HomeMy WebLinkAbout86-049 San Ramon Rd Specific Plan Amendmt Study 08-18-1986
CITY OF DUBLIN
PLANNING COMMISSION
AGENDA STATEMENT/STAFF REPORT
Meeting Date: August 18, 1986
TO:
Planning Commission
FROM:
Planning Staff ~ Y'
PA 86-049 San Ramon Road Specific Plan Amendment
Study covering the 1.4+ acre Moret property and,
as directed by the Dublin City Council at its
June 23, 1986, hearing, the remaining acreage in
the 13.0~ acre Area 3 portion of the San Ramon
Road Specific Plan above and beyond the Moret
property and the 4.8+ acre Dublin Town & Country
Shopping Center property. The properties in
question include: 1) Moret holding (7436 San
Ramon Road); 2) Rivers-Barton holding
(7400 San Ramon Road); 3) Commercial Property,
Ltd. holding (7372 San Ramon Road);
4) Nichandros holding (7360 San Ramon Road); and
5) East Bay Iceland, Inc. holding (7212 San
Ramon Road).
SUBJECT:
GENERAL INFORMATION:
PLANNING PERMIT:
San Ramon Road Specific Plan Amendment Study to
consider adjustment of the uses allowed in Area
3 of the Specific Plan and to also consider
adjustment to the development criteria for the
individual properties in Area 3 of the Plan.
PROPERTY OWNERS:
1. Roy J. & Ula D. Moret
129 San Wedge Place
Walnut Creek, CA 94598
2. Ronald Rivers
22701 Foothill Boulevard
Hayward, CA 94541
3. Commercial Property, Ltd.
931 Camino Ramon
Danville, CA 94521
4. J. C. & L. K. Nichandros
7360 San Ramon Road
Dublin, CA 94568
5. East Bay Iceland, Inc.
7212 San Ramon Road
Dublin, CA 94568
APPLICANT:
Ci ty of Dublin
P.O. Box 2340
Dublin, CA 94568
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IT:8;,J NO. _I ~ V
COPIES TO: Owners
File PA 86-049
PROPERTY/ZONING/APN:
Properties within the Specific Plan Amendment
Study includes the properties in the Area 3
portion of the Plan currently zoned C-l, Retail
Business District (excludes the PD, Planned
Development District - Dublin Town & Country
Shopping Center property), including:
1. Moret property, 1.4+ acres
(APN 941-040-1-2)
2. Rivers-Barton property, 1.5+ acres
(APN 941-040-2-14) -
3. Commercial Property, Ltd. property,
0.4+ acres
(APN 941-040-2-10)
4. Nichandros property, 3.1+ acres
(APN 941-040-2-3, -2, -7-and -3)
5. East Bay Iceland, Inc. property,
2.0+ acres
(APN 941-040-5-1).
LAND USE AND ZONING
SURROUNDING AREA 3 OF SAN
RAMON ROAD SPECIFIC PLAN:
North
PD, Planned Development District -
Martin Canyon Creek and Arbor Creek
Condominium and Townhouse Development
(Area 5 of the Plan)
San Ramon Road with C-l, General
Commercial District uses lying beyond
to the east.
R-S-D-20, Suburban Residence Combining
District - The Springs Apartment
Complex (Area 1 of the Plan)
PD, Planned Development District -
Vacant lands carrying approval for a
174-unit multiple family residential
project (Area 2 of the Plan)
East
South
West
ENVIRONMENTAL REVIEW:
The City proposes to adopt a Negative Declara-
tion of Environmental Significance which finds
that the proposed project will not have a
significant impact on the environment.
PREVIOUS ACTIONS:
The City Council approved the San Ramon Road Specific Plan in June of
1983. The subject properties are a portion of Area 3 of the Plan and are
designated for development for retail shopper uses. The Plan established
design and land use regulations to direct the development of the various
parcels within the Specific Plan. The Plan was prepared in response to the
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 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.
On November 28, 1983, the City Council amended the San Ramon Road
Specific Plan. The amendment allowed Shopping Centers of four acres or larger
in size in Area 3 of the Plan to be partially occupied by personal service,
financial institution or office use in addition to retail shopper uses. As
indicated above, the Plan originally provided only for retail shopper uses in
Area 3.
-2-
On June 11, 1984, the City Council approved the PD, Planned Development
District Rezoning and Site Development Review (PA 83-042) for the 52,100~
square foot Dublin Town and Country Shopping Center.
On June 23, 1986, the City Council further amended the San Ramon Road
Specific Plan allowing occupancy in the Dublin Town & Country Shopping Center
by uses generally provided for by the C-l, Retail Business District. The
approach taken by the Council was to establish a Sub-Area in Area 3 of the
Plan which encompasses only the 4.8+ acre Dublin Town & Country Shopping
Center property. With approval of this Plan Amendment, the land use regula-
tions for the shopping centers were relaxed to provide unlimited occupancy by
personal service or financial uses, and to allow up to 40% occupancy by office
uses.
The current Specific Plan Amendment Study was authorized by the City
Council on April 14, 1986. Under the Council's authorization, the Study was
to cover only the 1.4+ acre Moret holding at the northern edge of Area 3. The
Study was authorized to allow a review of the merits of establishing office
uses on the Moret property.
The action taken by the Council on June 23, 1986, regarding the Dublin
Town & Country Shopping Center property, included direction by minute order to
expand the scope of the Moret Study to include the remaining portions of
Area 3 (above and beyond the Dublin Town & Country Shopping Center property).
ANALYSIS:
This section of the Report has been formatted to follow the text
headings utilized in the text of the current San Ramon Road Specific Plan.
For each heading, Staff attempts to provide background information to update
the original text (e.g., to advise of development actions taken since the
adoption of the Specific Plan). The text headings discussed within this
Report include: A) Existing Conditions and Land Use, B) Economic Demand for
New Uses, C) Land Use Plan, D) Circulation System, and E) General Development
Criteria. Discussion on headings A and B is limited to providing updated
information or elaboration on the current Specific Plan text. No amendment to
these two portions of the Plan are recommended. Discussion on headings C, D
and E also provide an updating or an elaboration of the current text, but
continue to provide recommended amendments to the Specific Plan in response to
development actions taken since June, 1983.
A. EXISTING CONDITIONS AND LAND USES
At the present time, the Specific Plan Area is made up of ten separate
property holdings. These holdings are utilized as noted in Figure 1
(Land Use and Zoning Map) and Chart 1 (Current Land Use Summary Chart).
Since the Specific Plan's adoption in June, 1983, the following changes
have occurred.
Area 1 - No change.
Area 2 - Morrison Homes gained approval for development of a multiple
family residential project for 174 units on 12.4+ acres (unexercised to
date).
Area 3 - Dublin Town & Country Shopping Center was approved and
constructed, creating a 52,100~ square foot center over the 4.8+ acre
holding.
Area 4 - No change beyond flood control improvements installed in
conjunction with the JMH, Inc. - Arbor Creek in Area 5.
Area 5 - JMH, Inc. gained approval for development of a multiple family
residential project for 84 units on 5.8~ acres (built and occupied).
With the above actions, a total of 23+ acres of the 31.4+ acres of
vacant or marginally developed lands ;hich existed when the Specific
Plan was adopted in June, 1983, have received development entitlements.
Development entitlements on 10.6 acres of that total having been
exercised to date. With those actions, and with the pending development
-3-
proposals involving the Moret holding and the Rivers-Barton holding,
there remain only three properties in the Plan Area that have not been
developed to date, do not hold a valid development entitlement, or are
pursuing development entitlements. All three of those properties are
located in Area 3 of the Plan, and all three are currently partially
developed. The three holdings are the Commercial Property, Ltd. holding
(0.4+ acres), the Nichandros holding (3.1+ acres), and the East Bay
Icel~nd holding (2.0~ acres). -
B. ECONOMIC DEMAND FOR NEW USES
The Specific Plan provided analysis to evaluate the economic viability
of the Plan's three land uses: Retail Commercial, Office, and Multiple
Family Residential.
Supplementing this material is the information contained within the
Draft Market Analysis Report prepared for the Downtown Improvement Plan
Study by Laventhol & Horwath. Two sections of that Report provide up-
to-date analysis of the retail Market and Office Market in the Dublin
Market areas. Portions of those sections of the Report have been
included with this Report (see Attachment #13).
Within the materials supplied for the Moret Specific Plan Amendment
Study, the project proponents indicate that the development proposal for
the 1.4+ acre site is being designed to fill the need of the small to
mid-ran~e office uses that desires to own its own building and have
specific identity. It is envisioned by the project proponents that the
4-building, 33,OOO~ square foot complex may ultimately see each building
being owned individually with the landscaped and parking areas held in
common ownership.
Information supplied by the project proponents for the Moret holding
supporting the economic demand for office use is limited to citations of
surveys indicated the large percentage of firms who could occupy small
to mid-range office developments and a copy of information from Coldwell
Bankers indicating East Bay Office absorption figures (see Attachment
#14). A June 30, 1986, update from Coldwell Bankers entitled "Office
Vacancy Index of the United States" indicates that new suburban office
construction continues to drive the suburban vacancy rate upward (see
Attachment #15). The report indicates that since the beginning of 1984,
multi-tenant office space occupancy has increased 8% to 10% per annum.
As such, the accompanying rising vacancy levels are seen by Coldwell
Bankers as not being a "product of sluggish suburban growth, but rather
the product of aggressive investment in the construction of new office
space." The June, 1986, Office Vacancy Index for the Oakland-East Bay
Area, as calculated by Coldwell Bankers, stands at 27.4%, which sits
above the Current National Average Suburban Vacancy Index.
C. LAND USE PLAN
The two amendments to the San Ramon Road Specific Plan that have to date
been approved have served to amend this section of the Plan to
accommodate a modified range of land uses in the Dublin Town & Country
Shopping Center property. The second amendment prompted creation of a
Sub-Area for Area 3 of the Plan, which encompassed the 4.8+ acre
Shopping Center.
As indicated elsewhere in this Report, only a small portion of the Plan
Area has yet to be developed or does not currently have, or are
pursuing, a development entitlement. Those remaining areas are located
in Area 3 of the Plan and therefore any amendments to the Land Use
Section of the Plan can be limited to Area 3 wherein Permitted Uses,
Conditional Uses and Prohibited Uses are detailed.
Development in Area 3 was initially envisioned to be for Retail Shopper
Uses. The two Specific Plan Amendments adopted which dealt with the
Dublin Town & Country Shopping Center initially expanded the range of
allowable uses to include up to 25% occupancy by Personal Service,
Office and Financial Uses and then effectively opened the occupancy of
-4-
the Center to any uses typically allowed in the C-l, Retail Business
District. A "cap" of 40% occupancy by office uses was retained under
the Plan Amendment.
Acknowledging the lead provided by recent City Council actions involving
the Specific Plan, the following options appear available in response to
the development proposal to establish office uses on the 1.4+ acre Moret
property:
Option I - Adjustment of the allowable land uses for the 1.4+ acre Moret
property creating a new Sub-Area for Area 3 of the Plan
Under this option, an amendment to the Plan owuld be adopted to create a
second Sub-Area in Area 3. The new Sub-Area would cover the 1.4+ acre
Moret property and provide for the development at this site which is
"predominantly" office use in nature. As applied to the preliminary
plans submitted for this property, this approach could be formulated to
require retail type occupancies on the first floor of new structures
(either all four proposed structures - approximately 33% or 11,000+
square feet of the 33,000+ sq. ft. proposed, or for just the structures
fronting along San Ramon Road - approximately 16.5% or 5,500+ sq. ft. of
the 33,OOO~ sq. ft. proposed). -
Option II - Adjustment of the allowable land uses for the 1.4+ acre Moret
property expanding the area covered under Area 3A of the Plan (Sub-Area of
Area 3, consisting of the Dublin Town & Country Shopping Center) to include
the Moret Property.
Under this option, an amendment to the Land Use Section of the Plan
would be adopted to incorporate the 1.4+ acre Moret property into Area
3A of the Plan (Sub-Area of Area 3, consisting of the Dublin Town &
Country Shopping Center). Under the Land Use Regulations established
for Area 3A, development of the Moret property could include up to 40%
occupancy by Office Uses, unlimited occupancy by Personal Service or
Financial Uses, and a wide range of Retail Shopper Uses. This approach
would serve to generally apply the Land Use Regulations of the C-1,
Retail Business District. As applied to the preliminary plans submitted
for this property, this approach would most likely require Retail
Shopper, Personal Service and/or Financial Uses for the front (easterly)
portion of the property and allow Office Uses to be developed on the
rear (westerly) portion of the site.
Option III - Adjustment of the allowable land uses for the bulk of the
"unstudied" portion of Area 3 (the 8.2+ acre remainder of Area 3 after the
Dublin Town & Country Shopping Center property is excluded).
Sub-Option IlIA: Adopt an amendment to the Land Use Section of the
Plan, applying a 25% "cap" for each property in this portion of Area 3
to allow partial occupancy by Personal Service, Office and Financial
Uses, irregardless of property size. This approach would obviously not
accommodate the proposed development scheme which has been forwarded by
the project proponents for the Moret property. Irregardless of the
approach taken by the Planning Commission and City Council on the Moret
property, Staff recommends this option be adopted for the remainder of
Area 3 properties to amend the current Land Use Regulations which still
call for 100% occupancy by Retail Shopper Uses.
Sub-Option IIIB: Adopt an amendment to the Land Use Section of the Plan
similar to that described in Sub-Option IlIA, but with a "mechanism" to
allow consideration of occupancies on individual properties which exceed
the 25% "cap" on Personal Service, Office or Financial Uses. This
"mechanism" could simply be allowing requests to be considered on a
case-by-case basis for new development proposals reviewed under the
Planned Development Rezoning request that is filed. For sites that have
already been developed, the "mechanism" could be provision of an option
to file a Conditional Use Permit request to allow occupancies of
Personal Service, Office or Financial Uses in excess to the 25% "cap".
Of the amendments under consideration by this Study, the requested
changes to the Land Use Section of the Plan are the most substantive.
