HomeMy WebLinkAboutPCReso02-28 PA02-009 Armstrn Garden SPA RESOLUTION NO. 02-28
A RESOLUTION OF THE PLANNING COMMISSION
OF THE CITY OF DUBLIN
RECOMMENDING THAT THE CITY COUNCIL ADOPT PA 02-009 ARMSTRONG GARDEN
CENTER SPECIFIC PLAN AMENDMENT TO AREA 3 (SAN RAMON PROPERTIES) OF THE
SAN RAMON ROAD SPECIFIC PLAN
WHEREAS, the Applicant, Ted J. Stelzner of TJS Architects, Inc., on behalf of Armstrong
Garden Centers, has requested approval of an amendment to the San Ramon Specific Plan to modify Area
3 of the Specific Plan to allow a garden store/center as a conditional use and to amend the Circulation
System Section of the Specific Plan for Area 3 to reflect the new location of the drive aisle accessway for
consistency with the proposed project plans; and
WHEREAS, the Applicant is also requesting approval of a Planned Development (PD) District
Rezoning, Conditional Use Permit, Site Development Review, and Sign/Site Development Review to
construct an approximately 30,810 square foot retail garden store/center, consisting of a 6,400 square foot
retail sales building and adjacent 24,410 square foot outdoor storage/display area, with an exemption to
the parking requirements, which is located at 7360 San Ramon Road, within the San Ramon Road
Specific Plan and the C-l, Retail Commercial Zoning District; and
WHEREAS, the City adopted the San Ramon Specific Plan on July 25, 1983 which was prepared
pursuant to Government Code Sec. 65450 et seq., and amended on November 28, 1983, September 8,
1986, and September 22, 1986; and,
WHEREAS, the City Council approved Resolution No. 14-02 authorizing initiation of the
Armstrong Garden Center Specific Plan Amendment Study for the San Ramon Specific Plan on February
5, 2002; and
WHEREAS, the San Ramon Specific Plan includes permitted land uses, development standards,
urban design guidelines, transportation improvements and implementation programs to achieve the goals
of the Dublin General Plan; and,
WHEREAS, Area 3 of the San Ramon Road Specific Plan allows for the development of retail
shopper stores oriented to providing additional comparison shopping goods for both Dublin and nearby
residents; and
WHEREAS, it is the intent that the principal uses within Area 3 be reserved for retail shopper
stores; and
WHEREAS, Area 3 regulations prohibit garden stores or centers; and
WHEREAS, the intent ofprohibifing garden stores was to prohibit certain retail store and
personal service type uses based on an insufficient amount of residential development to support more
uses of this nature within the downtown area; and
ATTACHMENT 1
WHEREAS, since the adoption of the San Ramon Road Specific Plan in 1983, the City has
approved additional residential development throughout the City, including the multi-family residential
project just west of the project site, which would now support a retail garden store/center type use; and
WHEREAS, the City's Zoning Ordinance allows plant nurseries or garden stores within
commercial centers as a conditional use within the C-1 and C-2 Zoning Districts; and
WHEREAS, the retail garden center would not result in land use conflicts with the San Ramon
Road Specific Plan, the City's Zoning Ordinance or General Plan because a Conditional Use Permit
provides for the review of a development proposal by the Planning Commission and the application of
conditions of approval to insure that the intent of the Zoning Ordinance is met; and
WHEREAS, the proposed retail garden center use will be compatible with the existing and future
development in the surrounding area. The proposed garden center use will provide a commercial service
and retail use consistent with the adjacent shopper goods uses and will offer goods and services which
typically benefit and support residential uses; and
WHEREAS, the project has been reviewed in accordance with the California Environmental
Quality Act (CEQA), the State CEQA Guidelines and the City of Dublin Environmental Guidelines
and the is Categorically Exempt fi.om the provisions of CEQA, the State CEQA Guidelines and the
City of Dublin Environmental Guidelines, under Section 15061 (b)(3) and Section 15332, Class 32, as
there is no potential for significant environmental effects to occur as a result of the project and the
project would be located on an infill site which was previously improved; and
WHEREAS, the Planning Commission held a public hearing on said application on August 13,
2002; and
WHEREAS, proper notice of said public heating was given in all respects as required by law; and
WHEREAS, a Staff Report was submitted to the Planning Commission recommending approval
of the project; and
WHEREAS, the Planning Commission did hear and use their independent judgment and
considered all said reports, recommendations, and testimony hereinabove set forth.
NOW, THEREFORE, BE IT RESOLVED THAT the Dublin Planning Commission does
hereby adopt a Resolution recommending City Council adoption of the San Ramon Road Specific Plan
amendment to allow a garden center/store as a conditional use within Area 3, and amend the Circulation
System Section of the Specific Plan for Area 3 to reflect the new location of the shared drive aisle
accessway for consistency with the proposed project plans. This Amendment is subject to the following:
AMENDING AREA 3 LAND USE PLAN AS FOLLOWS:
1. Adding to Conditional Uses
g. Garden Centers/Stores
2. Modifying the list of Prohibited Uses to delete garden stores as follows:
All other retail stores and personal services not mentioned above including
new and used vehicle sales and/or vehicle repair and service, service
stations, banks, dry cleaners, medical services, ~, auto parts
stores, and other similar stores and services.
AMENDING AREA 3 CIRCULATION SYSTEM SECTION AS FOLLOWS:
Development oftwz a "shared driveways" on the north side of the Amador Valley
Boulevard extension respectively located ~ approximately ~, 20 250+ feet west
of San Ramon Road.
PASSED, APPROVED AND ADOPTED this 13th day of August, 2002.
AYES: Musser, Nassar, Fasulkey
NOES: Jennings
ABSENT: Johnson
Pl~tnn~ssioh Vice-Chairperson
g:\02-009\SPA Reso- PC
3