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HomeMy WebLinkAbout02-014 WDbBARTSpcPln05-14-2002 AGENDA STATEMENT PLANNING COMMISSION MEETING DATE: MAY 14, 2002 SUBJECT: PUBLIC HEARING - PA 02-014, West Dublin BART Specific Plan area rezoning. A City-initiated application to rezone parcels in thc West Dublin BART Specific Plan area from existing zoning districts M-l, C-I, and C-2 to Planned Development (West Dublin BART Specific Plan) Zoning District (Report prepared by: Kristi Bascom, Associate Planner) (~ ATTACHMENTS: Resolution recommending approval of Planned Development (West Dublin BART Specific Plan) rczoning Land Use Plan for West Dublin BART Specific Plan area Location Map RECOMMENDATION: 2. 3. 4. 5. Open public hearing and hear Staff presentation. Take testimony from the public. Question Staff and the public. Close public hearing and deliberate. Adopt Resolution (Attachment 1) recommending approval of the Planned Development (West Dublin BART Specific Plan) rezoning. DESCRIPTION: The West Dublin BART Specific Plan area is approximately 70 acres of land including all properties bounded by Interstate 680, Interstate 580, Dublin Boulevard, and San Ramon Road. It includes a broad range of uses such as Enea Plaza retail center, Crown Chevrolet auto dealership, Cor-O-Van warehousing facility, and other retail, service, restaurant, office, and lodging facilities. The West Dublin BART area is unique in the City as it is one of the few areas where Dublin can create a true transit-oriented development. With the construction of another Dublin/Pleasanton stop along the BART line, this ama is well-poised to capitalize on its proximity to a major transit facility. The intent of rezoning the parcels within the West Dublin BART Specific Plan area is to bring the zoning designations for the area into conformance with the land use designations contained in the West Dublin BART Specific Plan, which was adopted by the City Council on December 19, 2000. The goal of the West Dublin BART Specific Plan is to encourage high-intensity development with a mix of uses including low and mid-rise buildings with a combination of residences, offices, retail, lodging, live-work facilities, and restaurant uses. Parking is envisioned to be provided primarily in garages, but surface parking will also be allowed. COPIES TO: Applicant Property Owner PA File Project Manager TEM .0. 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 ofrezoning 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 West Dublin BART and Village Parkway Specific Plan areas. Several approaches for rezoning were considered and it was determined that using the Planned Development Zoning District in the West Dublin BART area would allow the flexibility needed to encourage innovative development while ensuring that the goals, policies, and action programs of the West Dublin BART Specific Plan and the General Plan are satisfied. Therefore, the proposed rezone for the property is a Planned Development (West Dublin BART Specific Plan) Zoning District. ANALYSIS: The West Dublin BART Specific Plan area currently includes four zoning districts: · M-1 (Light Industrial) which allows low-intensity industrial uses such as printing and publishing, research and development labs, warehousing, and distribution; · 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 Developmen0. There is one cluster of land in the West Dublin BART Specific Plan area that already has a Planned Development zoning designation. The greater Enea Plaza area (APNs 941-1500-14-17, 38-2, 38-3, 42-3, 42-4, 48, 49-1, 49-3, 51-2, 52, and 53) was approved for a rezoning in 1996. The existing Planned Development zoning district was approved with very specific uses permitted on the property, some of which have different standards than those in the West Dublin BART Specific Plan, but which are consistent with the Specific Plan. For this reason, this cluster of parcels will not be included in the proposed rezoning. The West Dublin BART Specific Plan area eight land use categories, including: · Corn A (Commercial A) which allows larger retail centers, general retail and service uses, and restaurants; · Com B (Commercial B) which allows smaller-scale uses including specialty retail, restaurants, offices, entertainment, and similar pedestrian-oriented uses; · L (Lodging) which allows overnight stay facilities; · MU (Mixed Use) which allows medium or high-density residential uses and at least one non- residential land use such as office or retail; · O (Office) which allows professional, business, corporate, and medical/dental offices; · P (Parking) to serve the future BART facility; · R (Residential) which allows medium and higher density residential dwellings (a high density 2 range of 30-50 units per dwelling may be acceptable); and R/O (Retail/Office) which allows a range of general retail as well as professional, business, corporate, medical, and dental office buildings. Also contained in the Specific Plan are conditional and temporary uses allowed as well as development standards for new construction. The existing zoning (mix of commercial and industrial zoning districts) and Specific Plan land use designations for the different parcels are not consistent throughout the Specific Plan Area. Using a Planned Development (West Dublin BART Specific Plan) zoning district would allow all of the properties to have a Planned Development zoning designation consistent with the Specific Plan, which allows the uses to be more clearly defined. Rezoning: The new Planned Development (West Dublin BART Specific Plan) Zoning District will apply to all commemial and industrial parcels within the Specific Plan Boundary Area as shown in the Final West Dublin BART Specific Plan, adopted by the City Council on December 19, 2000 and as amended on October 16, 2001, except for parcel numbers 941-1500-14-17, 38-2, 38-3, 42-3, 42-4, 48, 49-1, 49-3, 51- 2, 52, and 53, 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 