Staff recommends that the Commission conduct the public hearing on the
-5-
Study and provide Staff direction on how they feel this Section of the
Plan should be reformatted. For discussion purposes, and to potentially
facilitate an action by the Commission, the Draft Resolution prepared by
Staff outlines the following changes to the Land Use Section of the
Plan:
- Creates a new Sub-Area for Area 3, covering the 1.4+ acre Moret
holding which would apply Option I outlined above by providing
development to this site which is "predominantly" Office Use in nature.
- Amends the existing Land Use Section for the remaining portion of Area
3 (covering the 7.0+ acres after elimination of the Dublin Town &
Country Shoping Center property and the Moret property) to apply Sub-
Option IlIA to those lands by applying a 25% "cap" for each property,
irregardless of size, to allow partial occupancy by Personal Service,
Office and Financial Uses.
D. CIRCULATION SYSTEM
The bulk of the "Key Items" identified in the San Ramon Road Specific
Plan's Circulation Element have been put into place, or will be
developed with the improvements proposed under the San Ramon Road
Improvements - Phase II project. The work completed to date includes:
- Creation of an extension of Amador Valley Boulevard.
- Road improvements along Silvergate Drive (for that section of San
Ramon Road abutting the Arbor Creek project - Area 5 of the Specific
Plan.)
- Road improvements along portions of San Ramon Road (including partial
frontage improvements along the Arbor Creek project - Area 5 of the
Specific Plan and frontage improvements along the Dublin Town &
Country Shopping Center project - Area 3 of the Specific Plan).
- Road improvements at the intersection of Donlon Way and Dublin
Boulevard, and the completion of Donlon Way road improvements north of
Dublin Boulevard (done in conjunction with the Public Storage and
Northwood Homes office projects - which lie outside the Specific
Plan) .
The remainder of the roadway improvements listed as "Key Items" in the
Circulation Element (the widening of San Ramon Road, work at the
intersection of San Ramon Road and Dublin Boulevard, and the
installation of signals at the intersection of San Ramon Road and
Silvergate Drive) are anticipated to be provided by San Ramon Road
Improvements - Phase II project. That work is anticipated to be
accomplished within six to eight months.
With the San Ramon Road improvements forthcoming, only two "Key Items"
of the Plan's Circulation Element will remain to be provided. Those two
items are:
- Restriction of the number of direct access points from adjacent
properties to Silvergate Drive, San Ramon Road and Dublin Boulevard.
- Provision of a pedestrian/bicycle system for the Plan Area.
As regards the first item listed, restrictions of access points along
the frontages of Silvergate Drive and Dublin Boulevard have been
secured, as well as restrictions for the San Ramon Road frontage along
the Dublin Town & Country Shopping Center property. Direction on the
number and location of driveways for the bulk of San Ramon Road frontage
has been provided in detail through the analysis by TJKM dated April 23,
1986 (see Attachment #16). This information serves to supplement and
elaborate upon the TJKM Consultant's March, 1983, Traffic Report by
providing direction for the number and location of driveways for San
Ramon Road north of Amador Valley Boulevard and for the number and
location of driveways extending off the north side of the recently
installed Amador Valley Boulevard extension.
-6-
As regards the second item listed, the Morrison Homes multiple family
residential project approval provides for the creation of pedestrian/
bicycle access extending from the eastern terminus of Shadow Drive
through that 12.4+ acre property along Martin Canyon Creek and on out to
the cul-de-sac established with the extension of Amador Valley
Boulevard. It was anticipated that subsequent developments on the Moret
and Rivers-Barton properties would allow the extension of the
pedestrian/bicycle access proposed along Martin Canyon Creek.
It is Staff's recommendation that any Specific Plan Amendment approved
for Area 3 of the Plan include an amendment to the Circulation Element
of the Plan to incorporate the recommendations outlined in the April 23,
1986, TJKM Report. Those recommendations can be summarized as follows:
- Restrict access to San Ramon Road to the development of a single
"shared driveway" between the Moret property and the Rivers-Barton
property.
- Development of the "shared driveway" with a 35 foot width with 25 foot
curb radius returns and a restriction of anyon-site circulation
connection to the driveway within 50 feet of the San Ramon Road curb
line.
- Development of two "shared driveways" on the north side of the Amador
Valley Boulevard extension respectively located 120+ feet and 430+
feet west of San Ramon Road. -
- Refinement to the location and nature of pedestrian/bicycle easements
from Shadow Drive through to San Ramon Road.
E. GENERAL DEVELOPMENT CRITERIA
This section of the Plan is the third area of discussion where Staff
would recommend specific amendments to the current Plan. The
recommended amendments fit into one of three categories: 1) amendments
to reflect changes that have occurred in the Plan Area subsequent to its
June, 1983, adoption; 2) elaboration of dimensional development criteria
in the eight sub-categories listed in the current Plan; and
3) amendments in the form of additional sub-categories to the eight
current sub-categories creating sub-categories 9) "Existing Vegetation -
Project Landscaping, and 10) Project Architecture. Provided below is
discussion on each of the eight existing sub-categories in this section
with an indication of modifications and/or elaboration of the
development criteria currently provided. Also provided is discussion on
the two proposed additional sub-categories and draft proposed language
for inclusion into the General Development Criteria Section of the Plan.
1. Zoning - Staff recommends that no change be made to this sub-
category of the General Development Criteria. Staff feels it
remains appropriate to require a Planned Development zoning
request to be filed for all new development proposals. Staff
feels the Planned Development zoning process is necessary to
assure that all future development conforms to the identified
objectives for the Specific Plan which were adopted by the City
Council and include:
- Alleviation of special access problems by designing future road
locations and access requirements.
- Promotion of larger scale, integrated development by
encouragement and requirement of the combination of smaller
lots.
- Coordination of development among multiple property owners.
2. Compatibility of Uses - Staff feels the current text in this sub-
category lays an adequate framework for the scope of analysis to
review compatibility of land uses of projects at the development
plan review stage.
-7-
In light of the proposal for office development on the Moret
property, which increases the likelihood that multi-story
construction will occur at that site, Staff recommends the
following language be incorporated into this sub-category of the
General Development Criteria Section of the Plan:
Applications for Planned Development Zoning in
Area 3 of the Plan involving commercial lands
adjoining existing or planned multi-story
construction shall have included as part of the
development plan review application plan sections
to detail the proximity and relationship of the
relative land uses.
In light of the development of the Dublin Town & Country Shopping
Center and the "back-door" orientation it presents to the adjoning
East Bay Iceland, Inc. property to the south, Staff recommends that
the following language also be incorporated into this sub-category
of the General Development Criteria Section of the Plan:
Redevelopment of the East Bay Iceland, Inc.
property shall reflect a site plan layout which
attempts to maximize the coordination between its
planned uses and the adjoining Dublin Town &
Country Shopping Center property to the north as
regards building location and orientation,
vehicular and pedestrian cross access, landscape
treatment and use of ancillary structures
(location and design).
3. Circulation Improvements - As indicated earlier in this Report,
previous traffic analysis to the Specific Plan Area prepared by
TJKM has been supplemented by the preparation of a focused review
of the portion of Area 3 of the Plan located north of the Amador
Valley Bouelvard extension. Staff recommends that the Findings and
Recommendations of that April 23, 1986, Memorandum be cited in this
sub-category of the General Development Criteria Section of the
Plan. The additional text recommended to be added to the Plan to
reference the supplementary traffic analysis is as follows:
Circulation improvements established in conjunction
with the development of the portion of Area 3 of
the Plan located north of the Amador Valley
Boulevard extension shall reflect the Findings and
Recommendations of the TJKM Memorandum dated April
23, 1986 (see Appendix B).
In addition to these adjustments, Staff recommends that direction
be given for the future use of the 51-foot + width stem extending
westerly from San Ramon Road to Area 2 of the Plan (the Morrison
Homes property) and running along the south side of the East Bay
Iceland, Inc. property. With the Site Development Review Permit
approval for the 174-unit Morrison Homes project, direction was
provided for the future use of this 51-foot ~ strip. Staff
recommends that the general direction outlined in that condition be
incorporated into this sub-category of the General Development
Criteria Section of the Plan to underscore the desirability to
incorporate the property stem into one of the surrounding
developments. The suggested language is as follows:
Development of the 0.4 acre stem remainder
(346+' x 51+') extending easterly to San Ramon Road
- -
from the southeast corner of Area 2 of the Plan
shall be subject to the Planned Development (PD)
Rezoning process and shall be developed as part of
a coordinated site plan tying the stem either to
the Morrison Homes-Kildara Project and/or to the
adjoining properties located north or south of the
stem.
-8-
4. Physical Constraints - The current plan text points out two special
physical development constraints present within the Specific Plan
Area (location within a potential geological hazard area and the
flooding potential due to the presence of Martin Canyon Creek). No
amendment or elaboration to the current Plan text is recommended by
Staff other than inclusion of a statement which indicates that
geologic reports which cover undeveloped or marginally developed
properties in Area 3 of the Plan may likely require on-site sub-
surface trenching. The additional text recommended to be added is
as follows:
Geologic Reports prepared in conjunction with the
Development Plan requests covering undeveloped or
marginally developed properties in Area 3 of the
Plan may require on-site sub-surface trenching to
assess potential geotechnical hazards.
5. Noise - The current Plan text indicates that anticipated future
noise levels along perimeter streets will result in noise exposures
in excess of acceptable commercial and residential noise levels.
Staff recommends that a statement be incorporated into this Sub-
Category of the General Development Criteria Section of the Plan
which indicates that preparation of an acoustical study may be
required for any new commercial or residential developments to
precisely determine existing and future noise levels and which
outlines specific construction and design measures that will need
to be taken to provide the appropriate noise attenuation. The
additional text recommended to be added is as follows:
Acoustical Reports may be required to be prepared
in conjunction with the building permit process
for any new commercial or residential developments
in the Plan Aera. Where required, said studies
shall determine existing and future noise levels
and shall outline specific construction and design
measures that will be taken, as necessary, to
provide the appropriate noise attenuation.
6. Setbacks - The current text provides direction for setbacks between
new development and adjacent existing residential areas. Direction
should also be provided for setbacks between the planned
residential development in Area 2 (the Morrison Homes-Kildara
Project) and future commercial development in Area 3 of the Plan.
The Dublin Town & Country Shopping Center was developed with a
mixture of 13-foot and 23-foot setbacks along the west property
boundary (adjoining Area 2). The approved plans for the Morrison
Homes-Kildara Project in Area 2 will observe a typical setback of
60+ feet from the project's east boundary. The unit proposed at
the northeast corner of that project is the one exception to that
Standard, where a 20~ foot setback is proposed.
Based on current and proposed development plans, it appears that a
15-foot setback between new commercial developments in Area 3 of
the Plan and the adjoining easterly boundary of Area 2 of the Plan
will provide the absolute minimum separation of the two land use
areas. Staff recommends a 20-foot minimum setback dimension
continue to be observed for this area unless a lesser setback can
be demonstrated at the development plan review stage to retain
visual and acoustic privacy for existing or future residential uses
in Area 2. The additional text recommended to be added is as
follows:
Building setbacks for new development in Area 3
adjacent to the easterly limits of Area 2 can be
reduced to 15 feet if it can be demonstrated that
visual and acoustic privacy for existing or planned
planned residential uses in Area 2 can be provided
with this lesser setback standard.
-9-
As regards the setback standards between the Moret property and the
Arbor Creek project to the north (Area 5 of the Plan), Staff
recommends that the standard remain flexible and be determined at
the time of design review for the Moret property. The building
location(s) utilized should maximize the privacy of the residential
development to the north while using a building location that makes
best use of the existing vegetation canopy in the Martin Canyon
Creek Corridor.
The additional text recommended to be added is as follows:
The setback standard observed at the northern limit
of Area 3 shall be determined at the time of
development plan review. The building location(s)
shall be such to maximize the privacy of the
residential development at the north side of Martin
Canyon Creek and shall take into consideration the
existing vegetation canopy in the Creek.
7. Parking Standards - No change in this sub-category is recommended
by Staff.
8. Height Limits - No adjustment in this Sub-Category is recommended
by Staff.
9. Existing Vegetation - Proiect Landscaping - The presence of Martin
Canyon Creek corridor through the Specific Plan (Area 4) provides a
natural buffer strip between land uses and helps provide definition
and uniqueness to the area as a whole. Direction through the
Plan's General Development Criteria Sections should be established
to underscore the goal of retaining all major trees within the
Creek corridor and to provide direction to have project
architecture of new structures adjoining the Creek corridor
designed and located in such a manner to make best use of the
existing foliage. Existing trees located outside the Creek
corridor should also be viewed as an important existing design
feature and should be retained wherever feasible.
Project landscaping should be provided which serves to promote good
transitions between adjoining projects and land uses. The overall
design of project landscaping should serve to provide a desirable
environment and serve as a design feature to provide conceputal
compatibility with the immediate environment of the site.
To provide for the items discussed above, Staff recommends that the
following text be added to the General Development Criteria Section
of the Plan as a new Sub-Category labeled "Existing Vegetation-
Project Landscaping".
9. Existing Vegetation - Proiect Landscaping -
To the greatest extent feasible, the existing
vegetation within the Martin Canyon Creek corridor
extending through the Plan Area shall be left
undisturbed. Said vegetation shall be utilized and
enhanced to serve as a natural buffer strip between
land uses in the Plan Area and as a design element,
with use of appropriate building design and siting,
to compliment and enhance new development adjoining
the Creek area. Existing, mature trees located in
the Plan Area which are located outside the Creek
corridor shall be retained as feasible and
incorporated into the project design of new
developments. Project landscaping shall be of a
design, mass, scale and relationship to promote
harmonious transitions between adjoining projects
and land uses and to create an internal sense of
order and provide a desirable environment for
occupants, visitors and the general community.
Project landscaping shall serve as a design feature
to provide conceptual compatibility with the
immediate environment of the site.
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10. Proiect Architecture - Staff recommends that some generalized
Architectural Design Standards be incorporated into the General
Development Criteria Section of the Plan as a new Sub-Category
labeled "Project Architecture". The following text is recommended
for inclusion into the Plan.
