HomeMy WebLinkAbout02-074 Dublin Vlg Historic Area Spec Pln & Genl Pln Amnd
AGENDA STATEMENT
PLANNING COMMISSION
MEETING DATE: July 11, 2006
SUBJECT:
ATTACHMENTS:
RECOMMENDATION:
~
PROJECT DESCRIPTION:
PUBLIC HEARING - PA 02-074 Dublin Village Historic Area
Specific Plan and General Plan Amendment.
(Report prepared by: Kristi Bascom, Senior Planner)
I.
2.
Vicinity Map
Resolution recommending City Council adoption of a Draft
Initial Study/Mitigated Negative Declaration and Mitigation
Monitoring Program
Resolution recommending City Council approval of a
General Plan Amendment and approval of the Draft Dublin
Village Historic Area Specific Plan (with the General Plan
Land Use Map attached as Exhibit A)
Draft Initial Study/Mitigated Negative Declaration and
Mitigation Monitoring Program
Draft Dublin Village Historic Area Specific Plan
3.
4.
5.
I.
2.
3.
4.
5.
Receive Staff presentation;
Open the public hearing;
Take testimony from the public;
Close Public Hearing and deliberate;
Adopt a Resolution (Attachment 2) recommending City
Council adoption of a Draft Initial Study/Mitigated Negative
Declaration and Mitigation Monitoring Program;
and
Adopt a Resolution (Attachment 3) recommending City
Council approval of a General Plan Amendment and
approval of the Draft Dublin Village Historic Area Specific
Plan.
6.
This project includes the consideration of a Specific Plan and related General Plan Amendments for the
Dublin Village Historic Area, which consists of approximately 38 acres of land generally located
northwest of San Ramon Road and Interstate 580. The specific plan area includes commercial,
residential, public, and business park/industrial properties surrounding the intersection of Donlon Way
and Dublin Boulevard. (Attachment I)
COPIES TO:
Applicant
Property Owner
ITEM NO. ~. 2.
G:\PA#\2002\02-074 Historical Study\Specific Plan\PC Staff Report GPA.SP.doc
Page 1 of?
For several years, the City Council has been considering how to take a more proactive approach to
building Dublin's core historic area into a cohesive district to better highlight Dublin's historic resources.
In order to accomplish this goal, the City Council authorized the creation of a Specific Plan for the Donlon
Way area (from this point forward referred to as the Dublin Village Historic Area) in 2001.
In January 2004, the City Council adopted a one-year development moratorium in the Historic Dublin
Village settlement area to prevent construction that could negatively impact the ongoing area planning
work. City Council Ordinance 2-04 outlined the following six tasks the City Council wanted to
accomplish during the moratorium period:
I. Complete Design Guidelines;
2. Evaluate the Historical District Designation Potential;
3. Assess the appropriate uses in the Specific Plan area;
4. Prepare appropriate development regulations that address setbacks, views, access, open space, and
architectural considerations;
5. Evaluate future infrastructure needs and existing economic constraints; and
6. Prepare the Specific Plan
While work on the Specific Plan and design guidelines commenced, the City Council also concurrently
moved forward with another goal for Fiscal Year 2004/2005, which was to commission a land appraisal
for the Dublin Square Shopping Center at 11759 Dublin Boulevard, comprising 4.22 acres in the heart of
the proposed Specific Plan area. The Dublin Square property was one of six sites identified as a potential
location for future parks in Dublin in order to correct the City's anticipated 5.3-acre parkland deficit as
detailed in the Parks and Recreation Master Plan. One of the other Goals and Objectives for FY
2004/2005 was to undertake a site master plan and programming study to determine the ultimate
boundaries and uses of the Dublin Historic Park.
Work on all of these goals, objectives, and tasks have proceeded along various timelines and, to date, the
following items have been accomplished:
I. The Dublin Village Design Guidelines were completed and adopted by the City Council in January
2005 along with a Historic Overlay Zoning District designed to ensure compliance with the
guidelines.
