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HomeMy WebLinkAbout86-050.1 & .2 Dublin Town & Country Assoc. " TO: FROM: SUBJECT: GENERAL INFORMATION: CITY OF DUBLIN PLANNING COMMISSION AGENDA STATEMENT/STAFF REPORT Meeting Date: June 16, 1986 Planning Commission Planning Staff ~ PA 86-050.1 and .2 Dublin Town & Country Associates/City of Dublin San Ramon Road Specific Plan Amendment Study and City Council Initiated Rezoning for a 4.8+ acre property identified as the Dublin Town & Country Shopping Center to allow occupancy in the Shopping Center by uses generally provided for by the by C-l, Retail Business District. PROJECT: OWNER: APPLICANT FOR SPECIFIC PLAN AMENDMENT STUDY: APPLICANT FOR REZONING: LOCATION AND ASSESSOR PARCEL NUMBER: GENERAL PLAN LAND DESIGNATION: EXISTING ZONING AND LAND USE: A Specific Plan Amendment Study to consider lifting the restriction on the mixture of uses allowed to occupy the Dublin Town & Country Shopping Center to allow occupancy by uses generally provided for by the C-l, Retail Business District, specifically to consider allowing a greater amount of personal service, financial or office uses at that location. A concurrent Rezoning application, initiated by the Dublin City Council, is being concurrently processed to consider rezoning the site from the current Planned Development (PD) District established under PA 83-042 to a new Planned Development (PD) District which would allow occupancy by the land uses provided for in the C-l, Retail Business District. Richard Jeha c/o Dublin Town & Country Associates 1460 Maria Lane, #420 Walnut Creek, CA 94596-5314 Richard Jeha c/o Dublin Town & Country Associates 1460 Maria Lane, #420 Walnut Creek, CA 94596-5314 City of Dublin P.O. Box 2340 Dublin, CA 94568 Southwest Corner of the intersection of San Ramon Road and Amador Court (APN 941-040-007) Commercial/Industrial - Retail/Office Planned Development (PD) District. Existing improvements on the site include a three- building, one-story shopping center totaling 52,100~ square feet in area, with general site parking and landscape improvements. ------------------------------------------------------------------------------ ITEM NO. ~ COPIES TO: Owner/Applicant File PA 86-050 SURROUNDING LAND USE AND ZONING: North - C-l, General Commercial District - Mixed Commercial Uses. East - San Ramon Road with C-l, General Commercial District uses lying beyond to the east. South - C-l, General Commercial District - Ice Rink. West - Planned Development (PD) District - Vacant lands carrying approval for a 174-unit multiple family residential project. SITE/ZONING HISTORY: A 56,704 sq. ft. shopping center was approved by the Alameda County Planning Department on March 1, 1980. That approval expired two years later (Site Development Review S-746). In June 1983, the City Council approved the San Ramon Road Specific Plan which designated the subject property for development of retail shopper stores. The Plan established design and land use limitations to direct the development of the various parcels within the Specific Plan. On November 28, 1983, the City Council amended the San Ramon Road Specific Plan allowing up to 25% of the total gross first floor area within the proposed development to be for personal service, financial institution or office use. The remaining 75% of the total gross first floor area was slated to be for shopper oriented retail use. On June 11, 1984, the City Council approved the Planned Development (PD) District Rezoning and Site Development Review (PA 83-042) for the 52,100~ sq. ft. Shopping Center. DESCRIPTION: I. Background The San Ramon Road Specific Plan was adopted in 1983 and established guidelines regarding the land use, development regulations, and circulation system for a 40+ acre area north of Dublin Boulevard, west of San Ramon Road, and south of Silver gate Drive. The Plan was prepared in response to the perceived need for specific development guidelines in an area where property ownership was fragmented into small holdings and which faced access and internal circulation problems. The 4.8+ acre Dublin Town & Country Associates property is located within the southern portion of the 13.0+ acre area identified by the Specific Plan as Area 3 (San Ramon Road-Properties). The Specific Plan identified Area 3 as the area with the best potential for the development of retail shopper stores oriented to providing additional comparison shopping goods for both Dublin and nearby community residents. The area's location along a major street, its proximity to the Regional Shopping Center (Stoneridge) and the fact that the site is situated along a direct route to and from Interstate 580 for a large area give the properties in Area 3 a development potential not found elsewhere in Dublin. The Specific Plan calls for the principal use of Area 3 to be retail shopper stores (including eating and drinking establishments). A November, 1983, amendment to the San Ramon Road Specific Plan provided that under certain circumstances a limited amount of development in the area would be allowed to be for personal service, financial or office use (see portion of Attachment #7). That amendment provided that in the case of shopping centers in Area 3 involving four acres or more, a