HomeMy WebLinkAbout87-174 Goodwill Ind Donation Sta CUP
CITY OF DUBLIN
PLANNING COMMISSION
AGENDA STATEMENT/STAFF REPORT
Meeting Date: January 18, 1988
FROM:
Planning Commission
Planning ~f~E5 ~
PA 87-l~ Goodwill Industries Donation Station
. Conditional Use Permit, 6680 Regional Street.
TO:
SUBJECT:
GENERAL INFORMATION:
PROJECT:
Conditional Use Permit to operate a Goodwill
donation station truck trailer (25 feet long by
8 feet wide) in the parking lot of the Howard
Johnson Hotel site.
APPLICANT:
Goodwill Industries
Attn.: Anthony Cossette
1301 30th Avenue
Oakland, CA 94601
PROPERTY OWNER:
Louise H. Clark
6680 Regional Street
Dublin, CA 94568
LOCATION:
6680 Regional Street
ASSESSOR PARCEL NUMBER:
941-1500-47-3
PARCEL SIZE:
5.61 acres
GENERAL PLAN
DESIGNATION:
OfficejRetail
EXISTING ZONING
AND LAND USE:
Howard Johnson Hotel and Lord Dublin Restaurant
C-l, Retail Business District
SURROUNDING LAND USE
AND ZONING:
North:
South:
East:
West:
C-l, Bowling Alley
Flood Control and Highway 1-580
C-l, Restaurant
Flood Control and Highway 1-580
ZONING HISTORY:
S-421 and C-2418 - The Alameda County Planning Director approved a Site
Development Plan and Conditional Use Permit for a 93-unit motel and restaurant
(Howard Johnson Motor Lodge) and five signs - March 15, 1972.
S-595X and C-3206 - In April, 1977, approval was granted to add 48 units
to the Motor Lodge.
S-777X and C-3787 - In May, 1980, an additional 22 units were approved for
the Motor Lodge.
S-600 - A Site Development Plan for the Willow Tree Restaurant was
approved by the Alameda County Planning Director on June 23, 1977.
COPIES TO: Applicant
Owner
File PA 87-174
ITEM NO. <6,J-
PA 83-002 - On March 28, 1983, the Dublin City Council approved a request
to rezone the subject property from Light Industrial (M-l) and Highway
Frontage (H-l) to Retail Business (C-l).
PA 83-011 - A Site Development Review approval was granted on May 16,
1983, to allow a 550 square foot addition and remodeling to take place at the
main lobby area of the motel.
PA 84-026 - On June 18, 1984, the Planning Commission approved a
Conditional Use Permit and Site Development Review for a 77-unit addition to
the existing motel.
PA 86-081 - On September 15, 1986, the Planning Commission approved a
Conditional Use Permit for a 28 foot tall Freestanding Sign on the rear
portion of the site. On October 14, 1986, the Zoning Administrator denied
without prejudice a Variance request to consider the existing Freestanding
Sign as a Directional Sign. On November 3, 1986, the Planning Commission
upheld the Zoning Administrator's decision denying the Variance request. On
November 24, 1986, the City Council continued the Applicant's appeal. On
January 22, 1987, the Applicant withdrew his appeal.
PA 87-014 - On March 2, 1987, the Planning Commission approved a
Conditional Use Permit for a second Freestanding Sign at the entrance to the
site and a Variance to allow: 1) the Freestanding Sign not to be located
within the middle one-third of the site; 2) to allow the sign to exceed the
maximum permitted sign area based on setback; and 3) to allow the sign to
exceed maximum permitted height based upon setback.
APPLICABLE REGULATIONS:
The Downtown Dublin Specific Plan establishes policies and standards to
control development within the downtown area.
Section 8-48.2 q) Conditional Uses: C-l Districts allow "recycling
centers when operated in conjunction with a Permitted use on the same
premises II subject to approval of a Conditional Use Permit.
Section 8-94.0 states that conditional uses must be analyzed to deter-
mine: 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 will be contrary to the specific intent clauses
or peformance standards established for the district in which it is located.
Section 8-94.4 states the approval of a Conditional Use Permit may be
valid only for a specified term, and may be made contingent upon the
acceptance and observance of specified conditions.
ENVIRONMENTAL REVIEW: Categorically Exempt, Class 4 (e)
NOTIFICATION: Public Notice of the January 18, 1988, hearing was published
in The Herald, mailed to adjacent property owners, and posted in public
buildings.