2. The area's potential for Historic District designation has been evaluated, and the U. S. Department
of the Interior approved a National Register of Historic Places designation for St. Raymond's
Church and Pioneer Cemetery in April 2006.
3. A land appraisal was conducted for the Dublin Square Shopping Center at 11759 Dublin
Boulevard.
4. A site master plan and programming study was conducted for the future Dublin Historic Park,
which the City Council will be considering at their meeting on August 1, 2006.
5. The Draft Dublin Village Historic Area Specific Plan has been completed, which addresses
appropriate land uses in the area, contains development regulations, and evaluates infrastructure
needs. This is the item the Planning Commission is considering at this meeting.
The Specific Plan project actually includes two components: adoption of General Plan Amendments as
well as the Specific Plan itself.
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ANALYSIS:
Description of the Specific Plan
California State Government Code Section 65451 details the required sections that must be included in all
specific plan documents, and most specific plans contain the required sections as well as other sections
that pertain to a particular project or geographic area.
The Dublin Village Historic Area Specific Plan is divided into several sections that discuss the general
context of the planning area, analyze the existing conditions in the area, propose a land use concept,
recognize the area's valuable resources, and includes design guidelines to steer future development. The
document also includes a discussion of the infrastructure and maintenance of facilities in the area and
describes how the Specific Plan will be administered and implemented.
There are three main goals of the Specific Plan:
Goal 1 : Preserve and protect the valuable historic resources within the Dublin Village Historic Area.
Goal 2:
Guide the design of future development to reinforce the unique historic qualities and design
elements that once defined Dublin Village.
Improve the public realm to create a positive pedestrian experience, enhance the area's image
as a historic district, and create a unique sense of place.
Goal 3:
With these goals in mind, the Specific Plan has been written and divided into the following sections:
Section I: Executive Summary
Section 2: Introduction, Purpose, and Project Location
Section 3: General Notes
Section 4: Existing Conditions
Section 5: Land Use Concept
Section 6: Historic, Cultural, and Archeological Resource Preservation
Section 7: Design Guidelines (formerly a separate document)
Section 8: Infrastructure and Maintenance
Section 9: Specific Plan Administration and Implementation
Sections 1-4 are the standard sections that contain background information about the project area and the
purpose of the specific plan. The most noteworthy sections in the document relate to the land use concept,
resource preservation, design guidelines, and administration and implementation, which will be described
in more detail below.
Section 5: Land Use Concept
The main element ofthis section is the proposed Specific Plan and General Plan land use designation of
ParksIPublic Recreation for five (5) parcels in the project area that currently have a Retail/Office land use
designation in the General Plan.
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Specific Plan Land Use designations and General Plan Land Use Map amendments
Site Common Name Address APN Existing GP land Proposed Specific Plan and
(Owner) use deshmation General Plan land use deshmation
Dublin Square Shopping 11759 Dublin 941-1560-007- Retail/Office ParkslPublic Recreation
Ctr. (Berke lev Land Co.) Blvd. 01
Green Store (Tri Valley 11873 Dublin 941-1550-004 Retail/Office ParkslPublic Recreation
Church of Christ) Blvd.
Hawthorne Lane/ None 941-1560-005 Retail/Office ParkslPublic Recreation
Pioneer Cemetery (City of
Dublin)
Pioneer Cemetery (City of None 941-1560-006 Retail/Office ParkslPublic Recreation
Dublin)
Vacant parcel (Dublin None 941-1560-003- Retail/Office ParkslPublic Recreation
Historical Preservation 03
Assn.)
These five parcels total 7.55 acres of land that are proposed to change from a Retail/Office land use
designation to a Parks/Public Recreation land use designation for the purposes of correcting the City's
anticipated 5.3-acre parkland deficit as detailed in the Parks and Recreation Master Plan. Designation of
the five parcels for park purposes would allow the Dublin Historic Park Draft Master Plan to be
implemented, which would enlarge the Heritage Center onto adjacent properties and expand the City's
historic holdings in the area.
