HomeMy WebLinkAbout8.1 Sierra Trinity PD Rezone G~~~ OF DU~~`2
i9~ ~t='=~• ~a~ STAFF REPORT
`~~~1 PLANNING COMMISSION
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DATE: July 27, 2010
TO: Planning Commission
SUBJECT: PUBLIC HEARING: PLPA 2010-00023 Sierra Trinity Planned
Development. Rezone (Legislative)
Report prepared by Erica Fraser, Senior Planner and Mamie Waffle,
Senior Planner
EXECUTIVE SUMMARY:
At the request of the City Council, Staff has been reviewing City regulations to determine if there
are any modifications that can be made that would provide assistance to businesses and
property owners due to the current economic climate. The Sierra Trinity Business Park is overly
restrictive and therefore places a burden on the currenf property owner by restricting the types
of businesses that can locate on the site. The City Council directed Staff to amend the Planned
Development in order to expand the allowable uses on the site. An Ordinance rezoning the site
to allow more uses consistent with the site and the surrounding area has been drafted for the
Planning Commission's review and recommendation to the City CounciL
RECOMMENDATION:
Staff recommends that the Planning Commission: 1) Receive Staff presentation; 2) Open the
public hearing; 3) Take testimony from the public; 4) Close the public hearing and deliberate; 5)
Adopt a Resolution recommending that the City Council adopt an Ordinance approving a
Planned Development Rezone and a related Stage 1/Stage 2 Development Plan for the Sierra
Trinity Business Park.
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Submitted By ~evie4u~d By
Senior Planner Planning Manager
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Property Owner ITEM NO.:_
G:\PA#~2010\PLPA-2010-00023 PD Rezone for SierraTrinity\PC 7-27\PCSR 7-27.doc
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DESCRIPTION:
Background
At the request of the City Council, Staff has been reviewing City regulations to determine if any
changes are necessary in order to provide assistance to businesses and property owners due to
the current economic climate. As part of this review, Staff has observed that the current Planned
Development regulations in place for the Sierra Trinity Business Park are placing a burden on
the current property owner by restricting the types of businesses that can locate on the site.
On June 22, 2010, the City Council directed Staff to prepare an Ordinance rezoning the project
site to allow more uses consistent with the design of the site and uses allowed on the
surrounding properties (Staff Report and meeting minutes are included as Attachment 1 and
Attachment 2). This is what is before the Planning Commission tonight.
Project Site
The Sierra Trinity Business Park is located at 6701 Sierra Court on the northeast corner of
Sierra Court and Sierra Lane as shown on the map below. The site is comprised of several
buildings which include a variety of tenant suites types.
Figure 1: Sierra Trinifiy Business Park Location
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As shown on the following. map, the Sierra Trinity Business Park is mostly surrounded by
properties which are zoned M-1, Light Industrial. The M-1 Zoning District allows a variety of
industrial and related uses.
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Figure 2: Surrounding Zoning Districts
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ANALYSIS:
Existing Planned Development Zoning District
The Sierra Trinity Planned Development Zoning District (PA 85-71) was established by the City
Council on July 22, 1985 (Attachment 3). The Planned Development Zoning District is specific
in the types of uses that are allowed to operate on the site. The following is a summary of the
uses allowed at the Business Park:
¦ Manufacturing or assembly;
¦ Research assembly;
¦ Industrial support (repair and/or maintenance of industrial parts);
¦ Research laboratories and facilities;
¦ Wholesale;
¦ Printing; and
¦ Ancillary office uses.
As noted above, only a few uses are permitted to operate in the Sierra Trinity Business Park.
This Planned Development Zoning District is more restrictive than the surrounding area which is
Zoned M-1, Light Industrial Zoning District, which allows a wider variety of industrial and other
uses (Attachment 4).
Proposed Planned Development
The Sierra Trinity Business Park is unique in that it is designed and functions more like an Office
Park than a Light Industrial Park. The site was designed with ample parking to support office
uses as well as light industrial uses. Most of the tenant suites do not have high ceilings and
large storage spaces with roll-up doors, which are typical of light industrial designed tenant
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suites. As a result, the design of the Sierra Trinity Business Park is not consistent with the uses
allowed by the current Planned Development Zoning District.
The property owners have had difficulty in the last few years in renting out spaces in this
Planned Development because the allowable uses are not consistent with the design of the
tenant suites and because the Planned Development Zoning District is overly restrictive. Many
of the tenant spaces are designed to accommodate office uses; however, office uses are not
allowed in this Planned Development Zoning District. Similarly, the Tri-Valley YMCA would like
to relocate from their current location in the City of Pleasanton to the Sierra Trinity Business
Park. However, indoor recreational facilities such as the YMCA are not currently allowed to
operate in this Zoning District.
