The URL can be used to link to this page

Home My WebLink About02-074 Dublin Village Historic Area Specific Plan AGENDA STATEMENT PLANNING COMMISSION MEETING DATE: August 22, 2006 SUBJECT: ATTACHMENTS: RECOM~ON' COPIES TO: File Affected Property Owners PUBLIC HEARING - PA 02-074 Dublin Village Historic Area Specific Plan follow-up implementation actions. A City-initiated application to rezone parcels in the Dublin Village Historic Area Specific Plan to be consistent with the Specific Plan and General Plan land use designations and other implementation actions as outlined in the Specific Plan. Report prepared by Kristi Bascom, Senior Planner 1) Resolution recommending that the City Council adopt an Addendum to the Initial Study/Mitigated Negative Declaration for the Dublin Village Historic Area Specific Plan and related General Plan Amendments (with the Addendum attached as Exhibit A and the Initial StudylMND attached as Exhibit B). Resolution recommending City Council approval of Planned Development (Dublin Village Historic Area Specific Plan) Zoning District for four parcels in the project area (with the Stage I and II Site Plan attached as Exhibit A, Stage I and II Development Plan attached as Exhibit B, and a Map depicting the four parcels proposed to be rezoned attached as Exhibit C). Resolution recommending City Council approval of an amendment to Section 8.62 (Historic Overlay Zoning District Site Development Review) of the Zoning Ordinance to remove reference to the "Dublin Village Historic Area Design Guidelines", replace with reference to the "Dublin Village Historic Area Specific Plan," and rescind the Dublin Village Design Guidelines (with the amendments to Chapter 8.62 attached as Exhibit A). Resolution recommending City Council approval of an amendment to the San Ramon Road Specific Plan to remove two parcels from the Specific Plan boundary that are currently included in the Dublin Village Historic Area Specific Plan (with a revised San Ramon Road Specific Plan Map attached as Exhibit A). Dublin Village Historic Area Specific Plan Location Map. 2) 3) 4) 5) 1) 2) 3) 4) Receive Staff presentation; Open the public hearing; Take testimony from the public; Close public hearing and deliberate; ITEM NO. ~. '3 Page I of9 G:IPA#\2002102-074 Historical StudylSpecific PlanlFollow up actionslPC 8.22.06IPCSR 8.22.06.doc 5) Adopt a Resolution (Attachment 1) recommending that the City Council adopt an Addendum to the Initial Study/Mitigated Negative Declaration for the Dublin Village Historic Area Specific Plan and related General Plan Amendments (with the Addendum attached as Exhibit A and the Initial Study/MND attached as Exhibit B); 6) Adopt a Resolution (Attachment 2) recommending City Council approval of Planned Development (Dublin Village Historic Area Specific Plan) Zoning District for four parcels in the project area (with the Stage I and II Site Plan attached as Exhibit A, Stage I and II Development Plan attached as Exhibit B, and a Map depicting the four parcels proposed to be rezoned attached as Exhibit C); 7) Adopt a Resolution (Attachment 3) recommending City Council approval of an amendment to Section 8.62 (Historic Overlay Zoning District Site Development Review) of the Zoning Ordinance to remove reference to the "Dublin Village Historic Area Design Guidelines", replace with reference to the "Dublin Village Historic Area Specific Plan," and rescind the Dublin Village Design Guidelines (with the amendments to Chapter 8.62 attached as Exhibit A); and 8) Adopt a Resolution (Attachment 4) recommending City Council approval of an amendment to the San Ramon Road Specific Plan to remove two parcels from the Specific Plan boundary that are currently included in the Dublin Village Historic Area Specific Plan project area (with a revised San Ramon Road Specific Plan Map attached as Exhibit A). PROJECT DESCRIPTION: Background The Dublin Village Historic Area 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 5). There are 21 parcels ofIand that comprise the entire Specific Plan area. On July 11, 2006, the Planning Commission reviewed the Dublin Village Historic Area Specific Plan as well as a General Plan Amendment to re-designate five parcels of land within the Specific Plan area to Parks and Recreation for the future development of a Historic Park. The Planning Commission recommended approval of the Specific Plan and General Plan Amendment. At that meeting, the Commission also recommended that the City Council include three additional parcels within the overall Specific Plan area to ensure that future development of the properties comply with the design guidelines of the Specific Plan. On August 1, 2006 the City Council reviewed and approved the Dublin Village Historic Area Specific Plan and related General Plan Amendments. The City Council also reviewed the Planning Commission recommendation to include the three additional parcels. As a part of the City Council's action, the three parcels were not added, but the City Council directed Staff to return to the City Council to discuss inclusion of the parcels at a later date. At that meeting, the Council also approved the Dublin Historic Park Master Plan which encompasses seven properties within the Specific