Section 6: Historic. Cultural. and Archeological Resource Preservation
This section discusses the status of the historic, cultural, and archeological resources in the area and also
establishes Dublin's Local Historic Resource Inventory.
Section 7: Design Guidelines
This section takes the Dublin Village Design Guidelines, which were adopted by the City Council in
January 2005, and incorporates the guidelines into the Specific Plan for ease of use. The section contains
guidelines for commercial and residential construction, guidelines for the preservation and enhancement
of historic resources, and guidelines for streetscape and public spaces. All new construction, remodeling,
or other modifications to buildings or sites in the Specific Plan area will be subject to the design
guidelines as required by Chapter 8.62 of the Zoning Ordinance (Historic Overlay Zoning District Site
Development Review).
Section 9: Specific Plan Administration and Implementation
This section describes the Capital Improvement Program (CIP) budget that has been approved to fund the
public streetscape improvements proposed for the project area, and it also describes the implementing
actions of the Specific Plan, which include approval ofthe Park and Recreation Master Plan 2006 Update,
approval and implementation of the Dublin Historic Park Draft Master Plan, and amendments to the
Zoning Ordinance and Zoning Map.
Description of the General Plan Amendments
Adoption of the Dublin Village Historic Area Specific Plan requires that certain revisions be made to the
Dublin General Plan. These revisions include changes to the General Plan Land Use Map to modifY the
land use designation of the five aforementioned parcels from Retail/Office to ParksIPublic Recreation.
The other proposed amendment to the General Plan consists of adding text to Section 7.6 (Archeological
and Historic Resources) of the General Plan to state the City's intent as it relates to changing the land use
designation of the Green Store site at 11873 Dublin Boulevard. Although the City is interested in the
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eventual expansion of the historic park onto the Green Store site, the City also desires to provide for
continued use of the Green Store structure and site for a church, as it is currently utilized. The new
General Plan language proposed for Section 7.6 is as follows:
Implementina Policies
C. The Green Store
The Green Store is a recognized historical resource and has been used as a church since 1989. This use
can remain as long as the landowner(s) wish to continue its operation. The Parks/Public Recreation
designation on the General Plan Land Use Map illustrates the long-term potential for expansion of the
heritage park to include this historic structure and the property it is on and is not intended to affect or change
the current church use or its continued operation as a religious land use under a valid Conditional Use
Permit.
General Plan and Parks and Recreation Master Plan Consistency:
Approval of the Dublin Village Historic Area Specific Plan is consistent with the following Dublin
General Plan policies:
Cuidin!! Policy 3.3A: Expand park area throughout the primary and extended planning areas to
serve new development.
Imvlementin!! Policv 3.3C: Acquire and improve parklands in conformance with the priorities and
phasing recommendations of the City's Parks and Recreation Master Plan.
CuMin!! Policv 7. 6A: Preserve Dublin's historic structures.
Additionally, the Dublin Village Historic Area Specific Plan furthers several programs of the Parks and
Recreation Master Plan, including:
Action Pro!!ram 1 r Seek to preserve existing and to acquire additional sites of historical interest
or to relocate structures of historical value into an "historic park".
Action Pro!!ram 1;: Pending the completion of the Historical District Designation Study of the
Donlon Way area, pursue opportunities to expand the City's historic holdings in the area.
Action Pro!!ram 1 k: Designate sites for new parks to alleviate the 5.3 +/- acre deficiency by
amending the Parks and Recreation Master Plan to show the location of such future park sites.
ENVIRONMENTAL REVIEW:
An Initial Study and Mitigated Negative Declaration (IS!MND) has been prepared in compliance with the
California Environmental Quality Act (CEQA), State CEQA Guidelines, and the City of Dublin
Environmental Guidelines to identifY and analyze impacts of the proposed project. A 30-day public
review period began May 31, 2006 and ended June 30, 2006. The IS/MND was sent to the State
Clearinghouse to be disseminated to all appropriate State agencies. A Mitigated Negative Declaration has
been prepared because it was determined, through the review process, that the project will not have a
significant effect on the environment with the incorporation ofthe proposed mitigation measures.