The M-P, Industrial Park Zoning District (Attachment 4) is more consistent with the design of the
Sierra Trinity Business Park. This Zoning District allows a wide variety of uses including Light
Industrial, Office, Indoor Recreational Facilities, Community Facilities and other uses which are
consistent with an Industrial Zoning District. This Zoning District is compatible with the design of
the site because it allows Office and Light Industrial uses and as previously discussed, the
existing site is designed as more of an Office Park than a Light Industrial Park and Office uses
are not permitted in the M-1, Light Industrial Zoning District.
In order to allow uses which are consistent with the surrounding area and the design of the site,
Staff has prepared an Ordinance (Exhibit A of Attachment 5) rezoning the project site to PD
Planned Development. The proposed Planned Development would allow uses on the site which
are consistent with the M-P Zoning District.
CONSISTENCY WITH THE GENERAL PLAN AND ZONING ORDINANCE:
The proposed Planned Development Rezone is consistent with the General Plan land use
designation of Business Park/Industrial because the proposed Planned Development will allow
non-retail uses that do not involve heavy trucking or generate nuisances on the surrounding
properties. The proposed Rezone is consistent with the Zoning Ordinance and the General Plan
in that the Rezone will allow uses to operate on the site which are compatible with the
surrounding area and the proposed uses will increase the economic viability of the site.
NOTICING REQUIREMENTS/PUBLIC OUTREACH:
In accordance with State law a Public Notice was mailed to all ro ert owners and occu ants
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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 received no
objections from surrounding property owners regarding the Project. The property owners of the
Sierra Trinity Business Park support the City's effort to rezone the site.
ENVIRONMENTAL REVIEW:
Pursuant to the California Environmental Quality Act (CEQA), Staff recommends that this
Project be found exempt from CEQA pursuant to Section 15601(b)(3) in that the Project is a
Planned Development Rezone for a property which is currently developed with uses that are
similar to that which will be permitted in the PD Rezone. Additionally, the site is located in an
urbanized area and is surrounded by developed properties which allow uses similar to the uses
that will be permitted under the PD Rezone and is consistent with the existing General Plan land
use designation of Business Park/Industrial.
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The City's Traffic Engineer reviewed the project for the potential to create traffic impacts and
has prepared a Traffic Impact Assessment (Attachment 6) which discusses traffic related to the
proposed rezoning. The City's Traffic Engineer determined that the proposed rezoning will not
result in a significant increase in trips in the area and therefore will not result in significant traffic
impacts.
The Project is located on a developed site that has no value as habitat for endangered, rare or
threatened species, will not result in any significant effects relating to traffic, noise, air quality or
water quality, and can be adequately served by all required utilities and public services.
Therefore, the Project does not have the potential to create significant impacts on the
environment.
ATTACHMENT: 1. City Council Staff Report dated June 22, 2010 (without
attachments).
2. Draft City Council Minutes of June 22, 2010.
3. City Council Resolution No. 85-71 approving and establishing
findings and general provisions for a Planned Development
Rezoning concerning PA 85-032.
4. Chapter 8.12, Zoning Districts and Permitted Uses of Land.
5. Resolution recommending that the City Council adopt an
Ordinance approving a PD Rezone a related Stage 1/Stage 2
Development Plan for the Sierra Trinity Business Park with the
draft Ordinance attached as Exhibit A.
6. Memo from the City's Traffic Engineer.
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GENERAL INFORMATION:
PROPERTY OWNER: Walton Street
P.O. Box4900
Scottsdale, Arizona 85261
PROPONENT: City of Dublin
100 Civic Plaza
Dublin, CA 94568
LOCATION: 6701 Sierra Court
GENERAL PLAN
LAND USE DESIGNATION: Business Park/Industrial
ZONING: PD (Planned Development)
SURROUNDING USES:
Location Zoning General Plan Land Use Current Use of
Pro ert ~
Site PD (Planned Business Park/Industrial Industrial and office
Develo ment uses
North M-1 Li ht Industrial BusinessPark/Industrial Industrial uses
South M-1 (Light Industrial) Business Park/Industrial and Industrial and
Retail/Office and Automotive automotive services
East PD (Planned Business Park/Industrial Industrial and
Development) and M-1 commercial uses
Li htlndustrial
West M-1 (Light Industrial) Business Park/Industrial Industrial uses
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