ANALYSIS:
The Applicant is requesting approval of a Conditional Use Permit to
allow a Goodwill Donation Station in the southeast corner of the Howard
Johnson Hotel site (see Attachment B). The donation station consists of a
blue and white truck trailer standing 13 feet in height, with a length of 25
feet and a width of 8 feet (see Attachment C).
As proposed, the truck trailer would occupy approximately four parking
spaces. The temporary loss of the parking spaces does not create a problem
since the property would continue to comply with on-site parking requirements
as established in the Dublin Zoning Ordinance and the Downtown Dublin Specific
Plan.
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The proposed hours of operation for the station are 10:00 a.m. to
5:30 p.m., seven days a week. A Goodwill employee will be present at the
trailer during operating hours. The purpose of the station is to receive
donations of items used to provide vocational training services for the
handicapped.
The City Zoning Ordinance does not list a specific category for this
use, however, the use is considered similar to a recycling center which
requires a Conditional Use Permit.
The proposed use appears to be inappropriate for the property. The site
contains the Howard Johnson Hotel and the Lord-Dublin Restaurant. These uses
coincide with one another in supportive fashion. On the other hand the
inclusion of a Goodwill Donation Station on this site could create an
inappropriate mixture of land uses.
It is Staff's opinion that a Goodwill donation trailer would be more
appropriate on a site located in the Light Industrial (M-l) District or on a
site that contains a supermarket or shopping center. To be more specific, the
following locations would potentially be more appropriate than the one
proposed: in the service alley between Ward's and Mervyn's; on either the
south or east side of the Oshman's Sporting Goods building; in the Pak 'n Save
parking lot set back away from the Dublin Boulevard and Dougherty Road
frontages; and, in the parking lot of the shopping center located on the
southest corner of San Ramon Road and Alcosta Boulevard. In each case, the
less visible the trailer becomes the more feasible the application becomes.
Location and visibility are key issues which must be considered. Each of the
~bove sites contains retail activities which provide a service to the general
public. These activities would coincide more appropriately (than a hotel and
restaurant) with the donation activities generated by the proposed activity.
There is another problem with the proposed location of the trailer on
the Howard Johnson site. Although it would not be visible from any Dublin
Street, it would be highly visible from Interstate 580. This would not be
conducive to creating a positive image of the City.
The Downtown Dublin Specific Plan (excerpts included as Attachment 1)
sets forth policies for the subject site. This project does not comply with
the following policies:
1. The project does not improve the visual appearance of the downtown area.
2. The project does not provide landscaping as a buffer nor as an attractive
urban design feature.
3. The project does not improve relationships between land uses in the area.
On the contrary, it could prove to be detrimental to the downtown area.
4. Retail, hotel and commercial recreation land uses are encouraged in Zone 2
of the Downtown Dublin Specific Plan. The proposed use does not fit into
either of these land use categories.
Because Staff has reservations about this use, and because it might not
comply with the standards of the Downtown Dublin Specific Plan, it is
recommended that the Planning Commission deny this Conditional Use Permit
request. However, if the Planning Commission finds that the proposal can be
conditioned so that it complies with the standards of the Downtown Dublin
Specific Plan, while at the same time be operated in an acceptable fashion, a
resolution for approval with appropriate conditions has been provided for your
consideration.
-3-
RECOMMENDATION:
FORMAT:
1)
2)
3)
4)
5)
Open public hearing and hear Staff presentation.
Take testimony from Applicant and the public.
Question Staff, Applicant and the public.
Close public hearing and deliberate.
a) Adopt draft Resolution denying Conditional Use Permit
PA 87-174, Goodwill Industries Donation Station; or
b) Adopt draft Resolution conditionally approving
application; or
c) Give Staff and Applicant direction and continue the
matter.
ACTION:
Staff recommends that the Planning Commisison adopt the Resolution
denying PA 87-174 Conditional Use Permit for Goodwill donation
station.
ATTACHMENTS: .
Exhibit A:
Exhibit B:
Resolution of Denial
Resolution of Approval
Background Attachments: 1. Excerpts from the Downtown Dublin Specific
Plan as they apply to this proposal.
