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Home My WebLink About02-012 VillagePkwySpcPln05-14-2002 AGENDA STATEMENT PLANNING COMMISSION MEETING DATE: MAY 14, 2002 SUBJECT: PUBLIC HEARING - PA 02-012, Village Parkway Specific Plan area rezoning. A City-initiated application to rezone parcels in the Village Parkway Specific Plan area fi.om existing zoning districts C-N, C-l, and C-2 to Planned Development (Village Parkway Specific Plan) Zoning District (Report prepared by: Kristi Bascom, Associate Planner) ~ ATTACHMENTS: Resolution recommending approval of Planned Development (Village Parkway Specific Plan) rezoning Land Use Plan for Village Parkway Specific Plan area Location Map RECOMMENDATION: 2. 3. 4. 5. Open public heating and hear Staffpresentation. Take testimony from the public. Question Staff and the public. Close public heating and deliberate. Adopt Resolution (Attachment 1) recommending approval of the Planned Development (Village Parkway Specific Plan) rezoning. DESCRIPTION: The Village Parkway Specific Plan area is approximately 31 acres of land located primarily along the east and west sides of Village Parkway between Dublin and Amador Valley Boulevards. Also included in the specific plan area is the Village Center shopping center on the northwestern comer of Village Parkway and Amador Village Boulevard and the Village Square shopping center on the northeastern comer of the same intersection. This specific plans area contains several of Dublin's smaller retail establishments including restaurants, personal services, auto-related services, and specialty shops. The intent of rezoning the parcels within the Village Parkway Specific Plan area is to bring the zoning designations for the area into conformance with the land use designations contained in the Village Parkway Specific Plan, which was adopted by the City Council on December 19, 2000. The goal of the Village Parkway Specific Plan is to revitalize and upgrade the appearance and functionality of Village Parkway to increase the retail sales and related economic activity in the area while creating a more pedestrian-friendly environment. The land use concept of the Specific Plan is to boost Village Parkway as an attractive retail/service commemial area with the possibility of higher-density residential dwellings, live/work units, and greater emphasis on building design and enhanced landscaping. COPIES TO: Applicant Property Owner PA File Project Manager ITEMNO. ~'1 BACKGROUND: On December 19, 2000, three Specific Plans were adopted for the purpose of guiding the development of Downtown Dublin. These plans include the West Dublin BART Specific Plan (approximately 70 acres of land north of the 1-580 freeway), the Downtown Core Specific Plan (approximately 51 acres of land located north of Dublin Boulevard and west of the 1-680 freeway), and the Village Parkway Specific Plan (approximately 31 acres of land located along the east and west sides of Village Parkway between Dublin and Amador Valley Boulevards). Along with these three specific plans, the City's General Plan was amended to ensure the compatibility of the specific plans with the General Plan land use designations. One of the first implementing actions identified for the specific plans was the initiation of rezoning in each specific plan area as necessary. The Downtown Core Specific Plan area was approved for rezoning by the City Council on April 16, 2002, and the next step is to proceed with proposed rezonings for both the Village Parkway and West Dublin BART Specific Plan areas. Several approaches for rezoning were considered and it was determined that using the Planned Development Zoning District in the Village Parkway area would allow the flexibility needed to encourage innovative development while ensuring that the goals, policies, and action programs of the Village Parkway Specific Plan and the General Plan are satisfied. Therefore, the proposed rezone for the property is a Planned Development (Village Parkway Specific Plan) Zoning District. ANALYSIS: The Village Parkway Specific Plan area currently includes four zoning districts: · C-N (Neighborhood Commercial) which allows small-scale, low intensity commercial uses that are appropriate in proximity to residential neighborhoods; · C-1 (Retail Commercial) which allows general retail, office, and personal service uses in addition to restaurants, health services and clinics, and automobile brokerages; · C-2 (General Commercial) which allows many of the same uses as C-1 in addition to larger-scale retail establishments as well as a greater range of auto-related uses; and · PD (Planned Development). There are two sections of land in the Village Parkway Specific Plan area that already have Planned Development zoning designations. o The first is the vacant gas station parcel on the southeast comer of Village Parkway and Amador Valley Boulevard (APN 941-210-13), which was approved for a rezoning in 1998. o The second is the Valley Center on the northwest comer of the same intersection (APNs 941-175-21-2, 21-6, and 21-8), which was approved for a rezoning in 2001. c> The Planned Development zoning for both of these sites were approved with very specific uses permitted on the property, some of which are more restrictive than are allowed by the Village Parkway Specific Plan, but both of which are consistent with the Specific Plan. For this reason, these two subareas will not be included in the proposed rezoning. The Village Parkway Specific Plan contains two land use categories, R/O (Retail/Office) and R/O&A (Retail/Office and Auto). Both of these land use designations allow a range of residential, civic, and commercial and service uses, the specifics of which are outlined in the Village Parkway Specific Plan. Also contained in the plan are conditional and temporary uses allowed as well as development standards for new construction. The existing zoning districts are not consistent throughout the Specific Plan Area. Using a Planned Development (Village Parkway Specific Plan) Zoning District would allow all of the properties to be zoned consistently with the Specific Plan. In some cases the uses defined in the Village Parkway Specific Plan allow greater flexibility than the uses allowed in the existing variety of commercial zoning districts. Rezoning: The new Planned Development (Village Parkway Specific Plan) Zoning District will apply to all parcels within the Specific Plan Boundary Area as shown in the Final Village Parkway Specific Plan, adopted by the City Council on December 19, 2000, except for parcel numbers 941-210-13, 941-175-21-2, 941-175- 2 I-6, and 941-175-21-8, which are already zoned Planned Development. Chapter 8.32 of the Zoning Ordinance (Planned Development Zoning District) requires that a Stage 1 Development Plan shall be adopted with the reclassification of the property to the Planned Development Zoning District. The Village Parkway Specific Plan meets the requirements of the Stage 1 Development Plan as it includes the details shown below: Stage 1 Development Plan requirements Zoning 2. Statement of Proposed Uses Village Parkway Specific Plan Planned Development (Village Parkway Specific Plan) Permi~edUses Conditional Uses Temporary Uses 3. Stage 1 Site Plan 4. Site area and proposed densities Phasing Plan Landscaping Plan 7. General Plan and Specific Plan consistency 8. Inclusionary Zoning Regulations As allowed per Village Parkway Specific Plan As allowed per Village Parkway Specific Plan As allowed per Chapter 8.108 (Temporary Use Permit) of the Zoning Ordinance Diagram of Existing Land Uses in Village Parkway Specific Plan As allowed per Village Parkway Specific Plan As allowed per Village Parkway Specific Plan As required per Village Parkway Specific Plan Consistent To be reviewed with applicable individual development applications Individual development projects consistent with the Specific Plan will require approval of a Stage 2 Development Plan and Site Development Review pursuant to the Planned Development District regulations. Site Development Review: Since this Planned Development Rezone is City-initiated, there are no detailed plans being approved in conjunction with a development application. All new development of any size in the Specific Plan area shall be subject to Chapter 8.104 (Site Development Review) of the Zoning Ordinance and will be reviewed for compliance with the Village Parkway Specific Plan. ENVIRONMENTAL REVIEW: An Initial Study was prepared for the Village Parkway Specific Plan pursuant to CEQA Guidelines Section 15071, and is on file in the Dublin Planning Department. Based on the Initial Study, a Negative Declaration was prepared for the Specific Plan with the finding that the implementation of the Plan would have no adverse environmental impacts as mitigation was included in the project description. The Negative Declaration was adopted by the City Council on December 19, 2000. 