HomeMy WebLinkAbout02-005 DwntwnCrSpcfcPln03-12-2002 AGENDA STATEMENT
PLANNING COMMISSION MEETING DATE: MARCH 12, 2002
SUBJECT:
ATTACHMENTS:
PUBLIC HEARING - PA 02-005, Downtown Core Specific Plan
area rezoning. A City-initiated application to rezone parcels in the
Downtown Core Specific Plan area from existing zoning districts C-I,
C-2, and PD to Planned Development (Downtown Core Specific Plan)
Zoning District
(Report prepared by: Kristi Bascom, Associate Planner) ~
Resolution recommending approval of Planned Development
(Downtown Core Specific Plan) rezoning
Land Use Plan for Downtown Core Specific Plan area
Location Map
RECOMMENDATION:
2.
3.
4.
5.
Open public hearing and hear Staff presentation.
Take testimony from the public.
Question Staff and the public.
Close public hearing and deliberate.
Adopt Resolution (Attachment 1) recommending approval of
the Planned Development (Downtown Core Specific Plan)
rezoning.
DESCRIPTION:
The Downtown Core Specific Plan area is approximately 51 acres of land located north of Dublin
Boulevard and west of the 1-680 freeway. It contains several of Dublin's major retail establishments
including Safeway, Dublin Honda, Target, Circuit City, and Home Depot Expo as well as a mixture of
smaller restaurant and service uses.
The intent of rezoning the parcels within the Downtown Core Specific Plan area is to bring the zoning
designations for the area into conformance with the land use designations contained in the Downtown
Core Specific Plan, which was adopted by the City Council on December 19, 2000.
The intent of the Specific Plan is to maintain the viability of existing "big box" retail uses and to increase
the appearance and functionality of the area by promoting a mix of smaller scale specialty retail, office,
mixed use, residential, and similar uses.
BACKGROUND:
On December 19, 2000, three Specific Plans were adopted for the purpose of guiding the development of
Downtown Dublin. These plans include the West Dublin BART Specific Plan (approximately 70 acres of
COPIES TO: Applicant
Property Owner
PA File
Project Manager
iTEMNO. ~)' i
land north of the 1-580 freeway), the Downtown Core Specific Plan (approximately 51 acres of land
located north of Dublin Boulevard and west of the 1-680 freeway), and the Village Parkway Specific Plan
(approximately 31 acres of land located along the east and west sides of Village Parkway between Dublin
and Amador Valley Boulevards). Along with these three specific plans, the City's General Plan was
amended to ensure the compatibility of the specific plans with the General Plan land use designations.
One of the first implementing actions for the specific plans is the initiation of rezoning in each specific
plan area as necessary, and the Downtown Core Specific Plan is the first area to be reviewed.
Several approaches for rezoning were considered and it was determined that using the Planned
Development Zoning District in these areas would allow the flexibility needed to encourage innovative
development while ensuring that the goals, policies, and action programs of the Downtown Core Specific
Plan and the General Plan are satisfied. Therefore, the proposed rezone for the property is a Planned
Development (Downtown Core Specific Plan) Zoning District.
ANALYSIS:
The Downtown Core Specific Plan area currently includes three zoning districts:
· C-1 (Retail Commercial) which allows general retail, office, and personal service uses in addition
to restaurants, health services and clinics, and automobile brokerages;
· C-2 (General Commercial) which allows many of the same uses as C-1 in addition to larger-scale
retail establishments as well as a greater range of auto-related uses; and
· PD (Planned Development) which allows general retail, restaurants, office uses on the second
floor, and service commercial uses.
The Downtown Core Specific Plan contains six land use categories, including:
· Corn A (Commercial A) which allows larger retail centers, general retail and service uses, and
restaurants;
· Corn B (Commercial B) which allows smaller-scale uses including specialty retail, restaurants,
offices, entertainment, and similar pedestrian-oriented uses;
· O (Office) which allows professional, business, corporate, and medical/dental offices;
· R/O (Retail/Office) which allows a range of general retail as well as professional, business,
corporate, medical, and dental buildings;
· R/A (Retail/Auto) which allows the sales and service of new and used vehicles; and
· MU (Mixed Use) which allows medium or high-density residential uses and at least one non-
residential land use such as office or retail.
The existing zoning and Specific Plan land use designations for the different parcels in the area are not
consistent throughout the Specific Plan Area. Using a Planned Development (Downtown Core Specific
Plan) Zoning District would allow all of the properties to be zoned consistently with the Specific Plan and
the allowable uses more clearly defined.
Rezoning:
The new Planned Development (Downtown Core Specific Plan) Zoning District will apply to all parcels
within the Specific Plan Boundary Area as shown in the Final Downtown Core Specific Plan, adopted by
the City Council on December 19, 2000.
