HomeMy WebLinkAbout7.1 San Ramon Specific Plan v5�
AGENDA STATEMENT to _-
CITY COUNCIL MEETING DATE: September 22, 1986
SUBJECT: PA 86-049 San Ramon Road Specific Plan
Amendment Study covering the 1.4+ acre
Moret property and, as directed by the
Dublin City Council at its June 23, 1986,
hearing, the remaining acreage in the
13.0+ acre Area 3 portion of the San Ramon
Road Specific Plan above and beyond the
Moret property and the 4.8+ acre Dublin
Town & Country Shopping Center property.
The properties in question include:
1) Moret holding (7436 San Ramon Road);
2) Rivers-Barton holding (7400 San Ramon
Road); 3) Commercial Property, Ltd.
holding (7372 San Ramon Road);
4) Nichandros holding (7360 San Ramon
Road); and 5) East Bay Iceland, Inc.
holding (7212 San Ramon Road).
EXHIBITS ATTACHED: Exhibit A - Draft Resolution regarding the
Negative Declaration of
Environmental Significance for
PA 86-049.
Exhibit B - Draft Resolution regarding the
San Ramon Road Specific Plan
Amendment Study - Creating
Area 3B (Sub-Area of Area 3,
consisting of the Moret
property).
Background Attachments: 1) Traffic Memorandum, TJ(M, April 23,
1986, and August 15, 1986.
2) September 8, 1986, City Council Agenda
Statement regarding PA 86-049 San
Ramon Road Specific Plan Amendment
Study without attachments.
RECOMMENDATION: 1) Hear Staff, Applicant and public
presentations.
2) Question Staff, Applicant and the
public.
3) Deliberate.
4) Adopt Resolution regarding Negative
Declaration (Exhibit A).
5) Adopt Resolution regarding Specific
Plan Amendment Study creating Area 3B
(Sub-Area of Area 3, consisting of the
Moret property).
FINANCIAL STATEMENT: The project will have a negligible fiscal
effect on the.City.
--------------------------------------------------------------------
COPIES TO: -Owners
Applicant
ITEM N0. File PA 86-049
DESCRIPTION:
On September 8, 1986, the City Council opened the public hearing
regarding PA 86-049 San Ramon Road Specific Plan Amendment Study. The City _
Council heard the Staff presentation and Planning. Commission action, took
testimony from the Applicant and the public, and. then closed the public
hearing.
The City Council directed:
1) That for the 1.4+ acre Moret property the Land Use Plan Section be
amended to permit Office, Financial .Institution and Personal
Services Uses and up to a maximum occupancy of 50% of the floor
area as Retail Shopper and Eating and Drinking Establishments.
2) That the Circulation System Section be amended to have a shared
driveway.
3) That the General Development Criteria Section be amended.
Staff has prepared a draft resolution approving the Negative Declaration
(Exhibit A) and a draft resolution approving the Specific Plan Amendment
(Exhibit B) consistent with City Council direction.
-2-
RESOLUTION NO. -86
A RESOLUTION OF THE CITY COUNCIL
OF THE CITY OF DUBLIN
------------------------------------------------------------------------------
ADOPTING A NEGATIVE DECLARATION OF ENVIRONMENTAL SIGNIFICANCE
CONCERNING PA 86-049 SAN RAMON ROAD SPECIFIC PLAN AMENDMENT STUDY -
AMENDMENT TO AREA 3
WHEREAS, the California Environmental Quality Act (CEQA), as
amended together with the State's administrative guidelines for implementation
of the California Environmental Quality Act and City environmental regulations,
requires that certain projects be reviewed for environmental impact and that
environmental documents be prepared; and
WHEREAS, a Negative Declaration of Environmental Significance has
been prepared for PA 86-049 by the Dublin Planning Department; and
WHEREAS, a Negative Declaration for the San Ramon Road Specific
Plan was prepared by the Dublin Planning Department; and
WHEREAS, the Dublin City Council did review and adopt the Negative
Declaration for the San Ramon Road Specific Plan at a public hearing on
August 22, 1983, and;
WHEREAS, the Planning Commission on September 2, 1986, by a
consensus decision, directed Staff to forward PA 86-049 to the City Council
without recommendation regarding the Negative Declaration of Environmental
Significance for the project; and
WHEREAS, the City Council did hold a public hearing on September 8,
1986, to consider the San Ramon Road Specific Plan Amendment Study, and
continued the matter until September 22, 1986; and
WHEREAS, proper notice of said public hearings was given in all
aspects as required by law; and
WHEREAS, the City Council did review PA 86-049 relative to the
previously adopted Negative Declaration for the San Ramon Road Specific Plan
and relative to the Negative Declaration prepared for the proposed Specific
Plan Amendment at its September 22, 1986, meeting; and
NOW, THEREFORE, BE IT RESOLVED THAT THE Dublin City Council finds
that:
1. The project, PA 86-049, will not have any significant environmental
impacts and is consistent with the information in the Negative
Declaration prepared for the San Ramon Road Specific Plan and the
Negative Declaration prepared for the subject Specific Plan Amendment
Study.