maximum of 25% of the total gross floor area can be for personal service, financial, or office uses. That amendment request was initiated by Richard Jeha on behalf of the Dublin Town & Country Shopping Center. -2- The Specific Plan allows approximately 13,000 Center for service, financial or office uses. current occupancy is as follows: sq. ft. of the Shopping The Shopping Center's 8,405 sq. ft. (16.1%) in personal service, office or financial use - 21,500 sq. ft. (41.3%) in retail or restaurant use - 22,195 sq. ft. (42.6%) vacant II. Surrounding Development Activity The 13.0+ acres making up Area 3 have been bisected by the development of Amado~ Court. Amador Court was developed in conjunction with the 4.8~ acre, 52,100~ square foot Dublin Town and Country Shopping Center. Staff has received preliminary development proposals for development of three of the other holdings in the northern portion of Area 3. The first submittal involved the Nichandros holding, the property immediately north of the Dublin Town & Country Shopping Center, across Amador Court. The Planned Development (PD) Rezoning proposal filed in January, 1986, anticipated redevelopment of the 3+ acre holding into a 36,000+ sq. ft. retail complex. That request (City File PA 86-007) was withdrawn by the Applicant prior to any action being taken on the request. The second submittal was in conjunction with the proposed development of the 1.5~ acre Hayward Fisheries property at the north side of the Nichandros holding. The materials initially submitted for this site prompted the preparation of a traffic study by the City Traffic Engineer. The Study was performed to provide recommendations for vehicular and pedestrian traffic across that site and the other vacant or undeveloped properties in the northern portion of Area 3. A Planned Development (PD) Rezoning and Site Development Review submittal was subsequently filed over the site (PA 86-053) and is in the initial stages of City review. The final submittal proposal involved the 1.5+ acre Moret holding at the most northerly portion of Area 3 (its southerly boundary is common to the Hayward Fisheries holding). On April 14, 1986, the City Council authorized a San Ramon Road Specific Plan Amendment Study to consider the appropriateness to develop the site with an office project. The Study is in the early stages of work. III. City Council Authorization of the Jeha - San Ramon Road Specific Plan Amendment Study and Initiation of a Rezoning Study The Applicant's Written Statement (see Background Attachment #1), presents several reasons for the City Council to consider the authorization of a Specific Plan Amendment Study for the Dublin Town & Country Shopping Center property. On May 27, 1986, Staff advised the City Council of the request to authorize a Specific Plan Amendment Study. Staff recommended the request be denied. At that meeting, the Council authorized by minute order (see Attachment #4) a Specific Plan Amendment Study to consider removing the restriction on the maximum percentage of the total gross floor area that can be used for personal service, financial or office uses in the Dublin Town & Country Shopping Center. Concurrent with that action, the Council initiated a Rezoning Study to consider amending the current Planned Development (PD) District restrictions to allow occupancy by the land uses generally provided for in the C-l, Retail Business District. The Applicant, both in the May 6, 1986, letter and the letter of August 8, 1983 (see Attachment #8), presented reasons for the elimination of the restriction on occupancy by personal service, financial or office uses. His arguments included the following: 1) the slow progress to date in leasing the spaces within the Center; 2) the lack of an anchor tenant; 3) the need for a mixture of uses to provide a "balanced", attractive center; and 4) the constraints on leasing to additional food establishments created by large sewer hook-up fees for restaurants. -3- RECOMMENDATION Based on the above Staff Report, Staff recommends the Commission proceed with the public hearing as follows: FORMAT: 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) Consider and act on three draft Resolutions. A) A Resolution regarding the Negative Declaration of Environmental Significance. B) A Resolution regarding the Specific Plan Amendment Study. C) A Resolution regarding the Planned Development (PD) Rezoning. ACTION: Based on the above Staff Report, Staff recommends the Planning Commission adopt the attached Resolutions (Exhibit A approving the Negative Declaration of Environmental Significance for PA 86-050 and Exhibit B recommending that the City Council approve the Planned Development [PD] Rezoning Application for PA 86-050.2). ATTACHMENTS Exhibit A - Resolution Approving the Negative Declaration of Environmental Significance for PA 86-050 Exhibit B - Resolution Recommending the City Council Approve the San Ramon Road Specific Plan Amendment (PA 86-050.1) Exhibit C - Resolution Recommending the City Council Approve the Planned Development (PD) Rezoning (PA 86-050.2) Background Attachments: 1) Applicant's Written Statement Requesting Authorization of a Specific Plan Amendment Study (Letter of May 6, 1986) 2) Site Plan of Dublin Town & Country