HomeMy WebLinkAboutAttach 3 02-063 Adopt Ord Rezon RESOLUTION NO. 04-
A RESOLUTION OF THE PLANNING COMMISSION
OF THE CITY OF DUBLIN
RECOMMENDING THAT THE CITY COUNCIL ADOPT AN ORDINANCE
REZONING THE BANCOR PROPERTIES SAN RAMON VILLAGE PLAZA MIXED-USE
DEVELOPMENT PROJECT TO PD-PLANNED DEVELOPMENT AND ADOPTING RELATED
STAGE 1 AND STAGE 2 DEVELOPMENT PLANS
(PA 02-063)
WHEREAS, Bancor Properties (Applicant/Developer), on behalf of Morey Greenstein, Trustee
and Manager for Oliver Properties, LLC (property owner) has requested a General Plan Amendment to
change the land use designation to Mixed-use (retail office/medium density) -and a PD rezoning with
Stage 1 Development Plan (DP) for the entire San Ramon Village Plaza site and to approve a Stage 2
DP for development of 56 medium density dwelling units and redevelopment of 14,377 sq. ft. of retail
office building space and related parking area, which applications are on file in the Planning Division;
and
WHEREAS, the San Ramon Village Plaza property consists of approximately 4.62 acres
generally located east of San Ramon Boulevard between Bellina Street and Alcosta Boulevard,
(Applicant/Developer), APN#941-0164-001-04 & 941-0164-003-03 (A) (B), in the Dublin General
Plan area; and
WHEREAS, an Initial Study has been prepared to analyze the potential impacts of the project
pursuant to CEQA Guidelines Section 15063. Based on the Initial Study, a Mitigated Negative
Declaration and Mitigated Monitoring Program have been prepared for the project with the finding that
with the implementation of Mitigation Measures contained in the Initial Study, the potential impacts of the
project would be reduced to a level of insignificance; and
WHEREAS, the Planning Commission did hold a properly noticed public hearing on the project
on April 13, 2004; and
WHEREAS, a Staff Report was submitted analyzing the project and recommending approval of
the applications; and
WHEREAS, the Planning Commission considered the Mitigated Negative Declaration for the
project before making a recommendation or taking action on the project. The Planning Commission
further used their independent judgment and considered all reports, recommendations and testimony
before taking action on the project.
NOW, THEREFORE BE IT RESOLVED that the foregoing recitals are true and correct and
made a part of this resolution.
BE IT FURTHER RESOLVED that pursuant to sections 8.32.070 and 8.120.050 of the Dublin
Municipal Code, the Planning Commission hereby finds as follows.
ATTACHMENT '3
1. The San Ramon Village Plaza PD-Planned Development zoning meets the purpose and intent
of Chapter 8.32 in that it provides a comprehensive development plan that creates a desirable use of land
that is sensitive to surrounding land uses by virtue of the layout and design of the site plan, and uses
creative design and a mix of complementary uses to establish the project as a focal point for the area.
2. Development of the San Ramon Village under the PD-Planned Development zoning will be
harmonious and compatible with existing and future development in the surrounding area in that the retail
use of the site would utilize the existing road. The land uses and site plan provide effective transitions to
the surrounding development of retail/office and residential.
3. The Site is a relatively flat, with existing infrastructure (including roads, sewer, storm drain,
potable water, natural gas, and electricity) located immediately adjacent to the site with no major or
unusual physical or topographic constraints and thus is physically suitable for the type and intensity of the
proposed PD-Planned Development district.
4. The proposed PD-Planned Development zoning will not adversely affect the health or safety of
persons residing or working in the vicinity, or be detrimental to the public health, safety and welfare in
that the project will comply with all applicable development regulations and standards and will implement
all adopted mitigation measures.
5. The PD-Planned Development zoning is consistent with the Dublin General Plan in that the
project includes companion amendments to both plans which amendments were approved by the City
Council in Resolution XX-04 on ,2004, and which amendments proposed the land uses and
development plans reflected in the proposed PD-Planned Development district.
BE IT FURTHER RESOLVED that the Planning Commission hereby recommends that the City
Council adopt the attached Ordinance for a PD rezoning (Exhibit A) with related Stage 1 and Stage 2
Development Plan for development of the entire San Ramon Village Plaza Site.
PASSED, APPROVED AND ADOPTED this 13th day of April, 2004.