2. The Negative Declaration has been prepared and processed in accordance
with State and Local Environmental Law and Guideline Regulations and that
it is adequate and complete.
-w PASSED, APPROVED AND ADOPTED this 22nd day of September, 1986.
AYES:
NOES: -
ABSENT:
Mayor
ATTEST: �l
ra �Q`'0
City Clerk
E-A Pi v Deb - o�
RESOLUTION NO. -86
A RESOLUTION OF THE CITY COUNCIL
OF THE CITY OF DUBLIN -
-------------------------------------------------------------------—--------
APPROVING AN AMENDMENT TO THE SAN RAMON ROAD SPECIFIC PLAN
PA 86-049 SAN RAMON ROAD SPECIFIC PLAN - AMENDING THE LAND USE PLAN SECTION OF
THE PLAN TO CREATE AREA 3B (SUB-AREA OF AREA 3 OF THE PLAN, CONSISTING OF THE
1.4+ ACRE MORET PROPERTY), PROVIDING FOR DEVELOPMENT WHICH WOULD BE OFFICE,
FINANCIAL INSTITUTION, OR PERSONAL SERVICE USE IN NATURE, AND AMENDING THE
CIRCULATION SYSTEM AND GENERAL DEVELOPMENT CRITERIA SECTIONS OF THE PLAN
WHEREAS, Roy J. and Ula D. Moret requested on March 10, 1986, that
the Dublin City Council consider authorizing a Specific Plan Amendment Study of
a portion of Area 3 of the San Ramon Road Specific Plan (PA 86-018); and
WHEREAS, the City Council, at its regularly scheduled meeting of
April 14, 1986, authorized the preparation of a Specific Plan Amendment Study
to consider the merits of developing the 1.4+ acre Moret property as an office
development, amending the land use restriction in the Specific Plan which
limits the amount of office use that can be established in Area 3 of the
Specific Plan; and
WHEREAS, the City Council, consistent with the Planning
Commission's recommendations on June 15, 1986, regarding PA 86-050.1 and .2,
directed by minute order at their June 23, 1986, meeting that the Study be
expanded to include the remaining, unstudied portion of Area 3; and
WHEREAS, the Planning Commission did hold public hearings to
consider the Specific Plan Amendment Study on August 18, 1986 and September 2,
1986; and
WHEREAS, the August 18, 1986, Staff Report to the Planning
Commission was submitted recommending that the Land Use Section of the
Specific Plan be amended to establish a new Sub-Area in the Plan covering the
Moret property (providing development which would be "predominantly" Office use
in nature) and to further adjust the Land Use Section to allow uses in the
remaining portions of Area 3 of the Plan to provide for up to 25% occupancy by
Personal Service, Financial or Office uses and to also adjust the Circulation
System Section and General Development Criteria Sections of the Plan; and
WHEREAS, the Planning Commission did hear and consider all said -
reports, recommendations and testimony as herein set forth at their August 18,
1986, hearing; and
WHEREAS, the Planning Commission provided consensus direction at
their August 18, 1986, meeting for Staff to adjust the August 18, 1986, Draft
Resolution prepared for the Specific Plan Amendment to eliminate any reference
to the creation of a new Sub-Area in the Plan for the Moret property and to
further adjust the Draft Resolution to have it reflect an amendment to the Land
Use Section of the Plan to provide for the Moret property to be included as one
of the properties in Area 3 of the Plan (above and beyond the Dublin Town and
Country Shopping Center property) to be allowed to be developed with uses
including a maximum 25% occupancy (cumulative total) by Personal Service,
Financial, and Office uses; and
WHEREAS, at the September 2, 1986, Planning Commission meeting,
three of the Commissioners indicated reservations about the previously
expressed consensus direction given by the Planning Commission at the
August 18, 1986, meeting regarding the Land Use Regulations outlined for the _
1.4+ acre Moret property; and
WHEREAS, the Planning Commission was unable to establish a
consensus opinion regarding the Land Use Regulations for the Moret property r
individually and for Area 3 in general; and
Ap ell
iUdi, IT
a CA 15
\3 18
WHEREAS, as a result of their inability to reach.a ,c6nsensus
agreement regarding the proposed amendments to the Land Use Plan Section of the
San Ramon Road Specific Plan, the Commission directed Staff:to forward
PA 86-049 to the City Council without recommendation; and
WHEREAS, proper notice of said public hearing was given in all _
aspects as required by law; and
WHEREAS, the City Council did hold a public hearing on September 8,
1986, to consider the Specific Plan Amendment Study and continued the matter
until September 22, 1986; and
WHEREAS, pursuant to State and City environmental regulations, a
