designation include,but are not limited to: retail uses,including major community-serving uses111 (e.g.,supermarkets,drug stores,hardware act apparel stores,etc)and regionally-oriented retail iiiesle44,bigfii,Volume retail uses such aStlikitiiint centers,promotional centers,home improver ttt�i�furniture'outlets,and autos),all office uses;hotels;barks,serviceIII uses;and restaurantsiand othereating and drinkingestablishments. Mixed use proms incorporating retail,service,and/or office uses are encouraged,with residential alst allowed as part of the mix when location and design ensure o'ornpatibilityII Neighborhood Co a mercial{25 to.+6O ploor Arrea Ratio).`ThialleSignation provides for the creation of comma-and neighborhood-oriented,commerciatcenters that serve the retail, t, service,and entertainment needs of the ccm niunity Uses antzCipated within this designation include,but are not limited to: office uses which provide neighborhood and citywide services such as real estate,accounting,legal,etc.;local-serving commercial services such as laundries, dry cleaners,beauty salons,finance,video rentals,etc.;all local and community serving retail but not regionally7Ariented,iggtt volume retail sales establishments);restaurants and bars; hotels and bed d eak astInns which are content with the scale and character of the COnimerciabtrafkandtintartamment and cultural fatties. Mixed-use projects incorporating C6inbinatiOiiiaairnineiiiiViervke,office,and/or osidential uses are strongly encouraged. Campus Office (.25 to.80 Floor Area Ratio,see*ow*.for FAR near BART). This I designatum is intended to provide an attractive,carnf*like setting for office and other non- retarlcrcial uses that do not generate nuisances related to emissions,noise,odors,or glare. AntiCipat#44iseSiinclogbut are not limitedlirnit4to the following. professional and administrative I offices;.ifdOilitiatiOiadquarters;Tooaiand development,business and commercial services,and ulk: dgktt manufacturizig,assembly and+ stribution acviti€es. Ancillary uses which provide services to businesses and employees in the Campus O area are permitted. These uses include restaurants,gas stations,convenience shopping,copying services,branch banks,and other such services. Under special circumstances(e.g.,where. nixed-use developmen would decrease potential peak hour traffic generation,meet a specific housing need,encaiirk000estiOna#049 employment and shoppfti.or create an attractive,soCially» interactive ne° 4rhood en ent), y residentf .uses. be Permitted as part of a masterplanned nixed use de#6.1opment. In such de elopments,the idential component would not be permitted to occupy more than 5a of.the developed area. A fioorarea ratio of up to 1.2 maybe grantedfor laud adjacent to the Eastern''Dublin BART station at the:dtsl e n of the City. ►uo#l. Mote: Them are t crc+ iididited on tliklandigeinatithat could develop with either genera) commercial or campus Office uses. This xibmty has been`provided in these ke areas.to Y 8 I PAGE __OF 2 tw, e. Z 0 wwma a a ammm ass MWOM 0 0 MMEM a a ■ VA ......... . . ..... ............. IX . . .... ... . • • . .. ....... • ..... ...... 41 X V. Nt .. ...... . ..... 60� I. JR rr ­X: H S .... .......• ..... .............................. L EL .......... JR .... ... . 5. Hil mim i!imuii; EL X e d oe 1-580 NOTE: The internal system of local streets shown in General Commercial may be permitted by a Planned I Development Zoning Process (see text for complete discussion) this figure is illustrative only. Will convert to Future Study Area/Agriculture where determined inconsistent with Livermore APA (see text for complete discussion) Figure 4. u Land -Use Map Legend F� Roads RESIDENTIAL Rural Residential/ Agriculture .01 du/ac EM Sing,le Family �0.9-6.0 du/ac* �Medium Density 6.1-14.0 du/ac Med-Hi Density 14.1-25.0 du'/ac High' Density 25,1 + du/ac COMMERCIAL ANDUSTRIAL General Commercial Neighborhood Commercial Campus Office Industrial Park PUBLIC/SEMI-PUBLIC Public/Semi-Public FEL EleM entary School FJ7R jun'ior High School ERE High School PARKS AND OPEN SPACE Neighborhood Square 'Or C j Neighborhood Park Community- Park City Park Open Space 0 600 1200 Feet 0 1/4 1/2 EKC- 2PT F owe E�+..T--12 i bi&iA) SPEci .c . 7-,4,w-.-to 7, /19 4IANDUSE IIdesignation.Table 4.1 summarizes land use acreages in the The'Future Study Area'designation is an indication of the City planning area by the designations described below. of Dublin's interest in the area and the need for additional III studies of environmental constraints,future land uses,infra- 4.8.1 RESIDENTIAL structure,and other issues.No land use determinations would Rural Residential/Agriculture(.01 units per gross residential be made designation until more information is available IIacre).Accommodates agricultural activities and other open to determine the most suitable type of development or preserva- space uses,such as range and watershed management,consis- tion for the area. II tent with the site conditions and plan policies. This classification includes privately held lands,as well as public ownerships not 4.8.2 COMMERCIAL otherwise designated in the plan for Parks and Open Space,or General Commercial(.20 to.60 Floor Area Ratio).Accommo- 111 Public/Semi-Public uses.Assumed household size is 3.2 persons dates a range of regional-and community-serving retail,service, per unit and office uses. Mixed use projects incorporating