Plan (Table 2 on page 4 of this Staff Report). The Specific Plan contains several follow-up implementation actions that would need to be completed in order to realize the goals of the Plan. Three of the implementation actions are being reviewed by the Planning Commission this evening. They include: Action 1: Rezoning four properties in the Specific Plan area to bring the zoning designation into conformance with the new Specific Plan and General Plan land use designations; Approving a minor text amendment to Section 8.62 of the Zoning Ordinance as it relates to the Specific Plan Design Guidelines and taking formal action to rescind the stand-alone Design Guidelines document adopted by the City Council in January 2005; and Amending the San Ramon Specific Plan to remove two properties from the project area boundary that are now contained in the Dublin Village Historic Area Specific Plan. Action 2: Action 3: ANALYSIS: Action 1: Rezoning to Planned Development (Dublin Village Historic Area Specific Plan) The area covered by the Dublin Village Historic Area Specific Plan includes several General Plan land use designations, including Retail/Office, Parks/Public Recreation, Medium-Density Residential, and Business Park/Industrial. On August 1, 2006, the City Council approved a General Plan Amendment to change the land use designation of five properties in the area from Retail/Office to ParksIPublic Recreation for the purposes of implementing the Dublin Historic Park Master Plan, which was also adopted by the City Council on August 1, 2006. The Dublin Historic Park Master Plan is comprised of seven parcels within the Specific Plan. The seven parcels listed below correspond to the Historic Park Master Plan as shown in Table 2. Four of the seven parcels are proposed to be re-zoned as described below: TABLE I Lot Site Common Name Address/APN Current Proposed Zoning District Included in # (Owner) Zoning CEQA Addendum I Hawthorne Lane/ None A (Agricultural) Planned Development {Dublin X Pioneer Cemetery (City (941-1560-006) Village Historic Area Specific of Dublin) Plan) Zoning District. 2 Pioneer Cemetery {City None A (Agricultural) (Although the Agricultural Zoning X of Dublin) (941-1560-005) District is not noted as being 3 Vacant parcel (Dublin None A (Agricultural) inconsistent with the Specific Plan or X Historical Preservation (941-1560-003-03) General Plan land use designation, Assn. ) the properties are proposed to be rezoned to be consistent with the other properties newly-designated as Parks/Public Recreation.) Page 3 of9 Lot Site Common Name Address/APN Current Proposed Zoning District Included in # (Owner) Zoning CEQA Addendum 4 Dublin Square 11759 Dublin Blvd. C- I {Retai I Planned Development (Dublin Shopping Ctr. (941-1560-007-0l) Commercial) Village Historic Area Specific (Berkeley Land Co.) Plan) Zoning District. (The C-l Zoning District is not consistent with the Specific Plan or General Plan designation of Parks/Public Recreation.) 5 Dublin Heritage Center 6506 Donlon Way A (Agricultural) No proposed change. (Citv of Dublin) 941-1560-001-0 I {Prior to the Historic Specific Plan 6 Pioneer Cemetery (City 6600 Donlon Way A (Agricultural) process, these parcels had a General of Dublin) 941-1560-001-02 Plan designation of Parks and Recreation and zoning designation of Agricultural. Therefore, these properties were not included in the recent General Plan Amendment and they are not proposed to re-zoned at this time). 7 Green Store (Tri Valley 11873 Dublin Blvd. Planned No proposed change. Church of Christ) (941-1550-04) Development (The current zoning is not consistent Zoning District with the Specific Plan or General with Plan land use designation of Conditional Use Parks/Public Recreation, but leaving Permit to the existing zoning in place ensures operate church that the current church and religious land use can continue as specified in the Soecific Plan). . \ -~ - ~ - ==-'..::::--- ---~...;.=--- ~~;:@ - ~~~~ -------_.:::::::=:-~-=---==--=--=--==----- GJ [!] GJ [U .--------=== Page 4 of9 Lots 1-4: The new Planned Development (Dublin Village Historic Area Specific Plan) Zoning District will apply to the following four parcels: 11759 Dublin Boulevard (APN 941-1560-007-01), No address (APN 941- 1560-006), No address (APN 941-1560-005), and No address (APN 941-1560-003-03). Chapter 8.32 of the Zoning Ordinance (Planned Development Zoning District) requires that a Stage I Development Plan be adopted with the reclassification of the properties to the Planned Development Zoning District. The Plan requires that the following sections be addressed: zoning; statement of proposed, permitted, conditional and temporary uses; site plan; site area and proposed densities; phasing plan; landscaping plan; general plan and specific plan consistency; inclusionary zoning regulations; and development regulations and architectural standards. In the case of this Planned Development rezoning, the Specific Plan and Dublin Historic Park Master Plan will serve as both the Stage 1 and Stage 2 Development Plan, and no additional land use entitlements shall be required if development is proposed which is consistent with the Dublin Village Historic Area Specific Plan and the Dublin Historic