2. Partial Site Plan
3. Elevations
4. Photographs
5. Location Map
6. Application Form
-4-
RESOLUTION NO. 88-
A RESOLUTION OF THE PLANNING COMMISSION
OF THE CITY OF DUBLIN
DENYING FA 87-174 GOODWILL INDUSTRIES DONATION STATION -
CONDITIONAL USE PERMIT REQUEST FOR A 25 FOOT LONG TRUCK TRAILER LOCATED
IN THE HOWARD JOHNSON'S HOTEL SITE PARKING LOT AT 6680 REGIONAL STREET
WHEREAS, Anthony Cossette, representing Goodwill Industries, filed
an application for a Conditional Use Permit to locate a 25-foot long truck
trailer for a donation station in the Howard Johnson's Hotel site parking lot
at 6680 Regional Street; and
WHEREAS, the Flanning Commission held a public hearing on said
application on JanuarY 18, 1988; and
WHEREAS, proper notice of said public hearing was given in all
respects as required by law; and
WHEREAS, the request is categorically exempt in accordance with the
provisions of the California Environmental Quality Act; and
WHEREAS, a Staff Report was submitted recommending the application
be denied; and
WHEREAS, the Planning Commission heard and considered all said
reports, recommendations and testimony hereinabove set forth;
NOW, THEREFORE, BE IT RESOLVED THAT THE Dublin Planning Commission
does hereby find:
A. The use is not required by the public need at the proposed location in
that a Goodwill Donation Station would serve the public more
appropriately on an industrial or retail commercial site, more so than on
a site that contains a hotel and restaurant.
B. The use is inappropriate for the site in that a Goodwill Donation Station
does not properly relate to the hotel and restaurant activities on the
subject property.
C. The use, if permitted under all circumstances and conditions of this
particular case, would materially affect adversely 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 area, as all applicable regulations will be met.
D. The use will be contrary to the specific intent, clause or performance
standards of the Downtown Dublin Specific Plan in that:
1. The project does not improve visual appearance of the downtown
area.
2. The project does not provide landscaping as a buffer nor as an
attractive urban design feature.
3. The project does not improve relationships between land uses in the
area.
4. Retail, hotel and commercial recreational land uses are encouraged
in Zone 2 of the Downtown Dublin Specific Plan. The proposed
donation station does not fit into either of these land use
categories.
-1-
EXHIBIT
A
BE IT FURTHER RESOLVED THAT THE Ouolin Planning Commission denies
the Conditional Use Permit request in PA 87-174.
PASSED, APPROVED AND ADOPTED this 18th day of January, 1988.
AYES:
NOES:
ABSENT:
Planning Commission Chairperson
ATTEST:
Planning Director
-2-
RESOLUTION NO. 8~-
A RESOLUTION OF THE PLANNING COMMISSION
OF THE CITY OF DUBLIN
------------------------------------------------------------------------------
APPROVING PA 87-174 GOODWILL INDUSTRIES DONATION STATION -
CONDITIONAL USE PERMIT REQUEST FOR A 25 FOOT LONG TRUCK TRAILER LOCATED
IN THE HOWARD JOHNSON'S HOTEL SITE PARKING LOT AT 6680 REGIONAL STREET
WHEREAS, Anthony Cossette, representing Goodwill Industries, filed
an application for a Conditional Use Permit to locate a 25-foot long truck
trailer for a donation station in the Howard Johnson's Hotel site parking lot
at 6680 Regional Street; and
WHEREAS, the Planning Commission held a public hearing on said
application on January 18, 1988; and
WHEREAS, proper notice of said public hearing was given in all
respects as required by law; and
WHEREAS, the request is categorically exempt in accordance with the
provisions of the California Environmental Quality Act; and
WHEREAS, a Staff Report was submitted recommending the application
be conditionally approved; and
WHEREAS, the Planning Commission heard and considered all said
reports, recommendations and testimony hereinabove set forth;
NOW, THEREFORE, BE IT RESOLVED THAT THE Dublin Planning Commission
does hereby find:
a. The use is required by the public need in that it provides a location for
the general public to drop off reusable items.
b. The use would be properly related to other land uses and transportation
and service facilities in the vicinity.
c. The use, if permitted under all circumstances and conditions of this
particular case, will not materially affect adversely 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 area, as all applicable regulations will be met.
d. The use will not be contrary to the specific intent clause or performance
standards established for the district in which it is to be located in
that conditions have been applied to insure conformance with the Zoning
Regulations.
