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Home My WebLink About8.2 PA 09-022 Waterford Place CUP/PD Amd~~ 19 ~ ~~ 83 ~~~~/ AGENDA STATEMENT C" ~ PLANNING COMMISSION MEETING DATE: July 28, 2009 SUBJECT: PUBLIC HEARING: PA 09-022 Waterford Place: Conditional Use Permit for a Minor Amendment to the Planned Development Zoning District (PA 00-003) for Waterford Place (Quasi-Judicial Action). Report Prepared by Martha Aja, Environmental Specialist ATTACHMENTS: 1) Resolution approving a Conditional Use Permit for a Minor Amendment to the Planned Development Zoning District (PA 00- 003) for Waterford Place (formerly Emerald Glen Village Center) to expand the list of permitted and conditional commercial uses. The Development Plan Amendment is included at Exhibit A. 2) City Council Ordinance No. 18-00. RECOMMENDATION: 1) Receive Staff presentation; 2) Open the public hearing; 3) Take testimony from the Applicant and the public; 4) Close the public hearing and deliberate; and 5) Adopt a Resolution approving a Conditional Use Permit for a Minor Amendment to the Planned Development Zoning District (PA 00-003) for Waterford Place (formerly Emerald Glen Village Center) to expand the list of permitted and conditional commercial uses. Location Waterford Place (formerly known as Emerald Glen Village Center) is located north of Dublin Boulevard, south of Central Parkway, west of Glynnis Rose Street and east of Tassajara Road. Waterford Place is approximately 19 gross acres. The commercial component of the project is 10.5 acres and the multi- family residential component is 8.2 acres. Background On July 11, 2000 the Planning Commission approved Resolution No. 00-33 recommending that the City Council approve a Planned Development (PD) Rezone with a Stage 1 and Stage 2 Development Plan for Waterford Place in addition to Resolution No. 00-32 recommending that the City Council adopt a Mitigated Negative Declaration and Mitigation Monitoring Program for Waterford Place. The Planning Commission also approved Resolution No. 00-34 COPIES TO: Applicant Property Owners File ITEM NO.~~ Page 1 of 5 G: IPA#120091PA 09-022 Waterford PD AmendmentlPlanning CommissionlPCSRCUP7.28.09.doc PROJECT DESCRIPTION: approving a Site Development Review, Tentative Parcel Map {No. 7589) and a Master Sign Program for Waterford Place. The Site Development Review was fora 134,025. square foot neighborhood shopping center, 390 multi-family apartment units, surface and structured :parking, landscaping and related site improvements. On August 1, 2000, the City Council adopted Ordinance No. 18-00 approving the Planned Development Rezone with a Stage 1 and Stage 2 Development Plan for Waterford Place (Attachment 2). Current Request The Applicant currently requests approval of a Conditional Use Permit (CUP) for an amendment to the Planned Development Zoning Ordinance for Waterford Place to expand the list of permitted and conditionally permitted uses. The proposed amendment would apply only to the commercial portion of Waterford Place. ANALYSIS: Waterford Place includes a neighborhood shopping center which provides a variety of retail services that are compatible with the nearby residential areas. The Applicant proposes to add several permitted uses and conditional uses to the Planned Development zoning for Waterford Place. The Applicant is proposing to add the following permitted and conditionally permitted uses to the Planned Development Zoning for the shopping center: Permitted Uses to be Added: a. Local-serving retail uses • Art Studio and Gallery • Bicycle Sales, Rental and/or Repair Store • Gardening Supply and Nursery b. Office and service establishments • Domestic Services and Agency • Photocopying, Duplicating, Shipping and Business Services Center • Pottery and Arts School Studio • Tutoring and Educational Services • Repair Shops, household and fix-it Conditional Uses to be Added: • Therapeutic Massage/Physical Therapy • Indoor Recreational Uses (such as dance, gymnastics, martial arts school) • Play Place (such as an indoor bounce house facility) • Rental/Leasing Repair (such as tool and merchandise) The addition of the various permitted and conditionally permitted uses noted above does not approve or allow outdoor display. Staff has analyzed the proposed uses and has determined that the proposed uses are compatible with the existing shopping center and with the surrounding residential areas because the proposed uses will not create any objectionable noises or smells and will not be visually unappealing. 2of5 Parking The Planned Development Zoning for Waterford Place established parking standards for various uses, such as retail, office and restaurant (Attachment 2). In instances where a parking standard for a particular use is not specifically mentioned in the Planned Development Zoning, the Zoning Ordinance is used to determine the required parking for that use. The Applicant proposes to add a tutoring center (commercial school) to the list of permitted uses for Waterford Place and a massage establishment to the list of conditional uses. Pursuant to Section 8.76.080 of the Dublin Zoning Ordinance, a tutoring center (commercial school) is required to provide one parking space for every 50 square feet of instructional area in addition to one parking space for every 250 square feet of office. Pursuant to Section 8.76.080 of the Dublin Zoning Ordinance, a massage establishment is required to provide two parking spaces per massage station plus one parking