3 This application is an implementation measure of the Village Parkway Specific Plan and therefore no additional environmental review is required. CONCLUSION: Staff believes that one zoning district applied consistently to all properties in the Specific Plan Area will provide the clearest direction on what development is desired for the Village Parkway area. Using a Planned Development zoning district that is based on the Village Parkway Specific Plan for this purpose will ensure that the Specific Plan development regulations guide all future development. Additionally, if the Village Parkway Specific Plan is updated or changed, the Planned Development zoning would remain consistent in that it refers back to the Specific Plan for the development standards and allowed uses. RECOMMENDATION: Staff recommends the Planning Commission open the Public Hearing, deliberate, and adopt the Resolution (Attachment 1) recommending City Council approval of the Planned Development (Village Parkway Specific Plan) Rezone. G:\PA#~2002\02-012\PC Staff Report.doc 4 GENERAL INFORMATION: APPLICANT: PROPERTY OWNERS: LOCATION: ASSESSOR PARCEL: GENERAL PLAN DESIGNATION: SPECIFIC PLAN DESIGNATION: EXISTING ZONING AND LAND USE: City-initiated Various Village Parkway Specific Plan Area (as shown on the attached map) Assessor Parcel Numbers 941-175-21-5 and 21-7; 941-197-79-4, 79-5, 79- 6, 79-7, 79-8, 79-10, 79-11, 79-12, 79-13, and 79-14; 941-210-1-4, 1-5, 1-7, 2-2, 5-3, 5-4, 5-5, 6, 7-1, 7-2, 8, 9, 10-1, 10-2, 11, 12, 14, 15, 16, 18, 19, 29, 30, 31, 32, 33, and 34-2 Retail/Office and Retail/Office and Automotive R/O (Retail/Office) and R/A (Retail/Auto) C-N (Neighborhood Commercial Zoning District), C-1 (Retail Commercial Zoning District), C-2 (General Commercial Zoning District), and PD (Planned Development Zoning District) RESOLUTION NO. 02 - A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF DUBLIN RECOMMENDING THAT THE CITY COUNCIL APPROVE THE REZONING OF PARCELS IN THE VILLAGE PARKWAY SPECIFIC PLAN AREA FROM EXISTING ZONING DISTRICTS C-N, C-l, AND C-2 TO A PLANNED DEVELOPMENT (VILLAGE PARKWAY SPECIFIC PLAN) ZONING DISTRICT, PA 02-012, CITY OF DUBLIN WHEREAS, the City of Dublin is desirous of improving the appearance, functionality, economic vitality of the downtown portion of Dublin in a manner consistent with the broad vision expressed in the Dublin General Plan; and, WHEREAS, the City prepared the Village Parkway Specific Plan pursuant to Government Code Sec. 65450 et seq.; and, WHEREAS, the Village Parkway Specific Plan was adopted by the City Council on December 19, 2000 and includes permitted land uses, development standards, urban design guidelines, transportation improvements and implementation programs to achieve the goals of the Dublin General Plan; and, WHEREAS, the City of Dublin is initiating the rezoning of parcels in the Village Parkway Specific Plan area from existing zoning districts C-N, C-l, and C-2 to Planned Development (Village Parkway Specific Plan) Zoning District in order to bring the zoning of the parcels into conformance with the land use designations contained in the Village Parkway Specific Plan; and WHEREAS, the parcels in the Specific Plan area already zoned Planned Development (parcel numbers 94t-210-13, 941-175-21-2, 941-175-21-6, and 941-175-21-8) are consistent with the Specific Plan land use designations and do not require rezoning to be made consistent; and WHEREAS, the Planning Commission did hold a public hearing on the Planned Development (Village Parkway Specific Plan) rezone on May 14, 2002; and WHEREAS, proper notice of said public hearing was given in all respects as required by law; and WHEREAS, the application has been reviewed in accordance with the Califomia Environmental Quality Act (CEQA), the State CEQA Guidelines and the City Environmental Guidelines. An Initial Study was prepared for the Village Parkway Specific