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File# 450-30 & 410-55
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AGENDA STATEMENT
CITY COUNCIL MEETING DATE: June 4, 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 from existing zoning districts C-
N, C-1, and C-2 to Planned Development (Village Parkway Specific
Plan) zoning district
Report Prepared by: Kristi Bascom, Assoc£ate Planner ~
ATTACHMENTS: 1. Ordinance amending the zoning map to rezone parcels in the
Village Parkway Specific Plan area to Planned Development
(Village Parkway Specific Plan) zoning district
2. Planning Commission Resolution 02-23
3. Specific Plan Bonndary for Village Parkway Specific Plan area
RECOMMENDATION: 1. Open public hearing and receive staff presentation.
~~2. Take public testimony.
3. Question Staff, applicant, and the public.
- 4. Close public hearing and deliberate.
5. Waive Reading and introduce Ordinance (Attachment 1)
approving the rezoning.
FINANCIAL STATEMENT: None
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.
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
COPIES TO: Applicant
In House Distribution
G:LPA#~2002\02-012\VPSP CC St~iffReport.doc ITEM NO. ~bl
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 rezoning for both the
Village Parkway and West Dublin BART Specific Plan areas.
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.
Several approaches for rezoning were considered and it was determined that using the Planned
Development Zoning District in these areas would allow the flexibility needed to encourage innovative
development while ensuring that the goals, policies, and action programs of the 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:
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-
21-6, 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 Village Parkway Specific Plan
1. Zoning Planned Development
(Village Parkway Specific Plan)
2. Statement of Proposed Uses
Permitted Uses As allowed per Village Parkway Specific Plan
Conditional Uses As allowed per Village Parkway Specific Plan
Temporary Uses As allowed per Chapter 8.108 (Temporary Use
Permit) of the Zoning Ordinance
3. Stage 1 Site Plan Diagram of Existing Land Uses in Village Parkway
Specific Plan
4. Site area and proposed densities As allowed per Village Parkway Specific Plan
5. Phasing Plan As allowed per Village Parkway Specific Plan
6. Landscaping Plan As required per Village Parkway Specific Plan
7. General Plan and Specific Plan consistency Consistent
8. Inclusionary Zoning Regulations 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 pursuant to the Planned Development District regulations.
The Village Parkway Specific Plan area currentlY i~eiUdes 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-t 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.
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.
c) 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 and' Specific Plan land use designations for the different parcels in the area are not
consistent throughout the Specific Plan Area. Using a Planned Development (Village Parkway Specific
Plan) Zoning District would allow all of the properties to be zoned consistently with the Specific Plan and
the allowable uses more clearly defined.
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.
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 that the City Council conduct a public hearing, hear Staff presentation, take public
testimony, questiOn Staff and Applicant, close public hearing and deliberate; waive the reading and
introduce an Ordinance (Attachment 1) approving the Village Parkway Specific Plan rezone; and schedule
the second reading of the Ordinance for June 18, 2002.
G:~PA#L2002\02-012\VPSP CC Staff Report.doc
ORDINANCE NO. XX-02
AN ORDINANCE OF THE CITY OF DUBLIN
AMENDING THE ZONING MAP TO REZONE 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
PA 02-012
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,
WltEREAS, 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 941-210-13, 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, the Planning Commission has recommended approval of the Planned Development
(Village Parkway Specific Plan) rezone for PA 02-012; and
WltEREAS, a properly noticed public hearings were held by the City Council on June 4, 2002
and June 18, 2002;' and
WltEREAS, 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 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 that the City Council amend the Zoning
Map to rezone 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; and
ATTACHMENT
i
WHEREAS, the City Council heard and considered all said reports, recommendations, written
and oral testimony submitted at the public hearing as hereinabove set forth.
WHEREAS, pursuant to Section 8.32.070 and 8.120.050 of the Dublin Municipal Code, the City
Council makes the following findings and determinations regarding said proposed Planned Development
(Village Parkway Specific Plan) rezoning for PA 02-012:
1. 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
2. Development under the Planned Development (Village Parkway Specific Plan) Zoning District
will be harmonious and compatible with existing and future development in the surrounding areas;
and
3. The Planned Development rezone is consistent with the general provisions, intent, and purpose of
the Planned Development 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
4. 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
5. 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
6. The proposed rezoning is consistent with the Retail/Office designation of the Dublin General Plan
the proposed use types are permitted by said designation.
7. 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.
8. Assessor Parcel numbers 941:210-13, 941-175-21-2, 941-175-21-6, and 941-175-21-8 are already
zoned Planned Development and are not included in this proposed rezoning.
WHEREAS, the City Council did hear and use their independent judgment and considered all said
reports, recommendations and testimony hereinabove set forth.
2
NOW, THEREFORE, the Dublin City Council does ordain as follows:
SECTION 1:
Pursuant to Chapter 8.32, Title 8 of the City of Dublin Municipal Code the City of Dublin Zoning
Map is amended to rezone the following property ("the Property") to a Planned Development (Village
Parkway Specific Plan) zoning district:
Approximately 31 acres of land located north of Dublin Boulevard and on both sides of Village
Parkway (APNs: 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).
A map of the rezoning area is shown below:
SECTION 2.
The regulations of the use, development, improvement, and maintenance of the Property are set
forth in the Village Parkway Specific Plan and this ordinance. Any amendments to the Village Parkway
Specific Plan shall be in accordance with the Dublin Municipal Code or its successors. If the Village
3
Parkway Specific Plan is amended 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.
SECTION 3.
No development shall occur on this property until Stage II Planned Development and Site
Development Review have been approved for the property. Except as provided in the Village Parkway
Specific Plan, the use, development, improvement and maintenance of the Property shall be governed by
the provisions of the Dublin Zoning Ordinance.
SECTION 4.
The City Clerk of the City of Dublin shall cause this Ordinance to be posted in at least three (3)
public places in the City of Dublin in accordance with Section 36933 of the Government Code of the State
of California.
SECTION 5.
This ordinance shall take effect and be enforced thirty (30) days from and after its passage.
PASSED AND ADOPTED BY the City Council of the City of Dublin, on this 18th day of June 2002, by
-the following votes:
AYES:
NOES:
ABSENT:
ABSTAIN:
Mayor
ATTEST:
City Clerk
G:~PA#X2002\02-012WPSP CC Ord.doc
4
RESOLUTION NO. 02 - 23.
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 941-210-13, 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 California
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
ATTACHMENT Z
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 Commission
does herebY make the following findings and determinations regarding said proposed Planned
Development (Village Parkway Specific Plan) rezoning:
1. 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
2. Development under ~he planned Development (Village Parkway Specific Plan) Zoning
District and would be harmonious and compatible with existing and future development
in the surrounding areas; and
3. 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
4. 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
5. 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
6. 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
7. 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.
8. 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: Johnson,~ Musser, Fasulkey & Nassar
NOES:
ABSENT: Jennings
ABSTAIN:
Planning Commission Chairperson
ATTEST:
Planning Manager
G:kPA#L2002\02-012kPCreso.do~:
i Parcels not included
~ ~,, in proposed rezoning
k ~ ~ q DUBLIN
~GEND " 'x ,,,, ~
SPECIFIC P~N BOUND~Y DECEMBER 2000
VIL~GE PAR~AY SPECIFIC P~N C I T Y O F D U B L I'N