Shopping Center Indicating Existing and Signed Tenants 3) Chart Detailing Size and Type of Existing and Signed Tenant Occupancies 4) Excerpt of City Council Minutes of Meeting of May 27, 1986, Detailing Council's Minute Order for Preparation of Specific Plan Amendment Study and Initiation of a Planned Development (PD) District Rezoning Study 5) Draft Negative Declaration of Environmental Significance 6) Draft Ordinance for Planned Development (PD) District 7) Excerpts from San Ramon Road Specific Plan including Resolution No. 81-83 Approving an Amendment Dealing with Personal Service Uses, Financial or Office Uses and Shopper Goods Definitions 8) Letter from Richard Jeha Requesting Amendment to San Ramon Road Specific Plan to Allow Limited Occupancy by Personal Service, Financial or Office Uses (Letter of August 8, 1983) -4- RESOLUTION NO. A RESOLUTION OF TIIE PLANNING COMMISSION OF TIIE CITY OF DUBLIN ------------------------------------------------------------------------------ ADOPTING A NEGATIVE DECLARATION OF ENVIRONMENTAL SIGNIFICANCE CONCERNING PA 86-050.l SAN RAMON ROAD SPECIFIC PLAN AMENDMENT STUDY (AMENDMENT TO AREA 3)AND PA 86-050.2 PLANNED DEVELOPMENT (PD) DISTRICT REZONING OF TIIE DUBLIN TOWN & COUNTRY SHOPPING CENTER 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 86-050.1 and .2 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 did review PA 86-050.1 and .2 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; NOW, TIIEREFORE, BE IT RESOLVED THAT THE Dublin Planning Commission finds that: 1. The project, PA 86-050.1 and .2, 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 and Rezoning request. 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. PASSED, APPROVED AND ADOPTED this 16th day of June, 1986. AYES: NOES: ABSENT: Planning Commission Chairperson ATTEST: Planning Director EXHIBIT _il-- D~.A'FJ ''1< e.5Ol..iATIOIV (IJe61l71 viE [JEcl.fI~ T) D,J RESOLUTION NO. A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF DUBLIN RECOMMENDING THAT THE CITY COUNCIL APPROVE AN AMENDMENT TO THE SAN RAMON ROAD SPECIFIC PLAN PA 86-050.1 SAN RAMON ROAD SPECIFIC PLAN (AMENDMENT TO AREA 3) WHEREAS, Richard Jeha, on behalf of Dublin Town & Country Associates, requested on May 6, 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 86-044); and WHEREAS, the City Council, at its regularly scheduled meeting of July 27, 1986, authorized the preparation of a Specific Plan Amendment Study to consider allowing occupancy in the Shopping Center by uses generally provided for by the C-l, Retail Business District, specifically to consider allowing a greater amount of personal service, financial or office uses at that location; and WHEREAS, the Planning Commission did hold a public hearing to consider the Amendment on June 16, 1986; and WHEREAS, proper notice of said public hearing was given in all aspects as required by law; and WHEREAS, the Staff Report was submitted recommending that the Specific Plan be amended to allow occupancy in the Dublin Town & Country Shopping Center by uses generally provided for by the C-l, Retail Business District, including, but not limited to, retail uses, personal service uses and financial institutions; and WHEREAS, the Planning Commission did hear and consider all said reports, recommendations and testimony as herein set forth; 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 and the associated Rezoning request (Planning Commission Resolution No. 86- ); and WHEREAS, the Planning Commission finds that the proposed amendment to a portion of Area 3 of the San Ramon Road Specific Plan Amendment will not have a significant environmental impact; and WHEREAS, the Specific Plan Amendment is appropriate for the subject property in terms of being compatible to existing and proposed land uses in the area, and will not overburden public services; and WHEREAS, the amendment 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 Planning Commission recommends that the City Council amend the San Ramon Road Specific Plan for a portion of Area 3 of the Plan by establishing a sub-area within Area 3 which encompasses the 4.8+ acre Dublin Town & Country Shopping Center property (APN 941-040-007) subject to the following land use restrictions which identify the uses permitted, conditional uses, and uses specifically prohibited from being established within the Shopping Center: r u ~,' 1" ',',. ~,,'I":,' ., 'r ~ T ~ t ," i . . ..~ J ~ i i'~ I. ,:. "', ;\(' .--' , ...,....:t..~ i ,_ ~";,.,,._" '".,'Ill.;..".....~ _.oil f)r<l j-c f!e..solV.