BE IT FURTHER RESOLVED THAT THE Dublin Planning Commission does
hereby approve said application as shown in accordance with the Site Plan and
elevations on file (PA 87-174) with the Dublin Planning Department and subject
to the following conditions:
CONDITIONS OF APPROVAL:
Unless stated otherwise, all Conditions of Approval shall be complied with
prior to issuance of building permit or establishment of proposed land use
activity and shall be subject to Planning Department review and approval.
1. The donation station truck trailer shall be located in the Howard
Johnson's Hotel site parking lot as generally depicted in the Site Plan
and elevations on file in PA 87-174.
2. The donation station shall not interfere with or obstruct vehicular
access or movement within the parking lot.
-1-
~XHIBIT E>
3. The donation trailer shall be equipped with a "skirt" which fully
encloses its lower portions from the ground up to the bottom edges of the
trailer. It shall be provided on all four sides of the trailer. This is
required as a means of making this appear to be a more permanent
accessory structure. Detailed plans of the "skirt" shall be submitted to
the Planning Department for review and approval. Once approved by
Planning, the skirt shall be installed in accordance with the approved
plans. The skirt shall be fitted prior to this facility opening for
business.
4. The donation trailer, it's skirt and steps shall all be painted to match
the colors of the hotel/restaurant facility.
5. Landscape and Irrigation Plans (drawn to scale by a liscensed landscape
architect) for the planter areas around the proposed trailer shall be
submitted to the Planning Department for review and approval. The plans
shall include mounding, berming and substantial utilization of plant
materials that will fully screen this trailer from view of Interstate
580.
Once the plans have been approved by Planning, the landscaping and
irrigation shall be installed in accordance with approved plans. This
shall occur prior to locating the Goodwill donation trailer on the
subject site. The improvements shall be maintained in proper working
order as long as this trailer is located on this site. Plant materials
shall be replaced as necessary, in order to maintain this area as a
substantial buffer (when found necessary by the Planning Department).
6. The Applicant shall be responsible for maintaining the donation station
(including the parking lot surrounding the truck trailer) in a clean and
orderly manner. No items shall be left outside the truck trailer at any
time.
7. The Applicant shall provide on-site signage indicating hours of operation
and a telephone number for use in case of emergency. In addition, the
signs shall indicate that no items are to be left outside the truck
trailer during non-operating hours. Said signage shall be limited to ~.o
signs with maximum 24 square feet sign area.
8. At least two dumpsters are to be kept on the site at all times. They
shall be located on the north side of the trailer and shall be in place
prior to this donation ~tation opening for business.
9. This permit shall expire January 29, 1989, and shall be revocable for
cause in accordance with Section 8-90.3 of the Dublin Zoning Ordinance.
PASSED, APPROVED AND ADOPTED this 18th day of January, 1988.
AYES:
NOES:
ABSENT:
Planning Commission Chairperson
ATTEST:
Planning Director
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Dublin
Downtown'
Specific
Plan
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(R-l with Replacement Pages as Revised
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WURSTER, BERNARDI AND EMMONS, INC
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ATTACHMENT
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A Dublin -Restaurant Row. with restaurants, specialty shops,
entertainment uses and second story offices is.encouraged
al?ng Amador Plaia. Road.
..
Other special requirements are established to improve the
visual appearance of downtown, protect adjacent residential ~
areas and encourage increased pedestrian connections among
projects.
Central Block Improvements
A conceptual plan is suggested for review and discussion by
property O'omers .and merchants located within the major
central area of Downtown Dublin. The plan encourages
greater vehicular and pedestrian access among the various
portions of the block, a clearer identification of entries
from adjacent streets, and additional landscaping to improve
the visual environment. It further encourages
intensification of development by the selected infill of
buildings where a substantial oversupply of parking spaces
exist.
~.
A major feature of the concept is 'the potential for creating
a structure and/or plaza space for a combination of public
and private use; Since the downtown area does not currently
contain an area where public events can be held, this
element of the concept could assist in creating a greater
civic focus within the area for the benefit of both city
residents and downtown businesses.
Urban Desian Imorove~ents
The image and identity of downto"~ with the City of Dublin
will be enhanced by a series of public urban design
imorovements which will be comple~entary to those recently
implemented by.the City. They will consist of imorovements
to-major downtown entries, the creetion of continuity the3e
elements located in the medians of the major boundary.
streets, entry pylons to major projects and landscape and ~
pedestrian amenity improvements along the proposed Dublin
Restaurant Row.
Designs will emphasize colorful banners which may be change.
seasonably to support downtown prc=otionel efforts and will
utilize the repetition of a Downtown Dublin logo.