Plan pursuant to CEQA Guidelines Section 15071, and is on file in the Dublin Planning Department. Based on the Initial Study, a Negative Declaration was prepared for the Specific Plan with the finding that the implementation of the Plan would have no adverse environmental impacts as mitigation was included in the project description. The Negative Declaration was adopted by the City Council on December 19, 2000. This application is an implementation measure of the Village Parkway Specific Plan and therefore no additional environmental review is required; and, WHEREAS, a Staff Report was submitted recommending Planning Commission approval of a resolution recommending City Council approval of the Planned Development (Village Parkway Specific Plan) Zoning District; and WHEREAS, the Planning Commission heard and considered all said reports, recommendations, written and oral testimony submitted at the public hearing as hereinabove set forth. NOW, THEREFORE, BE IT RESOLVED THAT THE Dublin Planning Conunission does hereby make the following findings and determinations regarding said proposed Planned Development (Village Parkway Specific Plan) rezoning: The proposed Planned Development (Village Parkway Specific Plan) Zoning District meets the purpose and intent of Chapter 8.32 of the Zoning Ordinance because it will provide uses that are appropriate for the site as was determined during the Specific Plan adoption process; and Development under the Planned Development (Village Parkway Specific Plan) Zoning District and would be harmonious and compatible with existing and future development in the surrotmding areas; and Should the Village Parkway Specific Plan be updated or changed, the Planned Development (Village Parkway Specific Plan) Zoning District would remain consistent in that it refers back to the Specific Plan for the development standards and allowed uses; and The Planned Development rezone is consistent with the general provisions, intent, and purpose of the PD District Zoning District of the Zoning Ordinance in that it contains all information required by Chapter 8.32 of the Zoning Ordinance and accomplishes the objectives of Chapter 8.32, A through H, of the Zoning Ordinance; and The subject site is physically suitable for the type and intensity of the zoning district being proposed because it is an improved site with adjacent roadways which are designed to carry traffic that would be generated by the proposed types of uses; and The proposed rezoning will not adversely affect the health or safety of persons residing or working in the vicinity, or be detrimental to the public health, safety and welfare because the project has been built according to City laws and regulations and because the Planned Development (Village Parkway Specific Plan) Zoning District will limit land uses to those which are appropriate for this site; and The proposed rezoning is consistent with the Retail/Office and Retail/Office & Automotive designations of the Dublin General Plan the proposed use types are permitted by said designation. The proposed rezoning is within the scope of the Negative Declaration adopted for the Village Parkway Specific Plan and does not require additional environmental review under CEQA. BE IT FURTHER RESOLVED THAT THE Dublin Planning Commission does hereby recommend that the City Council approve a Planned Development (Village Parkway Specific Plan) rezone for all of the parcels in the Village Parkway Specific Plan area except for parcel numbers 941-210-13, 941-175-21-2, 941-175-21-6, and 941-175-21-8, which are already zoned Planned Development. PASSED, APPROVED and ADOPTED this 14th day of May 2002. AYES: NOES: ABSENT: ABSTAIN: ATTEST: Planning Commission Chairperson Planning Manager G:~PA#L2002\02-012~PCreso.doc Areas not included I~ in proposed rezoning I! Land Use Plan ' ~ ..~,,~ \\ '"\ VALLEY HIGH SCHOOL ,, / ~ ~ P~ L~ON W/D~OPME~ ~ ~', R~ICE ~D ~0 SER~CE N.T.S. ~ND USE P~N D~MB~ ~ ~GE PAR~AY SPECIFIC P~ C I T Y O F D U B L I N EXHIBIT 9 Location Map vi 1 1 age Parkway Speci fic Plan area NEILSEN ~, SCHOOL LEGEND DOWNTOWN CORE SPECIFIC PLAN AREA WEST DUBLIN BART SPECIFIC PLAN AREA VILLAGE PARKWAY SPECIFIC PLAN AREA LOCAL CONTEXT VILLAGE PARKWAY'SPECIFIC PLAN N.T.S. DECEMBER 2000 CITY OF DUBLIN EXHIBIT ?