-{..iOrl t< 50" flI11~dff1en-C V -t:o 5;]11 j(;;JAlD)"I - ---------- ~ d . S~ < : S) 1'<:'" fJ/-;;, YI -1- Area 3A (Sub-area of Area 3, consisting of the Dublin Town & Country Shopping Center) 4.8+ Acres As with the area identified as Area 3, this area has good potential for the development of retail shopper stores oriented to providing additional comparison shopping goods for both Dublin and nearby community residents. It is the intent of this Specific Plan that the principal use of this area be encouraged to be retail shopper stores. As noted below, development can be for personal service, financial institutions, or office uses or similar uses as typically encountered in a Retail Business District. Permitted Uses Retail commercial shopper goods establishments such as: 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: 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 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 -2- Office including, but not limited to, the following and restricted to a maximum of 10% of the total gross floor area of the Shopping Center: a. Optometrist b. Medical and Dental c. Legal d. Accounting e. Architect f. Employment Agency g. Real Estate h. Other Administrative and Professional Office Conditional Use Subject to approval of a Conditional Use Permit: a. Any change from one established use to another permitted use. b. Community, religious and charitable institution facilities and uses. c. Public facilities and uses. d. Veterinary Office e. Commercial recreation facility, other than a theater, if within a building. f. Tavern g. Recycling Centers, when operated in conjunction with a Permitted Use on the same premises. h. 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, drugs and other household goods for consumption in a short time. All other retail stores and personal services not mentioned above including new and used vehicle sales and/or vehicle repair and service, service stations, garden stores, and other similar stores and services. Residential uses. Industrial uses. PASSED, APPROVED AND ADOPTED this 16th day of June, 1986. AYES: NOES: ABSENT: Planning Commission Chairperson ATTEST: Planning Director -3- RESOLIITION NO. A RESOLIITION OF THE PLANNING COMMISSION OF THE CITY OF DUBLIN RECOMMENDING THAT THE CITY COUNCIL APPROVE AND ESTABLISH FINDINGS AND GENERAL PROVISIONS FOR A PLANNED DEVELOPMENT (PD) REZONING CONCERNING PA 86-050.2 SAN RAMON ROAD SPECIFIC PLAN - AREA 3 DUBLIN TOWN & COUNTRY SHOPPING CENTER WHEREAS, Richard Jeha, on behalf of Dublin Town & Country Associates, requested on May 6, 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 86-044); and WHEREAS, the City Council, at its regularly scheduled meeting of July 27, 1986, authorized the preparation of a Specific Plan Amendment Study to consider allowing occupancy in the Shopping Center by uses generally provided for by the C-l, Retail Business District, specifically to consider allowing a greater amount of occupancy by personal service, financial or office uses at that location; and WHEREAS, the Planning Commission did hold a public hearing on the project on June 16, 1986; and WHEREAS, proper notice of said public hearing was given in all aspects as required by law; and WHEREAS, the Staff Report was submitted recommending that the application be approved subject to the findings and general provisions prepared by Staff; and WHEREAS, the Planning Commission did hear and consider all said reports, recommendations and testimony as herein set forth; and WHEREAS, pursuant to State and City environmental regulations, a Negative Declaration of Environmental Significance has been previously adopted for the Rezoning and the associated Specific Plan Amendent Study Tentative Map requests (Planning Commission Resolution No. 86- ); and WHEREAS, the Planning Commission finds that the proposed rezoning is consistent with the City's General Plan and Policies and the San Ramon Road Specific Plan, as amended by PA 86-050.1; and WHEREAS, the Planning Commission finds that the proposed rezoning will not have a significant environmental impact; and WHEREAS, the rezoning is appropriate for the subject property in terms of being compatible to existing land uses in the area, and will not overburden public services; and WHEREAS, the rezoning 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; and WHEREAS, there is little or no probability that the rezoning will be a detriment to, or interfere with, the City's General Plan or the San Ramon Road Specific Plan; NOW, THEREFORE, BE IT RESOLVED THAT THE Dublin Commission hereby recommends that the City Council approve the Planned Development (PD) Rezoning request PA 86-050.2 subject to the following General Provisions: -1- rV'II~iT ~~, "ll'~~i, G :t: -_,-~:.' i' ,-~ _ ~.~ >__""~ .01<1'1 FT ~esoL.l./TI01J Fo,e. fJ.o f?~2aVJtVG 1. Except as specifically modified by these General Provisions, development shall be as provided for under PA 83-042.1 (City Council Resolution No. 50-84 for the original Planned Development [PD] District) and PA 83-042.2 (City Council Resolution No. 51-84 for the original Site Development Review). 2. Permitted land uses, and those permitted with the issuance of a Conditional Use Permit, shall as generally provided in the C-l, Retail Business District, modified to reflect the provisions in the San Ramon Road Specific Plan for the Dublin Town & Country Shopping Center (Sub- area A of Area 3) outlined in the Planning Commisison Resolution No. PASSED, APPROVED AND ADOPTED this 16th day of June, 1986. AYES: NOES: ABSENT: Planning Commission Chairperson ATTEST: Planning Director -2- .r- (~ (415) 934-8652 1460 Maria Lane. Suite 420, Walnut Creek, CA 94596 Dublin G)'own & Countr~ Associates May 6, 1986 Dublin City Council c/o Mr. Lawrence L. Tong Planning Director City of Dublin P.O. Box 2340 Dublin, California 94568 'ECEIVED M'A YI :7 .\98&, .... ..