10. Proiect Architecture - The following Design
Standards shall be considered and applied, as
applicable, to new development in the Specific
Plan Area:
A. Consistency and compatibility with
applicable elements of the City's General
Plan.
B. Conceptual compatibility of design with the
immediate environment of the site.
C. Appropriateness of the design to the site
and function of the project.
D. Promotes harmonious transitions in scale and
character in areas between different
designated land uses.
E. Compatibility with future construction both
on and off the site.
F. Expresses an appropriate sense of identity
with its function.
G. Creates an internal sense of order and
provides a desirable environment for
occupants, visitors, and the general
community.
H. Utilizes materials, textures, colors, and
details of construction which are an
appropriate expression of its design concept
and function and are compatible with the
adjacent and neighboring structures and
functions.
RECOMMENDATION:
Based on the above Staff Report, Staff recommends the Commission proceed
with the public hearing as follows:
FORMAT:
1)
2)
3)
4)
5A)
Open public hearing.
Hear Staff presentation.
Hear Applicant and public presentations.
Close public hearing and deliberate.
Consider and act on two draft Resolutions.
1) A Resolution regarding the Negative Declaration of
Environmental Significance.
2) A Resolution regarding the Specific Plan Amendment
Study, or
5B) Provide direction to Staff for modifications to the Draft
Resolution regarding the Specific Plan Amendment Study and
continue the item to the hearing of September 2, 1986.
-11-
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 86-049
and Exhibit B recommending that the City Council amend the San
Ramon Road Specific Plan for Area 3). If the Commission feels
adjustments to Exhibit B are necessary before they take action on
the Specific Plan Amendment Study, Staff recommends the Commission
provide direction to Staff and continue the item to the hearing of
September 2, 1986.
ATTACHMENTS:
Exhibit A - Resolution approving the Negative Declaration of
Environmental Significance for PA 86-049.
Exhibit B - Resolution recommending the City Council approve the San
Ramon Road Specific Plan Amendment.
Background Attachments:
1) Written Statement from Project Proponents for Moret property
requesting authorization of a Specific Plan Amendment Study (Letter
of May 6, 1986).
2) Site Plan for proposed Office Project on the 1.4+ acre Moret
property.
3) Site Plan for proposed commercial development (The Fishery at
Dublin Restaurant) on the Rivers-Barton property.
4) Site Plan of Dublin Town & Country Shopping Center with
accompanying Tenant Occupancy Summary.
5) Excerpt of City Council Minutes of meeting of April 14, 1986,
detailing Council's minute order for preparation of San Ramon Road
Specific Plan Amendment Study for the Moret holding.
6) Excerpt of City Council minutes of meeting of June 23, 1986,
detailing Council's minute order for expansion of the Moret San
Ramon Road Specific Plan Amendment Study expanding the Study to
include the remaining lands in Area 3 of the Plan.
7) Draft Negative Declaration of Environmental Significance for San
Ramon Road Specific Plan Amendment.
8) Copy of the San Ramon Road Specific Plan.
9) Resolution No. 81-83 approving an Amendment to Area 3 of the
Specific Plan dealing with occupancy by Personal Services Uses,
Financial Uses or Office Uses in Shopping Centers with a minimum
size of four acres.
10) Resolution No. 54-86 approving an Amendment to Area 3 of the
Specific Plan adjusting uses in the Dublin Town & Country Shopping
Center to allow uses generally provided for in the C-l, Retail
Business District.
11) Figure 1 - Land Use and Zoning Map
12) Chart 1 - Current Land Use Summary
13) Portions of Draft Market Analysis Report prepared by Laventhol &
Horwath
14) Office Occupancy Information from Coldwell Bankers, supplied by
Project Proponents for the Moret Property
15) "Office Vacancy Index of the United States", June 30, 1986, Report
by Coldwell Bankers
16) TJKM Consultants Memorandum dated April 23, 1986
-12-
RESOLUTION NO. 86-
A RESOLUTION OF THE PLANNING COMMISSION
OF THE CITY OF DUBLIN
ADOPTING A NEGATIVE DECLARATION OF ENVIRONMENTAL SIGNIFICANCE
CONCERNING PA 86-049 SAN RAMON ROAD SPECIFIC PLAN AMENDMENT STUDY -
AMENDMENT TO AREA 3
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 86-049 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 86-049 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, THEREFORE, BE IT RESOLVED THAT THE Dublin Planning Commission
finds that:
1. The project, PA 86-049, 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
'Study.
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 18th day of August, 1986.
AYES:
NOES:
ABSENT:
Planning Commission Chairperson
ATTEST:
Planning Director
EXHIBIT A
{:1(lAPr (l&s,t. - Ne'6-. ~.
RESOLUTION NO. 86-
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 86-049 SAN RAMON ROAD SPECIFIC PLAN - AMENDMENT TO AREA 3
WHEREAS, Roy J. and Ula D. Moret requested on March 10, 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 86-018); and
WHEREAS, the City Council, at its regularly scheduled meeting of
April 14, 1986, authorized the preparation of a Specific Plan Amendment Study
to consider the merits of developing the 1.4+ acre Moret property as an office
development, amending the land use restriction in the Specific Plan which
limits the amount of office use that can be established in Area 3 of the
Specific Plan; and
WHEREAS, the City Council, consistent with the Planning
Commission's recommendations on June 15, 1986, regarding PA 86-050.1 and .2.
directed by minute order at their June 23, 1986, meeting that the Study be
expanded to include the remaining, unstudied portion of Area 3; and
WHEREAS, the Planning Commission did hold a public hearing to
consider the Amendment on August 18, 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 Land
Use Section of the Specific Plan be amended to establish a new Sub-Area in the
Plan covering the Moret property and to adjust the uses allowed in the
remaining portions of Area 3 of the Plan and to also adjust the Circulation
System Section and General Development Criteria Sections of the Plan; 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 (Planning Commission Resolution
No. 86- ); and
WHEREAS, the Planning Commission finds that the proposed amendments
to the San Ramon Road Specific Plan Amendment will not have a significant
environmental impact; and
WHEREAS. the proposed Specific Plan Amendments are appropriate for
the subject properties in terms of providing for future development of land
uses which will be compatible to existing and proposed land uses and will not
overburden public services; and
WHEREAS, the proposed Specific Plan Amendments 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 Land Use Plan Section of the San
Ramon Road Specific Plan for the 1.4+ acre portion of Area 3 of the Plan
identified as the Moret property creating Area 3B and, introduce the following
amended land use restrictions for that newly defined Sub-Area which identify
the uses permitted, conditional uses, and uses specifically prohibited from
being established.
EXHIBIT ~
WAFT t,sDL - $A!" PI.MIA-
Creating Area 3B (Sub-Aarea of Area 3, consisting of the Moret Property) 1.4+
Acres
Unlike the remainder of the area identified as Plan Area 3, the 1.4+ acre Moret
property is not viewed as having the same high potential for the development of
retail shopper stores. The property's location at the northern edge of Area 3
of the Plan, its size, configuration and the presence of an active fault,
collectively serve to compromise the feasibility of developing the site for
Retail Shopper Use. In light of the above, Area 3B is established to provide
this property the option to develop with a larger percentage of occupancy by
office-type uses. While the site may be developed "predominantly" by office-
type- uses, some level of Retail .shopper, Personal Service and/or- "Financial Uses
shall be provided on the property.
Permitted Uses
Office including, but not limited to, the following and restricted to 70%
of the total gross floor area of the Commercial Facility:
a. Optometrist
b. Medical and Dental
c. Legal
d. Accounting
e. Architect
f. Employment Agency
g. Real Estate
h. Other Administrative and Professional Office
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
California
with on-sale liquor license from State of
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
-2-
.""t';":-.';-'
.:'".'......,.
j. Travel Agent
k. Key Shop
1. Dressmaking or Knitting Shop
m. Tailor Shop
n. Handicraft Shop
Conditional Use
Subject to approval of a Conditional Use Permit:
a. Community, religious and charitable institution facilities and
uses.
b. Public facilities and uses.
c. Veterinary Office
d. Commercial recreation facility, other than a theater, if within a
building.
e. Tavern
f. Recycling Centers, when operated in conjunction with a Permitted
Use on the same premises.
g. 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 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, and other similar stores and services.
Residential uses.
Industrial uses.
BE IT FURTHER RESOLVED THAT THE Planning Commission recommends that
the City Council further amend the Land Use Plan Section of the San Ramon Road
Specific Plan for the 7.0+ acre "remainder" of Area 3 (above and beyond Area 3A
encompassing the 4.8+ acre Dublin Town & Country Shopping Center property and
the newly established Area 3B encompassing the 1.4+ acre Moret property) to
permit limited occupancy by Personal Service, Financial and Office Uses
irregardless of property size and subject to the following limitations:
- Up to a maximum occupancy of 25% of the total gross floor area of any
development can be for Personal Service, Financial or Office Uses, as defined
in the San Ramon Road Specific Plan.
BE IT FURTHER RESOLVED THAT THE Planning Commission recommends that
the City Council amend the Circulation System Section of the San Ramon Road
Specific Plan to add the following direction to future development projects
covering properties in Area 3 of the Plan located north of the extension of
Amador Valley Boulevard.
The following "Key Items" shall be added to the Circulation System Section.
- Restrict access to San Ramon Road to the development of a single "shared
driveway" between the Moret property and the Rivers-Barton property.
- Development of the "shared driveway" with a ~5 foot width with 25 foot curb
radius returns and a restriction of anyon-site circulation connection to
the driveway within 50 feet of the San Ramon Road curb line.
- Development of two "shared driveways" on the north side of the Amador Valley
Boulevard extension respectively located 120+ feet and 430+ feet west of San
Ramon Road.
-3-
- Refinement to the location and nature of pedestrian/bicycle easements from
Shadow Drive through to San Ramon Road.
BE IT FURTHER RESOLVED THAT THE Planning Commission recommends that
the City Council amend the General _,Development Criteria Section of the San
Ramon Road Specific Plan as follows:
Sub-Category 2 - Compatibility of Uses - The following text is added to this
Sub-Category:
Applications for Planned Development Zoning in Area 3 of the
Plan involving commercial lands adjoining existing or planned
multi-story construction shall have included as part of the
development plan review application plan sections to detail the
proximity and relationship of the relative land uses.
Redevelopment of the East Bay Iceland, Inc. property shall
reflect a site plan layout which attempts to maximize the
coordination between its planned uses and the adjoining Dublin
Town & Country Shopping Center property to the north as
regards building location and orientation, vehicular and
pedestrian cross access, landscape treatment and use of
ancillary structures (location and design).
Sub-Category 3 - Circulation Improvements - The following text is added to
this Sub-Category:
Circulation improvements established in conjunction with the
development of the portion of Area 3 of the Plan located north
of the Amador Valley Boulevard extension shall reflect the
Findings and Recommendations of the TJKM Memorandum dated April
23, 1986 (see Appendix B).
Development of the 0.4 acre stem remainder (346~' x 51+')
extending easterly to San Ramon Road from the southeast corner
of Area 2 of the Plan shall be subject to the Planned
Development (PD) Rezoning process and shall be developed as part
of a coordinated site plan tying the stem either to the Morrison
Homes-Kildara Project and/or to the adjoining properties located
north or south of the stem.
Sub-Category 4
Sub-Category:
Physical Constraints - The following text is added to this
Geologic Reports prepared in conjunction with the Development
Plan requests covering undeveloped or marginally developed
properties in Area 3 of the Plan may require on-site sub-surface
trenching to assess potential geotechnical hazards.
Sub-Category 5 - Noise - The following text is added to this Sub-Category:
Acoustical Reports may be required to be prepared in
conjunction with the building permit process for any new
commercial or residential developments in the Plan Aera. Where
required, said studies shall determine existing and future
noise levels and shall outline specific construction and design
measures that will be taken, as necessary, to provide the
appropriate noise attenuation.
Sub-Category 6 - Setbacks - The following text is added to this Sub-Category:
Building setbacks for new development in Area 3 adjacent to the
easterly limits of Area 2 can be reduced to 15 feet if it can be
demonstrated that visual and acoustic privacy for existing or
planned residential uses in Area 2 can be provided with this
lesser setback standard.
-4-
.-:-_'-:-.''9.':,-,''-'
The setback standard observed at the northern limit of Area 3
shall be determined at the time of development plan review. The
building location(s) shall be such to maximize the privacy of
the residential development at the north side of Martin Canyon
Creek and shall take into consideration the existing vegetation
canopy in the Creek.
Sub-Category 9 - Existing Vegetation - Proiect Landscaping - This Sub-Category
is created with the following text:
9. Existing Vegetation - Proiect Landscaping - To the
greatest extent feasible, the existing vegetation within the
Martin Canyon Creek corridor extending through the Plan Area
shall be left undisturbed. Said vegetation shall be utilized
and enhanced to serve as a natural buffer strip between land
uses in the Plan Area and as a design element, with use of
appropriate building design and siting, to compliment and
enhance new development adjoining the Creek area. Existing,
mature trees located in the Plan Area which are located outside
the Creek corridor shall be retained as feasible and
incorporated into the project design of new developments.
Project landscaping shall be of a design, mass, scale and
relationship to promote harmonious transitions between adjoining
projects and land uses and to create an internal sense of order
and provide a desirable environment for occupants, visitors and
the general community. Project landscaping shall serve as a
design feature to provide conceptual compatibility with the
immediate environment of the site.
Sub-Category 10
following text:
Proiect Architecture - This Sub-Category is created with the
10. Proiect Architecture - The following Design Standards
shall be considered and applied, as applicable, to new
development in the Specific Plan Area:
A. Consistency and compatibility with applicable elements
of the City's General Plan.
B. Conceptual compatibility of design with the immediate
environment of the site.
C. Appropriateness of the design to the site and function
of the project.
D. Promotes harmonious transitions in scale and character
in areas between different designated land uses.
E. Compatibility with future construction both on and off
the site.
F. Expresses an appropriate sense of identity with its
function.
G. Creates an internal sense of order and provides a
desirable environment for occupants, visitors, and the
general community.