retail,service, t 1 single Family(0.9 to 6.0 units per gross residential acre). and/or office uses are encouraged with residential uses also Accommodates the majority of the planning area's detached allowed as part of the mix when location and design ensure single family housing,including a wide range of units from compatibility. ILsmall-lot and zero-lot-line units to large lot estate units. Neighborhood Commercial (.25 to.60 Floor Area Ratio). Assumed household size is 3.2 persons per unit Provides for the creation of community-and neighborhood- IIMedium Density(6.1 to 14.0 units per gross residential acre). oriented commercial centers that serve the retail,service,and Provides for a mix of single family detached and attached units entertainment needs of eastern Dublin.Mixed-use projects and multi-family units.The density range allows for detached incorporating combinations of commercial,service,office,and/ lli zero-lot line,duplex,townhouse,and garden apartment or residential uses are strongly encouraged p development. It is intended that within areas with this designa- Campus Office (.25 to.60 Floor Area Ratio). Provides an tion,that dwelling unit types and densities would be varied to attractive,campus-like setting for office and other non-retail 11111 accommodate a range of housing needs.Assumed household commercial uses that do not generate nuisances related to size is 2.0 persons per unit emissions,noise,odors,or outdoor storage and operations. ii Medium High Density(14.1 to 25.0 units per gross residential Ancillary uses which provide support services to businesses and acre). Provides for apartment,condominium,and townhouse employees are permitted. Under special circumstances(e.g., development. Projects at the upper end of this range may where a development would decrease potential traffic IIIrequire some under-structure parking and may need three or generation and/or contribute to greater social interaction and more stories in order to meet zoning ordinance open space more vital live/work environment),residential uses may be requirements.Assumed household size is 2.0 persons per tutu part as of a masterplanned mixed use development. In III such developments,the residential component would not be High Density(25.1 or more units per gross residential acre). permitted to occupy more than 50%of the developed area.A III Provides for apartment and condominium development in the floor area ratio of up to 12 may be granted at the discretion of Town Center. Development at these densities must meet the the City Council for the 37-acre parcel adjacent to the eastern majority of their parking requirements with under-structure Dublin BART station in the southwest quadrant of Hacienda Ell parking,with careful design,densities of up to 100 units per Drive and Dublin Boulevard.A 5-acre hotel site is anticipated acre can be achieved without exceeding four stories.Assumed within this 37-acre parcel. The precise location of the hotel site household size is 2.0 persons per unit. will be established through the planned development application 1111 Mg:The Plan allows some low and medium density residential P0• uses within the Livermore APA. If,at the time of prezoning,the j:There are several areas indicated on the land use map that 11111 residential designations are inconsistent with the APA,the could develop as either general commercial or campus office residential designations will convert to`Future Study Area'with uses.This flexibility has been provided in these key areas to an underlying rural residential/agriculture destination. HI 33 PAGE I?- O; 1 Z CITY OF DUBLIN PLANNING COMMISSION AGENDA STATEMENT/STAFF REPORT Meeting Date: May 2, 1994 TO: Planning Commission }� FROM: Planning Staff ( - SUBJECT: Initiation of Zoning Ordinance Amendment Study regarding Planned Development Districts GENERAL INFORMATION: PROJECT: Consideration of amendment to the PD (Planned Development) District provisions of the Dublin Zoning Ordinance to clarify certain aspects of the provisions. APPLICANT: Dublin Planning Commission LOCATION: Citywide APPLICABLE REGULATIONS: Section 8-103.1 of the Dublin Zoning Ordinance allows the Planning Commission to initiate an amendment study by resolution. ENVIRONMENTAL REVIEW: The project has been found to be Categorically Exempt from the California Environmental Quality Act (CEQA) under Section 15306, Class 6 of the State CEQA Guidelines. The project consists of collecting information and conducting a study for a zoning ordinance amendment. ANALYSIS: Implementation of the Eastern Dublin General Plan Amendment (GPA) and Specific Plan requires a complex and lengthy series of procedures which need to be completed before development can begin in the area. One of the initial steps for that portion of the Plan area east of Tassajara Road is annexation to the City of Dublin and Dublin San Ramon Services District. Prezoning of the area must be accomplished in conjunction with the annexations so the property will have City of Dublin zoning on it at the time it becomes part of the City. Action Program 4C of the Specific Plan requires that a Planned Development (PD) District be placed on the entire planning area (see Attachment 1) . The area, therefore, needs to be prezoned to a PD District in conformity with the Specific Plan. Because the Specific Plan requires numerous time consuming steps between annexation and the commencement of construction (e.g. preparation