- DUil,.1N PLA~ Dear Council Members: This is a request to have scheduled before the City Council a request authorizing a specific plan amendment study within Area 3 of the San Ramon Road specific plan area. We are requesting this as the owners of the Dublin Town & Country Shopping Center. We have not been successful in leasing the Center with the present condition imposed, i.e., no more than 25% of the tenants can be of service-type use. If the Council recalls, Dublin Town & Country Associates protested the planning staff's condition limiting the service use to 25%. Many of the requests for space have been made by eating establishments and service oriented businesses. We are limited in the amount of food establishments by sewer restrictions and the fact that too many restaurants would not be advisable. The second largest number of requests is from service-type businesses which would be precluded by the referenced restriction. We feel very strongly that if we are to have a successful Center, this restriction must be removed. Very truly yours, R~~ RJ/md cc: Mary Basting ATTACHMENT 1 f; f(J },'t ~Y1~ Wv,'t.;C;I<h St"'J t~ W1 JLJ1 -C- .,~",., ",-c"'-~'-"~:";,,-;'?'!-~--Q~fil,M;-":61:i:.,~~')::1~1~Yt)O~)"L0"i:';;':~;':''''-'3.li...."J;.;.:.,~....~~',X,.",:;,~~;..~>~~l;;~.:1.:.,.~~-.:...;:ol',!.:.;;l '-' ~.... ..t':'?;';/' . :~i.i..:~_'(:;;:;i~i~S~:f:~2~~~~~~~i:~~: .. ':":-~~ , ;-' .' ,\ ~1 \- :;; --r.' ,:, ~ ,-. ~-t -+:::, -o;;s "'~ ~g, "f< t o ~ ~. ~. ~~: ::I :.... .. -' ~ . . 0 . u . u, - :;: ~ " ~ .,..: .. .. ~. I ~: . .. :. "I L____~______-.--- ---.--_.. -r- I I :e ., '0 . o"~ !:~:fI; t......... ->C- loC..,:..., ..u 11:.. ; .~" ~f= .~," lr It ,~ I,' ~' i ., r, ' I i \ \\ \ I ! i J ~o.~.o. " ",1 . "i ~, " .. s::: 1 ..) 0 ~ . ~ . .. .'~ .~, ~ . . . . - ~ - . . n,' ,0 '. '\ ii :\ \ \ \ . \ \ ,_"'.w....... ~ '\.'\ . ---l'. / ~ .r------.. ,,! ~: I~~ -,:..---ldjY : : ~ --~;~~~! l !il . ..rrr "- _ J ~ I g i o. ~ ----~_.~~ -:,-: , I i I I /' ~I :i I I 1-- .OO'4C~ ~ . . u . > ATTACHMENT :J--. St'tfL PI ;)1'1 - Ex'-SC/6 Shol'f"~ C~J'1 ~_r CHART A - CURRENT TENANT OCCUPANCIES BY TENANT AND BUILDING Tenant Name Type Use Building A (19,850 sq. ft. Total Area) 1. Tanning Studio Personal Service 2. Crow Canyon Cleaners Personal Service 3. Great American Bedspread Retail Building B (14,660 sq. ft. Total Area) 1. Hana Japan Restaurant 2. Violet's Boutiques Retail 3. Elegant Door Retail 4. Home Video Retail 5. Marco Polo Imports Retail 6. Browne's Yogurt Shop Restaurant 7. Gloria's Interiors Personal Service 8. Schlotzsky's Restaurant 9. Affordable Accents Retail Building C (17,605 sq. ft. Total Area) 1. Better Homes Realty Office 2. Tivoli Garden Shop Retail 3. Classic Travel Personal Service 4. Patty Quinn's Clothing Retail 5. Hawaiian Teriyaki Restaurant Approx. Sq. Ft. of Space Date PIng. Dept. Ok'd Release of Building Permit 2,180 sq. ft. 11-25-85 2,135 sq. ft. 12-17-85 1,835 sq. ft. 06-04-86 2,445 sq. ft. 10-14-85 4,185 sq. ft. 11-06-85 1,365 sq. ft. 11-08-85 1,200 sq. ft. 11-08-85 785 sq. ft. 11-08-85 1,300 sq. ft. 04-10-86 870 sq. ft. 04-21-86 2,200 sq. ft. Pending 800 sq. ft. 06-04-86 2,200 sq. ft. 11-19-85 1,130 sq. ft. 01-09-86 1,020 sq. ft. 01-09-86 2,875 sq. ft. 04-10-86 1,380 sq. ft. 04-21-86 CHART B - CURRENT TENANT OCCUPANCIES BY TYPE OF USE Type Use Retail-Restaurant Personal Service Office Financial Vacant Approx. Cumulative Approx. SQ. Ft. % of Center 21,500sq. ft. 41.3% 6,205 sq. ft. 11.9% 2,200 sq. ft. 4.2% None 0.0% 22,195sq. ft. 42.6% A TT ACHMEtH .3 ~~"'~~fl;'S.;~::c': ---,-. ~ ~ .. ~ .' PA 86-044 DUBLIN TOWN & COUNTRY ASSOCIATES - REQUEST FORfsAN RAMON ROAD SPECIFIC PLAN AMENDMENT STUDY Staff sta~~ that the request was for authorization of a Specific Plan Amendment\StudY for a 4.8+ acre proI?ertY,identified as the Dubl~n,Town & CountrY:Shopping Center. Approval lS be~ng s~ught to allow unllmlted occupancy by personal service uses ~n? flnanclal or office uses, within an existing shopping center. The spe~lflc Plan currently provides that the principal use of the subject area lS to be reserved 'for retail shopper stores and eating and drinking establishments. Staff indicated that the market feasibility information prepared in conjunction with the Downtown Commercial Study should be taken into consideration, although the subject property was not included in the geographic boundary of the Study. Staff referred to the San Ramon Road Specific Plan Amendment Study for the 1.5+ acre Moret property which was authorized by the Council on April l4, 1986, and which is currently pending, and which must be reviewed by the Planning Commission before it is brought back to the City Council. Staff suggested that approval of the subject request may be premature and recommended that the Council deny the request for authorization of the study. Cm. .