-5-
',.;. '.r.'Z".'-'<""; ....;-- ":V.">"--~q:~~)'-"',~-::'~". ~ c;" ':_~'~;";'.~; ",~
H. Utilizes materials, textures, colors, and details of
construction which are an appropriate expression of its
design concept and function and are compatible with the
adjacent and neighboring structures and functions.
PASSED, APPROVED AND ADOPTED this 18th day of August, 1986.
AYES:
NOES:
ABSENT:
Planning Commission Chairperson
ATTEST:
Planning Director
-6-
("
(
. r
Jesse W. White or'Myron N. Crawford
3687 Thornton Avenue
Fremont, California 94536
May 15, 1986
RECEIVED
MAYl211986:
City of Dublin
6500 Dublin Blvd.
PO Box 2340
Dublin, CA 94568
... ....-.
DunLlN PLANNING
Attn:
Laurence L. Tong, Planning Director
Re: Request for Specific Plan Amendment to the San Ramon Road Specific Plan
for a 1.425 acre Property Identified as 7436 San Ramon Road
Assessor Parcel Number 941-0040-001-02 (Subject Property)
Dear Mr. Tong:
Thank you for taking the time to discuss the above referenced request. During our
meeting you indicated that you would like us to address the following:
A) Project Description - Land Use Proposed
B) Size of Development and Building Coverage Ratio
C) Landscaping & Site Plan '
D) CC&R'S
We will, in this submittal letter, address these items and include a proposed draft outline
of the amendment which we feel would serve the needs of the community and the
development. In addition to this information we are attaching appendices of information
on parking requirements of various cities including stall sizes and number required for
various uses. We have also included building lot coverages for several municipalities
around the Bay Area.
A. Project Description
The proposed development consists of four three-story buildings with primary usage being
professional offices having some allowance for select retail on the first floor. The complex
is being designed to fill the need of the small to mid-range company that desires to own
its own building and have specific identity. Each of the buildings may be owned individually
with the landscaped and parking areas as common ownership. Recent surveys in
San Francisco, which is a corporate headquarters location, indicate that in many areas
71 percent of firms occupy less than 15,000 square feet and employ 60 or fewer people;
54 percent of firms occupy 7500 square feet or less and employ 30 or fewer people.
Other surveys have shown that nationwide 95 percent of the companies have 20 or fewer
employees.
The site is triangularly shaped, bounded by a creek flood zone on the northern side and
is traversed by an earthquake fault zone on the most desirable section of the property.
These physical constraints reduce the utility and suitability of the property from a retail
standpoint and add complexity to the office building concept.
ATTACH ENT t
~tp\~"'~ -1NJtf6r
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City of Dublin - Laurence L. Tong - May 15, 1986 - Page 2
The site is isolated and remote from the main retail arterial intersection of Amador Valley
Court and San Ramon Road (see Appendix 113) which lends the site to a destination-bound
user rather than a convenience oriented shopper. The proposed office usage is well suited
for the site and creates a soft transition from the northerly residential areas to the retail
areas to the south and complements the natural buffer of dense vegetation along Martin
Creek. Office usage is predominately daytime with minimal evening and weekend activity
which will also mitigate night time and weekend noise as well as generate less traffic
than retail usages. (See Appendix 112 for permitted usages proposed for this project.)
B. Size of Development and Buildinq Coveraqe
The proposed size of the development is 33,000 square feet. The buildings would be paired
to share an elevator in a clustered arrangement. The building to lot coverage ratio is
approximately 17 percent which falls well within the range of coverages allowed by various
Bay Area municipalities. Typical coverage ratios generally range from 40 percent in some
cities to 100 percent in similar areas of other cities. (See Appendix 114 for permitted
lot coverages by various cities. The Site Plan is in Appendix 115.)
C. Landscapinq and Site Plan Layout
The conceptual design of the development is to utilize existing mature trees wherever
possible as well as new trees along with mounded grass areas to create a parklike
atmosphere. The buildings are clustered to provide maximum open space, maximum view
planes into the creek area, and to minimize the visual impact to surrounding adjacent
properties. The architectural treatment of the buildings is planned to blend in with the
natural attributes of the site thus enhancing the area in general and also creating the
impression upon entering Dublin that Dublin is a well-planned, attractive, professional city.
Due to the unique location of the property, the site benefits from landscaping and landscape
view planes which give an open, parklike atmosphere and setting. View planes are as follows:
Area 1
Between subject parcel east property line and
San Ramon Road curb,
Landscaped area
8200 sq. ft.
Area 2
Triangular Parcel bounded by subject parcel north
property line, Martin Creek and San Ramon Road
Open Area
2800 sq. ft.
Area 3
Balance of Martin Creek area bounded by Arbor Creek
and subject property north property line
Open Area
18,000 sq. ft.
Area 4
Park area on subject parcel north west 100' property
line abutting the park landscape & open area
Landscape & Open Area
15,000 sq. ft.
Area 5
On site landscaping
6800 sq. ft.
+/ _ 50,800 sq. ft.
TOT AL LANDSCAPE AND VIEW PLANES
(
(
. .
City of Dublin - Laurence L. Tong - May 15, 1986 - Page 3
COVENANTS, CONDITIONS, AND RESTRICTIONS
The CC&R's that we tentatively have planned for the project would closely parallel those
that we have developed for a project in Fremont. (See Appendix 116.) The CC&R's allow
the individual owners normal ownership rights of the building interiors along with use of
the exterior common areas. The building exterior and common areas, maintenance and
upkeep are regulated by the Owners' Association. In the event that an individual owner
did not want to cooperate with the Owners' Association regarding maintenance and upkeep,
the Owners' Association could perform the work and assess the non-cooperative owner
and enforce it with a lien. This would ensure that the development continues as a well-
maintained and attractive property.
The city of Dublin would benefit from this project in several ways. There would be
increased employment opportunities and most probably new business relocating to Dublin.
The project would provide a good transition between retail and residential areas. The
office use of the site, as planned, would enhance the Martin Creek zone. The project
would make a strong statement of well-planned development and professional image as
one enters Dublin.
We appreciate the efforts of you and your staff in conducting this Specific Plan Amendment
Study. If you should have any questions or need additional information please feel free
to call Jesse White at (415) 796-3363 or Myron Crawford at (415) 794-1615 at your
convenience.
Sincerely,
j)JfM/!
Myron N. Crawford
d/.~
MNC:mf
(
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City of Dublin - Laurence L. Tong - May 15, 1986 - Page 4
APPENDIX
1) Specific Plan Amendment Statement
2) Proposed draft of the Specific Plan Amendment
3) Distances to Moret Site from various intersections
4) Lot coverages allowed by various cities
5)
,)
Site Plan"
.,f- 5>€F A1thTLH tll\f!jJT 1-
CC~,P.'8 (Example frgm previgYlI prgjeQt and tentative pareel mafl)
7) Coldwell Banker report on office absorption/vacancy information Jk"'"'
~-It Set Arnt'rC- H i\1 f'1'JT Iq-
8) Parking requirements for various cities - Sizes and Requirements
Nrrr /tY(L1IOEO \,JIlt-fiN
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APPENDIX 1
Specific Plan Amendment Statement
Roy J. and Ula D. Moret have requested an amendment to the San Ramon Road
Specific Plan for 1.425 acres located at the northern limit of the 13.0 +/- acres identified
by the Specific Plan as Area 3, further identified as 7436 San Ramon Road,. Assessor's
Parcel Number 941-0040-001-02. '
The requested Specific Plan Amendment would redesignate the area from Cl Retail
shopper goods with personal service financial institution or office permitted by special
provision to Cl Aministrative Office and Retail. There is little or no probability that
the Specific Plan Amendment will be a detriment to or interfere with the future
developments within the Specific Plan Area.
The amendment is appropriate for the subject property in terms of being compatible
with proposed land uses in the area, and it will not overburden public services.
The amendment will not have substantial adverse effects on health or safety, or be
substantially detrimental to the public welfare, nor will it be injurious to property or
public improvements.
RECEIVED
MAY 21 1986
DUBLIN PLANNING
APPENDIX 2
Proposed Draft
of the
Specific Plan Amendment
(.
SAN RAMON ROAD - SPECIFIC PLAN AMENDMENT
MORET PARCEL
Subject Parcel
The subject parcel is 1.425 acres of irregular, pie-shaped land, located in Area 3 and is
identified as 7436 San Ramon Road, Assessor's Parcel Number 941-0040-001-02. The
subject parcel is currently owned by Roy J. and Ula D. Moret.
BACKGROUND AND OBJECTIVES
The preparation of this Specific Plan Amendment is in conformance with Section 65450
of the State Planning and Conservation Law. The Specific Plan provided guidelines
regarding land use, development regulations, and a circulation system for a 40 plus acre
area north of Dublin Boulevard, west of San Ramon Road, and south of Silvergate Drive.
The Specific Plan also recognized that complete development of Area 3 could take
up to five years and that a precise determination of uses, sizes of retail or offices uses,
or types of appropriate housing design were unpredictable for that length of time.
Coordinated development with multiple property owners, one of the objectives of the
Specific Plan, is still possible but consolidation of smaller lots is now less likely or
insurmountable due to recent changes in ownership.
This Specific Plan Amendment has been prepared to provide for changed circumstances
and the need for land use modifications and changes to the development guidelines. The
subject parcel, as an isolated, irregularly shaped property with an earthquake fault affecting
the most usable portion is severely restricted with use limited to that permitted by the
Specific Plan. This Specific Plan Amendment changes the existing C-l retail commercial
shopper goods zoning to C-l commercial office and retail.
This Specific Plan Amendment also provides the development guidelines and criteria
for this new use.
EXISTING CONDITIONS AND LAND USE
For the most part, the Specific Plan Area is divided into small lots which have
access on San Ramon Road. The largest vacant single parcel is located in the RS-D-35
area (Area 2) of the Specific Plan Area. Developed uses in the Specific Plan Area consist
of an apartment complex, gas station, a skating rink (Iceland), a hardware store, a 52,000
square foot retail shopping center, a 112 unit multi-family project on the northernmost
parcel adjacent to Silvergate Drive, various miscellaneous commercial enterprises, and
older single-family houses. Several development proposals are currently under review for
parcels within the Specific Plan Area. They include a 2BB-unit condominium project at
the western edge of the study area, a 9000 square foot seafood restaurant on San Ramon
Road, and an office complex on the subject propert.y.
Present use of the subject parcel is for a single residential home and access is via
direct driveway to San Ramon Road.
- 1 -
(-
ECONOMIC DEMAND FOR USE
Introduction
Three types of land uses were considered for the San Ramon Road Specific Plan
Area: retail commercial, office, and multi-family residential. The objective of the
following analysis is to evaluate the economic viability of the office park concept provided
for in this amendment.
Office Use and Projections
The 1983 Specific Plan made the following projection:
"Employment in the east area of Alameda County (Dublin, Pleasanton, and
Livermore) is expected to increase an average of 2,000 jobs annually during
the next five years. About 40 percent of the expected job growth (800 jobs)
is expected to be in office-oriented types as the Dublin-Pleasanton area is
very attractive as a regional location for firms serving the central and southern
Bay Area. This translates to demand for about 200,000 square feet of additional
office space annually based on a ratio of 250 square feet of gross building
area per employee."
According to a recent publication by Coldwell-Banker the Dublin-Pleasanton-Livermore
area absorbed 483,000 square feet of office space in 1984 and 913,000 square feet was
absorbed in 1985. This almost doubled the previous year's absorption and is four and one-
half times more than the 1983 Specific Plan projections. According to a Coldwell- Banker
representative this absorption rate demonstrates that although there are a significant
number of projects in the pipeline, steady sustained growth is here and the space is being
absorbed. Over half of the space is being built for owner-users.
The Specific Plan Area is an extremely attractive office location as it offers direct
access to the 1-580 and 1-680 Freeways for firms with regional orientation. It is also a
good location for local firms due to freeway access, and it is convenient to most points in
the local community via San Ramon Road and Dublin Blvd. The Specific Plan Area offers
a pleasant alternative for the firms who do not desire freeway visibility and/ or a "high-
tech" business park environment such as the Bishop Ranch in San Ramon or in the Hacienda
Business Park in Pleasanton.
Many local and regional firms do not need freeway visibility and the higher rents
associated with a new "high-tech" business park.
The office space vacancy rate in Dublin currently ranges from six to 16 % for
established buildings to 46 % for the recently-completed Amador Plaza Building. The
majority of vacancy levels are in the range of 6 % or less for the established buildings.
According to representatives of major and local leasing agents the market is expected to
continue absorption at the 1985 rate or perhaps to increase significantly within the next
12 to 24 months, and given the locational advantages discussed above, a moderate-rent
office development could be expected to attract 10 to 15 percent of the projected demand
for office space.
CONCLUSIONS
Office development of 33,000 square feet on the subject property will provide a
needed product and is the most appropriate utilization of this property considering its
remote location in terms of a retail site and the considerable development problems
inherent in the site.
- 2 -
,
LAND USE PLAN
The following descriptions identify the uses permitted, uses allowed with conditional
use permit, and those specifically prohibited as they relate to the subject property.
Area 3 - Subject Property 1.425 Acres
This area is an extremely attractive office location as it offers direct access to the
1-580 and 1-680 Freeways for firms with regional orientation. It is also a good location
for local firms due to freeway access, and it is convenient to most points in the local
community via San Ramon Road and Dublin Blvd. Many local and regional firms do not
need freeway visibility and the higher rents associated with a new "high-tech" business
park. An office in the parklike setting of the Moret Martin Creek parcel would be very
attractive to such firms.
Permitted Uses
1. Offices, personal services, and financial service uses such as:
a. Professional administrative offices
b. Financial institutions
c. Personal services
d. Medical-Dental offices and/or labs
2. Eating and drinking establishments selling prepared food and liquor except those
defined as drive-through
3. Retail
Conditional Use
1. Subject to approval of a conditional use permit:
a. Any change from one established use to another permi tted use.
b. Community, religious and charitable institutions facilities and uses.
c. Public facilities and uses.
d. Convenience stores.