AYES:
NOES:
ABSENT:
ABSTAIN:
Planning Commission Chair
ATTEST:
Planning Manager
g:\PA02-063\PCResotoCC
ORDINANCE NO. -04
AN ORDINANCE OF THE CITY COUNCIL
OF THE CITY OF DUBLIN
AMENDING THE ZONING MAP TO REZONE PROPERTY AND
APPROVING A RELATED STAGE 1 AND 2 DEVELOPMENT PLAN FOR THE SAN RAMON
VILLAGE PLAZA PROJECT
PA 02-063
The Dublin City Council does ordain as follows:
SECTION 1: Findings
A. Pursuant to Section 8.32.070 of the Dublin Municipal Code, the City Council finds as follows.
1. The San Ramon Village Plaza PD-Planned Development zoning meets the purpose and intent
of Chapter 8.32 in that it provides a comprehensive development plan that creates a desirable use
of land that is sensitive to surrounding land uses by virtue of the layout and design of the site plan,
and uses creative design and a mix of complementary uses to establish the project as a focal point
for the area.
2. Development of the San Ramon Village under the PD-Planned Development zoning will be
harmonious and compatible with existing and future development in the surrounding area in that
the retail/office and medium density use of the site would utilize the close proximity of 1-680
freeway and adjacent to public roadways. The land uses and site plan provide effective transitions
to the surrounding development of retail/office and residential.
B. Pursuant to Sections 8.120.050.A and B of the Dublin Municipal Code, the City Council finds as
follows.
1. The proposed PD-Planned Development zoning for the San Ramon Village Plaza will be
harmonious and compatible with existing and potential development in the surrounding area in
that the mixed-use would provide effective transitions to the surrounding development including
retail uses and single-farmily residential.
2. The Site is a relatively flat, with existing infrastructure (including roads, sewer, storm drain,
potable water, natural gas, and electricity) located immediately adjacent to the site with no major
or unusual physical or topographic constraints and thus is physically suitable for the type and
intensity of the proposed PD-Planned Development district.
3. The proposed PD-Planned Development zoning will not adversely affect the health or safety of
persons residing or working in the vicinity, or be detrimental to the public health, safety and
welfare in that the project will comply with all applicable development regulations and standards
and will implement all adopted mitigation measures.
4. The PD-Planned Development zoning is consistent with the Dublin General Plan in that the
project includes companion amendments to both plans which amendments were approved by the
City Council in Resolution XX-04 on ,2004, and which amendments proposed the land
uses and development plans reflected in the proposed PD-Planned Development district.
C. Pursuant to the California Environmental Quality Act, the City Council adopted a Mitigated Negative
Declaration for the Project and a mitigation monitoring plan in Resolution XX-04 on __, 2004, as
required to support approval of the project, including approval of the PD-Planning Development zoning.
SECTION 2:
Pursuant to Chapter 8.32, Title 8 of the Dublin Municipal Code, the City Council finds as follows:
Approximately 4.62 acres on the east side of San Ramon Boulevard, between Bellina Street
and Alcosta Boulevard known as the San Ramon Village Plaza and more specifically
described as APN#941-0164-001-04 & 941-0164-003-03 (A) (B)
("the Property"). A map of the rezoning area is shown below:
SECTION 3.
The regulations for the use, development, improvement, and maintenance of the Property are set
forth in the following Stage 1 and 2 Development Plan for the Project area, which is hereby approved.
Any amendments to the Stage 1 and 2 Development Plan shall be in accordance with section 8.32.080 of
the Dublin Municipal Code or its successors.
Stage 1 and 2 Development Plan for San Ramon Village Plaza
This is a Stage 1 and 2 Development Plan pursuant to Chapter 8.32 of the Dublin Zoning Ordinance.
This Development Plan meets all the requirements for a Stage 1 and 2 Development Plan and is adopted
as part of the PD-Planned Development rezoning for the San Ramon Village Plaza, PA 02-063. The
Stage 1 and 2 Development Plan consists of the items and plans identified below, many of which are
contained in the document entitled "Exhibit A-1 (project plans)", dated March, 2004 which is
incorporated herein by reference. The PD-Planned Development District and this Stage 1 and 2
Development Plan provide flexibility to encourage innovative development while ensuring that the goals,
policies, and action programs of the General Plan, and provisions of Chapter 8.32 of the Zoning
Ordinance are satisfied.
1. Statement of proposed uses. The Development Plan for the San Ramon Village Plan
provides for the development of a 4.62 acre site as a mixed use development in two
development zones: Medium Density Residential and Commercial/Mixed Use (See Sheet 4 of
Exhibit A-1 (project plans)).
a. Permitted Uses (Medium Density Residential):
2.
3.
4.
5.
6.
7.
8.
9.
10.
12.
14.