Negative Declaration of Environmental Significance has been previously adopted
for the Specific Plan Amendment Study (City Council Resolution No. -86); and
WHEREAS, the City Council finds .that the proposed amendments to the
San Ramon Road Specific Plan Amendment will not have a significant
environmental impact; and
WHEREAS, the proposed Specific .Plan Amendments are appropriate for
the subject properties in terms of providing for future development of land
uses which will be compatible to existing and proposed land uses and will not
overburden public services; and
WHEREAS, the proposed Specific Plan Amendments will not have
substantial adverse effects on health or safety, or be substantially
detrimental to the public welfare, or be injurious to property or public
improvements;
NOW, THEREFORE, BE IT RESOLVED THAT THE City Council amends the
Land Use Plan Section of the San Ramon Road Specific Plan for the 1.4+ acre
portion of Area 3 of the Plan identified as the Moret property creating Area 3B
and, introduces the following amended land use restrictions for that newly
defined Sub-Area which identify the uses permitted, conditional uses, and uses
specifically prohibited from being established.
Creating Area 3B (Sub Area of Area 3, consisting of the Moret Property) 1.4+
Acres
Unlike the remainder of the area identified as Plan Area 3, the 1.4+ acre Moret
property is not viewed as having the same high potential for the development of
retail shopper stores. The property's location at the northern edge of Area 3
of the Plan, its size, configuration and the presence of an active fault,
collectively serve to compromise the feasibility of developing the site for
Retail Shopper Use. In light of the above, Area 3B is established to permit
occupancy by Office, Financial Institution, and Personal Service Uses _
subject to the following limitations:
- Up to a maximum occupancy of 50% of the total gross floor area of any
development (cumulative total) can be for Retail Shopper and Eating and
Drinking Establishments.
Permitted Uses
- Office including, but not limited to, the following:
a. Optometrist
b. Medical and Dental
C. Legal
d. Accounting
e. Architect
f. Employment Agency
g. Real Estate
h. Other Administrative and Professional Office
-2-
- ^ Financial Institution establishments including, but not limited to, the
following:
a. Bank without drive-up facilities
b. Savings and Loan without drive-up facilities
C. Finance Company
d. Small Loans
e. Brokerage
f. Insurance
Personal Service establishments including, but not limited to, the
following:
a. Beauty Shop
b. Barber Shop
C. Shoe Repair
d. Cleaner and Dryer
e. Laundry
f. Figure Salon
g. Photographer
h. Formal Wear/Rental
i. Interior Decorator
j. Travel Agent
k. Key Shop
1. Dressmaking or Knitting Shop
M. Tailor Shop
n. Handicraft Shop
Retail shopper establishments including, but not limited to, the
following and restricted to a maximum of 50% of the total gross floor
area of the facility:
a. General Merchandise Stores
b. Clothing Stores
c* Shoe Stores
d- Home Furnishings Stores
e' Home Appliances/Music Stores
f. Hobby/Special Interest Stores
g. Gifts/Specialty Stores
h. Jewelery and Cosmetic Stores
i. Home Improvement Centers
j. Drug Stores
k. Auto Parts Stores
and similar uses that offer comparison goods based on price and quality.
Eating and drinking establishments including, but not limited to, the
following and restricted to a maximum of 50% of the total gross floor
area of the facility:
a. Restaurant
b. Cocktail Lounge
C. Donut Shop
d. Ice Cream Parlor
e. Sandwich Shop
f. Specialty Food
g. Delicatessen
h. Bakery
i. Candy or Nuts
---
j. Health Food
k. Wine and Cheese with on-sale liquor license from State of
California
-3-
Conditional Uses
Subject to approval of a Conditional Use Permit
a. Community, religious and charitable institution facilities and
uses.
b. Public facilities and uses.
C. Veterinary Office.
d. Commercial recreation facility, other than a theater, if within a
building.
e. Tavern
f. Recycling Centers, when operated in conjunction with a Permitted
Use on the same premises.
g. In-patient and out-patient health facilities as licensed by the
State Department of Health Services.
Prohibited Uses
All retail commercial uses defined as convenience stores, including:
a. Grocery Stores
b. Liquor and Wine Stores
c. Drive-in and Drive-through Restaurants
d. Meat, Fish or Poultry Stores
and other stores which sell food and other household goods for
consumption in a short time.