Prohibited Uses
1. All retail commercial uses defined as:
a. New and used vehicle sales and or repair and service.
b. Service Stations.
c. Auto parts stores
d. Hardware and garden shops
2. Residential uses.
3. Industrial uses.
- 3 -
r
(
CIRCULA nON SYSTEM
The circulation system which immediately impacts the subject property was previously
examined relative to external access, street plan lines, and the anticipated traffic impact
on major streets such as Silvergate Drive, San Ramon Road, Amador Valley Blvd., and
Dublin Blvd. T JKM Traffic Consultants concluded in a recent study (April 23, 1986) that
the recent and planned improvements to San Ramon Road and Amador Valley will alleviate
any intersection capacity problems. TJKM concluded that the concerns in the area are
access and circulation. It has been established by the Dublin City Council by vote on
March 10, 1986 that the subject property will be provided direct driveway access to
San Ramon Road with the driveway to be located within the southern half of the Highway
frontage. '
T JKM recommended that the various property owners in Area 3 coordinate their
development efforts to provide cross parcel driveway connections for access on
Amador Valley Court. Subject property is to provide driveway access in the rear area to
the Hayward Fishery property for this purpose.
GENERAL DEVELOPMENT CRITERIA FOR SUBJECT PROPERTY
It is anticipated that site planning issues not provided for in this Specific Plan
Amendment will be addressed through normal zoning ,site development, and other procedures
found in the City of Dublin Planning and Zoning Regulations. Unless otherwise identified
herein, all new development shall conform to the applicable standards of the Dublin Zoning
Ordinance. In cases where conflict may occur between the provisions of this Specific
Plan Amendment and those embodied in the Zoning Ordinance, this Amendment shall prevail.
In exercising its right of review and approval, the Planning Director, Planning Commission,
and City Council shall adhere to the standards set forth in these criteria and shall foster
and promote the purposes of these development standards.
The following general development criteria have been included to insure that proper
uses are developed as identified in this Amendment, and the desired circulation system is
created.
1. Zoning
This Specific Plan Amendment allows for office and retail use on the subject property.
2. Compatibility of Uses
Special attention has been placed on insuring compatibility of the proposed use in
conjunction with development within Area 3 and adjoining areas. During the review of
these projects, attention has been and shall continue to be given to the height of proposed
structures, design, landscaping, setbacks, street side design treatment, distance between
buildings, loading areas, walls and fences, and pedestrian and service circulation.
3. Circulation Improvements
Circulation between the subject property and the Hayward Fishery property is to be
investigated with the ultimate objective of continuing the vehicular circulation through
to Amador Valley Court.
- 4 -
4. Physical Constraints
Physical constraints exist within the Specific Plan Area. The entire area is located within
a potential geological hazard area and is designated as a "Special Zone" as defined by
the Alquist-Priolo Act. The subject property is crossed by a fault line roughly parallel
to San Ramon Road and approximately no feet to the west. In addition, Martin Canyon
Creek (Area 4) has a flood potential that has to be addressed. As a result, all final
stage development plans within the subject property shall include:
a. A comprehensive geologic and soils report prepared by a licensed geologist
identifying any geologic or soil hazard zones, appropriate mitigation measures
and other recommendations. This report shall be completed to the satisfaction
of the County Geologist to assure that a reasonable safety factor is provided.
b. A hydrological report on flood impacts related to Martin Canyon Creek shall
be completed. All flood control preventive measures shall conform to the 100
Year designated flood criteria.
5. Noise
Due to anticipated noise levels along San Ramon Road, all structures that may be affected
by noise levels in excess of commercial and residential noise standards shall be sound
attenuated to insure interior noise levels within acceptable standards (as defined by the
County of Alameda Noise Element). Appropriate acoustic measures may include walls,
special windows, building orientation, and similar features.
6. Setbacks
Office building setbacks from adjoining property boundaries shall be 10 feet minimum, and
this setback where not utilized for parking or drives shall be landscaped with an effective
combination of trees, ground cover, and shrubbery. In addition, there shall be a 20-foot
landscape buffer between buildings and the curb of San Ramon Road. Parking set backs
shall be a minimum of 5 feet from all adjacent properties and not allowed in the front 20
foot setb.ack on San Ramon Road. Cars may overhang 2 feet into the landscaped areas.
7. Parking Standards
A. The following requirements are applicable to all uses within the Specific Plan
Area:
1. As an incentive to promote the joint development of parcels within this
Specific Plan Area, the following may be provided at the option of the
developer subject to the conditions identified below when applicable to
commercial (including office use) and residential off-street parking uses:
a. Required parking may be modified as follows:
Up to 25% of required parking spaces may be waived by the Planning
Commission based on evidence presented demonstrating that the
particular use of land will require a smaller number of permanent
spaces based on the anticipated use of the land. Sufficient evidence
- 5 -
(
,
,
shall be presented demonstrating the unique or changed circumstances
substantiating the waiving of required parking spaces.
b. Shared Parking and/or cross-parking agreements:
Parking facilities required for any parcel may be used jointly with
parking facilities for other uses or parcels when operations are not
normally conducted during the same hours, or when hours of peak
use vary. Cross-parking agreements may be used for adjoining
properties where operations are not normally conducted during the
same hours, or when hours of peak use vary. Request for the use
of shared parking or cross-parking agreements are subject to approval
of the Director of Planning and must meet the following conditions:
1) Sufficient evidence shall be presented to the Director of
Planning demonstrating that there shall exist no substantial
conflict in the principal hours or periods of peak demand of
the structures or uses for which the joint use is proposed.
2) The number of parking stalls which may be credited against
the requirements for the structures or uses involved shall not
exceed the number of parking stalls reasonably anticipated to
be available during different hours of operation.
3) Parking facilities designed for joint use shall not be located
further than 250 feet from any structure or use served.
4) A written agreement shall be drawn to the satisfaction of the
City Attorney and executed by all parties concerned assuring
the continued availability of the number of stalls designated
for joint use at the period of time indicated.
c. Compact Cars:
Facilities with 25 or more parking spaces may provide up to 40 %
of its parking for use by compact cars. Spaces delineated for parked
compact car use shall meet standards as developed by the Director
of Planning. Parking Stall Size:
Standard Car 9' x 19'*
Compact Car 7.5' x 15'*
* Two feet of the parking stall may overhang landscaped areas
B. Parking requirements for the subject property shall be based on one stall per
300 square feet of leasable floor area unless modified by the provision of
Paragraph A.
8. Height Limits
Heights in excess of the normal three-story, 45 foot commercial limits may be permitted.
For any proposals exceeding three stories the Planning Commission shall review the
appropriateness of siting and compatibility of the design with' the scale and character of
the Specific Plan Area. Buildings should:
A. Avoid significant visual impacts.
B. Respect views both on and off the site.
C. Be clustered, rather than spread out ov~r the site.
- 6 -
(
SPECIFIC DEVELOPMENT CRITERIA
Site plan and design review procedures will be performed as a Planned Development
Zoning District with guidelines shown on Table I or located within the body of this specific
plan amendment.
TABLE I
Moret Property Development Guidelines
San Ramon Road - Specific Plan Amendment - City of Dublin - California
OFFICE USES
Maximum Height Limit
4 Over Parking
Minimum Site Area
43,560 sq. ft.
Maximum Bldg. Coverage
Percent of Footprint to si te area
40 % w/surface parking; 80 %
w/undergrnd. or struct. parking
Setbacks and Yards
for Buildings
20 feet from major street;
no other set requirements
Minimum Landscape Areas (planting,
walkways, pools, outdoor elements
10 %
Distance between Structures
None
Pedestrian Amenities
Internal/external walkways &
connections to adjacent
Special Conditions
Parking reqmnts may be modified
as per General Development
- 7 -
DUBLIN PLANNING
APPENDIX 3
Distance to Moret Property
From Various Intersections
,J
"
DIST ANCE TO SUBJECT SITE FROM INTERSECTIONS FOR VARIOUS AL TERNA TES
Dublin, California
Intersections
Direct
Property
Access
Access through
Hayward Fishery,
Nichandros and
Comm'l Property
Future SRRSP
Amador Valley
Court Access
AmadorlSRR
Northbound 2235' 1460' 1510'
Eastbound 2235' 3500'* 960'
Westbound 2235 1460' 1510'
Silvergate/SRR
Southbound 835' 2100' 2910'
SITE to
AmadorlSRR 565' 1460' 1510'
SITE to
Silvergate/SRR 1965' 2860' 2910'
*
Left turn from Amador to Nichandros property could be restricted in future
NOTE
Distancess given in linear feet are approximate
..
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KEY:
DIREc.r PROPERTY RCCESS
rUTU RE PRoP(f)SED ,Recess
THR.U RD.:rRCENT PR.OPE.RTY - - - +
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RECEIVED
MAY 211986
DUBLIN PLANNING
APPENDIX 4
Lot Coverage
Ii
APPENDIX 4
SUMMARY OF INFORMATION
CITY ZONE LOT COVERAGE ZONE LOT COVERAGE
PERMITTED PERMITTED
Dublin Comm'l Office 50 %
Hayward Comm'l Office 40 % Central Bus. 90 %
District
Hayward Central City 90% Gen. Comm'l 90 %
Antioch Comm'l Office 60 % Neighborhood 60 %
Commercial
Antioch Gen. Comm'l 60 %
APPENDIX 8
Parking Requirements - Various Cities
and
Parking Stall Sizes
(
Appendix 8
PARKING REQUIREMENT SUMMARY
RECEIVED
MAY 211986
DUBUN PLANNING
City
PARKING REQUIRED FOR FLOOR AREA vs. USAGE
Administrative Offices Commercial/Retail
Fremont
o to 20,000 sq. ft.
1 for each 300 sq. ft.
plus 1 for each 500 sq. ft.
over 20,000 sq. ft.
Manteca
1 for each 300 sq. ft.
Pleasanton
1 for each 300 sq. ft.
PARKING STALL SIZE SUMMARY
City
Standard Car
Hayward
9' X 19'
Fremont
9' X 19'
o to 3000 sq. ft.:
6 spaces required;
3000 to 5000 sq. ft.:
5 plus 1 for each
500 sq. ft over
3000 sq. ft.;
5000 sq. ft. & over:
10 plus 1 for each
250 sq. ft. over
5000 sq. ft.
1 for each 300 sq. ft.
1 for each 300 sq. ft.
Compact Car
7.5' X 15'
8' X 16'
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PUBLIC HEARING
MORET PROPERTY, 7436 SAN RAMON ROAD
REQUEST FOR AUTHORIZATION OF SAN RAMON ROAD SPECIFIC PLAN AMENDMENT STUDY
Mayor Snyder opened the public hearing.
Larry Tong presented a Staff Report and indicated that 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 Silvergate
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 generalized development mandates for the area as applied by the Dublin
City Council included:
o Alleviate special access problems by designing future road locations and
access requirements.
o Encourage larger scale, integrated development.
o Require coordinated development among multiple property owners.
The Moret property is located at the northern limit of the 13.0 + acre area
identified as Area 3. Area 3 was the area identified as having 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 Specific Plan calls for the principal use of Area 3 to be
reserved for retail shopper stores, and indicates 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 of any development can be for personal service,
financial or office uses.
Mr. Moret is requesting authorization to allow consideration of office
developments in excess of the amount provided for in the Plan in Area 3 of
the San Ramon Road Specific Plan Area.
The Applicant presented several reasons as cause for the Council to consider
authorizing the requested amendment study. The Applicant indicates that
development of the site for office use will create a soft transition from
residential areas to the north to the retail areas to the south. Also
indicated is that office use on the site would generate approximately 1/7 the
traffic generated by a comparable retail area. However, taking all items
into consideration, it is apparent that the Applicant's statement that office
use would create 1/7 the traffic generated by a commercial/retail use of the
property is both undocumented and misleading.
A factor that Staff felt should be considered in reviewing the request for
authorization of a Specific Plan Amendment Study is the recently developed
market feasibility information prepared in conjunction with the Downtown
Commercial Study. The Consultant Market Analysis by Laventhol and Horwath
indicates that the retail market continues to be seen as remaining strong
while the office market is considered soft at this time.
@@@@@@@@@@@@@@@@@@@@@@@@@@@@@@@@@@@@@@@@@@@@@@@@@@@@@@@@@@@@@@@@@@@@@@@@@@@
CM-5-77
Regular Meeting
April 14, 1986
.)
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Jess White who is a partner in the proposed office development, addressed the
Council and passed out copies of Government Code Section 65453 which deals
with how a specific plan may be amended. A Specific Plan can be amended by
the legislative body and what they are requesting is an amendment, not a
study. Mr. White referred to a study done by Coldwell Banker related to
office space absorption from 1980 - 1985. The Town & Country Center (retail
space) is currently only about 50% leased. The office project they are
proposing is not large enough to require a feasibility study.
Mr. Myron Crawford offered additional facts. He felt that the office space
would offer a nice transition which would benefit the community.
Mr. Roy Moret indicated he had filed an application for office complexes on
March 10, 1986 and had received a 100% negative response from City Staff,
which he felt should be there to assist developers in developing their
property. He would like to develop his property as soon as possible.
Mayor Snyder indicated that Staff simply carries out the direction of the
City Council.
Mayor Snyder closed the public hearing.
Cm. Hegarty felt that Staff was correct in their recommendations based on
City Council past findings, and this was not the place to critize Staff.
There was originally a plan put in which was based on cooperation amongst the
property owners, and this cooperation obviously did not take place.
Cm. Jeffery felt there was not enough evidence to indicate a need to change
the plan. A lot of time was devoted to the process when the plan was
developed and she felt she could not support a study for an amendment. She
did feel, however that it might be wise to obtain another market analysis.
On motion of Cm. Hegarty, seconded by Cm. Vonheeder, and by majority vote,
the Council agreed to have Staff initiate the process for an amendment study.
A public hearing on the study will be conducted and a determination will be
made as to whether an amendment will take place. No additional market
analysis will be obtained. Cm. Jeffery voted against this motion.