Single-family dwellings
Multi-family dwellings
Animal Keeping - residential
Caretaker Residence
Community Care Facility/Small
Duplex
Group Single-Family
Garage sales
Home Occupations
Off-street Parking Lots
Parking Lot - Residential
Second Unit
Small Family Day Care Home (1-8 children)
Vending Machines
Conditional Uses: 1. Boarding and Rooming Houses
2. Community Clubhouse
3. Community Facility
4. Bed and Breakfast Inn
5. Community Care Facility (Large)
Accessory Uses: As provided for in the regulations and procedures of the Zoning Ordinance.
b. Permitted Uses (Commercial/Mixed Use):
2.
3.
4.
Bakeries
Banks and Financial Services
Bicycle Sales, Service and rentals
Bookstores, except adult books tores
o
6.
7.
8.
9.
10.
11.
12.
13.
14.
15.
16.
17.
18.
19.
20.
21.
Catering establishments
Community Care Facility/Small
Eating and drinking establishment
Instructional Facilities
Home Occupations
Off-street Parking Lots
Parking Lot/Garage - Commercial
Office - Contractors (no exterior storage)
Professional/Administrative/Business/Financial
Repair Shop (non-automotive)
Retail (General, neighborhood, service)
School - commercial
Shopping Center
Specialty schools
Studios/Photographers/Artists
Vending Machines
Temporary Mobile Home/Manufactured Home
Conditional Uses (by Planning Commission): 1. Animal Sales and Services
2. Arcade
3. Automobile/Vehicle Brokerage, Rental, Sales, Repairs and Service
4. Automobile/Vehicle Rental
5. Bed and Breakfast Inn
6. Community Care Facility (Large)Boarding and Rooming Houses
7. Health Services and Clinics
8. Community Care Facilities/Large
9. Dance Floors
10. Day Care Centers
11. Drive-In/Drive-through Business
12. Nursing Homes
13. Community Clubhouse
14. Community Facility
15. Hospital/Medical Center
16. Hotel/Motel
17. Laboratory
18. Massage Establishment
19. Plant Nursery
20. Recreational Facility/Indoor
21. Service Station
Conditional Uses (by Zoning Administrator): 1. Outdoor Mobile Vendor
2. Outdoor Seating
3. Temporary outdoor sales not related to on-site established business (Sidewalk Sale)
Accessory Uses: As provided for in the regulations and procedures of the Zoning Ordinance.
4
Temporary Uses: The following temporary uses are allowed provided they meet the regulations
and procedures of the Zoning Ordinance for Temporary Uses:
1. Tract and Sales Office/Model Home Complex
2. Arts and Crafts Fair
3. Fireworks Sale
4. Outdoor sale by established business establishment
5. Subdivision signs, office, sales and equipment yard
6. Temporary Construction trailer
7. Pumpkin, Christmas Sales Lots
Note: Uses not specifically approved through the Site Development Review for the project shall require a Site
Development Review Waiver approval by Community Development Director.
Under the proposed tenant mix, restaurant uses would account for 5,500 square feet of floor area. Prior to
approving a tenant improvement / City business license for additional restaurant floor area San Ramon Village
Plaza, the applicant shall provide evidence to the satisfaction of the Community Development Director that parking
available at the center is adequate to support additional restaurant uses.
Dublin Zoning Ordinance - Applicable Requirements: Except as specifically modified by the
provisions of this PD District Rezone/Development Plan, all applicable general requirements and
procedures of the Dublin Zoning Ordinance shall be applied to the land uses designated in this PD District
Rezone.
2. Stage 1 and 2 Site Plan. See Sheet 4 of Exhibit A-1 (project plans).
3. Site Area, Proposed Densities, Phasing and Development Regulations.
PHASE NO. LOT/ MAXIMUM NO. ACRES DU'S I PD
PARCEL DWELLINGS /AC STAGE
NO.
1 1 43 & COMMON 2.23 19.28 land2
OPEN SPACE
2 3 13 .71 18.3 1 and2
SUBTOTAL: 56 2.94 1 and 2
Commercial 1 0 1.68 0 1
retail/office
TOTAL 1, 2, 3 56 4.62 12.12
Residential Medium Density Homes (Townhome-style Condomimiums)
Minimum Lot Size per d.u.:
Maximum density:
Minimum Site Area:
2,000 sq. ft.