Imolementation and Fundina
The Specific Plan imolementation and funding strategies
emphasize a public/private partnership which includes
flexibility and the. utilization of a variety of funding
sources and methods. Costs of implementing the improvements
and programs for which some certainty of interest and scope
.
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2~..SP.EClFIC PLAN POLICIES
A.
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B.
2)
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4)
5)
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GENERAL
1) The emphasis of Downtown Dublin upon regional retail
uses shall be maintained. .
2)'
Improved relationships among downtown developments
shall be encouraged and required.
.~
Contingency plans to insure the retention of automob _.
dealerships within the City of Dublin shall be
prepared.
4) The City shall seek to enhance the image of Downtown
Dublin as a source of community pride.
3)
CIRCULATION
1) The City shall consider the location of a B.A.R.T.
Station in the downtown area after evaluatina the
actual impacts of the Park-and-Ride facility"and
estimated impacts of a transit station.
Circulation improvements shall be limited to normal
street and intersection improvements without
extraordinary elements such as elevated.fly~overs or
similar measures.
Do'~town development shall not depend upc~ additional
freeways ramps from Interstate Eighways.
Emphasis shall be placed uoon the imDrove~e~t of
downtown pedestria~ circulation where appropriate.
The cuantitv of future develocment in the downtown area
shali be limited to a level consistent with a reelistic
and affordable level of circulation improvements.
'.
6) An annual report shall be prepa:ed for the City Council
on Downtown traffic conditions at least annuallv to
determine whether any future development limits-or
controls are ne~essary.
7) Internal vehicular and pedestria~ circulation among
. adjacent projects shall be enccuraged.__.
8) The City shall work with regional transit agencies and
will consider all regional transportation programs
which might have positive impacts upon Downtown Dublin.
9) The City shall consider plans which propose new points
of access to San Ramon Road.
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An increase of height over a portion or all of the site
up to that specified in the Development Standards may
be granted if the city finds that such an increase
would not be detrimental to. adjacent residents.
11) The city shall seek the creation of a downtown plaza
space for joint public and private uses.
URBAN DESIGN
1) .Additional public improvements within the downtown are,
shall be used to identify the area more strongly with
. the City of Dublin.
2)
The City shall require adequate landscaping between
sidewalks and parking lots.
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3)
The City shall encourage and require a high level
building, landscaping and signing quality.
4)
.
Properties adjacent to the freeways shall be required
to adequately landscape the edges of their property as
part of any development approval.
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5) The use of tar and gravel roofs shall be discouraged.
6) Substantial areas of sloped roofs shall be encouraged.
7)
The use of colorful fabric awnings shall be encouragec.
8) A strong pedestrian environment shall be encouraged
along &~ador Plaza Road.
9) Uses along San Ramon Road shall be encouraged to
increase their orientation toward that street and to
implement appropriate building and landscape
improvements.
F. IMPLE~ENTATION fuVD F~~ING
1)
Imolementation of the Downtown Dublin Specific Plan
shall be considered a joint public and private sector
effort. The City shall re-evaluate the plan
imolementation orocress annuallv to deter~ine whether
private sector participation and cooperation warrants
the continuation of projected public funding levels.
2)
The City shall consider the establishment a city-wide
Business License Fee Program.
3)
The city shall establish a Traffic Monitoring Program
to periodically assess current and projected traffic
impacts and shall take appropriate actions to revise
the downtown or other area plans to maintain traffic
congestion at levels acceptable to the City.
12
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4. DEVElOPMENT PLAN
LAND USE PLAN
A.
1) OVERVIEW
Downtown Dublin includes a mix of retail stores,.
offices, restaurants, auto dealerships, warehousing ar.
auto-oriented retail and service establishcents as
shown on Diagram 7. Occupancy rates are high and the
area has performed well economically over recent year~
However, two major downtown retailers have recently
moved from the area and competition is increasing in
the Tri-Valley Area where Downtown Dublin is being
challenged by new retail and office areas which have
been planned as integrated developments with carefull~
interrelated parts, a high degree of visual appeal,
well-designed cornmon areas and substantial pedestrian
amenities. Downtown Dublin, while containing a good
mix of retail and service uses to attract shoooers,
is difficient in these features and suffers --
substantially from a development pattern which lacks ~
focus and offers little in the way of visual appeal. ~
In addition, one of Downtown Dublin's areatest assets _
the ease of reeching the area by car and moving quickly
amono the various downtown areas is beina threatened bv
incr;asad freeway and loc~l straet conge~tion. If -
Downtown Dublin is to continue to function as a strone
retailing center, cevelopment controls are ~ecessary to
avoid the creation of a level of traffic coneestion
which would discourage shoppers from patroni~ing the
area.