~offatt stated his desire to see the subject area rezoned to a C-l District. Mr. Dick Webe, Property Owner, summarized his position regarding the request, petitioned the Council for assistance, and expressed his hope that consideration would be given to modifying the Specific Plan. Len Magnani said 17 lease transactions had been made for the Center, and the response he has noted has been that although the building is attractive to the owners of retail businesses, they want to be on Dublin Boulevard as opposed to San Ramon Road as they feel there is more traffic on Dublin Boulevard. He advised that interest in leasing space in the Center has been indicated for hair salons, one-hour photo shops, chiropractic offices, shoe repair shops, dental offices, copy shops and health spas, but that no action can be taken to secure these leases under the current zoning provisions. He cited information from ICSC, the International Council of Shopping Centers which indicated that non-anchor centers tend to have more service uses. Myron Crawford, Representative of a development organization, said when study was first made of the Moret property it also included the zoning in Area 3 in its entirety. He said his organization concurred with the information provided by the Applicant, and stated that they think the area merits a study. Zev Kahn, resident, said he is impressed with the unity demonstrated by the Dublin Town and Country Association, but that the Association should be aware that the aesthetics resulting from the types of signs being utilized should not be tolerated. He stated that he hoped the City Council would not permit the zoning for the Center to be changed until this has been rectified. *************************************************************************** CM-5-112 Regular Meeting . May 27, 1986 A TT ACHMENT 4 c. :t:j c: Ou n c... " f m ,'I1l.(-t e soY- 7Y)):} J?, ) or 'iC:. - ~xce. t'rt~ _.~ ~-,~~~~~~~~~~::=::~:,~::::::::~~t~~::~~~~~t::~~~~.~~ (~ ~ . There was discussion clarifying the use of dry cleaners in Area 3, and it was noted that dry cleaners were permitted under the Special provision section of Resolution No. 81-83, Approving an Amendment to the San Ramon Road Specific Plan in November, 1983. Discussion was held regarding the possibility of amending the Specific Plan for all of Area 3, or amending it only as it relates to the Dublin Town & Country Shopping Center property. Mr. Tong advised that to amend the Specfic Plan, a study would have to be undertaken by the Planning Commission and the Commission would then need to make a recommendation to the City Council. Cm. Jeffery moved, and Cm. Moffatt seconded, that a Specifc Plan Amendment Study be authorized for all of Area 3. The motion failed to pass. Cm. Vonheeder moved, and Cm. Hegarty seconded, that the Planning Commission be requested to study the removal of the 25% limitation for personal services or financial uses in the Town and Country Shopping Center. After discussion, Cm. Vonheeder amended the motion to direct the Planning Commission to provide the City Council with a recommendation to amend the San Ramon Road Specific Plan only as it relates to the Town and Country Shopping Center, rezoning it to allow C-l type uses, excluding unlimited Office Space. Cm. Hegarty seconded the amendment, and by a majority vote, the motion passed. Cm. Jeffery voted in opposition to the motion and amendment. * * * * -- TRI-VALLEY CITIZENS' COMMITTEE Staff referred to concerns expressed by Planning Commisisoner Raley regarding the original purpose and time frame of the Tri-Valley Citizens' Committee. Mayor Snyder directed Staff to contact Mr. Fraley, Alameda County Planning Department, for a written response to Cm. Raley's concerns. * * * * CLOSED SESSION At 11:50 p.m. the Council recessed to a closed executive session to discuss potential litigation and personnel. * * * * ADJOURNMENT There being no further business to come before the Council, the meeting was adjourned at 12:30 a.m. * * * * Mayor ATTEST: City Clerk * * * * *************************************************************************** CM-5-113 Regular Meeting May 27, 1986 " CITY OF DUBLIN Planning/Zoning 829-4916 Building & Safety 829-0822 Engineering/Public Works 829-4927 Development Services P.O, Box 2340 Dublin, CA 94568 NEGATIVE DECLARATION OF ENVIRONMENTAL SIGNIFICANCE FOR: PA 86-050.1 and .2 Dublin Town & Country Associates/City of Dublin - San Ramon Road Specific Plan Amendment Study and City Council Initiated Rezoning for a 4.8+ property identified as the Dublin Town & Country Shopping Center to allow unrestricted occupancy by C-l, Retail Business District uses. (Pursuant to Public Resources Code Section 21000, et. seq.) LOCATION: The 4.8+ acre site is located at the southwest corner of the intersection of Amador Valley Court and San Ramon Road, further identified as the Dublin Town & Country Shopping Center (APN 941-040-07). APPLICANT FOR SPECIFIC PLAN AMENDMENT STUDY: Richard Jeha c/o Dublin Town & Country Associates 1460 Maria Lane, #420 Walnut Creek, CA 94596-5314 APPLICANT FOR REZONING: City of Dublin P.O. Box 2340 Dublin, CA 94568 PROPERTY OWNER: Richard Jeha c/o Dublin Town & Country Associates 1460 Maria Lane, #420 Walnut Creek, CA 94596-5314 FINDINGS: The project will not have a significant adverse impact on the environment. INITIAL STUDY: The Initial Study dated June 10, 1986, provides a discussion of the project's potential environmental impacts. No potential significant impacts have been identified for the project. MITIGATION MEASURES: No mitigation measures are required for the project. SIGNATURE: DATE: Laurence L. Tong, Planning Director ATTACHMENT 5- D v-r3 S-c- IV:], ~,,-I? "<l-t{O~ ORDINANCE NO. AN ORDINANCE OF THE CITY OF DUBLIN AMENDING ZONING ORDINANCE TO PERMIT THE REZONING OF REAL PROPERTY LOCATED AT THE SOUTIIWEST