- All other retail stores not mentioned above including new and used
vehicle sales and/or vehicle repair and service, service stations, and
other similar stores and services.
Residential uses.
- Industrial uses.
BE IT FURTHER RESOLVED THAT THE City Council amends the Circulation
System Section of the San Ramon Road Specific Plan to add the following
direction to future development projects covering properties in Area 3 of the
Plan located north of the extension of Amador Valley Boulevard.
The following "Key Items"' shall be added to the Circulation System Section.
- Restrict access to San Ramon Road to the development of a single "shared
driveway" between the Moret property and the Rivers-Barton property.
- Development of the "shared driveway" with a 35 foot width with 25 foot curb
radius returns and a restriction of any on-site circulation connection to
the driveway within 50 feet of the San Ramon Road curb line.
- Development of two "shared driveways" on the north side of the Amador Valley
Boulevard extension respectively located 120+ feet and 430+ feet west of San
Ramon Road.
- Refinement to the location and nature of pedestrian/bicycle easements from
Shadow Drive through to San Ramon Road.
BE IT FURTHER RESOLVED THAT THE City Council amends the General
Development Criteria Section of the San Ramon Road Specific Plan as follows:
Sub-Category 2 - Compatibility of Uses - The following text is added to this
Sub-Category:
Applications for Planned Development Zoning in Area 3 of the
Plan involving commercial lands adjoining existing or planned
multi-story construction shall have included as part of the
development plan review application plan cross sections to �.
detail the proximity and relationship of the relative land
uses.
-4-
Redevelopment .of the East Bay Iceland, Inc. property shall
reflect. a site plan layout which.attempts to maximize the -
coordination between its planned uses and the adjoining Dublin
Town & Country Shopping Center property to the north as
regards building location and orientation, vehicular and
pedestrian cross access, landscape treatment and use of
ancillary structures (location and design).
Sub-Category 3 - Circulation Improvements - The following text is added to
this Sub-Category:
Circulation-improvements established in conjunction with the
development of the portion of Area 3 of the Plan located north
of the Amador Valley Boulevard extension shall reflect the
Findings and Recommendations of the TJKM Memorandum dated April
23, 1986 (see Appendix B).
Development of the 0.4 acre stem remainder (346+' x 51+')
extending easterly to San Ramon Road from the southeast corner
of Area 2 of the Plan shall be subject to the Planned
Development (PD) Rezoning process and shall be developed as part
of a coordinated site plan tying the stem either to the Morrison
Homes-Kildara Project and/or to the adjoining properties located
north or south of the stem.
Sub-Category 4 - Physical Constraints - The following text is added to this
Sub-Category:
Geologic Reports prepared in conjunction with the Development
Plan requests covering undeveloped or marginally developed
properties in Area 3 of the Plan may require on-site sub-surface
trenching to assess potential geotechnical hazards.
Sub-Category 5 - Noise - The following text is added to this Sub-Category:
Acoustical Reports may be required to be prepared in
conjunction with the building permit process for any new
commercial or residential developments in the Plan Aera. Where
required, said studies shall determine existing and future
noise levels and shall outline specific construction and design
measures that will be taken, as necessary, to provide the
appropriate noise attenuation.
Sub-Category 6 - Setbacks - The following text is added to this Sub-Category:
Building setbacks for new development in Area 3 adjacent to the -
easterly limits of Area 2 can be reduced to 15 feet if it can be
demonstrated that visual and acoustic privacy for existing or
planned residential uses in Area 2 can be provided with this
lesser setback standard.
The setback standard observed at the northern limit of Area 3
shall be determined at the time of development plan review. The
building location(s) shall be such to maximize the privacy of
the residential development at the north side of Martin Canyon
Creek and shall take into consideration the existing vegetation
canopy in the Creek.
Sub-Category 9 - Existing Vegetation - Project Landscaping - This Sub-Category
--.. is created with the following text:
9. Existing Vegetation - Project Landscaping - To the
greatest extent feasible, the existing vegetation within the
Martin Canyon Creek corridor extending through the Plan Area
shall be left undisturbed. Said vegetation shall be utilized
and enhanced to serve as a natural buffer strip between land
uses in the Plan Area and as a design element, with use of
appropriate building design and siting, to compliment and
enhance new development adjoining the Creek area. Existing,
mature trees located in the Plan Area which are located outside
the Creek corridor shall be retained as feasible and
incorporated into the project design of new developments.
-5-
Project landscaping shall be of a design, mass, scale and
relationship to promote harmonious transitions between adjoining
projects and land uses -and to create an internal' sense'- of- order
and provide a desirable environment for occupants, visitors and
the general community. Project landscaping shall serve as a
design feature to provide conceptual compatibility with the
immediate environment of the site.