Page 5 of7
Comments received on the Initial Study/Mitigated Negative Declaration:
Comments on the ISIMND were received from two State agencies, including the Department of
Transportation (CalTrans) and the Department of Toxic Substances Control (DTSC). The CalTrans letter
simply stated that an Encroachment Permit would need to be obtained for any work described in the
Specific Plan area within the State Right of Way.
The DTSC letter noted that residual pesticide and herbicides from previous agricultural uses may remain
in soils on properties in the Specific Plan area due to the fact that the area was previously used for
agricultural purposes and that pesticides could have been used. However due to the amount of time that
has passed since the properties were used for agricultural purposes, it was concluded in the Initial Study
that the potential for pesticide contamination was not a significant impact. Additionally, all but three of
the properties in the Specific Plan area are disturbed, developed sites, covered with buildings, pavement,
and associated landscaping. There are only three (3) vacant properties in the area, two owned by Caltrans,
both of which have an odd configuration adjacent to the 1-580 right of way, which makes them unlikely to
be developed. The other vacant property is owned by the Dublin Historical Preservation Association, and
it is proposed to be used for the historic park/cemetery expansion.
As a matter of protocol, the City requires a Phase II Environmental Assessment to be completed prior to
development whenever a site is to be used for park purposes, unless the site was already included in
another environmental document. Because the City will conduct any soils testing necessary for expansion
of the historic park, no steps need to be taken at this time to determine what level of soil contamination
exists on the properties (if at all). Neither the CalTrans nor the DTSC letter changes the conclusions in
the draft Mitigated Negative Declaration.
OTHER AGENCY REVIEW:
The Specific Plan and related General Plan Amendments were reviewed by other City departments and
interested agencies per Section 65352 of the California State Planning and Zoning Law. The comment
period for outside agencies was from May 15, 2006 to June 30, 2006. No comments were received.
CONCLUSION:
The proposed Dublin Village Historic Area Specific Plan and related General Plan Amendment furthers
several of the goals the City Council has developed in recent years, and approval of the document will
allow the City to move forward in the implementation of preserving historic resources within the
community.
RECOMMENDATION:
Staff recommends that the Planning Commission:
1. Receive Staff presentation;
2. Open the public hearing;
3. Take testimony from the Applicant and the public;
4. Close Public Hearing and deliberate;
5. Adopt a Resolution (Attachment 2) recommending City Council adoption of a Draft Initial
Study/Mitigated Negative Declaration and Mitigation Monitoring Program; and
6. Adopt a Resolution (Attachment 3) recommending City Council approval of General Plan
Amendments and adopting the Draft Dublin Village Historic Area Specific Plan.
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GENERAL INFORMATION
APPLICANT:
City of Dublin
100 Civic Plaza
Dublin, CA 94568
LOCATION:
Assessor Parcel Numbers 941-1560-009-01, 941-1560-007-
01,941-0113-003-01,941-0113-154,941-0040-006-16,941-
1550-004,941-1550-005-02,941-1550-003-02,941-1550-
001-12,941-1550-001-02,941-1560-001-01,941-1560-002-
02,941-0040-006-10,941-1560-003-04,941-1560-001-02,
941-1560-006,941-1560-005,941-1560-003-03,941-1550-
002-02, and 941-1550-001-10
GENERAL PLAN/
SPECIFIC PLAN
DESIGNATION:
Various
EXISTING ZONING
AND LAND USE:
Various
ENVIRONMENTAL REVIEW:
An Initial Study and Mitigated Negative Declaration
(ISIMND) has been prepared in compliance with the
California Environmental Quality Act (CEQA), State CEQA
Guidelines, and the City of Dublin Environmental Guidelines
to identify and analyze impacts of the proposed project. A
30-day public review period began May 31, 2006 and ended
June 30, 2006. The ISIMND was sent to the State
Clearinghouse to be disseminated to all appropriate State
agencies. A Mitigated Negative Declaration has been
prepared because it was determined, through the review
process, that the project will not have a significant effect on
the environment with the incorporation of the proposed
mitigation measures.