CORNER OF AMAOOR VALLEY BOULEVARD AND SAN RAMON ROAD ------------------------------------------------------------------------------ The City Council of the City of Dublin does ordain as follows: SECTION I: Chapter 2 of Title 8 of the Dublin Ordinance Code is hereby amended in the following manner: Approximately 4.8 acres located at the southwestern corner of the intersection of San Ramon Road and Amador Valley Court, further identified as the Dublin Town & Country Shopping Center (APN 941-040-007), is hereby rezoned to the Planned Development (PD) District; and PA 86-050.2, as shown on Exhibit A (Negative Declaration of Environmental Significance), Exhibit B (Amendment to the San Ramon Road Specific Plan - Area 3) and Exhibit C (Approval, Findings and General Provisions of the Planned Development [PD] Rezoning), on file with the City of Dublin Planning Department, are hereby adopted as regulations for the future use, improvement, and maintenance of the property within this district. A map of the area is as follows: SECTION II: This Ordinance shall take effect and be in force thirty (30) days from and after the date of its passage. Before the expiration of fifteen (l5) days after its passage, it shall be published once with the name of the Councilmembers voting for and against the same in The Herald, a newspaper published in Alameda County and available in the City of Dublin. PASSED AND ADOPTED by the City Council of the City of Dublin on this th day of , 1986, by the following votes: AYES NOES: ABSENT: Mayor ATTEST: City Clerk All ACHMENT b DI<I'1FT 0,. d ,'n'JJ'\ce. -,_f _". .-;;.,~ ," }.rea 3 (;anRamo~C~d';r~~~t.i~~') 13.0+ Acres {5~; ," '::'>,~".: " ~ ( ~. . I.. . This area has the best ~tential for the development of _ctail shopp€r . stores oriented to providing additional comparison shopping goods for both Dublin and nearby community residents. Its location along a major. street, proximity to the Regional Shopping Center (Stoneridge) and on the direct route to and from Interstate 580 for a large area give these properties a potential not found elsewhere in Dublin. ~t is the intent of this Specific Plan that the principal:: use of this area be reserved . for retail shopper stores. Under certain circumstances, as noted below, a limited amount of development can be fOF personal service, financial. institutions, or office uses as defined:~ this Plan. Permitted Uses Retail commercial shopper goods uses such as: a. Family apparel b. Household furnishings c. General merchandise stores d. Specialty stores that offer comparison geeds based on price and quality. Eating and drinking establishments selling prepared food and liquor except those defined as drive-through. Scecial Provision For shopping cente=s involving 4 acres or ~ore: Up to 25% of the total gross fleor: area of any de'leloPment can be for personal service, financial institution, or office uses .as define9 in this Plan. Conditional Use Subject to approval of a conditional use fermit: a. ~ny change from one established use to another fEDTIitted USE. b. Community, religious and charitable institutions facilities and uses. c. Public facilities and uses. Prohibited Uses All retail commercial uses defined as convenience stores, including: a. Grocerv stores b. Drug stores c. Liquor stores d. Drive-in and drive-through restaurants which sell fcod, drugs, and other household goods for consumption in a short time. All other retail stores and f€rSonal services not mentioned above including new and used vehicle sales aod/or vehicle repair and service, service stations, ba~~s, dry cleaners, medical services, garden stores, auto parts stores, and other similar stores 2nd services. Residential uses. Industrial uses. ATTACHMENT ~ CXCo(Lt'{'"ts :5;o~ s~_ ;('J~a1 RcI.Sp"~c.P/';Jy)J wr{h ~ 'R es 0 _ ~ f - ~ + L j $ t. t?J- j sho f~f- Good S /Jf2-5,' 1I,'t 'VI1 Office uses. + ? '.if.- III UJ Z III ::l <:: 0 -l z 0- j UJ'" 0 CJ)~ rn ~ ::>~ >- <( ~ 0<( w a: a: Z:::: <( w c- <:: -l rn UJ U u: u... 0 -ax -." '"" ,J -1 - J """" I .- ,- .) Ll ') ~ f) ~ ""'" ~ :) ",po , ,.".. /' .- :) -- > ...- A' --.. ?or """'" '/' """"" <J:: if) ~ >- 0 a: 0 <( '"' 0 .. ~ z . ::l 0 " OJ S! W - ...l <(. <( ...J U c- C/l ~ ll. ('J ill 0:: ::> o ~ u UJ a. ~,'CJl - . i= I' a: . o . z -' 0;:":~ ,(Jii}l . ~ ~;~"t)';;;~: · · - ~ (i) I:! . -.. ,....., ~ .._.~'::,:. .,'..0 '+ i 'Ii' '>~~i:c:' ,', a:....:z~ ,.,.~t . ':30. ..:;:;.... X ~" 7"3 ~ ': ~ ~ .3 ~ Cl ~ Z 0 ''1 ~ . \l."~ . <:I:: ~50. o z' ," }J.l!-< e (\; t: j".~:;:'~ ~ IS u p.. :~,:.~ ~ III :z o i= c- o: U III W o !-. U < X w a: '0 ll. ~ . -:. . , <" ...... , ..- .. . ...., .._.~' ...' c.i* z ',- e . ~ '1 " t i <3 or 1 ~ ., O. r \J~ d ~ ~ l~ ;; ...z <0 Z~ . ~=s iZO u..Z ,<::I: oz.' .tt.lr-< 5 ~"., . @ , . ~;.::r;.: RESOLUTION NO. 8l-83 A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF DUBLIN APPROVING AN AMENDMENT TO THE SAN R&~ON ROAD SPECIFIC PLAN PA 83-064 SAN RAMON ROAD SPECIFIC PLk~ - &~NDMENT TO &~EA 3 WHEREAS, Richard Jeha, property owner, proposes to have the land uses permitted in Area 3 of the San Ramon Road financial institutions, and offices; and, WHEREAS, the City Council of the City of Dublin, on November 28, 1983, held a 'public hearing on the planning application PA 83-064 San Ramon Road Specific Plan - ?