HomeMy WebLinkAbout6.1 SanRamonVilPlazaRezone CITY CLERK
File # [~~~-~Lo_~
AGENDA STATEMENT
CITY COUNCIL MEETING DATE: June 1, 2004
SUBJECT: PUBLIC HEARING - PA 02-063 Bancor San Ramon Village Plaza PD
Rezone with Stage 1 and 2 Development Plan 2''d Reading
(Report Prepared by: Deborah Ungo-McCormick~ Contract Planner ~
ATTACHMENTS: 1. Ordinance approving a PD Rezone with Stage 1 and 2 Development
Plan for the San Ramon Village Plaza Site.
RECOMMENDATION: 1. Open public hearing
2. Receive Staff presentation
3. Take public testimony.
4. Question Staff, Applicant, and the public.
5. Close public hearing and deliberate.
6. Waive the reading and adopt Ordinance (Attachment 1) approving a PD
Rezone with Stage 1 and 2 Development Plan for the San Ramon
Village Plaza Project (PA#02-063)
FINANCIAL STATEMENT: None
PROJECT DESCRIPTION:
The proposed development consists o£the demolition of approximately 34,000 sq: ft. of commercial
buildings and parking lot area in the south portion of an existing San Ramon Village Plaza shopping
center to provide for the construction of 56 residential townhouse-style condominium units. In addition,
the project includes the remodeling of the remaining 14,377 sq. ft. of existing commercial building in the
north portion of the site to compliment the residential project. The Applicant is requesting approval of a
Planned Development (PD) Rezone to provide for a project that would integrate the two development
areas to create a'pedestrian-oriented mixed-use village.
The action for the City Council is approval of a PD Rezoned with a Stage 1 and Stage 2 Development
Plan that established permitted uses and development standards that are specific to the proposed project
for the San Ramon Village Plaza Site.
ANALYSIS:
The Dublin Zoning Ordinance established the intent and requirements of a Planned Development District.
The intent of the Planned Development District is to create a more desirable use of the land, a more
coherent and coordinated development, and a better physical environment that would otherwise be
possible under a single zoning district or combination of zoning districts. The Planned Development
COPIES TO: Applicant
In House Distribution
district requires that a Stage 1 and 2 Development Plan be adopted to establish regulations for the use,
development, improvement and maintenance of the property within the requested Planned Development
District. The Applicant is applying for a Stage 1 and 2 Planned Development for the 4.62 acre site in
accordance with the City's Zoning Ordinance. The land use designations and proposed development mix
consists of retail/office uses in the northerly portion of the site and medium high density residential in the
southerly portion of the site.
General Plan Consistency:
The project includes a General Plan Amendment application to create a Mixed Use Category in the
Primary Planning Area and to re-designate the San Ramon Village Plaza site to Mixed Use. The proposed
Mixed Use category will provide for the conversion of commercial centers to mixed use over time. The
San Ramon Village Plaza Project conforms to this proposed Mixed Use Category. The Planning
Commission adopted a Resolution recommending approval of the General Plan Amendments to the City
Council. The General Plan Amendment will be considered by the City Council during the Second Cycle
of General Plan Amendments in July 2004. The project entitlements, including the Planned Development
Rezone, Tentative Parcel Map and Site Development Review, are all subject to final approval of General
Plan Amendments to allow a Mixed Use designation on the subject site.
Inclusionary Zoning Regulations:
The project will comply with the Inclusionary Zoning Ordinance and any City Council Resolution
relating to that ordinance in effect at the time of the issuance of the first building permit for this project.
The regulations recently adopted by the City Council require new residential projects to provide 12.5% of
the total number of dwelling units with the development as affordable units. The project proposes to
comply with the Inclusionary regulations by constructing all 7 required affordable units.
City Council Action:
On May 18th 2004, the City Council heard the Ordinance approving a PD Rezone with Stage 1 and 2
Development Plan for the Bancor San Ramon Village Plaza project. As required by the City of Dublin
Municipal Code, a second reading of the proposed Ordinance is necessary prior to final adoption of the
Development Agreement.
Environmental Review:
Pursuant to the California Environmental Quality Act (CEQA) the City Council adopted Resolution No.
80-04 adopting the Mitigated Negative Declaration and Mitigation Monitoring Plan for the project.
RECOMMENDATION:
Staff recommends that the City Council: hear Staff Presentation, open Public Hearing; question Staff,
Applicant and the Public; close Public Heating; deliberate; and waive the reading and adopt an Ordinance
(Attachment 1) approving a PD Rezone with Stage 1 and 2 Development Plan.
2 rr -z_.