* * * *
(
PUBLIC HEARING
SAN RAMON ROAD SPECIFIC PLAN AMENDMENT STUDY AND CITY COUNCIL INITIATED
REZONING - DUBLIN TOWN & COUNTRY ASSOCIATES
Mayor Snyder opened the public hearing.
Staff explained that at its meeting of May 27, 1986, the City Council
authorized 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 (PO)
District regulations to allow occupancy by the land uses generally provided
for in the C-l, Retail Business District.
The Applicant presented the reasons for the requested elimination of the
restriction on the amount of allowable occupancy by personal service,
financial or office uses. Those arguments included 1) the slow progress to
date in leasing the tenant spaces within the Shopping Center; 2) the lack of
an anchor tenant; 3) the need for a mixture of uses to provide a "balanced"
center and 4) the constraints on leasing to additional food establishments
created by large sewer hook-up fees for restaurants.
Two Planning Commissioners, at their meeting of June 16, 1986, expressed
reservations regarding both the Specific Plan Amendment and the Rezoning
request, in that the Specific Plan Amendment on a property-by-property basis
would result in a piecemealing of the Plan Area and undermine the original
intent of the Plan. In response to those concerns, the Commission directed
Staff to advise the City Council of its desire to have any future Specific
Plan Amendment Study, including the Study currently under consideration for
the Moret property, be expanded to include the remaining 8+ acres of Area 3
of the Plan.
Discussion was held relative to confusion over terminology and definition
'optometrist'. An optometrist could also be considered as office use or as a
dispensing optician, which sells eyeglasses, etc.
Council agreed to remove optometrist from the office category and include it
in the personal services section.
The recommended percentage of office space allowed was discussed. The
percentage allowed was 10% of gross floor area. Mr. Jeha, applicant,
indicated they would like to have additional flexibility and requested a
higher percentage be allowed for office use. Staff reported that the
Planning Commission felt that 10% office space was desirable.
Cm. Vonheeder questioned certain uses under the office category,
specifically, Accounting.
Cm. Hegarty questioned what a Veterinary Office was. Staff responded that it
would be considered a facility for the treatment of animals, not just
offices.
***************************************************************************
CM-5-125
Regular Meeting
June 23, 1986
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Page 3 of Exhibit B Resolution was discussed and under the list of prohibited
uses, Staff felt was too broad.
- All other retail stores and personal services not mentioned above
including new and used vehicle sales and/or vehicle repair and service,
service stations, and other similar stores and services.
The above paragraph was changed to read
- New and used vehicle sales and/or vehicle repair and service and service
stations.
Richard Wiebe, part owner of the Town & Country Center addressed the Council
and stated they need flexibility from the original prohibitions and
limitations of the original agreement. They would prefer a C-l zoning and
were requesting 25%-30% for office uses. Mr. Wiebe stated they appreciated
all the work that Staff and the City Council had gone to.
Len Mignani, Western Development Services, and the leasing agent for the
shopping center indicated they were doing everything possible to market the
center. He felt that office uses would give them more opportunities to lease
the space.
Roy Moret indicated his support of Town & Country's request and felt they
should get as much support from the City Council as possible. Mr. Moret
questioned the recommendation of the Planning Commission regarding the
feasibility of including all of the remaining property in Area 3 and felt it
would delay his project.
Planning Director Tong indicated that the Moret application is being
processed and including the remaining property in Area 3 would not increase
the processing time.
Cm. Hegarty indicated that when the previous review of the Jeha project was
done, it was reported to the Council that an anchor store would be in the
center.
Myron Crawford questioned who would be responsible for additional costs of
study.
Mr. Tong indicated that since the Planning Commission is requesting the
additional study, the City would bear the costs.
Mayor Snyder closed the public hearing.
Cm. Vonheeder indicated she was in favor of raising permitted office type
uses to 50% to give as much flexibility as possible.
Cm. Moffatt indicated he would like to go even further and put all of Area 3
into C-I zoning. Cm. Moffatt felt the City was practicing spot zoning and
cited several cases which ruled against cities.
Cm. Jeffery felt that the reason for the specific plan was that the City
wanted something special for this entrance into Dublin and that the City
should try to retain the original goal.
***************************************************************************
CM-5-l26
Regular Meeting
June 23, 1986
(
Cm. Vonheeder suggested that perhaps not everyone's goals were the same for
this city entrance.
Cm. Hegarty agreed that the council wanted something visually and
aesthetically pleasing and felt the ideal was not coming about because of a
lack of cooperation amongst the property owners. He indicated he would agree
to increase the allowed office uses to 50% and would like to see it rezoned
to C-l.
Cm. Moffatt felt that inconsistent zoning will create court challenges.
city Attorney Nave indicated that the whole point of having a specific plan
was to avoid this.
Cm. Moffatt made a motion to change Area 3 to C-l zoning. The motion died
for lack of a second.
City Attorney Nave stated that such a motion would be best addressed by the
planning Commission and suggested that the motion should be changed to direct
the Planning commission to conduct a study to make this change.
Cm. Moffatt changed his motion. The motion, again, was not seconded.
Mayor Snyder felt the center was there for retail purposes.
Cm. Hegarty felt the center needed something to bring the people in.
On motion of Cm. Vonheeder, seconded by Cm. Hegarty, and by
the council agreed to change the allowed office use to 40%.
Cm. Jeffery voted NO on this motion.
majority vote,
Mayor Snyder and"
The council directed that all Resolutions and documents be changed to reflect
this new allowed percentage.
On motion of Cm. Jeffery, seconded by Cm. Moffatt, and by unanimous vote, the
council adopted
RESOLUTION NO. 53 - 86
ADOPTING A NEGATIVE DECLARATION OF ENVIRONMENTAL SIGNIFICANCE
CONCERNING PA 86-050.1 SAN RAMON ROAD SPECIFIC PLAN AMENDMENT STUDY
(AMENDMENT TO AREA 3) AND PA 86-050.2 PLANNED DEVELOPMENT (PD) DISTRICT
REZONING OF THE DUBLIN TOWN & COUNTRY SHOPPING CENTER
On motion of Cm. Vonheeder, seconded by Cm. Hegarty, and by majority vote,
the Council adopted
RESOLUTION NO. 54 - 86
APPROVING AN AMENDMENT TO THE SAN RAMON ROAD SPECIFIC PLAN
PA 86-050.1 SAN RAMON ROAD SPECIFIC PLAN (AMENDMENT TO AREA 3)
Cm. Jeffery voted NO on this motion.
***************************************************************************
CM-5-l27
June 23, 1986
Regular Meeting
On motion of Cm. Jeffery, seconded by Cm. Hegarty, and by unanimous vote, the
Council adopted
RESOLUTION NO. 55 - 86
APPROVING AND ESTABLISHING 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
On motion of Cm. Hegarty, seconded by Cm. Vonheeder, and by majority vote,
the Council waived the reading and INTRODUCED an ordinance amending the
Zoning Ordinance to permit the rezoning of real property located at the
Southwest Corner of Amador Valley Boulevard and San Ramon Road. Mayor Snyder
and Cm. Jeffery voted NO on this motion.
On motion of Cm. Jeffery, seconded by Cm. Hegarty, and by unanimous vote, the
Council directed Staff to include the remainder of Area 3 in the Moret San
Ramon Road Specific Plan Amendment Study.
CITY OF DUBLIN
r.o, Box 2340
Dublin. CA 94568
(415) 829-4600
NEGATIVE DECLARATION OF ENVIRONMENTAL SIGNIFICANCE FOR:
PLANNING PERMIT:
PA 86-049 San Ramon Road Specific Plan Study to consider adjust-
ment of the uses allowed in Area 3 of the Plan and to also
consider adjustment to the development criteria for the
individual properties in Area 3 of the Plan.
(Pursuant to Public Resources Code Section 21000, et. seq.)
LOCATION:
Properties within this Study include the C-l, Retail Business
District properties in Area 3 of the San Ramon Road Specific
Plan (excludes the PD, Planned Development District - Dublin
Town & Country Shopping Center property), including:
1. Moret property
(APN 941-040-1-2)
2. Rivers-Barton property
(APN 941-040-2-14)
3. Commercial Property, Ltd. property
(APN 941-040-2-10)
4. Nichandros property
(APN 941-040-2-3, -2, -7 and -3)
5. East Bay Iceland, Inc. property
(APN 941-040-5-1).
PROPERTY OWNERS:
1. Roy J. & Ula D. Moret
129 San Wedge Place
Walnut Creek, CA 94598
2. Ronald Rivers
22701 Foothill Boulevard
Hayward, CA 94541
3. Commercial Property, Ltd.
931 Camino Ramon
Danville, CA 94521
4. J. C. & L. K. Nichandros
7360 San Ramon Road
Dublin, CA 94568
5. East Bay Iceland, Inc.
7212 San Ramon Road
Dublin, CA 94568
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APPLICANT:
City of Dublin
P.O. Box 2340
Dublin, CA 94568
FINDINGS:
The project will not have a significant adverse impact on the
environment.
Negative Declaration of Environmental Significance
PA 86-049 San Ramon Road Specific Plan Study
Page Two
INITIAL STUDY:
The Initial Study dated August 15, 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
RESOLUTION NO. 81-83
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF DUBLIN
APPROVING &~ ~~ND~~NT
TO THE SAN RAMON ROAD SPECIFIC PLAN
PA 83-064 SAN RAMON ROAD SPECIFIC PLAN - AMENDMENT TO AREA 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 - Amendment to
Area 3; and,
WHEREAS, there is little or n~ probtbility that the Specific
Plan amendment will be a detriment to or interfere with the
future general plan, should the new amen~~ent ultimately be
inconsistent with the future general plan; and,
WHEREAS, the City Council finds thac 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 t~at the City Cocncil 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. Up to 25% of the total gross first floor area of any
development can be for personal service, financial institution,
or office uses, as defined in the San Ramon Road Specific Plan.
PASSED, APPROVED AND ADOPTED this 28th day of November,
1983.
AYES:
Councilmembers Drena, Hegarty, Jeffery, and Mayor
Snyder
NOES:
Councilmember Moffatt
ABSENT: None
7~~~.
, Mayor v'
ATTEST:
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RESOLUTION NO. 54-86
A RESOLUTION OF THE CITY COUNCIL
OF THE CITY OF DUBLIN
APPROVING 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
May 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, proper notice of this request was given in all respects as
required by law for the Planning Commission hearing of June 16, 1986, and the
City Council hearing of June 23, 1986; and
WHEREAS, the Staff Report was submitted recommending that the City
Council amend the San Ramon Road Specific Plan 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, office uses and financial institutions as generally reflected in
Planning Commission Resolutions Nos. 86-27 and 86-28; and
WHEREAS, the City Council 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 (City
Council Resolution No. 53-86); and
WHEREAS, the City Council 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 City Council approves the
amendment to the San Ramon Road Specific Plan by establishing a sub-area within
Area 3 of the Plan 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 referenced sub-area
of Area 3:
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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
l. Dressmaking or Kni tting Shop
m. Tailor Shop
n. Handicraft Shop
-2-
Office including, but not limited to, the following and restricted to a
maximum of 40% 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. Community, religious and charitable institution facilities and
uses.
b. Public facilities and uses.
c. Veterinary Office
d. Commercial recreation facility, other than a theater, if within a
building.
e. Tavern
f. Recycling Centers, when operated in conjunction with a Permitted
Use on the same premises.
g. 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 and other household goods for
consumption in a short time.
New and used vehicle sales and/or vehicle repair and service, service
stations.
Residential uses.
Industrial uses.
PASSED, APPROVED AND ADOPTED this 23rd day of June, 1986.
AYES:
Councilmembers Hegarty, Moffatt, Vonheeder
and Mayor Snyder
ABSENT:
None
NOES:
Councilmember Jeffery
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Chart 1 - CURRENT LAND USE SUMMARY
Area 1
Map it Owner Approx. Use (Sq. Ft. if Applicable)
Acreaqe
1-1 Dublin Springs 8.0 Springs Apartment Carplex
Inc.
1-2 Union Oil Co. 0.7 Service Station
Area 2
Map it Owner Approx. Use (Sq. Ft. if Applicable)
Acreaqe
2-1 Morrison Homes 12.4+ Vacant - undeveloped
Proposed Usage
No change envisioned
No change envisioned
Proposed Usage
Approval in place
for 174-unit
condcminium project
Area 3
Map it Owner Approx.
Acreaqe
3-1 Moret 1.4
3-2 Rivers-Barton 1.5
3-3 Corrmercial Prop. 0.4
3-4 Nichandros 3.1
3-5 Dublin Town & 4.8
Country Assoc.
3-6 East Bay Iceland 2.0
Single family residence &
outbuildings
Vacant - undeveloped
33,000 - 4 building
office facility
225+ seat 7385+
sq.-ft. restaurant
Unknown
Unknown
No change envisioned
Use (Sq. Ft. if Applicable)
Proposed Usage
Corrmercial (6,125 + sq. ft.)
Commercial (8,500 + sq. ft.)
Dublin Town & Country Shopping
Ctr. (3 bldgs - 52,100 + sq. ft.)
Ice Rink (33,000 + sq. It.)
Unknown
Area 4
Map it Owner
4-1 Arbor Creek
, Approx.
Acreaqe
0.4+
Use (Sq. Ft. if Applicable)
Proposed Usage
Martin Canyon Creek
Flood control with
limited public and/
or private recreat-
ion use in form of
pedestrian and/or
bicycle walkways
Area 5
Map it
Owner
Approx.
Acreaqe
5.8
Use (Sq. Ft. if Applicable)
Proposed Usage
5-1
Various Arbor
Creek Property
Owners
Arbor Creek Project - 84 MFR units
No change envisioned
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TABLE III-4
DUBLIN SHOPPERS' SURVEY:
SUMMARY OF SELECTED RETAIL GOODS AND SERVICES
PURCHASED IN DUBLIN
(Number Surveyed = 51)
Number of
Responses
Percent of
Total Surveyed
Restaurant
46
90.2%
Furniture
44
42
39
34
32
24
21
12
86.3
Groceries
Clothing
82.4
Medicine or toiletries
76.5
66.7
62.7
Hardware or housewares
Auto supplies and parts
Real estate, insurance or banking
47.1
Beauty salon/barber shop
41.2
23.5
Source: Laventhol & Horwath, 1986.