Sub-Category 10 - Project Architecture - This Sub-Category is created with the
following text:
10. Project Architecture - The following Design Standards
shall be considered and applied, as applicable, to new
development in the Specific Plan Area:
A. Consistency and compatibility with applicable elements
of the City's General Plan.
B. Conceptual compatibility of design with the immediate
environment of the site.
C. Appropriateness of the design to the site and function
of the project.
D. Promotes harmonious transitions in scale and character
in areas between different designated land uses.
E. Compatibility with future construction both on and off
the site.
F. Expresses an appropriate sense of identity with its
function.
G. Creates an internal sense of order and provides a
desirable environment for occupants, visitors, and the
general community.
H. Utilizes materials, textures, colors, and details of
construction which are an appropriate expression of its
design concept and function and are compatible with the
adjacent and neighboring structures and functions.
PASSED, APPROVED AND ADOPTED this 22nd day of September, 1986.
AYES:
NOES:
ABSENT:
Mayor
ATTEST:
City Clerk
-6-
4637 Chabot Drive,Suite 214
Pleasanton Ca. 94566
- (415)463-0611
MEMORANDUM
DATE: . April 23, 1986
TO: Lawrence L. Tong, Planning Director
Kevin Gailey, Senior Planner
FROM Chris D. Kinzel
SUBJECT: Traffic Analysis of Area Three of
the San Ramon Road Specific Plan
As requested,.TJKM has undertaken an inalysis of the traffic issues related to the
land generally north and west of the. intersection of Amador Valley Boulevard and
San Ramon Road.
Access to this area is of special concern primarily due to the adjacent San Ramon
Road arterial and the desire to consolidate driveway access to a minimum number
of well designed locations along the San Ramon Road frontage of the four
properties within Area Three.
In preparing the recommendations contained in this analysis, TJK_M has taken into
account the San Ramon Road Specific Plan, the improvement plans for San Ramon
Road and current development proposals for various properties within Area Three.
TJKM had earlier analyzed the traffic impacts of development in this area, and
has sized the intersection in order to accommodate development from Area Three.
The intersection will also accommodate traffic from other proposed development in
the area and through traffic along both San Ramon Road and Amador Valley
Boulevar .. For this reason, it appears that the San Ramon Road/Amador Valley
Boulevard intersection is able to accommodate foreseeable land uses to which Area
Three could be developed. Consequently, the .traffic concerns of TJKM in this
area are related to access and circulation as opposed to congestion or traffic
impacts.
In the various proposals that have been made to date there are essentially two
driveway locations proposed for access from Area Three to San Ramon Road. The
first driveway proposed would be located on the south side of the Havward
Fishery holdings which would place the driveway in alignment with an existing
easement. This driveway would be located approximately*170 feet in advanc° of
the signalized intersection of Amador Valley Boulevard and San Ramon Road.
The other driveway is located near the north end of the bforet property
approximately 470 feet north of the signalized intersection. From a traffic
standpoint, neither of these driveways is at a good location. The driveway on the
south side of the Hayward Fisheries is too close to the major signalized intersection
and would require exiting traffic from the driveway to, on occasion, make
hazardous movements just to proceed- southerly on Amador Valley Boulevard. On
the occasion where drivers exiting this driveway wanted to make either a left turn
to Amador Valley Boulevard or a U-turn to proceed north on San Ramon Road,
such a movement would be potentially quite hazardous. .
PLEASANTON•SACRAMENTO•FRESNO-CONCORD
i'
ATTACHM'"11 a✓►off
The driye.way. ,at_,the north .edge of the Moret property is located on San Ramon .
Road in.advance_-of-a;the::special auxiliary .lane being constructed to facilitate .. _
driveway movements in and out of the•Area Three properties. Thus, access-into '
. and out.ofr.the Moret:property at the proposed Iocatiot;would be�made.'fiom`a
moving traffic lane on a relatively high speed,,high voluhie"arterial.
Considering the location of the signalization intersection, the planned length of the
auxiliary lane, and the parcelization of properties, the optimum location for a
driveway appears to be at the property line common to the Moret parcel and the
Hayward is eries. This location would provide a driveway approximate) �O�
eet in advance of the in ersectiv�hich is a .sufficient distance to allow tra
ex-rti-ng—the—common driveway to either .make a right turn, proceed straight
southerly, make a left turn or even a U-turn at the signalized intersection.
Such a driveway should be of a high standard construction consisting of
approximately a 35 foot width with street type opening with curb return radiis of
approximately 25 feet. This would provide a driveway somewhat comparable in.
characteristics to the driveways recently constructed for the residential
development north of Area Three and the shopping center south of Area Three.