Chapter 8.32 of the Zoning Ordinance (Planned Development Zoning District) requires that a Stage 1
Development Plan shall be adopted with the reclassification of the property to the Planned Development
Zoning District. The Downtown Core Specific Plan meets the requirements of the Stage 1 Development
Plan as it includes the details shown below:
Stage 1 Development Plan requirements
1. Zoning
Downtown Core Specific Plan
Planned Development
(Downtown Core Specific Plan)
2. Statement of Proposed Uses
Permitted Uses
Conditional Uses
Temporary Uses
3. Stage 1 Site Plan
Site area and proposed densities
Phasing Plan
Landscaping Plan
General Plan and Specific Plan consistency
8. Inclusionary Zoning Regulations
As allowed per Downtown Core Specific Plan
As allowed per Downtown Core Specific Plan
As allowed per Chapter 8.108 (Temporary Use
Permit) of the Zoning Ordinance
Diagram of Existing Land Uses in Downtown Core
Specific Plan
As allowed per Downtown Core Specific Plan
As allowed per Downtown Core Specific Plan
As required per Downtown Core Specific Plan
Consistent
To be reviewed with applicable individual
development applications
The Downtown Core Specific Plan contains development standards for minimum lot size, maximum floor
area ratio, etc. The one standard that is not outlined specifically is the minimum required setbacks to any
property line. Staff has determined that the Planned Development (Downtown Core Specific Plan) zoning
district shall have the same setback requirements as the C-2 zoning district, which is zero (0) to all
property lines.
Individual development projects consistent with the Specific Plan will require approval of a Stage 2
Development Plan pursuant to the Planned Development District regulations.
Site Development Review:
Since this Planned Development Rezone is City-initiated, there are no detailed plans being approved in
conjunction with a development application. All new development of any size in the Specific Plan area
shall be subject to Chapter 8.104 (Site Development Review) of the Zoning Ordinance and will be
reviewed for compliance with the Downtown Core Specific Plan.
ENVIRONMENTAL REVIEW:
An Initial Study was prepared for the Downtown Core Specific Plan pursuant to CEQA Guidelines
Section 15071, and is on file in the Dublin Planning Department. Based on the Initial Study, a Negative
Declaration was prepared for the Specific Plan with the finding that the implementation of the Plan would
have no' adverse environmental impacts as mitigation was included in the project description. The
Negative Declaration was adopted by the City Council on December 19, 2000.
This application is an implementation measure of the Downtown Core Specific Plan and therefore no
additional environmental review is required.
CONCLUSIONS AND RECOMMENDATION:
Staff believes that one zoning district applied consistently to all properties in the Specific Plan Area will
provide the clearest direction on what development is desired for the Downtown Core. Using a Planned
3
Development zoning district that is based on the Downtown Core Specific Plan for this purpose will
ensure that the Specific Plan development regulations guide all future development.
Staff recommends the Planning Commission open the Public Hearing, deliberate, and adopt the
Resolution (Attachment 1) recommending City Council approval of the Planned Development
(Downtown Core Specific Plan) Rezone.
G:LPA#~2002\02-005LPC Staff Report.doc
GENERAL INFORMATION:
APPLICANT:
PROPERTY OWNERS:
LOCATION:
ASSESSOR PARCEL:
GENERAL PLAN
DESIGNATION:
SPECIFIC PLAN
DESIGNATION:
EXISTING ZONING
AND LAND USE:
City-initiated
Various
Downtown Core Specific Plan Area (as shown on the attached map)
Assessor Parcel Numbers 941-305-10, 12-2, 22-1, 26, 27, 28, 29-2, 31-2,
32, 33, 36, 37, 38, 39, and 40
Retail/Office
Com A (Commercial A), Com B (Commercial B), O (Office), R/O
(Retail/Office), R/A (Retail/Auto), and MU (Mixed Use)
C-1 (Retail Commercial Zoning District), C-2 (General Commercial Zoning
District), and PD/C-1 (Planned Development Zoning District with Retail
Commercial uses allowed)
5
RESOLUTION NO. 02 -
A RESOLUTION OF THE PLANNING COMMISSION
OF THE CITY OF DUBLIN
RECOMMENDING THAT THE CITY COUNCIL APPROVE THE REZONING OF
PARCELS IN THE DOWNTOWN CORE SPECIFIC PLAN AREA FROM EXISTING
ZONING DISTRICTS C-I, C-2, AND PD TO A PLANNED DEVELOPMENT
(DOWNTOWN CORE SPECIFIC PLAN) ZONING DISTRICT,
PA 02-005, CITY OF DUBLIN
WHEREAS, the City of Dublin is desirous of improv, ing the appearance, functionality,
economic vitality of the downtown portion of Dublin in a manner consistent with the broad
vision expressed in the Dublin General Plan; and,
WHEREAS, the City prepared the Downtown Core Specific Plan (Exhibit A) pursuant to
Government Code Sec. 65450 et seq.; and,
WHEREAS, the Downtown Core Specific Plan was adopted by the City Council on