Park Master Plan. The Stage I and II Development Plan is included as Exhibit B to Attachment 2. Since this Planned Development Rezone is City-initiated, there are no detailed plans being approved in conjunction with a development application. However, the entirety of the new Planned Development Zoning District is within the Dublin Historic Park Master Plan boundary, and it is anticipated that all future development in the Planned Development Zoning District will be in compliance with the adopted Historic Park Master Plan Map, which is included as Exhibit A to Attachment 2. Lots 5 and 6: The existing zoning for Lot 5 (Dublin Heritage Center) and Lot 6 (Pioneer Cemetery) are not proposed to be amended. These two properties have historically had a General Plan land use designation of Parks/Public Recreation; therefore they were not a part of the General Plan Amendment adopted by the Council on August 1,2006. These two properties are currently zoned A (Agricultural), which is proposed to remain. The underlying zoning of Agricultural for these two properties does not affect the General Plan designation of Parks & Recreation or the implementation of the Dublin Village Historic Area Specific Plan. While the underlying zoning of Agricultural will not affect the implementation of the Specific Plan, the Planning Commission could include these two properties as a part of the proposed rezone of the adjacent parcels to Planned Development (Dublin Village Historic Area Specific Plan) Zoning District to ensure consistency of all of the properties related to the Dublin Historic Park Master Plan. Furthermore these two parcels are a part of the City-owned Dublin Heritage Center and Pioneer Cemetery which are a part of the overall Historic Park Master Plan. The other three parcels which comprise the Dublin Heritage Center and Pioneer Cemetery (lots 1-3 of Table 1 above) are proposed to be rezoned to Planned Development (Dublin Village Historic Area Specific Plan). Staff recommends that the Commission review the appropriateness of also rezoning of these two properties to ensure consistency of all parcels under City ownership. Lot 7: Additionally, Staff is not recommending to amend the zoning district of the Green Store site at 11873 Dublin Boulevard. Although the Planned Development Zoning District and the allowed uses in that district are not consistent with the Specific or General Plan land use designation of Parks/Public Recreation, leaving the existing zoning ensures that the church and religious land use can continue to operate under its Conditional Use Permit as specified in the Specific Plan. Leaving the current zoning in place would be consistent with the language in Section 7.6 of the General Plan, which states that "The Green Store is a recognized historical resource and has been used as a church since 1989. This use can Page 5 of9 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." The existing Planned Development Zoning District is proposed to remain. Action 2: Zoning Ordinance Section 8.62 Text Amendment and Rescission of the Dublin Village Design Guidelines In January 2005, the City Council simultaneously adopted the Dublin Village Design Guidelines, created an Overlay Zoning District, and adopted a new section of the Zoning Ordinance: Section 8.62 (Historic Overlay Zoning District Site Development Review), which was developed to guide the implementation of the Design Guidelines. On August I, 2006, when the Dublin Village Historic Area Specific Plan was adopted by the City Council, the Design Guidelines were incorporated into the Specific Plan document as Section 7. The intent was to have all of the guidelines, regulations, and requirements pertaining to the Historic Area in one place. Now that the Design Guidelines have been incorporated into the Specific Plan, the Zoning Ordinance Chapter 8.62, which refers to the Design Guidelines as a separate and distinct document, needs to be revised. The exact text amendments are shown in Exhibit A to Attachment 3, but that the amendments merely consist of changing all references in Section 8.62 to the "Dublin Village Design Guidelines" have been replaced with "Dublin Village Historic Area Specific Plan." All properties within the Specific Plan boundaries, depicted on the Specific Plan Map in Attachment 5, would be required to comply with the design guidelines ofthe Specific Plan as well as the other provisions of the Plan, with the exception ofthe existing church use on the Green Store site, as noted above. Action 3: Amendment to the San Ramon Specific Plan When the boundary for the Dublin Village Historic Area Specific Plan was defined and approved by the City Council, it was drawn in an attempt to include all properties containing known historical, archeological, or cultural resources. Because the property at 7100 San Ramon Road includes the remnants of the historic Alamilla Springs, this property (and the one immediately adjacent to it at 11865 Dublin Boulevard), was included in the boundary of the Historic Area Specific Plan, even though the two properties were already a part of the San Ramon Road Specific Plan, which was adopted by the City Council in June 1983. One of the implementation actions of the Specific