It is recognized that this particular location is at odds with the preliminary site
plans that have been developed for the parcels and does not align itself with the
easement on the south side of the Hayward Fisheries property. It appears this
issue of the misalignment with the easement and the driveway can be handled with
proper design of the on-site circulation. There will need to be on-site circulation
connecting the various parcels possibly necessitating a roadway or aisleway parallel
to San Ramon Road. Should this occur, such an aisleway should be located at least
50 feet west of the San Ramon Road curb line so that blockage of such an
aisleway would not normally occur unless there are more than two cars waiting to
exit Area Three.
In addition to the driveway provided on San-Ramon Road to Area Three, there
will need to be access points provided on Amador Valley Court. There appears to
be a general agreement as to the location of two access points to Amador Court,
one appt(5-Ximately 120 feet west of San Ramon Road and an additional location
about 310rfeet west of the first location. Both such access points would traverse
the current Nichandrous holdings. These two locations are satisfactory to TJKL4-
TJKM will be happy to respond to any questions you or any of the property
owners may have regarding these re,commendations.
CDK/nlc
cc: Lee Thompson k"
157-032M.I CK
-2-
Hry 7:r.. e r _!��'.'•^%RSL,..'.-' `QiF.�?'�%%.i?y�^.^.',+'tS�.'�,;'.'°n"S?%. ,�.. , _„'^'^:4?'��,�4',� .,,Z,;�y!3,^'irr t.u �:--��+�+u .,pea �3..—:--.'r-�. — _
i�j` ...;- 1:'�` r'"r'.1y.. .. a..4S.e"'. .x+a .u' ., .. ..._ ._. :. �i..*i..wro'}....�.ti"Gl':,.v`�7w*,P..v.�-..:Y'�.:`` ...rata..Y�.n.tix:kwLea.:...v:`•,:'h_. -.- ..... _
4637 Chabot Drive,Suite 214
Pleasanton Ca. 94566
(415)453-0611 —
MEMORANDUM
DATE: August 15, 1986
1 V E D
TO: Kevin J. Gailey, Senior Planner AUG 1 81986
FROM Chris D. Kinzel
1r',SUN P:f,NNING
SUBJECT: Site Plan - The Fishery
In your July 30, 1986 letter you requested our comments on the driveway design
for The Fishery in the Dublin site plan.
The raised median near the driveway is very important.to:restrict left-turn
movements and possible blockage of the interim intersection just adjacent to San
Ramon Road. Therefore, an access scheme similar to that shown in the
July 3, 1986 staff study drawing should be followed.
To allow convenient "in" movements, the entrance portion of the driveway should
be 24 feet wide from San Ramon Road to the first north-south aisle way. The
portion of the entrance aisle adjacent to the median should have a minimum width
of 14 feet. The median should be four feet wide to accommodate traffic signs.
The exit aisle way should be at least 14 feet wide adjacent to the median. Curb
return radii of approximately 25 feet should be provided for the driveway, for
both the entrance and exit sides. The east nose of the median should extend to
within about ten feet of.the west curb line of San Ramon Road. See the attached
Sketch.
Please contact me or Ty Tekawa if there are questions. We would like to review
the final drawings.
c
rhm
Attachment
cc: Lee Thompson
PLEASANTON•SACRAMENTO•FRESNO-CONCORD
�ql"t, r -
1•y�y
t;, ''r•: -c r.r- Y�,t � 7'-J 'c,}s}� y` 6a#. �• et,t. _ r -
4637 Chabot Drive,Suite 214 .
Pleasanton Ca. 94566
(415)463-0611 —
MEMORANDUM..
° ECEIVED
AUG 1811988
EUBLIN PIAHN!NG
GL�S S
p R,o PoS Ik L
A 4
s q� 12P o Ro A-D
c - y
PLEASANTON-SACRAMENTO-FRESNO•CONCORD
Z`'
....,. .. :•._- 1$r .,.rR..o� t:�r E�.lP4'i s i ��.2 �.Y '� -r '�•c{
d;Msc.�xe a.• � �x�?G.driL7t�4y�7r°.� V4t_''�^i�r'��s+� ^r� �r.�*X- �c.F x�����.,�rrY��'k��/,.c.X.�.. 'R•12��;� ��:[r....:� .{l •.
.. � 11..:11-.,. .t,.4� .,x'.7'..��•rss r_..er,x:..fT.i�'$�4'! ,�
AGENDA STATEMENT
CITY COUNCIL MEETING DATE:" September 8," 1986
SUBJECT: PUBLIC HEARING: PA 86-049 San Ramon Road Specific Plan
Amendment Study covering the 1.4+ acre
Moret property and, as directed by the
Dublin City Council at its June 23, 1986,
hearing, the remaining acreage in the
13.0+ acre Area 3 portion of the San Ramon
Road Specific Plan above and beyond the
Moret property and the 4.8+ acre Dublin
Town &. Country Shopping Center property.