of development agreements; adoption of design review ITEM NO.q•f�TT COPIES TO: Mastere File PAGE ILOF procedures; approval of grading, utility and drainage plans; etc.), it would be impractical to require submittal of precise development plans for the areas to be annexed at the time of prezoning. While prezoning to PD District without an accompanying detailed development plan has been allowed in the past (the Camp Parks and Santa Rita properties), the Zoning Ordinance does not clarify whether a PD District prezoning or rezoning can occur before the preparation of a detailed development plan. For this reason, Staff suggests that the Planning Commission initiate an amendment study to the PD District provisions of the Zoning Ordinance to clarify this matter. If the Planning Commission concurs, Staff will prepare a study and draft an ordinance amending the Zoning Ordinance and schedule a public hearing on the matter for May 16, 1994. In addition, Article 4 Commercial and Industrial Districts of the Zoning Ordinance must be amended to specify that PD Districts can also be applied to non-residential districts. The existing PD District regulations do not indicate whether they apply to both residential and non-residential districts. This amendment is necessary for implementing the PD District overlay zone for the Eastern Dublin planning area, which includes both residential and non-residential land use designations. Staff recommends that the Planning Commission initiate an amendment study to the PD District provisions of the Zoning Ordinance to clarify that rezoning or prezoning of property to the PD District may take place independent of the approval of a Land Use and Development Plan, and to specify that PD Districts can be applied to any residential or non-residential district. RECOMMENDATIONS: FORMAT: 1) Hear Staff presentation. 2) Take testimony from the public. 3) Question Staff and the public. 4) Deliberate. 5) Adopt the draft resolution initiating the zoning ordinance amendment study, or give Staff direction and continue the matter. ACTION: Staff recommends that the Planning Commission adopt Draft Resolution Exhibit A initiating the zoning ordinance amendment study to the PD District provisions of the Zoning Ordinance. ATTACHMENTS: Exhibit A: Resolution initiating the zoning ordinance amendment study Background Attachments: Attachment 1: Excerpt from the Eastern Dublin Specific Plan -2- PAGE OF5 RESOLUTION NO. 94 - A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF DUBLIN INITIATING A ZONING ORDINANCE AMENDMENT STUDY TO SECTION 8-31.0 PD (PLANNED DEVELOPMENT) DISTRICTS OF THE ZONING ORDINANCE WHEREAS, Section 8-31.0 of the Dublin Zoning Ordinance regulates the intent of the PD (Planned Development) Districts; and WHEREAS, Section 8-31.2c) of the Dublin Zoning Ordinance regulates the adoption of PD Districts by an Ordinance and by reference, a Land Use and Development Plan, the provisions of which regulate the use, improvement and maintenance of the property within the boundaries of the plan; and WHEREAS, the adopted Eastern Dublin Specific Plan contains an implementation measure (Action Program 4C) that requires a PD District overlay zone on the entire Eastern Dublin planning area; and WHEREAS, prezoning of the Eastern Dublin area must be accomplished in conjunction with the annexation of the area; and WHEREAS, the Eastern Dublin Specific Plan requires preparation of numerous studies, grading and drainage plans, development agreements and other implementation measures between annexation and commencement of construction, it would be impractical to require submittal of precise development plans for the areas to be annexed at the time of prezoning; and WHEREAS, Section 8-31.0 of the Dublin Zoning Ordinance applies to only residential and agricultural districts; and WHEREAS, Planning Staff determined that the PD District provisions of the Dublin Zoning Ordinance should be clarified so that a PD District prezoning or rezoning can occur before the preparation and approval of a detailed Land Use and Development Plan, and modified so that PD Districts can apply to any residential or non-residential districts; and WHEREAS, Section 8-103.1 of the Dublin Zoning Ordinance states that the Planning Commission may initiate a zoning ordinance amendment by a resolution; and WHEREAS, the application has been reviewed in accordance with the provisions of the California Environmental Quality Act (CEQA) and was found to be Categorically Exempt under Section 15306, Class 6 of the State CEQA Guidelines; and WHEREAS, the Staff Report was submitted recommending that the Planning Commission initiate a zoning ordinance amendment study to the PD District provisions of the Dublin Zoning Ordinance regarding timing PAGE 3 �z._,OP. - 1 EXHIBIT A for submitting the Land Use and Development Plan and applicability of the PD District provisions to residential and non-residential districts; and WHEREAS, the Planning Commission did hear and consider all said reports, recommendations and testimony hereinabove set forth; and NOW, THEREFORE, HE IT RESOLVED THAT THE Dublin Planning Commission does hereby initiate a zoning ordinance amendment study to the PD District provisions of the Dublin Zoning Ordinance to clarify that prezoning or rezoning of property to the PD District may take place independent of the approval of a Land Use and Development Plan, and to specify that PD Districts can be applied to any residential or non-residential district. PASSED, APPROVED AND ADOPTED this 2nd day of May, 1994. AYES: NOES: ABSENT: Planning Commission Chairperson ATTEST: Planning Director - 2 PAGE OF ........ ,.... ND USE II <Cetqf OW N Pt/tel.(rJ s ipic RAJ 4 wish an alternative to the traditional suburban home,as well as • Program 4C: Place a Planned Development(PD)District overlay zone for those who are unable to afford the larger unit and lot. on the entire planning area. The PD District overlay would require all projects above a certain size(to be determined by staff)to submit to a I Policy 4-2: Encourage higher density residential Planned Development review process. This will help ensure that policies and underlying intent of the Eastern Dublin Specific Plan are imple- development within convenient walking distance of shopping areas,employment centers,transit stations/ merited,including: the creation of compatible mixed use development II creation of an attractive,efficient and safe environment;encouragement stops,and other community facilities. of innovative development solutions;efficient use of land and the Policy 4-3: Permit residential development as an preservation of significant open space areas and natural and topographic upperI story use throughout the commercial areas in landscape features with minimum alteration of natural land forms; development of an environment that encourages social interaction and the Town and Village centers. the use of common open areas for neighborhood or community activities III Policy 4-4: Permit residential development in areas designated for campus office uses if it 1)meets a and other amenities and creation of an environment that decreases community dependence on the private automobile. specific housing need in the community;2)reduces111 Program 4D: Explore the use of development agreements with wily vehicle trips; n is designed to foster pedestrian • applicants for major developments to ensure that infrastructure access to employment and shopping areas;4) creates � rovements,public facilities,and other amenities are provided an attractive neighborhood environment; and 5)dog p consistent with Specific Plan policies,and as nt,ued by planning area not comprise more than 50%of the developed area. development. Policy 4-5: Concentrate residential development in theII Program 4E: Review each development application for consistency less environmentally constrained portions of the plan area,and encourage duster development as a method • with the Livermore Airport Protection Area. The Specific Plan currently of reducing or avoiding impact to constrained or allowssome low and medium density residential uses within the APA. If, at the time of preaming,the residential designations are inconsistent with 11 environmentally sensitive areas. Also consider the use the APA,the residential designations will convert to'Future Study Area' of Transfer of Development Rights (TDR's) in areas with an underlying rural/residential agricultural designation. designated as Rural Residential/Agriculture or Open III Space. 4.4.2 AFFORDABILITY Policy 4-6: Encourage innovative approaches to site Housing affordability is a critical issue in the Bay Area region planning, unit design,and construction to create and the Tri Valley area. Eastern Dublin provides an excellent housing products for all segments of the community including single-parent families,the elderly,extended opportunity to plan in advance how the City can meet the nudear families,first-time buyers, "empty-nesters," affordable housing goals set forth in the City's Housing Element. AI and non-auto households. If eastern Dublin is going to maintain a sense of community pride and character,it is important that affordable housing not ACTION PROGRAM: LOCATION AM)DN RSITYIII be segregated in special areas or projects,but be integrated with • Program 4B: The City shall revise its zoning regulations to reflect market rate housing both geographically and within individual Specific Plan land use designations and policies. Zoning regulations for projects. While it is not practical to provide affordable housing development in eastern Dublin will be based on the City's current zoning on large lots because of the cost of land,it is important that ordinance,with those revisions necessary to implement the policies and standards set forth in this Specific Plan. Where feasible,changes in the affordable single-family detached housing be made available. zoning regulations should be made applicable citywide. However,if Policy 4-7: Encourage the development of affordable regulations for eastern Dublin would be inappropriate in the rest of the housing throughout eastern Dublin,and avoid the City,the new regulations should be written to specifically address concentration of such housing in any one area. development in eastern Dublin. Regulations requiring revisions will I include those relating to permitted land uses,inclusion of residential uses Policy 4-8: Ensure that projects developed in the plan in commercial areas,encouragement of mixed use projects,provision for area provide affordable housing in accordance with second units,and site development and design standards(refer to the City's Housing Element,the Inclusionary Housing III Community Design,Chapter 7). Ordinance,the Density Bonus Ordinance, and the Rental Availability Ordinance. II 27 "r fel OF.4111/11inlent