HomeMy WebLinkAbout8.3 PCSR Commercial Corridor Design Guidelines STAFF REPORT
PLANNING COMMISSION
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DATE: November 13, 2012
TO: Planning Commission
SUBJECT: PUBLIC HEARING: PLPA-2012-00061 Commercial Corridor
Design Guidelines. Creation of design guidelines for commercial
and industrial properties, amendments to the Zoning Ordinance
(Chapter 8.33 and Chapter 8.104), and an amendment to the Zoning
Map for the purposes of project implementation
Report prepared by Kristi Bascom, Principal Planner
EXECUTIVE SUMMARY:
The project includes the creation of design guidelines and a Zoning Ordinance Amendment
(Title 8 of the Dublin Municipal Code). The Design Guidelines are intended to guide private
improvements and new construction along commercial corridors that are not already addressed
in a specific plan or design guidelines document. The Zoning Ordinance amendment includes
the creation of Chapter 8.33 (Commercial Corridor Overlay Zoning District) to create an overlay
zoning district for the City's commercial and industrial areas that are subject to the proposed
design guidelines. The Zoning Ordinance Amendment also includes an amendment to Chapter
8.104 (Site Development Review) and the Zoning Map to depict the boundaries of the
Commercial Corridor Zoning District. The Planning Commission will review and make a
recommendation to the City Council regarding the proposed design guidelines and the Zoning
Ordinance Amendments.
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; and
5) Adopt a Resolution recommending City Council approval of the Commercial Corridor Design
Guidelines and recommending that the City Council adopt an Ordinance adding Chapter 8.33 to
the Dublin Municipal Code (Zoning Ordinance) establishing the Commercial Corridor Overlay
Zoning District and amending Section 8.104.040 relating to the Commercial Corridor Overlay
Zoning District Site Development Review and amending the Zoning Map to add an Overlay
Zoning District Designation to the Commercial Corridor area.
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Submitted By viewed By
Principal Planner Assistant Community Development Director
COPIES TO: File
ITEM NO.: 19,
Page 1 of 6
G:1PA#120121PLPA-2012-00061 Comm Corridor Design GuidelineslPC hearing 11.13.20121PCSR 11.13.2012.docx
DESCRIPTION:
Background
One of the key initiatives of the City Council for Fiscal Year 2012-2013 is to prepare design
guidelines for new development along the City's commercial corridor that are not already subject
to design guidelines or a specific plan.
Dublin currently has three Specific Plans that contain land use regulations, development
standards, and design guidelines for development within each specific plan boundary, including
the Eastern Dublin Specific Plan (covers properties within the city limits east of Dougherty Road
and the Iron Horse Trail), the Downtown Dublin Specific Plan (covers 284 acres in Dublin's
commercial core), and the Historic Area Specific Plan (covers 38 acres adjacent to and around
the Heritage Park on Donlon Way). In addition, the Scarlett Court Design Guidelines apply to 52
acres of land along Scarlett Drive and Scarlett Court between Dougherty Road and the Iron
Horse Trail.
The Commercial Corridor Design Guidelines are intended to provide guidance for new
development and revitalization projects in areas of the City that are not already covered by
another specific plan or design guidelines document. The goal is to ensure that development in
all of the City's commercial neighborhoods meets the community's high standards and
contributes to a positive image of the City of Dublin.
There are approximately 187 acres of land in the Primary Planning Area (as identified in the
General Plan) to which the proposed Commercial Corridor Design Guidelines would apply (see
Figure 1 below). The properties are generally located on Dublin Boulevard, San Ramon Road,
Village Parkway, Clark Avenue, Sierra Court and Lane, Dougherty Road; and Houston Place.
Figure 1: Proposed Project Area
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Figure 1: Areas subject to compliance with Proposed Project Area Camp Parks RFTA
the Commerical Corridor Design Guidelines Parcels City of Dublin
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ANALYSIS:
The Draft Commercial Corridor Design Guidelines (Exhibit A to Attachment 1) were developed
to provide guidance to Applicants and consistency in design review. Exhibit A is a black and
white version of the document, but a full-color version is available to view on the City's website
at the following link: http://www.dublin.ca.gov/index.aspx?nid=174
The guidelines apply basic design principles, which are general in nature and address
compatibility, site planning, landscape, and building design - including the relationship between
structures within an immediate area. Well-designed developments uphold their appearance,
add to the value of properties, and remain viable places over long periods of time. The City
Council, Planning Commission, and City Staff will use these guidelines to review the merits of all
future development proposals for commercially-designated properties that are subject to these
Design Guidelines.