Imorovements contained in the Circulation Plan should -.
aliow reasonable traffic conditions for a new reeional
transit facilitv, a hotel and aooroximatelv 675,000
SQuare feet of additional develocment. Market
p;ojections have indicated the likely demand for around
500,000 square feet of new development over the next 15
years. (See Item F or the Appendix for a S~~uary of
Estimated Market Demand.)
Finallv, some areas of downtown, such as tbe auto
dealership properties, are susceptible to future major
land use changes and need special attention.
The primary objectives of the Land Use element of this
Specific Plan are shown on Diagram 8 and su~arized as
follows:
a)
Encourage the retention of automobile dealerships
but develop contingency plans for their potential
relocation.
24
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Existing Land U
DUBLIN DO s e s
DUBLIN, CALlFOWTOVVN PLAN
25
g Retail ~ G~. .
nm eneraJ
Retail - R
ezi . estaurant
Retail - Au -
..' tamative
o Fin. & Ol'f'
Ice
E:Zl Comm - R
. ecreation
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Diagram 7
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bJ Plan for the future accommodation of a regional
transit station within the downtown.
Develop'a greater mix 'of uses to increase downtown
vitality and encourage-greater develooment
intensity without increased traffic conges~ion.
d) Establish development standards to encourage
greater intensity near Amador Valley Boulevard to
reduce congestion at the Dublin Boulevard/San
Ramon Road intersection. .
cJ
eJ Encourage more full ser7ice, dinner house-type
restaurants.
f) Allow increased development without requiring
additional parking in those area where parking
ratios are currently excessive relative to the
actual need.
g) Encourage the development of a high quality
Restaurant Rowand pedestrian oriented shopping
street.
2)
Lk'lD OSE ZONES
o
The goals and requirements for commercial uses downtown
are different from those in other parts of Dubin and
recuire a more defined set of ceveloo~ent standards tha~
provided in the City's zoning ordin~;ce. To accomplish
this, eleven special Development Zones have been
established within the downtown area as showu on
Diaaram 9. Development stancarcs for each of the zones
will vary slightly-in order to tailor future development
-more closely to the City's cowntown.objectives.
In general, the zones are as follows:
Zone 1: Office/Co~~ercial
Currently occupied by the one of the two 3-story
buildings in Downtown Dublin, this zone will continue
as a mix of retail, office and service cow=ercial USE
Zone 2: General Commercial
o
Currently developed with a mix of retail, office, ho.
and commercial recreation uses including one 3-story
building, this area is constrained from substantial
development intensification by. the traffic capacity
limitation of.Dublin Boulevard and the Dublin
Boulevard/San Ramon Road intersection. A mix of USE ~
will continue to be encouraaed but retail, hotel an' ~
commercial recreation uses rather than office use w:
be encouraged.
27 .
. .
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.
. Development Zones Map
. DUBLIN DOWNTOWN PLAN
DUBLIN, CALIFORNIA
R-l
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Diagram 9
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ZONING ORDINANCE MODIFICATIONS
The Zoning' Ordinance will be amended to allow properties
within Downtown Dublin to ~e designated as part of a
Downtown Overlay Zoning District to supplement the
current zoning designations. Land uses, develooment
standards and interim uses will be as outlined in the
Development Standards for each Downtown Development Zon
and the supporting diagrams outlining special
reauirements. The Zoning Ordinance and Mao will be
chinged to imple~ent the purposes of the Downtown
Specific Plan.
Ta the extent that such changes are adopted as part or
the Soecific Plan, they will be reviewed and aooroved al
part of the regular procedures for amend~ent of-the
zoning Ordinance.
Permits for ne'" construction and other praElerty
i~orovements will be subject ta conformance with the
Specific Plan, and to the requirements of both the
underlying district and the overlay zone, ar the more
restrictive of the two.
Where a subject is not addressed by the overlay zone, the
existing provisions of the Zoning Ordinance will re~ain
in effect.