ORDINANCE NO. -04
AN ORDINANCE OF THE CITY COUNCIL
OF THE CITY OF DUBLIN
AMENDING THE ZONING MAP TO REZONE PROPERTY AND
APPROVING A RELATED STAGE 1 AND 2 DEVELOPMENT PLAN FOR THE SAN RAMON
VILLAGE PLAZA PROJECT
PA 02-063
The Dublin City Council does ordain as follows:
SECTION 1: Findings
A. Pursuant to Section 8.32.070 of the Dublin Municipal Code, the City Council finds as follows.
1. The San Ramon Village Plaza PD-Planned Development zoning meets the purpose and intent
of Chapter 8.32 in that it provides a comprehensive development plan that creates a desirable use
of land that is sensitive to surrounding land uses by virtue of the layout and design of the site plan,
and uses creative design and a mix of complementary uses to establish the project as a focal point
for the area.
2. Development of the San Ramon Village under the PD-Planned Development zoning will be
harmonious and compatible with existing and future development in the surrounding area in that
the retail/office and medium density use of the site would utilize the close proximity of 1-680
freeway and adjacent to public roadways. The land uses and site plan provide effective transitions
to the surrounding development of retail/office and residential.
B. Pursuant to Sections 8.120.050.A and B of the Dublin Municipal Code, the City Council finds as
follows.
1. The proposed PD-Plauned Development zoning for the San Ramon Village Plaza will be
harmOnious and compatible with existing and potential development in the surrounding area in
that the mixed-use would provide effective transitions to the surrounding development including
retail uses and single-family residential.
2. The Site is a relatively flat, with existing infrastructure (including roads, sewer, storm drain,
potable water, natural gas, and electricity) located immediately adjacent to the site with no major
or unusual physical or topographic constraints and thus is physically suitable for the type and
intensity of the proposed PD-Planned Development district.
3. The proposed PD-Planned Development zoning will not adversely affect the health or safety of
persons residing or working in the vicinity, or be detrimental to the public health, safety and
welfare in that the project will comply with all applicable development regulations and standards
and will implement all adopted mitigation measures.
4. The PD-Plarmed Development zoning is consistent with the Dublin General Plan in that the
project includes companion amendments to both plans which amendments were approved by the
ATTACHMENT 1
City Council in Resolution XX-04 on ., 2004, and which amendments proposed the land
uses and development plans reflected in the proposed PD-Planned Development district.
C. pursuant to the California Environmental Quality Act, the City Council adopted a Mitigated Negative
Declaration for the Project and a mitigation monitoring plan in Resolution XX-04 on __, 2004, as
required to support approval of the project, including approval of the PD-Planning Development zoning.
SECTION 2:
Pursuant to Chapter 8.32, Title 8 of the Dublin Municipal Code, the City Council finds as follows:
Approximately 4.62 acres on the east side of San Ramon Boulevard, between Bellina Street
and Alcosta Boulevard known as the San Ramon Village Plaza and more specifically
described as APN#941-0164-001-04 & 941-0164-003-03 (A) (B)
("the Property"). A map of the rezoning area is shown below:
SECTION 3.
The regulations for the use, development, improvement, and maintenance of the Property are set
forth in the following Stage 1 and 2 Development Plan for the Project area, which is hereby approved.
Any amendments to the Stage 1 and 2 Development Plan shall be in accordance with section 8.32.080 of
the Dublin Municipal Code or its successors.
Stage 1 and 2 Development Plan for San Ramon Village Plaza
This is a Stage 1 and 2 Development Plan pursuant to Chapter 8.32 of the Dublin Zoning Ordinance.
This Development Plan meets all the requirements for a Stage 1 and 2 Development Plan and is adopted
as part of the PD-Planned Development rezoning for the San Ramon Village Plaza, PA 02-063. The
Stage 1 and 2 Development Plan consists of the items and plans identified below, many of which are
contained in the document entitled "Exhibit A-1 (project plans)", dated March, 2004 which is
incorporated herein by reference. The PD-Planned Development District and this Stage 1 and 2
Development Plan provide flexibility to encourage innovative development while ensuring that the goals,
policies, and action programs of the General Plan, and provisions of Chapter 8.32 of the Zoning
Ordinance are satisfied.
1. Statement of proposed uses. The Development Plan for the San Ramon Village Plan
provides for the development of a 4.62 acre site as a mixed use development in two
development zones: Medium Density Residential and Commercial/Mixed Use (See Sheet 4 of
Exhibit A-1 (project plans)).