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TABLE 1II-5
DUBLIN SHOPPERS' SURVEY:
SUGGESTIONS FOR NEW RETAIL GOODS AND SERVICES
(Number Surveyed = 51)
Percent of
Number of Totaled
Retail Good/Store CateQorv Responses(l) Surveved
Major Department Store 12 23.5%
Specialty Store 8 15.7
Restaurants (not including fast food) 6 11.8
Clothing Store 5 9.8
Entertainment 3 5.9
Public Services
Improved Traffic Control 4 7.8
Improved Public Transit 1 2.0
Improved Landscaping 2 3.9
No response 15 29.4
(1) Total number exceeds 51 since several shoppers provided
more than one suggestion.
Source: Laventhol & Horwath, 1986.
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TABLE III-6
DUBLIN MERCHANTS SURVEY:
SELECTED BUSINESS CHARACTERISTICS
(Number Surveyed = 25)
Number of
Responses
Years in Business at Current Location
Under 5
6 - 10
Over 10
8
7
10
Number of Employees
Under 25
26 - 50
51 - 100
Over 100
17
4
3
1
Methods of Advertising(l)
Newspaper
Yellow Pages
Radio
Television
Trade Journal
17
7
6
4
2
Square Feet of Retail Space
Under 2,500
2,501 - 10,000
Over 10,000
Not available
9
4
4
8
Tenure
Rent
Own
23
2
---
Percent of
Total surveyed
32%
28
40
68
16
12
4
68
28
24
16
8
36
16
16
32
92
8
(1) Total number exceeds 25 since some businesses reported using
more than one method of advertising.
Source: Laventhol & Horwath, 1986.
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It MEM8ER OF UIE SEARS FINANCIAL Nf'lWonK
~
~
COLDWEll BANKER
COMMERC'Al REAL ESTATE SERVICES
ONE KA'SER PLAZA
ORDWAY BUllD'NG. SUITE 1150
OAKLAND. CAl'FORN'A 94612
December 13, 1985
Dear Office User:
For your reference we have enclosed the most recent edition of Coldwell
Banker's East Bay Office Newsletter. It contains data compiled from our
ongoing survey of the office market.
We hope this information will assist.you in making real estate decisions. If
we can be of further service to you and your company, please contact me or any
of our office specialists.
Best regards,
~ Wi:'!;>;:'''' I:\'t\
If"'" ., ." .'
~.',~ ~ 'l: ;
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OPACE OCC4J~c'l ItlFf)
.1..""._ '
~F /bvf, 11-10;'> ~.
o l)'l f.-
~ ! Finding disputed th~t deve1.()!,~rs ..J
'::: neglect sUlaU business' office needs
_ ..<11 8AC shareholders,
Ihe acquiringr-roup or
By Laura Evenson'
Many downtown real estate agents disagree
with two rec<.;T11 studies that accuse office
developers or"neglecting small businesses.
The two studies, one by Knowlton Realty
and the other by Grubb & Ellis Co., say that
office developers should be catering to the
needs of small businesses that require less
than 10,000 square feet,
.. At present, there is a very limited supply
of small. floor-size space, and from 1988 on-
ward, no buildings now projected for com-
pletion have small floor sizes, .. says William
J. McCubbin, vice president and district
manager of Grubb & Ellis Commercial
Brokerage Services.
And while 585,000 square feet containing
average spaces of 10,000 square feet or less
will become available during 1986 and 1987,
a shortage thereafter "will severely tighten
the market for this category of space, unless
more of this type of building comes on the
market," he says,
While 3 million square feet of office space
is under construction in the Financial
District, little or none meets the size
specifications the majority of tenants want,
the Grubb & Ellis survey says. It notes that 71
percent of firms with offices in the Financial
District occupy less than 15,000 square feet
and employ 60 or fewer people, and 54 per-
,,;...... ........-. . ...........-. -
::--
") .
Angeles.
cent of firms occupy 7 ,500 square feet or Jess
and employ 30 or fewer people,
Developers like to build large spaces
because they're cheaper to construct, and de- ,
mand for them used to be great. But the
Knowlton Realty survey suggests that
developers may be relying too heavily on past
history in projecting who their tenants will
be.
.. Much of the demand during the late
1960s and early 1970s was derived from'
large retail banking and similar users, .. says
the Knowlton Realty survey, Of the 83 San
Francisco office buildings constructed since
1959, only 15 have rentable spaces averaging
less than 10,000 square feet, says the study,
and only three of those are in the downtown
core.
But needs have changed, the study says.
"We suggest that the demands of the small
user, which include convenience, identity,
security and energy efficiency, become para-
mount in the leasing decisions of the 1980s."
Many downtown real estate brokers,
however, disagree with the surveys' conclu-
sions - both the contention that small spaces
are hard to find and the claim that few large
users are in the market.
"The small user has more choices than it
has ever liad, both in new construction and
rehabilitation of older buildings," says Ken-
pleese lurn to page 21
'1
Space available for many small businesses
11,000 square feet. In addition, he says, a
number of owners of smaller, older buildings
have begun to rehabilitate their properties to
provide modern office interiors.
Downtown Plan restrictions that call for
slimmer buildings, the tapering of building
tops and setbacks for sunlight access have
also encouraged smaller floor sizes, say the
brQkers: And the rush to develop large sites
before the Downtown Plan took effect last
year has left little room to develop many new
large office buildings.
"Just where are you going to find room for
a 20,OOO-square-foot floor plate?" says Carol
Gilbert. vice president of Rubloff Commer-
cial Brokerage in San Francisco.
Gilbert also points out that the size of the
average small user has grown. "In .1970, a-
user of 5,000 square feet used to be con-
sidered a large tenant," she says. " Average
tenant sizes now are much larger." .
continued Irom page 2
neth T.S.proul, partner in the Rubicon Group
in San Francisco. "If you're looking for
10,000 square feet and want to be north of
Market, I can probably show you 35
buildings that would meet that criterion."
Both surveys pointed out that many small.
businesses prefer buildings with smaller floor
sizes. "In larger structures, they are lost,"
says the Grubb & Ellis survey. . 'Customers
and clients have difficulty locating them, and
there is little opportunity to establish a special
identity within a floor occupied by many dif- .
fe'rent companies. ' ,
Sproul disagrees. He points to a number of
new buildings that provide smaller floor
sizes, such as 90 New Montgomery, a
15-story building with floor sizes of 8,000
square feet; due to open in 60 to 90 days, and
88 Kearny, a 21-story building that recently
opened with floor sizes ranging from 9,500 to
'I ., I........
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categories. Inc
Interior Design
Marketing and
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business exect
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purchases of p
It's easy to be
fill out the cou;
For further info
391-6400.
Yes, please inc,
Directory unde
FIRM NAME:
ADDRESS:
CITY
CONTACT:
PHONE:
Brief Description of
Please publish r
3 times (3 mos.)
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COMMERCIAL REAL ESTATE SERV'CES
f
Summer/Fall 1985
Contra Costa Experiences Record
Absorption...Again
During the first six months of 1985. forty-two office buildings
(5.000 square feet and larger) totalling 3.196.482 square feet
were completed in the Central Contra Costa area, A total of
15,034,725 square feet now exists in 309 office complexes.
Absorption hit a record high with 2,069,276 square feet being
absorbed during the first half of 1985 compared with 1,503,988
square feet during the entire 1984 calendar year. 3,786,016 square
feet of existing office space remained available at mid year.
Average weighted rent for this space ranged from $1.43 to $1.80
No. of
Bldgs.
77
City
Walnut Creek
(Downtown)
Walnut Creek
(Ygnacio Valley)
, Pleasant Hill BART
Pleasant Hill
Concord & North
Lamorinda
Danville/Alamo
San Ramon
Pleasanton/Dublin/
Livermore
20
9
12
46
47
17
23
58
Total
Sq.Ft.
3,560,185
1,856,345
525,600
451.164
1,916.482
816.747
276,930
2,127,239
3.504,033
Available
Sq,Ft.
1,142,358
273,941
38.854
48.614
422.925
49,999
10,663
617,890
1.180,772
EXISTING SPACE 309 15,034,725 3,786.016
Current
Asking Rent
$1.30-$2.58
$1.15-$1.95
$1.30-$1.85
$1.12-$1.75
$1.00-$1.80
$1.00-$2.25
$1 .35-$1.85
$1.10-$2.05
$1.00-$1.80
7.2 Million Square Feet Underway in
Contra Costa County
The Central Contra Costa' area continues to experience rapid
growth with forty-two buildings representing 7.295,909 square
feet under construction. However, it is down in comparison with
9,485.146 square feet at the end of 1984. Over half of the office
space under construction is being built for owner/users.
No. of
Bldgs,
6
City
Walnut Creek
(Downtown)
Walnut Creek
(Ygnacio Valley)
Pleasant Hill BART 2
Pleasant Hill 0
Concord & North 10
Lamorinda 2
Danville/Alamo 0
San Ramon 8
Pleasanton/Dublin/ 14
Livermore
o
Total
Sq.Ft.
586,790
o
213,000
o
1.789,203
54.656
o
3,676,088
976,172
Available
Sq.Ft.
477,790
o
208,286
o
545,875
21.614
o
811,643
934.592
UNDER 42 7,295,909 2,999,800
CONSTRUCTION
Current
Asking Rent
$1.95-$2.65
o
$1.30 0
o
o
$1.45-$2.00
o
o
$1.10-$1.80
East Bay
Office
Growth Pattern Continues in Oakland
Metropolitan Area
Growth in the Oakland Metropolitan area continued at a
moderate pace during the first six months of 1985, with two
buildings containing 625,000 square feet supplementing the
area's existing inventory. The market now consists of 18,662.056
square feet in 376 projects (10,000 square feet and larger). As of
mid year. 566.579 square feet have been absorbed with 20.6 % of
the total existing space remaining vacant. Average weighted
rent for the Oakland Metropolitan area remained the same at
$1.44 as compared with December of 1984.
No. of
Bldgs.
130
City
Oakland
(Downtown)
Oakland Airport 39
Emeryville 8
Berkeley 29
Richmond 10
Alameda 18
San Leandro 38
Hayward 43
Fremont/Newark/ 61
Union City
EXISTING SPACE 376
Total
Sq.Ft.
9,557,795
1.796,871
1,101,000
1.184.461
247.500
1.016,828
829.613
1,258.852
1.649.136
18.662,056
Available
Sq.Ft.
1,795.234
216.798
361,990
87,479
108.675
402,648
91,095
404,444
392.860
3,857.223
Current
Asking Rent
$1.25-$2.10
$1.10-$2.00
$1.65-$2.65
$1.10-$2.00
$1.30-$1.75
$1.25-$1.85
$1.10-$1.75
$1.10-$1.50
$1.25-$1.70
1.1 Million Plus Underway in Metro
Oakland and So. Alameda County
Presently 1.696.815 square feet involving 19 projects are under
construction in Oakland and Southern Alameda County. At the
end of June. 751,762 square feet had been preleased leaving
383.254 square feet uncommitted. Average weighted rent
ranged from $1.35 in Oakland (Airport) to $1.89 in Oakland
(Downtown).
No. of
Bldgs.
7
City
Oakland
(Downtown)
Oakland Airport 1
Emeryville 0
Berkeley 5
Richmond 0
Alameda 1
San Leandro 0
Hayward 3
Fremont/Newark/ 2
Union City
UNDER 19
CONSTRUCTION
Total
Sq.Ft.
1.143,013
35,000
o
152,000
o
32,000
o
109.500
225,302
1.696.815
Available
Sq,Ft.
866.213
26,128
o
96,720
o
32.000
o
98.500
194,000
1.313,561
Current
Asking Rent
$1.40-$2.50
$1.35-
N/A
$1.00-$2.00
N/A
$1.35-$1.67
N/A
$1.35-$1.90
$1.30-$1.75
,
Natior al Market Perspective
The national downtown office vacancy index extended the
moderate upward trend that has been a consistent pattern since
December of 1982. This quarter's rise to 16.1 % marks the
highest vacancy rate measured since this index was started in
1978. As before, the increase in office vacancies in most major
downtown markets is the result of continuing high levels of
construction of new office space. Despite a healthy level of
absorption in the second quarter of 1985, new office space
construction added to the amount of vacant office space in
downtown buildings.
The national vacancy index for suburban office buildings
increased again in the second quarter of 1985 to 19.7%. This is
0.8% above the rate reached in the previous quarter and is a full
1,0% point higher than the vacancy rate when the index was first
initiated in September, 1983. Construction of new suburban
office space continues at an accelerated pace, drivinq the
national average upward in spite of generally healthy levels of
absorption in most suburban office markets throughout the
country. Of the new space completed during the second
quarter, 32% was precommitled at the time the new office
buildings were ready for occupancy.
At mid year, the national metropolitan area office vacancy index
increased to 18.7%. This is an increase of 0.9% over the previous
quarter and marks a new high since the suburban office
vacancy index was initiated in September, 1983. The second
quarter increase in metropolitan area vacancy rate is by far the
largest quarterly increase exhibited by the index in the past two
years. The metropolitan area index is a combination of the
suburban and downtown indexes and thus it reflects the
concerted upward movement of its two components.
Office building completions continue to sustain the current
upward trend in the national downtown vacancy rate while
projected suburban office building completions are expected to
produce similar vacancy rate increases.
Coldwell Banker
OFFICE VACANCY INDEX OF THE UNITED SfATES
June 30, 1985
%
30 The Index of downtown areas increased in June to t6.1 'r.
and the Index of suburb,!n areas increased to 19.7%
25
20
15
10
5 I II
s 0 M J S 0 M J S 0 M J S 0 M J S
-61 --1L-- 62 ---lL--63---lL--64 ---lL-65-
. DOWNTOWN NA llONAl o SUBURBAN NA llONAL
201 North Civic Drive, Suite 240
Walnut Creek, California 94596 (415) 930-0044
Absorption Comparison 1980 to Mid
1985
City/Area 1980 1981 1982 1983 1984 1985
Ctrl Contra816,6121,195,9461,360,450 1,592,6761,530,988 2,069,276
Costa Co..