The properties in question include:
1) Moret holding (7436 San Ramon Road);
2) Rivers-Barton holding (7400 San Ramon
Road); 3) Commercial Property, Ltd.
holding. (7372 San Ramon Road);
4) Nichandros holding (7360 San Ramon
Road); and 5) East Bay Iceland, Inc.
holding (7212 San Ramon Road).
EXHIBITS ATTACHED: Exhibit A - Draft Resolution regarding the
Negative Declaration of
Environmental Significance for
_ PA 86-049.
Exhibit B - Draft Resolution regarding the
San Ramon Road Specific Plan
Amendment Study - Creating
Area 3B (Sub-Area of Area 3,
consisting of the Moret
property).
Exhibit C - Draft Resolution regarding the
San Ramon Road Specific Plan
Amendment Study - Applying a
25% maximum occupancy cap for
Personal Service, Financial
and Office Uses for properties
in Area 3 of the Plan.
Background Attachments:
1) Written Statement from Project Proponents for Moret property
requesting authorization of a Specific Plan Amendment Study (Letter
of May 15, 1986).
2) Site Plan for proposed Office Project on the 1.4+ acre Moret
property.
3) Site Plan for proposed commercial development (The Fishery at
Dublin Restaurant) on the Rivers-Barton property.
4) Site Plan of Dublin Town & Country Shopping Center.
5) Excerpt of City Council Minutes of meeting of April 14, 1986,
detailing Council's minute order for preparation of San Ramon Road
Specific Plan Amendment Study for the Moret holding.
6) Excerpt of City Council Minutes of meeting of June 23, 1986,
detailing Council's minute order for expansion of the Moret San
Ramon Road Specific Plan Amendment Study expanding the Study to
include the remaining lands in Area 3 of the Plan.
ca V_V\C,i
Q
ITEM N0. q _
�f �S tic/ 04-
.. - .. -q^'""",,r .-....e.<'`'°•• P�cr• g�T' d�:.:�;T y_.. ^-,:ry,T^���.%,.y'r....s�ti`r:• t¢'f-�^?'.,��:,c ,�rn t'°',irt.-_ _ _. ...,.__ _ .. .... »':2"... .. ,,, 4`�%_ -..�..
7) Draft Negative Declaration of Environmental Significance for San
Ramon Road Specific Plan Amendment. -
.Copy of ,the;San:-Ramon. Road Specific,;-Phan._ � . = • "=•
9) Resolution No. 81-83 approving an Amendment to Area 3 of the -
Specific Plan dealing with occupancy by Personal Services Uses, -
Financial Uses or Office Uses in Shopping Centers with a minimum
size of four acres.
10) Resolution No. 54-86 approving an Amendment to Area 3 of the
Specific Plan adjusting uses in the Dublin Town & Country Shopping
Center to allow uses generally provided for in the C-1, Retail
Business District.
11) Figure 1 - Land Use and Zoning Map
12) Chart 1 - Current Land Use Summary
13) Portions of Draft Market Analysis -Report prepared by Laventhol &
Horwath
14) Office Occupancy Information from Coldwell Bankers, supplied by
Project Proponents for the Moret Property
15) "Office Vacancy Index of the United States", June 30, 1986, Report
by Coldwell Bankers
16) TJKM Consultants` Memorandums dated April 23, 1986, and August 15,
1986.
17) August 18, 1986, Planning Commission Staff Report for PA 86-049
. (without attachments)
18) Excerpt of Planning Commission Minutes of August 18, 1986
19) September 2, 1986, Planning Commission Supplementary Staff Report
for PA 86-049 (without attachments)
RECOMMENDATION: 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.
5. Adopt Resolution regarding the
Negative Declaration of Environ-
mental Significance (Exhibit A).
6.a. Adopt Resolution regarding the
Specific Plan Amendment Study
creating Area 3B (Sub-Area of Area
3, consisting of the Moret property)
(Exhibit B), or
6.b. Adopt Resolution regarding the
Specific Plan Amendment Study -
Applying a 25% maximum occupancy cap
for Personal Service, Financial and
Office Uses for properties in Area 3
of the Plan, or
-2-
6.c. Provide Staff direction for
revisions to Exhibit A and/or B and
t. :.:.:....� i g of S p em 2
con the matter to the City
• ;. ..
Coun nHl'Meet n. .... e,.t. .be r 2,
1986.