Permitted Uses (Medium Density Residential):
1. Single-family dwellings
2. Multi-family dwellings
3. Animal Keeping - residential
4. Caretaker Residence
5. Community Care Facility/Small
6. Duplex
7. Group Single-Family
8. Garage sales
9. Home Occupations
10. Off-street Parking Lots
11. Parking Lot - Residential
12. Second Unit
13. Small Family Day Care Home (1-8 children)
14. Vending Machines
Conditional Uses: 1. Boarding and Rooming Houses
2. Community Clubhouse
3. Community Facility
4. Bed and Breakfast Inn
5. Community Care Facility (Large)
Accessory Uses: As provided for in the regulations and procedures of the Zoning Ordinance.
b. Permitted Uses (Commercial/Mixed Use):
1. Bakeries
2. Banks and Financial Services
3. Bicycle Sales, Service and rentals
4. Bookstores, except adult books tores
3
5. Catering establishments
6. Community Care Facility/Small
7. Eating and drinking establishment
8. Instructional Facilities
9. Home Occupations
10. Off-street Parking Lots
11. Parking Lot/Garage - Commercial
12. Office - Contractors (no exterior storage)
13. Professional/Administrative/Business/Financial
14. Repair Shop (non-automotive)
15. Retail (General, neighborhood, service)
16. School - commercial
17. Shopping Center
18. Specialty schools
19. Studios/Photographers/Artists
20. Vending Machines
21. Temporary Mobile Home/Manufactured Home
Conditional Uses (by Planning Commission): 1. Animal Sales and Services
2'. Arcade
3. Automobile/Vehicle Brokerage, Rental, Sales, Repairs and Service
4, Automobile/Vehicle Rental
5. Bed and Breakfast Inn
6. Community Care Facility (Large)Boarding and Rooming Houses
7. Health Services and Clinics
8. Community Care Facilities/Large
9. Dance Floors
10. Day Care Centers
11. Drive-In/Drive-through Business
12. Nursing Homes
13. Community Clubhouse
14. Community Facility
15. Hospital/Medical Center
16. Hotel/Motel
17. Laboratory
18. Massage Establishment
19. Plant Nursery
20. Recreational Facility/Indoor
21. Service Station
Conditional Uses (by Zoning Administrator): 1. Outdoor Mobile Vendor
2. Outdoor Seating
3. Temporary outdoor sales not related to on-site established business (Sidewalk Sale)
Accessory Uses: As provided for in the regulations and procedures of the Zoning Ordinance.
4
Temporary Uses: The following temporary uses are allowed provided they meet the regulations
and procedures of the Zoning Ordinance for Temporary Uses:
1. Tract and Sales Office/Model Home Complex
2. Arts and Crafts Fair
3. Fireworks Sale
4. Outdoor sale by established business establishment
5. Subdivision signs, office, sales and equipment yard
6. Temporary Construction trailer
7. Pumpkin, Christmas Sales Lots
Note: Uses not specifically approved through the Site Development Review for the project shall require a
Site Development Review Waiver approval by Community Development Director. Under the proposed
tenant mix, restaurant uses would account for 5,500 square feet of floor area. Prior to approving a tenant
improvement / City business license for additional restaurant floor area San Ramon Village Plaza, the
applicant shall provide evidence to the satisfaction of the Community Development Director that parking
available at the center is adequate to support additional restaurant uses.
Dublin Zoning Ordinance Applicable Requirements: Except as specifically modified by the
provisions of this PD District Rezone/Development Plan, all applicable general requirements and
procedures of the Dublin Zoning Ordinance shall be applied to the land uses designated in this PD District
Rezone.
2. Stage 1 and 2 Site Plan. See Sheet 4 of Exhibit A-I (project plans).
3. Site Area, Proposed Densities, Phasing and Development Regulations.
PHASE NO. LOT/ MAXIMUM NO. ACRES DU'S PD
PARCEL DWELLINGS /AC STAGE
NO.
1 1 43 & COMMON 2.23 19.28 1 and 2
OPEN SPACE
2 3 13 .71 18.3 1 and 2
SUBTOTAL: 56 2.94 1 and 2
Commercial 1 0 t .68 0 1
retail/office
TOTAL 1, 2, 3 56 4.62 12.12
Residential Medium Density, Homes (Townhome-sty, le Condomimiums)
Minimum Lot Size per d.u.: 2,000 sq. ft.