space for every 250 square feet of office. The remaining proposed uses would have the same parking requirement as retail uses (1/300) with the exception of some of the proposed Conditional Uses, such as Indoor Recreational Uses and Play Place. For these conditional uses, the parking would be evaluated during the Conditional Use Permit process to ensure that there is adequate parking. Staff analyzed the total number of parking spaces in the Waterford shopping center to determine if there is adequate parking to accommodate the proposed new uses. Table 1 (below) illustrates the total number of parking spaces that are required based on the existing tenants and the number of parking spaces that are available. There are 576 surface parking spaces and 30 structured commercial parking spaces (in the parking garage located under the apartments) that are currently available for shoppers. The structured spaces are on the first floor of the garage; however, they were not marked as commercial parking which has resulted in these spaces being underutilized. The Applicant recently received approval of a Site Development Review Waiver to place signage throughout the shopping center parking lot that indicates that there are additional parking spaces in the garage. These signs will help direct shoppers to the additional parking spaces in the garage. Table 1: Waterford Parking Requirement Surface parking spaces 576 parking spaces Structured parking spaces 30 parking spaces Total parking spaces on site 606 parking spaces Required parking spaces 556 parking spaces Excess parking available 50 parking spaces There are currently three commercial vacancies at Waterford Place. The required number of parking for these vacant tenant spaces are included in the required parking spaces noted in Table 1 above and they are based on a site down restaurant (1 parking space/100 square feet), a convenience restaurant (1 parking space/150 square feet) and a tutoring center (1 parking space/50 square feet of instructional area 1 parking space/250 square feet of office). As shown in Table 1 above there are currently 50 surplus parking spaces on the site and therefore, adequate parking is available to support the inclusion of these additional uses. These additional uses could occur as future vacancies occur. 3 of 5 ENVIRONMENTAL REVIEW: The project has been reviewed under the California Environmental Quality Act (CEQA), State CEQA Guidelines and the Dublin Environmental Guidelines. On July 18, 2000, the City Council adopted Resolution No. 131-00 adopting a Mitigated Negative Declaration and Mitigation Monitoring Program for Waterford Place (formerly Emerald Glen Shopping Center). It was determined that the proposed project was within the scope of the prior Environmental Impact Report (EIR) prepared for the Eastern Dublin Specific Plan (SCH # 91103064) certified by the City Council on May 10, 1993, by Resolution No, 51-93. Site Specific environmental affects were analyzed in the Initial Study prepared for Waterford Place. No further environmental document is needed because the environmental impacts of this project were fully addressed and within the scope of the Final EIR for the Eastern Dublin General Plan Amendment and Specific Plan and subsequent Addenda, and the 2000 Mitigated Negative Declaration. PUBLIC NOTICING: In accordance with State law, a public notice was mailed to all property owners and occupants within 300 feet of the proposed project. A public notice was also published in the Valley Times and posted at several locations throughout the City. To date, the City has not received any comments or objections from surrounding property owners or tenants regarding the current proposal. CONCLUSION: The proposed amendment is consistent with the Stage 1 and Stage 2 Development Plans and Planned Development zoning standards previously adopted. The proposed uses are suitable and appropriate for the project site and will not adversely impact adjacent and surrounding properties. The proposed amendment conforms to the goals, policies, and objectives established in the City's General Plan and the Eastern Dublin Specific Plan. RECOMMENDATION: Staff recommends that the Planning Commission: 1) Receive Staff presentation; 2) Open the public hearing; 3) Take testimony from the Applicant and the public; 4) Close the public hearing and deliberate; and 5) Adopt a Resolution approving a Conditional Use Permit for a Minor Amendment to the Planned Development Zoning District (PA 00-003) for Waterford Place (formerly Emerald Glen Village Center) to expand the list of permitted and conditional commercial uses. 4of5 GENERAL INFORMATION: APPLICANT: PROPERTY OWNER: LOCATION: ASSESSORS PARCEL NUMBER: GENERAL PLAN DESIGNATION: SPECIFIC PLAN DESIGNATION: ZONING: SURROUNDING USES: Ruth Bennett Shea Properties 2580 Shea Center Drive Livermore, CA 94551 Waterford Properties 4101 Dublin Boulevard & 4400-4680 Tassajara Road 986-0017-010, 986-0017-011, 986-0017-012, 986-0017-014, 986- 0017-015, 986-0017-016, & 986-0017-017 General Commercial General Commercial Planned Development (PA 00-003) LOCATION ZONING GENERAL PLAN CURRENT USE OF LAND USE PROPERTY PD (Planned Parks/Public Emerald Glen Park North Development) Recreation South PD (Planned Campus Office Office/Medical Development) West PD (Planned Medium Density Residential Development) Residential East PD (Planned General Vacant Development) Commercial Project Site PD (Planned General Commercial & Residential Development) Commercial 5 of 5