Page 7 of?
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ATTACHMENT I
RESOLUTION NO. 06-XX
A RESOLUTION OF THE PLANNING COMMISSION
OF THE CITY OF DUBLIN
RECOMMENDING CITY COUNCIL ADOPTION OF A MITIGATED NEGATIVE
DECLARATION FOR THE DUBLIN VILLAGE HISTORIC AREA SPECIFIC PLAN PROJECT
PA 02-074
WHEREAS, the City initiated a Specific Plan study and related General Plan Amendment to plan
for the City's historic core. Implementation of this planning would include amendments to the Parks and
Recreation Master Plan, adoption of a Historic Park Master Plan and other related actions. These
planning and implementing actions are collectively known as the "Historic Area Specific Plan Project" or
the "Project"; and
WHEREAS, the Project site includes approximately 38 acres generally around the intersection of
Donlon Way and Dublin Boulevard; and
WHEREAS, the Project site includes the existing City Heritage Center and other vacant and
developed sites; and
WHEREAS, on the basis of an Initial Study dated May 25, 2006, the City prepared a draft
Mitigated Negative Declaration which was circulated for public review from May 31, 2006 to June 30,
2006 and is incorporated herein by reference. The City received two comment letters, one from Caltrans
advising that projects encroaching into state right-of-way require an encroachment permit and the other
from the state Department of Toxic Substances Control noting that residual pesticide and herbicides from
previous agricultural uses may remain in soils. As further explained in the staff report dated July 11,
2006, the City would conduct any necessary soils testing for expansion of the historic park. Neither ofthe
letters changes the conclusions in the draft Mitigated Negative Declaration; and
WHEREAS, a staff report, dated July 11, 2006 and incorporated herein by reference, described
and analyzed the draft Mitigated Negative Declaration and the Project for the Planning Commission; and
WHEREAS, the Planning Commission reviewed the staff report, the draft Mitigated Negative
Declaration at a noticed public hearing on July 11, 2006 at which time all interested parties had the
opportunity to be heard; and
WHEREAS, the draft Mitigated Negative Declaration reflects the City's independent judgment
and analysis on the potential for environmental impacts from the Project; and
WHEREAS, the location and custodian of the draft Mitigated Negative Declaration and other
documents that constitute the record of proceedings for the Project is the City of Dublin Community
Development Department, 100 Civic Plaza, Dublin, CA 94568, file PA 02-074.
NOW, THEREFORE, BE IT RESOLVED that:
A. The foregoing recitals are true and correct and made a part of this resolution.
1
ATTACHMENT t..
B. The Dublin Planning Commission reviewed and considered the draft Mitigated Negative Declaration
prior to making a recommendation on the Project.
C. The Mitigated Negative Declaration has been completed in compliance with CEQA, the CEQA
Guidelines and the City of Dublin Environmental Guidelines.
D. The Mitigated Negative Declaration is complete and adequate and reflects the City's independent
judgment and analysis as to the environmental effects of the Project as described in the Mitigated
Negative Declaration.
BE IT FURTHER RESOLVED that based on the above findings, the Planning Commission
hereby recommends that the City Council adopt the Mitigated Negative Declaration for PA 02-074 and
make all required findings.
