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Home My WebLink About99-056 WestDubBARTSP10-24-2000 AGENDA STATEMENT PLANNING COMMISSION MEETING DATE: October 24, 2000 SUBJECT: ATTACHMENTS: RECOMMENDATION: CONSENT ITEM: PA 99-056, West Dublin BART Specific Plan, Specific Plan, General Plan Amendments, and repeal of portions of the Downtown Dublin Specific Plan (Report Prepared by Janet Harbin, Senior Planner) 1) Resolution recommending City Council adoption of a Negative Declaration 2) Resolution, as revised, recommending City Council approval of the West Dublin BART Specific Plan, and repeal of portions of the 1987 Downtown Dublin Specific Plan 3) Resolution, as revised, recommending City Council approval of General Plan Amendments for the West Dublin BART Specific Plan (with General Plan Text attached as Exhibits A and B, and General Plan Land Use Map attached as Exhibit C) Previously received by the Commission: 4) Initial Study/Negative Declaration 5) West Dublin BART Specific Plan 6) Planning Commission staff report from Septerhber 26, 2000 1) 2) 3) Review revised Resolution (Attachment 2) recommending approval of the West Dublin BART Specific Plan and repeal of portions of the 1987 Downtown Dublin Specific Plan. Review revised Resolution (Attachment 3) recommending City Council approval of General Plan Amendments (with General Plan Text attached as Exhibits A and B, and General Plan Land Use Map attached as Exhibit C) for the West Dublin BART Specific Plan. Approve resolutions and transmit to the City Council. PROJECT BACKGROUND: On September 26, 2000, the Planning Commission held a public hearing on the Specific Plans project. At that time, the Commission continued the public hearing and consideration of the Specific Plans to October 10, 2000 to allow additional time to review the specific plan documents and to receive further comments on the plans. On October l0th, the Planning Commission discussed the West Dublin BART Specific Plan and suggested revisions to the resolution recommending the West Dublin BART Specific Plan to the City Council. The Planning Commission closed the public hearing on the West Dublin TEM NO. ¢. / COPIES TO: PA File Village Parkway Task Force Robert Enea BART Specific Plan at that time, but continued the public hearings on the Downtown Core and Village Parkway Specific Plans to October 24, 2000 for further consideration of the Plans. The resolution recommending City Council adoption of the Negative Declaration for all three of the Specific Plans was approved on October 10, 2000 for referral to the City Council, and was not modified. The resolution for the draft Negative Declaration is contained as Attachment 1 for reference purposes. A discussion of the Downtown Core and Village Parkway Specific Plans is included in the Staff Report for PA 99-055 and PA 99-054 in this agenda. Revisions to Resolutions and the West Dublin BART Specific Plan At the meeting on October 10, 2000, the Planning Commissioners suggested revisions to be included in the West Dublin BART Specific Plan, and also in the General Plan Amendments for the project. Specifically, the Commission suggested modification of Table 5 of fhe Plan to reflect the latest development proposal submitted by Jones, Lang, LaSalle for the property owned by BART, adjacent to the Transit Center. To be consistent with the proposal, a revision in the maximum allowable building height from six stories or 75 feet to 10 stories was also needed in Section 5.4.d of the Plan. These revisions are contained in the resolution recommending City Council approval of the West Dublin BART Specific Plan, and repeal of portions of the 1987 Downtown Dublin Specific Plan (Attachment 2), for the Commission's review. Additionally, the General Plan Amendment text has been revised to modified the definition of the new "Mixed-Use" land use designation to allow flexibility in the type of land uses combined in such a designated area. Wording has also been added to allow residential use as an ancillary use in Retail/Office designated areas to encourage the creation of live/work spaces. The increased FAR for the West Dublin BART Specific Plan area has been revised to allow a FAR exceeding 1.0 for the Transit Village area adjacent to BART, to further implement the goal of creating a transit-oriented center in the downtown. These revisions are contained in the resolution recommending City Council approval of General Plan Amendments for the West Dublin BART Specific Plan (Attachment 3), for the Commission's review. The revisions to the text of the West Dublin BART Specific Plan document related to minor modifications of the goals and objectives, background information, and the revisions addressed in the resolutions discussed above, pursuant to the Planning Commission's direction will be