West Dublin BART Specific Plan meets the requirements of the Stage 1 Development Plan as it includes the details shown below: Stage 1 Development Plan requirements t. Zoning West Dublin BART Spec!tic Plan Planned Development (West Dublin BART Specific Plan) 2. Statement of Proposed Uses Permitted Uses Conditional Uses Temporary Uses 3. Stage 1 Site Plan 4. Site area and proposed densities 5. Phasing Plan 6. Landscaping Plan 7. General Plan and Specific Plan consistency 8. Inclusionary Zoning Regulations As allowed per West Dublin BART Specific Plan As allowed per West Dublin BART Specific Plan As allowed per Chapter 8.108 (Temporary Use Permit) of the Zoning Ordinance Diagram of Existing Land Uses in West Dublin BART Specific Plan As allowed per West Dublin BART Specific Plan As allowed per West Dublin BART Specific Plan As required per West Dublin BART 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 3 shall be subject to Chapter 8.104 (Site Development Review) of the Zoning Ordinance and will be reviewed for compliance with the West Dublin BART Specific Plan. ENVIRONMENTAL REVIEW: An Initial Study was prepared for the West Dublin BART 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 West Dublin BART 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 West Dublin BART area. Using a Planned Development zoning district that is based on the West Dublin BART Specific Plan for this purpose will ensure that the Specific Plan development regulations guide all future development. Additionally, if the West Dublin BART 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 (West Dublin BART Specific Plan) Rezone. GAPA#X2002\02-014~PC StaffReport.doc 4 GENERAL INFORMATION: APPLICANT: PROPERTY OWNERS: LOCATION: ASSESSOR PARCEL: GENERAL PLAN DESIGNATION: SPECIFIC PLAN DESIGNATION: EXISTING ZONING AND LAND USE: City-initiated Vaiious West Dublin BART Specific Plan Area (as shown on the attached map) Assessor Parcel Numbers 941-1500-15-7, 15-19, 15-24, 16-33, 17-6, 20, 24, 25, 28-2, 29-2, 30, 31, 32, 33, 34, 35, 36-2, 37, 43-2, 44-2, 45, 46, 47-2, and 47-3. Retail/Office and Public/Semi-Public Facilities Com A (Commercial A), Com B (Commercial B), L (Lodging), MU (Mixed Use), O (Office), P (Parking), R (Residential), and R/O (Retail/Office) M-1 (Light Industrial Zoning District), C-1 (Retail Commercial Zoning District), C-2 (General Commercial Zoning District), and PD (Planned Development Zoning District) 5 RESOLUTION NO. 02 - A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF DUBLIN RECOMMENDING THAT THE CITY COUNCIL APPROVE THE REZONING OF PARCELS IN THE WEST DUBLIN BART SPECIFIC PLAN AREA FROM EXISTING ZONING DISTRICTS M-l, C-l, AND C-2 TO A PLANNED DEVELOPMENT (WEST DUBLIN BART SPECIFIC PLAN) ZONING DISTRICT, PA 02-014, 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 West Dublin BART Specific Plan pursuant to Government Code Sec. 65450 et seq.; and, WHEREAS, the West Dublin BART Specific Plan (adopted by the City Council on December 19, 2000 and amended on October 16, 2001) 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 West Dublin BART Specific Plan area from existing zoning districts M-l, C-l, and C-2 to Planned Development (West Dublin BART Specific Plan) Zoning District in order to bring the zoning of the parcels into conformance with the land use designations contained in the West Dublin BART Specific Plan; and WHEREAS, the parcels in the Specific Plan area already zoned Planned Development (parcel numbers 941-1500-14-17, 38-2, 38-3, 42-3, 42-4, 48, 49-1, 49-3, 51-2, 52, and 53) 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 (West Dublin BART 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 California Environmental Quality Act (CEQA), the State CEQA Guidelines and the City Environmental Guidelines. An Initial Study was prepared for the West Dublin BART 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 West Dublin BART 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 (West Dublin BART Specific Plan) Zoning District; and WHEREAS, the Planning Commission heard and considered all said reports, recommendations, written and oral testimony submitted at the public hearing as hereinabove set forth. NOW, THEREFORE, BE IT RESOLVED THAT THE Dublin Planning Commission does hereby make the following findings and determinations regarding said proposed Planned Development (West Dublin BART Specific Plan) rezoning: The proposed Planned Development (West Dublin BART 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 (West Dublin BART Specific Plan) Zoning District and would be harmonious and compatible with existing and future development in the surrounding areas; and Should the West Dublin BART Specific Plan be updated or changed, the Planned Development (West Dublin BART 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 (West Dublin BART 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 Public/Semi-Public Facilities 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 West Dublin BART 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 (West Dublin BART Specific Plan) rezone for all of the parcels in the West Dublin BART Specific Plan area except for parcel numbers 941-1500-14-17, 38-2, 38-3, 42-3, 42-4, 48, 49-1, 49-3, 51-2, 52, and 53, 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 GSPA#~2002\02-014~PCreso.doc Land Use Plan Areas not included in proposed rezoning LEGEND .... SPECIFIC PLAN BOUNDARY (MU) ~ USE[ AS NOTED (COM B) ) POTENTLAL PLAZA LOCAllON (O) OPPORTUNITY SITE (R/O) (P) PARKING) MIXED USE (R) (L) HOTEL (R/A) (COM A) LAND USE PLAN WEST DUBLIN BART SPECIFIC PLAN MIXED USE COMMERCIAL B OFFICE RETAIL/OFFICE RESIDENTIAL RETAIL/AUTO COMMERCIAL A N.T.S. DECEMBER 2000 CITY OF 2 DUBLIN EXHIBIT 9 Location Map ~ LEGEND '"~, ~ DOWNTOWN CORE SPECIFIC PLAN AREA ~ WEST DUBUN BART SPECIFIC PLAN AREA ~ VILLAGE PARKWAY SPECIFIC PLAN AREA LOCAL CONTEXT VILLAGE PARKWAY'SPECIFIC PLAN N.T.S. DECEMBER 2000 CITY OF DUBLIN EXHIBIT ?