FINANCIAL STATEMENT: The project will have a negligible fiscal
effect on the City.
I. BACKGROUND
The current Specific Plan Amendment Study was authorized by the City
Council on April 14, 1986 (see Attachment #5). Under the Council's
authorization, the Study was to covet only the 1.4+ acre Moret holding
at the northern edge of Area 3 of the Plan. The Study was authorized to
allow a review of the merits of establishing offices uses on the Moret
property.
The action taken by the Council on June 23, 1986, regarding the Specific
Plan Amendment Study dealing with the Dublin Town & Country Shopping
Center property, including direction by minute order to expand the scope
of the Moret Study to include the remaining portions of Area 3, above
and beyond the Dublin Town & Country Shopping Center property (see
Attachment W.
The subject Specific Plan Amendment Study was initially considered at
the Planning Commission meeting of August 18, 1986. The Staff Report
prepared for that meeting outlined specific recommended amendments to
three of the sections of the existing San Ramon Road Specific Plan (see
Attachment #18).
In response to the recommended changes outlined by Staff for the Land
Use Section of the Plan, the Planning Commission directed Staff to
revise the Draft Resolution prepared for the August 18, 1986, meeting to
reflect the two following changes: 1) delete text which would have
provided for the formation of Area 3B (Sub-Area of Area 3 of the Plan,
consisting of the 1.4+ acre Moret Property) which Would have allowed
that portion of the Plan to be developed "predominantly" by office-type
uses, and 2) provide text amending the Land Use Plan Section of the Plan
to permit limited occupancy (25% maximum for all properties in Area 3
above and beyond the Dublin Town & Country Shopping Center property) by
Personal Service, Financial_ and Office Uses, regardless of property
size.
The Commission indicated consensus support for the recommended text
changes to the other two sections where amendments had been proposed by
Staff (the Circulation System Section and the General Development
Criteria Section) .
At its meeting of September 2, 1986, three of the Planning Commissioners
indicated reservations about the previously expressed consensus direc-
tion given by the Commission regarding land use regulations outlined at
the August 18, 1986, hearing for the Moret property.
The Commission was unable to form consensus direction regarding the Land
Use Plan Regulations for the Moret property individually and for Area 3
in general. As a result of their inability to reach consensus agree-
ment, the Commission directed Staff to forward the Specific Plan
r
Amendment Study without recommendation to the City Council.
During the course of discussion at the September 2, 1986, hearing, the
Planning Commission considered a wide range of possible Land Use
Regulations for the Moret property, including:
1. Amendment to permit limited occupancy (25% maximum) by Personal
Service, Financial and Office Uses, regardless of size for the
8.4+ acre portion of Area 3 consisting of all holdings above and
beyond the Dublin Town & Country Shopping Center property (Exhibit
B reflects this approach).
-3-
.• s �... - : aR h{ .t �A j~4 i',�.'i�c`
�
a_:. ,. ,, r, "^t.yrs
2. Creation of a new Sub-Area in Area 3, .providing for the develop-
_ ment of the Moret property to -be "predominantly" by office-type
`uses, and:. requiring up,,to,30%.;:of .:the ,develbpment: to be some ,mixture
of Retail`Shopper;"Personal'Service, or Financial Uses.
3. Creation of a new Sub-Area in Area 3, providing for the develop-
ment of the Moret property to be by up to 100% Office Uses (i.e. ,
. apply the C-O, Administrative Office District Standards for
Permitted and Conditional Uses).
4. Amendment to permit occupancy by uses generally permitted in the
C-1, Retail Shopping District for the 8.4+ acre portion of Area 3,
consisting of all holdings above and beyond the Dublin Town &
Country Shopping Center property.
II. RECOMMENDATIONS
Based on the above Staff Report, and previous reports prepared for the
Planning Commission pertaining to these requests, Staff recommends that
the City Council take the following actions:
1 - Adopt the. Negative Declaration of Environmental Significance
.. (Exhibit A).
2a - Adopt a Resolution amending the San Ramon Road Specific Plan -
creating Area 3B (Sub-Area of Area 3, consisting of the Moret
property) - Exhibit B, or
2b - Adopt a Resolution amending the San Ramon Road Specific Plan
applying a 25% maximum occupancy cap for Personal Service,
Financial and Office Uses for properties in Area 3 of the Plan
above and beyond the Dublin Town & Country Shopping Center
property, or
2c - Provide Staff direction for revisions to Exhibits A and/or B, and
continue the matter to the City Council Meeting of September 22,
1986.
-4-
�y.} -. ••r �.-�-fi�TUU�'°'�'�,,r'�°`" (r..a. sfi�k`K�< �'ys`A a.��'"+S"'�,^� �gc''' _