Oakland' 316,149 408,221 532,888 830,699 842,659 544,616
Alameda
SO.Alameda197,330 197,397 234.787 235,776 534,332 21,963
County
Includes Dublin/Pleasanton/Livermore area of Alameda
County.
Mid 1985 East Bay Volume
During the first half of 1985, Coldwell Banker participated in 142
lease transactions in the East Bay culmunating in 661,074.37
square feel. Land and building sales remain active as 9 sales
comprising 1,299,23.2 square feet have been completed.
Office Building Specialists
Coldwell Banker Commercial Real Estate Services has a total
sales staff of 2154 people with 718 individuals specializing in
office buildings. The Commercial Group operates solely on
behalf of its clients from 82 offices. In the Bay Area commercial
offices, 65 sales people specialize in the sale and leasing of
office space. The 24 person East Bay Group is described herein.
MATHEW D. ALEXANDER
Matt, an Oakland resident, is the current
Office Data Bank Controller for the Oakland
office. Matt is a graduate of the University of
B(lrkeley, with a degree in English. As the
Office Data Bank Controller, he maintains
contact with 2,400 tenants involving over
18,000.000 square feel.
JAMES G. PETERSON
Jim, a San Francisco resident, is a graduate of
California State University, Chico, with a
degree in business administration. As the
Contra Costa Data Bank Controller, Jim
maintains data on over 1750 space users, and
keeps an accurate inventory on over 15,000,000
square feet of office space.
l UJ .'. I
'Vr.l.l'k' (.\i.J/\
330 - CtJ'11.f
Ordway Building, Suite 1150, One Kaiser Plaza
Oakland, California 94612 (415) 874-1900
Inlormalion conlalned herein has been oblatned hom the owner ollhe prODerly or hom Olher sources fhaT we Oeem rehable
We have no reason 10 doublllS accuracy bur we do nOI guaranlee II
A MEMBER OF THE SEARS FINANCIAL NETWORK
COLDWeLL
. BANl(eR m
(Q)[F[F~~~ ~UJJ~[L[Q)~~@
[R1~~[L ~~u~u~ [Q)~u~
Coldwell Banker
OFFICE VACANCY INDEX OF THE UNITED STATES
June 30, 1986
%
30
The Index of downtown areas increased in June to 16.8~o
and the Index of suburban areas increased to 23.3 ~o
25
20
15
10
5
S D M J S D
-82-.J1 83 II
. DOWNTOWN NATIONAL
M
National Overview
Downtown-The national downtown office vacancy index
rose slightly to 16.8% in the second quarter of 1986. The
rise of 0.3 percentage points resumes a seven-year long
upward trend after three quarters of holding steady at
16.5%. New office space completions continued to cause
the increase in vacancy despite strong demand in many of
the nation's downtown areas.
J S
84
D M J S D M J S
II 85 1L-86-
o SUBURBAN NATIONAL
NOT COPYRIGHTED, Permission granted to reproduce with credit to Coldwell Banker
Suburban - The national suburban office vacancy index
climbed to 22.3% in the second quarter. The increase of 0.8
percentage points marks the seventh consecutive quarter
in which vacancy has risen. Although absorption remains
healthy, the on-going construction of new suburban office
space continues to push vacancy rates upward.
rJ7.~ --. 15
OFfIC~ ~tJPIrH"" (b. ~t).~
__."" <'INANCIAL NETWOR~
National Market Perspective
Downtown Markets
After three quarters of flat vacany rates, the national down-
town vacancy index crept up to 16.8% in the second quarter
of 1986. The quarter was marked by mixed performance in the
downtown office markets surveyed-increases and decreases in
vacancy rates were fairly evenly split. Although somewhat lower
than in previous quarters, new office building completions are still
relatively high, causing continued upward pressure on downtown
vacancy rates.
Though overall downtown office construction has dropped
substantially since the early 80's, construction activity has
remained high enough to keep downtown vacancy rates rising.
Many CBDs still have a great deal of construction in progress to
further sustain the rising vacancy trend in coming quarters. Some
of the downtown areas with several major projects scheduled to
be completed in the next two years are: Chicago, Dallas, Wash-
ington, D.C" San Francisco, Manhattan, Toronto, and Kansas City.
Demand for new office space has remained relatively steady
in the past two years. Leasing commitments for under-construction
office space have stayed roughly level, averaging about 40% at
completion, although the national vacancy rate has increased
nearly four percentage points in the same two-year period. Most
demand for new office space has been supplied by large financial
institutions and by related professional and business services.
Many downtown areas are seeing a great deal of leasing activ-
ity, but this activity has not necessarily resulted in corresponding
growth or decreasing vacancy. The abundance of new office space
available has led to relocation within the CBDs as many users
move from older, less prestigious office space into new buildings,
taking advantage of generous tenant improvement allowances and
modern amenities available. In the process of moving within a mar-
ket, many tenants lease less space than they leave behind because
of better space'planning. Therefore, several major markets report
good leasing actiVity without the benefit of increased occupancy
levels or declining vacancy rates.
Nevertheless, fifty percent of the downtown areas surveyed
had decreases in their vacancy rates in the second quarter, Most of
the decreases were very modest, less than one percentage point,
the biggest being in: Tampa (down 3.2 percentage points to 23.8%),
Los Angeles (down 2.6 to 15.9%), Sacramento (down 2.4 to 13.6%),
San Jose (down 1.3 to 21.7%), and Indianapolis (down 1.1 to 8.3%).
All of these markets experienced strong absorption in the second
quarter.
The highest vacancy increases were in cities that saw rela-
tively large additions to their office bases coupled with little or no
absorption. The exception was Nashville (up 3.5 to 21.4%), which
had very good absorption but still could not offset the addition of a
very large building to the downtown market. Other increases were:
SI. Louis (up 5.5 to 16.5%), Orlando (up 3.1 to 20.3%), Oklahoma
City (up 2.2 to 26.2%), and Philadelphia (up 1.6 to 10.8%).
Suburban Markets
New completions of suburban office buildings continued to
drive the suburban vacancy rate upward in the second quarter of
1986. Construction once again outpaced absorption in most of the
suburban areas surveyed. Office building completions and absorp-
tion of office space have both remained fairly constant from quarter
to quarter on a national level since the beginning of 1985.
Since the beginning of 1984, multi,tenant office space occu-
pancy has increased 8-10% per annum. This substantial rate of
growth has been supported by healthy gains in office-based
employment with the tendency of companies to locate their labor-
intensive operations in the suburbs. Therefore, rising vacancy is
not a product of sluggish suburban growth, but rather the product
of aggressive investment in the construction of new office space.
Construction of suburban office space has not slowed appre-
ciably since the suburban vacancy index was established in the
fourth quarter of 1983. The amount of new future office space in the
index cities climbed rapidly during 1984. Construction has since
leveled off just under the peak and remained steady, uninhibited by
increasing vacancy rates.
_" nnn ir\\1\rN\@
\
Continued investment in new office space despite the high
vacancy rates has been stimulated by a number of factors. A pri.
mary factor is the increasing share of institutional capital in real
estate. While this has been occurring over the past few years, insti,
tutional investors' "deep pockets" allow them to accept short-term
deficiencies in anticipation of acceptable yields over the long term.
Another important factor is investors' expectation of being able
to capture more than their "fair share" of the market by building
a superior product in terms of construction quality, location, or
amenities. While there are many reasons for continuing construc-
tion in the face of record high vacancies, the most significant
appears to be the ready availability of funds from large institutions.
There were twelve cities that had significant increases (one
percentage point or more) in vacancy rates in the second quarter.
The highest increases were in: San Diego (up 4.4 percentage
points to 27.9%), San Antonio (up 3.4 to 30.4%), Oklahoma City
(up 2.8% to 25,2%), Boston and San Jose (both up 2.1 to 21.3%
and 26.2%, respectively). All of these cities had new office space
completed in the quarter, driving their vacancy rates higher. San
Diego had very strong suburban absorption, but could not offset
the completion of 1.25 million square feet of new office space.
San Antonio and Boston also had good absorption in the quarter.
Only one city had a significant decrease in vacancy.
Nashville's vacancy rate dropped 2.8 points to 24.0%. The
Nashville suburbs showed very good absorption with only mod-
erate new construction completions. Other suburban areas that'
experienced strong growth and declining vacancy were: Phoenix,
Fort Lauderdale, Tampa, SI. Louis, and San Francisco.
Metropolitan Areas
The national metropolitan vacancy index increased 0.6 per-
centage points to 21.1 % in the second quarter. Seventy-five percent
of the areas surveyed experienced increases in their metropolitan
vacancy rates. Metropolitan vacancies were predominantly driven
up by the increases in new suburban space constructed. The
national metropolitan vacancy index is a composite of the down-
town and suburban vacancies in each area and thus portrays the
overall status of the office market within an entire metropolitan area.
. The only metro area to experience a significant decrease in
vacancy was Tampa (down 1.4 to 25.6%). Leading the metropolitan
increases were San Antonio (up 2.810 28.4%), Oklahoma Cily (up
2.51025.6%), and San Diego (up 2.3 to 24.3%).
%
30
Coldwell Banker Office Vacancy Index
Vacancy at June 1986
OAKLAND-EAST BAY
. Downtown 19.3 % 0 Suburban 27.4%
25
20
15
10
5
S 0 M J S 0 M J S 0 M J..S 0 M J S
-82 --I L....- 83 --l L....- 84 --l L....-85 --l L- 86-
- NATIONAL AVG. DOWNTOWN = NATIONAL AVG. SUBURBAN
1--
'~~
(-
4637 Chabot Drive, Suite 214
Pleasanton Ca. 94566
(415) 463.0611
MEMORANDUM
DATE:
April 23, 1986
TO:
Lawrence L. Tong, Planning Director
Kevin Gailey, Senior Planner
FROM:
Chris D. Kinzel
SUBJECT:
Traffic Analysis of Area Three of
the San Ramon Road Specific Plan
As requested,' TJKM has undertaken an analysis of the traffic issues related to the
land generally north and west of the intersection of Amador Valley Boulevard and
San Ramon Road,
Access to this area is of special concern primarily due to the adjacent San Ramon
Road arterial and the desire to consolidate driveway access to a minimum number
of well designed locations along the San Ramon Road frontage of the four
properties within Area Three.
In preparing the recommendations contained in this analysis, TJKM has taken into
account the San Ramon Road Specific Plan, the improvement plans for San Ramon
Road and Current development proposals for various properties within Area Three.
TJKM had earlier analyzed the traffic impacts of development in this area, and
has sized the intersection in order to accommodate development from Area Three,
The intersection will also accommodate traffic from other proposed development in
the area and through traffic along both San Ramon Road and Amador Valley
Boulevard, For this reason, it appears that the San Ramon Road/Amador Valley
Boulevard intersection is able to accommodate foreseeable land uses to which Area
Three could be developed. Consequently, the traffic concerns of TJKM in this
area are related to access and circula tion as opposed to congestion or traffic
impacts.
In the various proposals that have been made to date there are essentially two
driveway locations proposed for access from Area Three to San Ramon Road. The
first driveway proposed would be located on the south side of the Hayward
Fishery holdings which would place the driveway in alignment with an existing
easement. This driveway would be located approximately 170 feet in advance of
the signalized intersection of Amador Valley Boulevard and San Ramon Road.
The other driveway is located near the north end of the Moret property
approximately 470 feet north of the signalized intersection. From a traffic
standpoint, neither of these driveways is at a good location. The driveway on the
south side of the Hayward Fisheries is too close to the major signalized intersection
and would require exiting traffic from the driveway to, on occasion, make
hazardous movements just to proceed southerly on Amador Valley Boulevard. On
the occasion where drivers exiting this driveway wanted to make either a left turn
to Amador Valley Boulevard or a U-turn to proceed north on San Ramon Road,
such a movement would be potentially quite hazardous.
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The driveway at the north edge of the Moret property is located on San Ramon
Road in advance of the special auxiliary lane being constructed to facilitate
driveway movements in and out of the Area Three properties, Thus, access into
and out of the Moret property at the proposed location would be made from a
moving traffic lane on a relatively high speed, high volume arterial.
Considering the location of the signalization intersection, the planned length of the
auxiliary lane, and the parcelization of properties, the optimum location for a
driveway appears to be at the property line common to the Moret parcel and the
Hayward Fisheries, This location would provide a driveway approximately 340
feet in advance of the intersection, which is a sufficient distance to allow traffic
exiting the common driveway to either make a right turn, proceed straight
southerly, make a left turn or even a U-turn at the signalized intersection.
Such a driveway should be of a high standard construction consisting of
approximately a 35 foot width with street type opening with curb return radiis of
approximately 25 feet, This would proyide a driveway somewhat comparable in
characteristics to the driveways recently constructed for the residential
development north of Area Three and the shopping center south of Area Three.
It is recognized that this particular location is at odds with the preliminary site'
plans that have been developed for the parcels and does not align itself with the
easement on the south side of the Hayward Fisheries property. It appears this
issue of the misalignment with the easement and the driveway can be handled with
proper design of the on-site circulation. There will need to be on-site circulation
connecting the various parcels possibly necessitating a roadway or aisleway parallel
to San Ramon Road, Should this occur, such an aisleway should be located at least
50 feet west of the San Ramon Road curb line so that blockage of such an
aisleway would not normally occur unless there are more than two cars waiting to
exit Area Three.
In addition to the driveway provided on San Ramon Road to Area Three, there
will need to be access points provided on Amador Valley Court. There appears to
be a general agreement as to the location of two access points to Amador Court,
one approximately 120 feet west of San Ramon Road and an additional location
about 310 feet west of the first location. Both such access points would traverse
the current Nichandrous holdings. These two locations are satisfactory to TJKM
TJKM will be happy to respond to any questions you or any of the property
owners may have regarding these recommendations,
CDKjnlc
cc: Lee Thompson V
157-032MICK
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