56 units
2.24 acres
Minimum Building Setbacks:
10' minimum
A. Public Street Frontage:
Front Yard Setback:
Side Yard Setback:
Rear Yard Setback:
Stair landings:
Porches:
Elevated Decks:
Architectural Projections/:
details and bump outs
10' minimum;
5' minimum
10' minimum
0' minimum:
5' minimum
5' minimum
5' minimum
B. Private Street Frontage:
Front Yard Setback:
Side Yard Setback:
Rear Yard Setback:
Stair landings:
Porches:
Elevated Decks:
Architectural Projections/:
details and bump outs
1 O' mimmum;
5' minimum
O' minimum
4' minimum:
Y minimum (from face of curb)
O' minimum (from face of curb)
O' minimum (from face of curb)
C. Non-Street Frontage:
Front Yard Setback:
Side Yard Setback:
Rear Yard Setback:
Stair landings:
Porches:
Elevated Decks:
10' minimum;
10' minimum
10' minimum
4 ' minimum:
5' minimum
10' minimum
Architectural Projections/: 5' minimum (from assumed property line)
details and bump outs
Minimum Site Width: 0
Maximum Site Coverage:
Minimum Building Separation:
100%
1 O' minimum
Maximum Height:
Parking/Garages:
Four or more dwellings: Three stories or forty five feet
Accessory Structures: Height limits shall be as stated in the
Dublin Zoning Ordinance.
Studio/1 bed: One covered and one guest space for each
two units
Two or more Bed: two covered per dwelling units; one guest
for each two units
Two-car tandem garages: Permitted
Compact spaces: 35% of total required spaces, maximum
Commercial Retail/Office:
Lot Area:
A. Interior Lot:
B. Comer Lot:
Lot Width and Frontage:
A. Interior Lot:
B. Comer Lot:
Lot Depth:
5,000 sq. ft. minimum
6,000 sq. ft. minimum
50 ft. minimum
60 ft. minimum
1 O0 ft. minimum
Setbacks: A. Front:
B. Side:
C. Street Side:
D. Rear:
20 ft. minimum
0 ft. minimum, except shall be 10 ft. where abutting
residential
10 ft. minimum
0 ft. minimum
Height: 36 ft. maximum
Coverage: N/A
Parking/Garages:
Compact Spaces:
As required by City of Dublin Off-street parking standards
35% of total required parking, maximum
Architectural Standards. See attached Floor Plans and Elevations by The Dahlin Group,
Sheets A. 1 through A-18, contained in Exhibit A-1 (project plans). Any modifications to the
project design shall be substantially consistent with these plans and of equal or superior
materials and design quality.
o
Phasing Plan. The site will be developed in up to two phases. Refer to Sheet 4 of Exhibit
A-1 (project plans)
Master Neighborhood Landscaping Plan/Preliminary Landscape Plan. Refer to Exhibit
A-1 (project plans), Sheets L-1 through L-7, Preliminary Landscaping Plan by The Guzzardo
Partnership. All Project monumentation and entry signs shall conform to Sheets L-6 and L-
7, Preliminary Landscaping Images and Details of the Project Plans. A Final Landscaping
Plan will be required to be submitted and approved prior to building permit issuance..
General Plan Consistency. San Ramon Village Plaza project includes a General Plan
amendment which modifies General Plan maps and text for the project. The project PD-
zoning and this Stage 1 and 2 Development Plan shall not be effective until the above
general plan amendments are approved and effective.
Inclusionary Zoning Regulations. To satisfy the City's Inclusionary Zoning Ordinance
(Dublin Municipal Code Chapter 8.68) and any amendments thereto, 12.5%, or 7 dwelling
units in the project must be Inclusionary units in accordance with the regulations of the
Ordinance. The Applicant/Developer shall construct all 7 units in Phases 1 and 2, and
designate those units as for-sale ("ownership") Inclusionary units affordable to very low-,
low-, and moderate-income households, and shall enter into an agreement with the City to
impose appropriate resale controls and rental restrictions on the units, prior to recordation of
final map
9. Aerial Photo. See Sheet 2 of Exhibit A-1 (project plans).
10. Applicable Requirements of Dublin Zoning Ordinance.
Except as specifically provided
in this Stage 1 and 2 Development Plan, the use, development, improvement and
maintenance of the Property shall be governed by the provisions of the Dublin Zoning
Ordinance pursuant to section 8.32.060.C.
11. Statement of compatibility with Stage 1 Development Plan. The Stage 2 portion of this
Development Plan is consistent with the Stage 1 portion of this Development Plan.
SECTION 4.
The City Clerk of the City of Dublin shall cause this Ordinance to be posted in at least three (3)
public places in the City of Dublin in accordance with Section 36933 of the Government Code of the
State of California.
SECTION 5.
This ordinance shall take effect and be enforced thirty (30) days from and after its passage and
after the effective date the San Ramon Village Plaza Project General Plan amendment.
PASSED AND ADOPTED BY the City Council of the City of Dublin, on this __
following votes:
of__ 2004, by the
AYES:
NOES:
ABSENT:
ABSTAIN:
Mayor
ATTEST:
City Clerk
G:\PA#~2002\02-063\City Council\pd ord.doc