Maximum density: 56 units
Minimum Site Area: 2.24 acres
Minimum Building Setbacks: 10' minimum
A. Public Street Frontage:
Front Yard Setback: 10' minimum;
§
Side Yard Setback: 5' minimum
Rear Yard Setback: 10' minimum
Stair landings: 0' minimum:
Porches: 5' minimum
Elevated Decks: 5' minimum
Architectural Projections/: 5' minimum
details and bump outs
B. Private Street Frontage:
Front Yard Setback: 10' minimum;
Side Yard Setback: 5' minimum
Rear Yard Setback: 0' minimum
Stair landings: 4' minimum:
Porches: 3' minimum (from face of curb)
Elevated Decks: 0' minimum (from face of curb)
Architectural Projections/: 0' minimum (from face of curb)
details and bump outs
C. Non-Street Frontage:
Front Yard Setback: 10' minimum;
Side Yard Setback: 10' m~mmum
Rear Yard Setback: 10' minimum
Stair landings: 4' minimum:
Porches: 5' mlmmum
Elevated Decks: 10' minimum
Architectural Projections/: 5' minimum (from assumed property line)
details and bump outs
Minimum Site Width: 0
Maximum Site Coverage: 100%
Minimum Building Separation: 10' minimum
Maximum Height: Four or more dwellings: Three stories or forty five feet
Accessory Structures: Height limits shall be as stated in the
Dublin Zoning Ordinance.
Parking/Garages: Studio/lbed: One covered and one guest space for each
two units
Two or more Bed: two covered per dwelling units; one guest
for each two units
Two-car tandem garages: Permitted
Compact spaces: 35% of total required spaces, maximum
Commercial Retail/Office:
Lot Area:
A. Interior Lot: 5,000 sq. ft. minimum
B. Comer Lot: 6,000 sq. ft. minimum
Lot Width and Frontage: "7 ~.C)~
A. Interior Lot: 50 ft. minimum
B. Comer Lot: 60 ft. minimum
Lot Depth: 100 ft. minimum
Setbacks:
A. Front: 20 ft. minimum
B. Side: 0 ft. minimum, except shall be 10 ft. where abutting
residential
C. Street Side: 10 ft. minimum
D. Rear: 0 ft. minimum
Height: 36 ft. maximum
Coverage: N/A
Parking/Garages: As required by City of Dublin Off-street parking standards
Compact Spaces: 35% of total required parking, maximum
4. Architectural Standards. See attached Floor plans and Elevations by The Dahlin Group,
Sheets A.1 through A-18, contained in Exhibit A-1 (project plans). Any modifications to the
project design shall be substantially consistent with these plans and of equal or superior
· ~materials and design quality.
5. Phasing Plan. The site will be developed in up to two phases. Refer to Sheet 4 of Exhibit
A-t (project plans)
6. Master Neighborhood Landscaping Plan/Preliminary Landscape Plan. Refer to Exhibit
A-1 (project plans), Sheets L-1 through L-7, Preliminary LandSCaping Plan by The Guzzardo
Partnership. All Project monumentation and entry signs shall conform to Sheets L-6 and L-
7, Preliminary Landscaping Images and Details of the Project Plans. A Final Landscaping
Plan will be required to be submitted and approved prior to building permit issuance..
7. General Plan Consistency. San Ramon Village Plaza project includes a General Plan
amendment which modifies General Plan maps and text for the project. The project PD-
zoning and this Stage 1 and 2 Development Plan shall not be effective until the above
general plan amendments are approved and effective.
8. Inclusionary Zoning Regulations. To satisfy the City's Inclusionary Zoning Ordinance
(Dublin Municipal Code Chapter 8.68) and any amendments thereto, 12.5%, or 7 dwelling
units in the project must be Inclusionary units in accordance with the regulations of the
Ordinance. The Applicant/Developer shall construct all 7 units in Phases 1 and 2, and
designate those units as for-sale ("ownership") Inclusionary units affordable to very low-,
low-, and moderate-income households, and shall enter into an agreement with the City to
impose appropriate resale controls and rental restrictions on the units, prior to recordation of
final map
9. Aerial Photo. See Sheet 2 of Exhibit A-1 (project plans).
10. Applicable Requirements of Dublin Zoning Ordinance. Except as specifically provided
in this Stage 1 and 2 Development Plan, the use, development, improvement and
maintenance of the Property shall be governed by the provisions of the Dublin Zoning
Ordinance pursuant to section 8.32.060.C.
11. Statement of compatibility with Stage 1 Development Plan.' The Stage .2 portion of this
Development Plan is consistent with the Stage 1 portion of this Development Plan.
SECTION 4.
The City Clerk of the City of Dublin shall cause this Ordinance to be posted in at least three (3)
public places in the City of Dublin in accordance with Section 36933 of the Government Code of the
State of California.
SECTION 5.
This ordinance shall take effect and be enforced thirty (30) days from and after its passage and
after the effective date the San Ramon Village Plaza Project General Plan amendment.
PASSED, APPROVED AND ADOPTED by the City Council of the City of Dublin, on this 1 st day of
June 2004, by the following votes:
AYES:
NOES:
ABSENT:
ABSTAIN:
Mayor
ATTEST:
City Clerk
GSPA#L2002\02-063\City Council\pd ord.doc