PASSED, APPROVED AND ADOPTED this 11th dayofJuly 2006 by the following vote:
AYES:
NOES:
ABSENT:
ABSTAIN:
Planning Commission Chair
ATTEST:
Planning Manager
G:\PA#\2002\02-074 Historical Study\Specific Plan\PC Reso IS_MND.DOC
2
RESOLUTION NO. 06-XX
A RESOLUTION OF THE PLANNING COMMISSION
OF THE CITY OF DUBLIN
RECOMMENDING THAT THE CITY COUNCIL APPROVE THE DUBLIN VILLAGE
HISTORIC AREA SPECIFIC PLAN AND RELATED GENERAL PLAN AMENDMENTS
PA 02-074
WHEREAS, the City initiated a Specific Plan study and related General Plan amendment to plan
for the City's historic core. Implementation of this planning would include amendments to the Parks and
Recreation Master Plan, adoption of a Historic Park Master Plan and other related actions. These
planning and implementing actions are collectively known as the "Historic Area Specific Plan Project" or
the "Project"; and
WHEREAS, the Project site includes approximately 38 acres generally around the intersection of
Donlon Way and Dublin Boulevard; and
WHEREAS, the Project site includes the existing City Heritage Center and other vacant and
developed sites; and
WHEREAS, the Project would amend the General Plan land use map to redesignate
approximately 7.55 acres of land within the Project area from Retail/Office to ParksIPublic Recreation.
The Project would also amend General Plan text to provide for continued use of the Green Store structure
and site for a church; and
WHEREAS, the Project would adopt the Dublin Village Historic Area Specific Plan with related
land use designations and development guidelines. The land uses and development guidelines provide for
future expansion of the existing heritage park and future public and private development in the
approximately 38-acre planning area. The Dublin Village Historic Area Specific Plan is a separately
bound document incorporated herein by reference; and
WHEREAS, consistent with SB 18, the City obtained a contact list of local Native American
tribes from the Native American Heritage Commission and notified the tribes on the contact list of the
opportunity to consult with the City on the proposed General Plan amendment and proposed Specific
Plan; and
WHEREAS, the City prepared and circulated a Mitigated Negative Declaration analyzing the
potential environmental effects of the Project; and
WHEREAS, a staff report, dated July 11, 2006 and incorporated herein by reference, described
and analyzed the draft Mitigated Negative Declaration and the Project, including the proposed
amendments to the General Plan and the proposed Specific Plan; and
WHEREAS, the Planning Commission reviewed the staff report and the draft Mitigated Negative
Declaration at a noticed public hearing on July 11, 2006, at which time all interested parties had the
opportunity to be heard; and
WHEREAS, following the public hearing, the Planning Commission adopted Resolution 06-~
recommending adoption of the Mitigated Negative Declaration, which resolution is incorporated herein
by reference.
1
ATTACHMENT 3
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 the Dublin Planning Commission recommends that the City
Council approve the following General Plan Amendment based on findings that the amendment is in the
public interest and that the General Plan as so amended will remain internally consistent.
A. Amend Section 7.6, ARCHAELOGICAL AND HISTORIC RESOURCES to add a new
implementing policy as follows.
"Implementing Policies
C. The Green Store.
The Green Store is a recognized historical resource and has been used as a church since 1989.
This use can remain as long as the landowner(s) wish to continue its operation. The ParksIPublic
Recreation designation on the General Plan Land Use Map illustrates the long-term potential for
expansion of the heritage park to include this historic structure and the property it is on and is not
intended to affect or change the current church use or its continued operation as a religious land
use under a valid conditional use permit. "
B. Amend Figure I-la, Land Use Map to change the land use designation for the following properties
from Retail/Office to ParksIPublic Recreation.
Dublin Square Shopping Center (APN 941-1560-007-001)
Green Store (APN 941-1550-004)
Hawthorne LaneIPioneer Cemetery (APN 941-1560-005)
Pioneer Cemetery (APN 941-1560-006)
DHPA Parcel (APN 941-1560-003-03)
BE IT FURTHER RESOLVED that the Dublin Planning Commission recommends that the City
Council approve the Dublin Village Historic Area Specific Plan based on findings that the amendment is
consistent with the Dublin General Plan.
PASSED, APPROVED AND ADOPTED this 11 th day of July 2006 by the following vote:
AYES:
NOES:
ABSENT:
ABSTAIN:
Planning Commission Chair
ATTEST:
Planning Manager
G:\PA#\2002\02-074 Historical Study\Specific Plan\PC Reso GPA_SP.DOC
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