incorporation into the document prior to transmittal to the City Council. RECOMMENDATION: Staff recommends the Planning Commission take the following actions: 1. Review revised Resolution (Attachment 2) recommending approval of the West Dublin BART Specific Plan and repeal of portions of the 1987 Downtown Dublin Specific Plan. Review revised Resolution (Attachment 3) recommending City Council approval of General Plan Amendments (with General Plan Text attached as Exhibits A and B, and General Plan Land Use Map attached as Exhibit C) for the West Dublin BART Specific Plan. 3. Approve Resolutions and transmit to the City Council. RESOLUTION NO. 00-57 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF DUBLIN RECOMMENDING CITY COUNCIL ADOPTION OF A NEGATIVE DECLARATION FOR THE WEST DUBLIN BART SPECIFIC PLAN, DOWNTOWN CORE SPECIFIC PLAN, AND THE VILLAGE PARKWAY SPECIFIC PLAN PA 99-054, PA 99-055, AND PA 99-056 WHEREAS, the City has prepared and recommended for approval the West Dublin BART Specific Plan, the Downtown Core Specific Plan, and the Village Parkway Specific Plan, which have been prepared pursuant to Government Code Sec. 65450 et. seq.; and, WHEREAS, the Specific Plans include 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 prepared an Initial Study to evaluate the impacts of the Specific Plans, the repeal of portions of the 1987 Downtown Specific Plan, and the General Plan Amendments for consistency with the General Plan. Based on the Initial Study, the City prepared a draft Negative Declaration for the project with the finding that the project would not have a significant effect on the enviromnent, because mitigation is incorporated in the context of the Specific Plans; and, WHEREAS, the Specific Plan documents and a complete record of the project is available and on file in the Planning Department; and, WHEREAS, a 24 day public review period was held for the draft Negative Declaration, from September 2, 2000 to September 26, 2000; and, WHEREAS, the Planning Commission did hold a properly noticed public hearing on the project on September 26, 2000 and October 10, 2000 at which time they reviewed and considered the draft Negative Declaration and all reports, recommendations and testimony before them; and, NOW, THEREFORE, BE IT RESOLVED that the above recitals are incorporated in this resolution. BE IT FURTHER RESOLVED that the Dublin Planning Commission does hereby find that: A. The Specific Plans and associated actions would not have a significant effect on the environment, because mitigation is incorporated into the Plans as part of Plan implementation. B. The draft Negative Declaration has been prepared in accordance with State and local environmental laws and guidelines. Attachment I C. The draft Negative Declaration is complete and adequate and reflects the City's independent judgment and analysis as to the environmental effects of the proposed Specific Plans, General Plan Amendments and repeal of portions of the 1987 Downtown Specific Plan. BE IT FURTHER RESOLVED that the Dublin Planning Commission does hereby recommend City Council adoption of the draft Negative Declaration for PA 99-054, Village Parkway Specific Plan, PA 99-055, Downtown Core Specific Plan, and PA 99-056, West Dublin BART Specific Plan, including the Initial Study incorporated herein by reference. PASSED, APPROVED and ADOPTED this 10th day of October, 2000. AYES: Cm. Hughes, Oravetz, Jennings, Johnson, and Musser NOES: ABSENT: ATTEST: Community Development Director G:pa99054/SPNDRES Planning Commission Chairperson RESOLUTION NO. 00-58 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF DUBLIN RECOMMENDING THAT THE CITY COUNCIL APPROVE THE WEST DUBLIN BART SPECIFIC PLAN AND REPEALING PORTIONS OF THE 1987 DOWNTOWN SPECIFIC PLAN FOR 99-056 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 has prepared the West Dublin BART Specific Plan (Exhibit A) which have been prepared pursuant to Government Code Sec. 65450 et seq.; and, WHEREAS, the Specific Plan include 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 adopted a Downtown Specific Plan in 1987 for areas within the boundaries of the proposed Specific Plans. However, due to changing market and other conditions, this Specific Plan is no longer relevant to those areas or Development Zones (1, 2, 3, and 4) now included within the boundary of the West Dublin BART and should be repealed; and WHEREAS, an Initial Study and draft Negative Declaration have been prepared for this application pursuant to CEQA Guidelines Section 15071, and are on file in the Dublin Planning Department. Based on the Initial Study, a draft Negative Declaration was prepared for the Specific Plans with the finding that the implementation of the Plans would have no adverse environmental effects as mitigation measures are incorporated