Plan was to remove these two parcels from the San Ramon Road Specific Plan so it is clear that only the standards and regulations of the Dublin Village Historic Area Specific Plan apply. The exact proposed boundary modification to the San Ramon Road Specific Plan is shown in Exhibit A to Attachment 4. There are no changes proposed to any other portion of the San Ramon Road Specific Plan, solely that the two properties referenced above are removed from the Plan's boundary. The underlying zoning of the two properties (commercial and multi-family residential) would remain the same and are not proposed to be modified. ENVIRONMENTAL REVIEW: An Initial Study/Mitigated Negative Declaration (IS/MND) was 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 Page6of9 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. The Mitigated Negative Declaration was adopted by the City Council on August 1, 2006. Addendum to the Mitigated Negative Declaration: In the project description for the Initial Study/Mitigated Negative Declaration, Staff initially expected that the rezoning, to ensure consistency with the Specific Plan and General Plan, would only affect the property at 11759 Dublin Boulevard (owned by Berkeley Land Co.), which is zoned C-l (Retail Commercial). It was assumed for the purposes of the environmental review that all other parcels in the Specific Plan area that have a General Plan land use designation of Parks/Public Recreation would remain with the existing Agricultural Zoning District. Upon further analysis, it became apparent that it would be most appropriate to rezone all properties whose General Plan land use designation had recently been amended so that all of the newly-designated Parks/Public Recreation parcels would also be in the same Zoning District. Therefore, the three parcels (Lots 1-3 of Table 1 on page 3 of this Staff Report) which were not previously proposed to be rezoned from A (Agricultural) to Planned Development (Dublin Village Historic Area Specific Plan) are now being considered as a part of this environmental document. Additionally, although Staff initially intended to rezone the Green Store site at the same time as the others, Staff is now recommending to not change the zoning district of the Green Store site at 11873 Dublin Boulevard because the Conditional Use Permit on the property ensures that the use can continue as a legal, conforming use. The existing Planned Development Zoning District is proposed to remain. In order to address this issue as it related to CEQA review, an Addendum to the Initial Study/Mitigated Negative Declaration for the Dublin Village Historic Area Specific Plan and related General Plan Amendments has been prepared that notes the proposed property rezoning, the minor impacts of the addition of three parcels to the Planned Development Zoning District, and its relation to the environmental analysis already completed (Exhibit A to Attachment 1). CONCLUSION: The proposed Dublin Village Historic Area Specific Plan and related General Plan Amendments furthers several of the goals the City Council has developed in recent years related to the City's historic core. In order to implement the goals of the Specific Plan, several implementation actions need to be approved, including the three outlined in this report. RECOMMENDATION: Staff recommends that the Planning Commission: 1) Receive Staff presentation; 2) Open the public hearing; 3) Take testimony from the public; 4) Close public hearing and deliberate; 5) Adopt a Resolution (Attachment 1) recommending that the City Council adopt an Addendum to the Initial Study/Mitigated Negative Declaration for the Dublin Village Historic Area Specific Plan and related General Plan Amendments (with the Addendum attached as Exhibit A and the Initial Study/MND attached as Exhibit B); 6) Adopt a Resolution (Attachment 2) recommending City Council approval of Planned Development (Dublin Village Historic Area Specific Plan) Zoning District for four parcels in the project area (with the Stage I and II Site Plan attached as Exhibit A, Stage I and II Development Plan as Exhibit B, and a Map depicting the four parcels proposed to be rezoned as Exhibit C); 7) Adopt a Resolution (Attachment 3) recommending City Council approval of an amendment to Section 8.62 (Historic Overlay Zoning District Site Development Review) of the Zoning Ordinance to remove reference to the "Dublin Village Historic Area Design Guidelines", replace with reference to the "Dublin Village Historic Area Specific Plan," and rescind the Dublin Village Design Guidelines (with the amendments to Chapter 8.62 attached as Exhibit Page 7 of9 A); and 8) Adopt a Resolution (Attachment 4) recommending City Council approval of an amendment to the San Ramon Road Specific Plan to remove two parcels from the Specific Plan boundary that are currently included in the Dublin Village Historic Area Specific Plan project area (with a revised San Ramon Road Specific Plan Map attached as Exhibit A). Page 8 of9 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 PLANt SPECIFIC PLAN DESIGNATION: Various EXISTING ZONING AND LAND USE: Various 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 of the proposed mitigation measures. Page 9 of9