~endment to Area 3; and, WHEREAS, there is little or no probabilitv that the Soecific Plan amendment will be a detriment to or interfere with th~ future general plan, should the new amenQ~ent ultimately be inconsistent with the future general plan; and, WHEREAS, the City Council finds that the amendment will not have a significant environmental impact; and, WHEREAS, "the amendment is appropriate for the subject property in terms of being compatible to proposed land uses in the area, and it will not overburden public services; and, WHEREAS, the amendment will "not have sustantial 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 San Ramon Road Specific Plan Area 3 to permit limited personal service, financial institutions, and offices, as listed below, subject to the following conditions: CONDITIONS OF APPROVAL 1. For Shopping Centers Involving 4 Acres or More: a. Uo to 25% of the total gross first floor area of anv develoome~t can be for personal service, financial institution, or office uses, as defined in the San Ramon Road Specific Plan. PASSED, APPROVED ?ND ADOPTED this 28th day of November, 1983, AYES: ':~ Councilmembe=s Drena, Hegarty, Jeffery, and Mayor Snyder NOES: Councilmember Moffatt ABSENT: None ,~ -/~ , pl. /L~. v Mayor ATTEST: '2,L~t~ .~r- ---- ;~--l I / :t'f;~rff;;;'i~'~~~!~~~11);Itlll~~~i' ___ .... .. ~".~ .,..... '" ..:........ ....... .-._-~-_..:........- ~. . I 6. "Shopper Goods" includes but is not limited to the following: :.\..~i &?' ~. ~:i 'i..' ~ " ~ a. General Merchandise l. Department store 2. Junior department store 3. Variety store 4. Discount department store 5. Showroom catalog store , Clothwg l. Ladies specialty 2. Ladies ready-to-wear 3 . Bridal shop 4. Maternity 5. Hosiery 6. Millinery 7. Children's wear 8. Men's wear 9. Family wear lO. Furs 11. Jeans shop l2. Leather shop Shoes l. Family shoes 2. Ladies shoes 3. Men's and boys' shoes 4. Children's shoes Home Furnishings 1. Furniture 2. Lamps 3. Floor coverings 4. Curtains and drapes 5. Upholstering 6. China and glassware Home Appliances/Music 1 . Appliances 2. Radio, TV, Hi-Fi 3. Sewing machines 4. Records and tapes 5. Musical instruments Hobby/special Interest 1. Sporting goods 2. Hobby 3. Art gallery 4. Cameras 5 . Toys '6. Bike shop 7. Arts and crafts Gifts/specialty l. ImpJrts 2. Luggage and leather 3. Cards and gifts 4. Candles 5. Books and stationery 50u f<Lt ~ ~ PAMO/J ~JI -SPWAc.. PLtrN/ AW~'.l'P1 X A ': PeRNrrlONS b. c. d. e. '".::::,- '-.-. f. g. ~:~~\ , ".'1 ~v"I"lnTilt.Bj7't-~-~~~J-\-P""'f'llli.- u 1""...ao:nI-Jf!ttBU~""".~~,.~ .W ~~i~{;t~\itf~fii<> .... '. .... .~~.t,..,;~""':-"".,~.~..;~.'J!i~~.~;u;.'M50~~f1I~~~~O:"~"'..cli"~~.'-"~";;'i!M:'j";"-~''''+>;''''L.:....~....~~~.....-.i-~",'~~C.M'''''~~'7~~~);',4''joI~~..:~.~~&-:"...'':''~lC.'..'...:;...-;.-::a........-'.:., .... h. Jewelry and Cosmetics l. Costume je.tlelry 2. Jewelry 3. Cosmetics i. Home Improvement Centers l. Hardware 2. Paint 3. Wallpaper 4. plant and flower shop ":?-:- -----------'-.--1 - 19 - . .. . .~.. . . . /.. . "">'-~".. . ',.-' ENTERPRISES INC. TELEPHONe: ~ I ~.9~~-;;~~: L":'41Z. SlIlTE 4:0. \\',-\L:'iUT CREO,. C.'\ 94~?n August 8, 1983 Mr. Laurence L. Tong planning Director city of Dublin P.O. Box 2340 Dublin, California 94568 Re: San Ramon Road 'Specifi'c Plan Dear Mr. TO!1g: We have reviewed with you a partial list (dated August 8, 1983) of permitted and prohibited uses with respect to our project located within the above specific plan. We are in general agreement with the underlying concept of the uses classified in this list, but-we believe that in order to have 2 balanced, attractive, first-class TOwil & Country Shopping Center, it is important to have some tenants of the kinds classified in your prohibited list, such as personal services, financial, and office uses. Because this center will have no anchor tenant, it is essential that a variety of uses be incorporated in its tenant mix, which,will in our opinion provide the necessary variety needed to assure its ability.to draw shoppers. The most practicable way to satisfy your plafu"ing and our development needs would be to express the limit on such uses as a p~rcentage of the building ~quare footage. We believe that a limit in the area of not less than 25% to 30% would provide sufficient flexibility to result in a shopping center that we and the City of Dublin will be proud to identify with the community. We are requesting that an amendment to the San Ramon Road specific plan be adopted by the Planning Co~~ission and the city Council of Dublin allowing the above mentioned uses as part of the specific plan. We would also reco~~end that the specific plan include a statement that the permitted and prohibited uses are intended to be applied to the principal use by each tenant. Very truly yours, ~r RECEIVED ~IJG 1 2 1983 DUBLIN F'LAi'Ji'lIl'IG RJjmf ":. : . -" . ~ " . :....'..,::. ~..'..,., ...,~::,:._.,~....~;~..~.:~.;..,:.:,.,:.: ::'+':~.:"'."..~'~':. ...~~...'_:._~~;...,:..,...:,:.. ,'.: -...~.. ..' -"''-.: ..,. . .~.;.~;,.....;,~~ ,_ . ,.,~':',',~;:;;iiJ::d1ii;;;,~~;:.;,:;./.~~' ':" "::2::,':':::":; ~,~~- ATTACHMENT - Z3 <t> -1$ - <6 3 P1"~ V /Ol{~ ~~U~S-t:.. -S,oY' G~ C ; -S- " <- Pl~~ AI'h,-",J. St.1~. "! ....._---...~....." .........""':._...~ -." ." ..,....