6)
D~V~LOPME~T STp~up_qnS
In order to tailor land uses and develc~went
characteristics more closely ta the goals and needs of
Downtown Dublin, special DevelcElment Standards will
covern future change within the downtown area. Table C
contains land use, develoElment intensity, and building
height standards.
For the purposes o'f these stanc2.rds, "Ser..;ice Corrll'ne:cial"
uses wnlcn are to be located cn the ground floor of
s~ructures are to be interpreted as businesses which are ~
comoatible with and strongly s~??ortive of the pri~a=y
dow~town retail character. Uses which would be ~
substantially disruptive to retail continuity or which ~.
are inappropriate to the goals and policies of this
Specific Plan will not be allowed.
The following standards shall apply to all areas or the
downtown:
a) parking lots shall be "screened by low walls and/or
landscaping from adjacent streets.
b)
Parking lots shall contain a minimu~ of 20% of
their surface area in landscaping.
35
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IMPROVEMENTS TO INTERNAL CIRCULATION
AND PARKINC LOT LANDSCAPING ENCOURAGED
. INTEGR~TED PROJECT WITH PUBLIC FOCAL POINT
~.~~\:~\EE~CIAl USES AND REGIONAL TRANSIT 'P.ARKING
Special Site Development Requirements .
DUBLIN DOWNTOWN PLAN . 0 700 ~ r.., m
DUBLIN, CALI'FORNIA . . - u
NEW ROADWAY AND lANOSCAPEO
PEDESTRIAN WAY REQUIRED
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Roof top equipment which can be seen from the
downtown area, adjacent freeways, off-ramps and
overpasses shall be s~reened from view.
In addition, the Specific'Site Development Requirements
described on Diagram 12 will be applied to each affected
properties.
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Development standards not identified in this Specific
Plan will generally be as required for C-l Districts
in the city of Dublin Zoning Ordinance. However I each ~
new development.or property change will be subject to
Site Development Review as prescribed by Sections 8-
95.0 through 8-95.8 of the Dublin Zoning OrdinanCe
unless exempted from such review by the Planning
Director on the basis of being of minor imoact.
. Special review shall be given to those properties
adjoining residentially-zoned property and more
stringent site development and architectural design
requirements may be imposed to mitigate ~pacts upon
those residential properties. w~ere potential
mitigation measures to eliminate undesirable impacts ~
on adjacent residential properties are felt by the ~
City to be insufficient, additional landscaoed
setbacks and lower. height restrictions may be imposed.
B. CENTRAL BLOCK IMPROVEXENT PLAN
1) EXISTING CONDITIONS
Eounded by Dublin Boulevard, ;2ador Plaza Road, ;3ador
Valley Boulevard and Regional Street the Cantral Eleck
is the hub of downtown. Located within this
superblock are a number of separate properties and
larce anchor stores which have established the retail
image of Dublin. The major buildings on the site are
grouped into two shopping canters facing opposite
directions. This arrangement has left a service
corridor runnine north and south throueh the center of
t~e block. The'other uses within the block have been
oushed to the oerimeter and seoarated from the retail
~enter by parkIng. These uses'include the City's
Public Library, a service station, seve!al
restaurants, and a movie theater complex.
The following existing conditions are noteworthy:
aJ A poor circulation route links the stores and
parking in the Central Block
bJ A surplus of parking resources exists
c)
Little or no concern has been shown for pedestrian
circulation and amenities
38
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SEE SHEET 'I^
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CITY OF
DUBLIN
ATTACHMENT
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CITY OF DUBIXN
P.O. Box 2340
Dublin. CA 94568
Planning Departrrent
6500 Dublin Blvd. Suite D
Dublin. CA 94568
t)~C '~E27
(415) 829-4600
(415) 829-4916
Eff.: 1/84
R E C E_I V E D
PLANNING APPLICATION FORM DUBUN PLANNINQ
Notes to Applicant:
* Please discuss your prcposal with Staff prior to cCITpleting the Planning ~FPlication
form. .
* All ita~ related to your specific type of application must be comoleted.
* Since this is a catlprehensive application form, sore of the itE!llS inight not apply to
your specific application.
* Please print or type legibly.
* Attach aCditional sheets if necessar1'
cO
0-- C'viS'
1. AUTHORIZATION OF PROPERTY OWNER
A. PROPERTY (kiNER: In signing tIns application;. I, as prq:e..rty owner, have full legal
capacity to, and he:!:eby Co,authorize the filing of t.'ris applicaticn. I unCel:star.d.
that conditions of c;:proval are binding. I agree to l:e bound by t.'lose conditions,
subject only to the rieht to obiect at the hearincs or during the ar:ceal pericd.
