HomeMy WebLinkAbout05-02-1994 Agenda Packet 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
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PAGE2OF.I ,
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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
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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
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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
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`�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
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NOTE: The internal system of
. ° local streets shown in
}�C'General Commercial may be permitted by a Planned Development Zoning Process (see text for complete discussion) thisfigureis
illustrative only.
� Will convert to Future Study Area/Agriculture where determined inconsistent with Livermore APA [see text for complete discussion) �
r - �
. •' ' . •
Legend
� Roads
REStDENTiAL
, • Rural Residential/
� Agriculture
'n Ie
Fami I
�`��: S i
0 9 Y
Densit
�;� Medium y
Med-Hi Density
High Density
.01 du/ac
; 0.9-6.0 du/ac
6.1-14.0 du/ac
14.1-25.0 du/ac
25,1 �- du/ac
COMMERCIAL /(NDUSTRIAL
� General Commercial
� Neighborhood Commercial
� Campus Office
� tndustrial Park
PUBLtC/SEM(-PUBLIC
.....
::::.
P blic/Semi-P blic
��
u u
E6.
EI n ar School
�
eme t
Y
JR �
�
Junior Hi h School
9
HS
Hi
9
h School
�
PA E
F'ARKS AND OPFN S C
Nei b a d uare
� . h or oo S
9 Q
Nei hb rho d Park
�
� 0
9
Commu
nit Park
C�','�,;';';•3 Y
Cit Pa k
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O en S
ace
Q P p
E�4�iERN DUBLIN
t � � ! I
allace Roberts & Todd
Urban and Environmental Planners
121 Second Street, 7th Floor
San Francisco. CA 94105
(415) 541-0830
o soo �200
� Feec ��
0 ,�. ,�2
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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
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Z
0 wwma a a ammm ass MWOM 0 0 MMEM a a
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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