December 19, 2000 and includes permitted land uses, development standards, urban design
guidelines, transportation improvements and implementation programs to achieve the goals of
the Dublin General Plan; and,
WHEREAS, the City of Dublin is initiating the rezoning of parcels in the Downtown
Core Specific Plan area from existing zoning districts C-I, C-2, and PD to Planned Development
(Downtown Core Specific Plan) Zoning District in order to bring the zoning of the parcels into
conformance with the land use designations contained in the Downtown Core Specific Plan; and
WHEREAS, the Planning Commission did hold a public hearing on the Planned
Development (Downtown Core Specific Plan) rezone on March 12, 2002; and
WHEREAS, proper notice of said public hearing was given in all respects as required by
law; and
WHEREAS, the application has been reviewed in accordance with the California
Environmental Quality Act (CEQA), the State CEQA Guidelines and the City Environmental
Guidelines. An Initial Study was prepared for the Downtown Core Specific Plan pursuant to
CEQA Guidelines Section 15071, and is on file in the Dublin Planning Department. Based on
the Initial Study, a Negative Declaration was prepared for the Specific Plan with the finding that
the implementation of the Plan would have no adverse environmental impacts as mitigation was
included in the project description. The Negative Declaration was adopted by the City Council
on December 19, 2000. This application is an implementation measure of the Downtown Core
Specific Plan and therefore no additional environmental review is required; and,
ATTACHMENT
WHEREAS, a Staff Report was submitted recommending Planning Commission
approval of a resolution recommending City Council approval of the Planned Development
(Downtown Core Specific Plan) Zoning District; and
WHEREAS, the Planning Commission heard and considered all said reports,
recommendations, written and oral testimony submitted at the public hearing as hereinabove set
forth.
NOW, THEREFORE, BE IT RESOLVED THAT THE Dublin Planning Commission
does hereby make the following findings and determinations regarding said proposed Planned
Development (Downtown Core Specific Plan) rezoning:
The proposed Planned Development (Downtown Core Specific Plan) Zoning District
meets the purpose and intent of Chapter 8.32 of the Zoning Ordinance because it will
provide uses that are appropriate for the site as was determined during the Specific Plan
adoption process; and
Development under the Planned Development (Downtown Core Specific Plan) Zoning
District and would be harmonious and compatible with existing and future development
in the surrounding areas; and
o
The Planned Development rezone is consistent with the general provisions, intent, and
purpose of the PD District Zoning District of the Zoning Ordinance in that it contains all
information required by Chapter 8.32 of the Zoning Ordinance and accomplishes the
objectives of Chapter 8.32, A through H, of the Zoning Ordinance; and
The subject site is physically suitable for the type and intensity of the zoning district
being proposed because it is an improved site with adjacent roadways which are designed
to carry traffic that would be generated by the proposed types of uses; and
°
The proposed rezoning 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 because
the project has been built according to City laws and regulations and because the Planned
Development (Downtown Core Specific Plan) Zoning District will limit land uses to
those which are appropriate for this site; and
The proposed rezoning is consistent with the Retail/Office designation of the Dublin
General Plan the proposed use types are permitted by said designation.
o
The proposed rezoning is within the scope of the Negative Declaration adopted for the
Downtown Core Specific Plan and does not require additional environmental review
under CEQA.
BE IT FURTHER RESOLVED THAT THE Dublin Planning Commission does
hereby recommend that the City Council approve a Planned Development (Downtown Core
Specific Plan) rezone for all of the parcels in the Specific Plan area.
PASSED, APPROVED and ADOPTED this 12th day of March 2002.
AYES:
NOES:
ABSENT:
ABSTAIN:
ATTEST:
Planning Commission Chairperson
Planning Manager
G:~PA#L2002\02-005~PCreso.doc
I
VALLEY
Land Use Plan
Downtown Core Sp'eci fic Plan
~LEVARD
(COMA) COMMERCIALADECEMBERN'T'S' 2000~--~
LEGEND
LAND USE PLAN
DOWNTOWN CORE SPECIFIC PLAN
SPECIFIC PLAN BOUNDARY
USE AS NOTED
POTENTIAL PLAZA LOCATION
OPPORTUNITY SITE
(R/O) RETAIL/OFFICE
CITY
Locati on Map
58,0::
LEGEND
DOWNTOWN CORE SPECIFIC PLAN AREA
WEST DUBLIN BART SPECIFIC PLAN AREA
VILLAGE PARKWAY SPECIFIC PLAN AREA
N.T.S.
DECEMBER 2000
ATTACHMEHT3
LOCAL CONTEXT
DOWNTOWN CORE SPECIFIC PLAN C I T Y O F D U B L I N