. L.:Jv'5~t'\. tT.... ()CL1\.\-=l~ ... --
Narre: -t~~ ~ Capacity: P:!:cperty o...T'.er
Address' ~ ...". 1,,1.80 R~'\~ 8. Daytir..e Pr.cne: (4<5) '8~~ -7750
D "10\.,.,,. ~ 6.._;;2j"'S" ~ (
Signat';l:!:e: J' ~"d.a.J.L. Date: \) ~. :', I q g 7
~:PLIC."'''"T arEER TH.;cl PROPERTY eviNER: In signing t.'lis c::plication, I, as a::olica.'1t,
~~prese~~ to have cb~ained au~~oriz~tion of tr~ prc~~y owner to file thi~-
. application. I agree to 1:e 1:aund by conditions or a"proval, subje::t o"~y to tte risht
to obj~ at the hea=inss en t.'le a"plication. If t.us application has net 1:ee.'1 sis:ed
by the prc9€rty Owner:- t I have attac~ed separate cCC'.z-.e:1taticn of full legal cc.;:c.ci ty
to file G~S application and agre~~e~t to conditiors of a~provalt s~ject only to ~~e
right to object t."e hearings or eurir.g the ap"eal fe:!:icd.
Ncrr.e: . GSG <-" Capacity: ~ j~ a rz r
Address ~ ".J. .' r 6 c~ .,.- :7.~aytir.e Pb.;'e: (0.>') 5'5 -&;~ b
. /jO/ _j~. V<-7/ qjdl'.-nl Q4Gty ,., 0/1 S) 5"l/-Oto S
Slgnature~~ Date: /2-(/((1
II. CERTIFICATION
I certify that I have L~e au~~orizaticn of G~e prcFerty ~v~er:- to file ~~s acolicaticn.
I furth~ certify that t.:~e information cr:.c e.mi.bits s~rilitted are t=..:.e c.-"1d c;rrect.
Ncrr.e:
Address:
Capacity:
Daytir..e Pr:cr:e:
Signature:
Date:
(OVER)
A TT ACHMENT ro
. ..,.....-...
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. III.-GENERAL DATA REQUIRED '
A. Address or Location of Property:
B. Assessor Parcel Number(s):
C. site area:
E. Existing Use of Property:
I
C{;90f{e:Q70na( ~i: fJl/l~Yl
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rw - /HCJ - </.7- 3
/) I. D. Present Zoning:
,1a/t5J1n1 L9~
F. Zoning and Existing Use Of s=ounding Property:
Zone
Existing Uses
- North:
- South:
- East:
- West:
G.
v ro.-r-o
(Continue on separate sr.eet if necessary)
IV. TYPE OF APPLICATION
Check tj'Fe of planning pe-rmit(s) !:eing rest:ested:
o JI.Gni.nistrative Conditional Use Pe..rmit
o Bounea...ry Adjustrre.'1t
.Pl. Conditional Use pe..rmit
o C-eneral Plan JI..renarent
o Planned eevelcpre.'1t
o Other:
o Rezoning
o Sign
o Site Cevelcpre.'1t Revie'.v
o Subdivision Map
o variance
v. SUBMITTAL REQUIREMENTS
A. Planned Developrent: (See Planned Develq:rrent Rezoning SUl:mi.ttal Recuire.'T'ents)
B. Subdivisicn Map: (See sulxlivision l-'-=-? Sui:mittal Rec;aire.'rents) -
C. Any Other Plaming pe..rmit: (See C-cneral. SuJ:mittal Rec;uirEre.'1ts)
VI. PROCESSING
(See.. Planning Application Cover Letter)
VII. REFERENCE PHONE NUMBERS
l-lost questions related to the Planning AFplication should !:e directed to the Dublin
Planning Department, hC\;ever, serre conce..'"11S might !:e acdressed directly by another
appropriate eepartITent or agency:
1. City of Dublin:
Building Inspection: (415)
Engineering: (415)
Planning: (415)
police: (415)
829-0822
829-4916
829-4916
829-0566
2. Dublin San Ranon &..rvioes
Fire: (415)
I-later, Se\,-er, Garbage: (415)
District:
829-2333
828-0515
3. Zone 7 - Alameda Countv Flood Control: (415) 443-9300