into the project. The draft Negative Declaration has been recommended for City Council adoption; and, WHEREAS, the Planning Commission did hold a public hearing on the West Dublin BART Plan on September 26, 2000 and October 10, 2000; and, WHEREAS, proper notice of said hearing was given in all respects as required by law; and WHEREAS, the Planning Commission did hear and use their independent judgment and considered all said reports, recommendations and testimony herein above set forth. NOW, THEREFORE, BE IT RESOLVED THAT THE Dublin Planning Commission does hereby find that the proposed West Dublin BART Specific Plan is consistent with the land use designations, goals, policies and implementing programs set forth in the Dublin General Plan, as amended. ATTACHMENT 2 NOW, THEREFORE BE IT FURTHER RESOLVED THAT THE Dublin Planning Commission does hereby recommend City Council approval of the West Dublin BART Specific Plan subject to the modifications listed on Exhibit B, and repeal of the 1987 Downtown Specific Plan as it relates to those lands within the boundaries of the proposed Specific Plans. PASSED, APPROVED and ADOPTED this 10~h day of October 2000. AYES: Cm. Hughes, Oravetz, Jennings, Johnson, and Musser NOES: ABSENT: ABSTAIN: ATTEST: Community Development Director Planning Commission Chairperson G:\Downtown Spec'ftc Plans\West BART~SP RESo sp rev 10-17BART.doc 2 Exhibit B To Attachment 2 Change # 1: Table 5. Maximum Economic Development Potential SP Land Use Category* Acres FAR Existing Dev. Max. Dev. DU/AC (sq. ft.)** (sq. ft.) Commercial A (Com A) 10.87 0.25 243,344 118.310 Commercial B (Com B) 7.76 0.48 17,823 163,090 Lodging (L) ~ 103,231 (246 rooms) (486 rooms) Retail/Office (R/O) 12.28 0.83 -- 444,145 Retail/Auto (R/A) 4.76 0.18 38,325 38,325 Residential (R) 3.54 45 DU/ac -- 160 DU Office (O) 6.98 0.87 242,385 263,225 Mixed Use (MU) 11.33 1.00 -- 493,430+ 331 DU Parking (P) 2.46 ...... Right-of-Way 2.11 ...... Totals -- 645,108 ~ 0 DU 491 DU *Note: Potential plazas areas included in acreage ** Existing 210, 744 Industrial/Warehouse square footage not included Change #2: Modify Section 5.4d: Building height: e... Architectural appurtenances may exceed the height limit. Change #3: Modify Section 1.5, Objective 6.5: Where economically feasible, encourage a mix of land uses on a single or adjoining parcel, . This may include but would not be limited to residential, office, restaurant, retail and other uses. Change #4: Modify Objective 9.1 of Section 1.5 to read rcqa..~ restaurant and food establishments to provide for outdoor seating areas." RESOLUTION NO. 00-59 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF DUBLIN RECOMMENDING THAT THE CITY COUNCIL ADOPT AMENDMENTS TO THE GENERAL PLAN ADDING A "MIXED USE" LAND USE DESIGNATION, INCREASING MAXIMUM FAR's, AND MODIFYING LAND USES WITHIN THE WEST DUBLIN BART SPECIFIC PLAN AREA FOR PA 99-056 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 has prepared and approved for adoption the West Dublin BART Specific Plan which has been prepared pursuant to Govermnent Code Sec. 65450; and, WHEREAS, the Specific Plan include permitted land uses, development standards, urban design guidelines, transportation improvements and implementation programs to achieve the goals of the Dublin General Plan; and, WHEREAS, to ensure consistency between the West Dublin BART Plan and the Dublin General Plan, a new land use designation entitled "Mixed-Use" is required. The text of the proposed land use designation is shown in Exhibit A, included by reference and made a part of this resolution; and WHEREAS, to ensure consistency between the West Dublin BART Plan and the Dublin General Plan, additions to the text of Background Chapter 1 of the General Plan are required under Section 1.8.1, Land Use Classification, providing for increased FAR's in the commercial land use categories for properties within the West Dublin BART area. The text of the proposed General Plan Amendment is shown in Exhibit B, included by reference and made a part of this resolution; and, WHEREAS, to ensure consistency between the West Dublin BART Plan and the Dublin General Plan, modifications in the Land Use Map are required within the West Dublin BART area to redesignate certain properties to different land use designations. In the West Dublin BART Specific Plan Area, an approximately 10 acre portion of land designated Public/Semi-Public Facility shall be mdesignated to Retail/Office and High Density Residential (25+ dwelling units per acre). Additionally, an approximately 11 acre portion of land designated Retail/Office shall be redesignated to Mixed-Use in accordance with the Specific Plan. These lands are shown on Exhibit C; and, WHEREAS, the proposed General Plan Amendmems to add a "Mixed-Use" land use designation, to modify the maximum FARs, and to amend the General Plan Land Use Map will not have a substantial adverse affect on health or safety or be substantially detrimental to the public welfare or be injurious to property or public improvement; and, ATTACHMENT3 WHEREAS, an Initial Study and draft Negative Declaration have been prepared and adopted for this application pursuant to CEQA Guidelines Section 15071, and are on file in the Dublin Planning Department. Based on the Initial Study, a draft Negative Declaration was prepared for the Specific Plans with the finding that the implementation of the Plans would have no adverse enviroranental effects as mitigation measures are incorporated into the project; and, WHEREAS, the Planning Commission did hold public hearings on the West Dublin BART Plan on September 26, 2000 and October 10, 2000; and, WHEREAS, proper notice of said hearing was given in all respects as required by law; and WHEREAS, the Planning Commission did hear and use their independent judgment and considered all said reports, recommendations and testimony herein above set forth. NOW, THEREFORE, BE IT RESOLVED THAT THE Dublin Planning Commission does hereby find that the proposed General Plan Amendments related to the West Dublin BART Specific Plan are consistent with the land use designations, goals, policies and implementing programs set forth in the Dublin General Plan, as amended. NOW, THEREFORE, BE IT FURTHER RESOLVED THAT THE Dublin Planning Commission does hereby recommend City Council approval of the General Plan Amendments related to the West Dublin BART Specific Plan establishing the "Mixed-Use" land use designation, increasing FAR's for the Specific Plan areas, and redesignating the land use of certain properties. PASSED, APPROVED and ADOPTED this 10th day of October 2000. AYES: Cm. Hughes, Oravetz, Jennings, Johnson, and Musser NOES: ABSENT: ABSTAIN: Planning Commission Chairperson ATTEST: Community Development Director ATTACHMENT 3 EXHIBIT A To Attachment 3 Addition to General Plan text, Chapter 2, Land Use and Cimulation: Land Use Element, new Section 2.1.5 as follows: 2.1.5 West Dublin BART and Downtown Core Specific Plan Areas Guiding Policy A. Intensify development and provide housing opportunities and transit-oriented uses near transit center and facilities. Implementing Policies B. ~ ~f Mixed-Use land use designation ~ ~q~gl~d-f-sM~ areas '":' ..... :-~ ~'~* ~medium to high density residential housing and at least one non- residential land use, such as office or retail, be provided. G:\Downtown Specfic Plans\SPRESgpaxA mod 10-19.doc Exhibit A to Attachment 3 EXHIBIT B To Attachment 3 Addition to General Plan text, Chapter 1, Background, General Plan Map, Land Use Classifications, Section 1.8.1 as follows: West Dublin BART Specific Plan Area Retail/Office (FAR: .25 to 1.00; employee density: 200-450 square feet per employee). Shopping centers, stores, restaurants, business and professional offices, motels, hotels, service stations, entertainment facilities, and sale of auto parts are included in this classification. Residential use is generally not included except for on lands designated for Mixed-Use, and Mixed Use (FAR: .50 to 1.00; employee density: 200-450 square feet per employee). ~ combination of medium to high density residential housing and at least one non-residential land use, such as office or retail, are included in this classification. Office or retail uses recommended are shopping centers, stores, restaurants, business and professional offices, and entertainment facilities. For development in the Transit Village area adjacent to the BART Station, a FAR exceeding 1. OO for hotel and residential use is' acceptable because o fits proximity to regional transportation facilities. Downtown Core Specific Plan Area Retail/Office (FAR: .25 to .80; employee density: 200-450 square feet per employee). Shopping centers, stores, restaurants, business and professional offices, motels, hotels, service stations, entertainment facilities, and sale of auto parts are included in this classification. Residential use is generally not included except for on lands designated for Mixed-Use. Mixed-Use (FAR: .50 to 1.00; employee density: 200-450 square feet per employee). A combination of medium to high density residential housing and at least one non- residential land use, such as office or retail, are included in this classification. Office or retail uses recommended are shopping centers, stores, restaurants, business and professional offices, and entertainment facilities. G:\Downtown Specfic Plans\SPRESgpaXB.doc Exhibit B to Attachment 3 LEGEND MIXED - USE RETAIL / OFFICE HIGH DENSITY RESIDENTIAL PUBLIC / SEMI PUBLIC FACILITY PROPOSED GENERAL PLAN N.T.S. SEPTEMBER 20OO EXHIBIT~ WEST DUBLIN BART SPECIFIC PLAN C I T Y O F D U B L I N