Design Guidelines Overview
The document is divided into the following chapters:
Chapter 1: Introduction — includes background information, applicability of the design
guidelines, and a description of the design review process in Dublin;
Chapter 2: Existing Conditions — includes a description of the existing setting and a future
vision; and
Chapter 3: Design Guidelines — includes sections specific to site planning, architectural
guidelines, signage, lighting, landscaping, and guidelines for specific uses.
More specifically, Chapter 3 provides detailed direction on:
• General building design;
• Building articulation;
• Building materials and colors;
• Roof forms;
• Building frontage treatment including specific guidelines for anchor storefronts, typical
storefronts, residential fronts, office/lodging fronts, auto service fronts, and public fronts;
• Signage;
• Private outdoor spaces;
• Outdoor dining;
• Lighting;
• Fences, walls, hedges, gates;
• Landscaping and paving;
• Parking;
• Loading and refuse areas;
• Screening;
• On-site pedestrian circulation; and
• Street trees
Much of the design guidance contained in the Commercial Corridor Design Guidelines came
from the Downtown Dublin Specific Plan, which was prepared after many months of participation
and discussion by members of the general public, stakeholders, the City Council, and the
Planning Commission. The only section of the document that is entirely new is Section 3.6
"Design Guidelines for Specific Uses," which includes guidelines for unique and/or challenging
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use types such as drive-through and drive-up uses, entertainment uses, and convenience stores
and service stations.
Although the Draft Commercial Corridor Design Guidelines apply to those parcels that have
commercial or industrial land use designations, the Draft Commercial Corridor Design
Guidelines include guidelines for multi-family residential development should this use type be
considered on any parcels in the project area in the future.
As a general rule, the context of the site and its surroundings should be considered when
applying the Draft Commercial Corridor Design Guidelines to projects. In some areas, it may be
important to strictly enforce or apply all applicable guidelines. In other areas, a more flexible
interpretation could be allowed if the proposed design achieves the overall intent of compatible,
cohesive design.
The terms "shall", "should", and "may" are throughout the document. The term "shall" is used to
denote a design standard where compliance is required. The term "should" is used to denote a
guideline that is recommended, but not required in all circumstances. The term "may" is used
to denote a design treatment that is allowed or optional.
ZONING ORDINANCE AMENDMENT
The implementing mechanism for the Design Guidelines will be an overlay zoning district — the
same tool that is used to implement the Scarlett Court Design Guidelines.
Staff proposes amendments to the Zoning Ordinance to add an overlay zoning district and to
ensure internal consistency throughout the document. A new Chapter 8.33 is proposed to be
added to the Zoning Ordinance establishing the Commercial Corridor Overlay Zoning District.
Section 8.104.040, in the Site Development Review chapter of the Zoning Ordinance, is
proposed to be changed to add reference to the new Commercial Corridor Overlay Zoning
District. Lastly, the Ordinance will amend the Zoning Map to add an overlay zoning district
designation to the Commercial Corridor area.
Sections 1, 2, 3, and 4 of the draft Ordinance (Exhibit B to Attachment 1) note the exact text
amendments to the Zoning Ordinance. In summary, the new Chapter 8.33 is the
implementation tool to ensure that the Commercial Corridor Design Guidelines are followed in
the course of design review.
Attached is a Planning Commission Resolution (Attachment 1) recommending that the City
Council adopt an Ordinance that accomplishes three things: 1) Approves the Commercial
Corridor Design Guidelines (Exhibit A to Attachment 1); 2) Approves a Zoning Ordinance
Amendment to add Chapter 8.33 to the Zoning Ordinance to establish the Commercial Corridor
Overlay Zoning District and amends Section 8.104.040 of the Zoning Ordinance relating to the
Commercial Corridor Overlay Zoning District Site Development Review (Exhibit B to Attachment
1); and 3) Amends the Zoning Map to add an overlay zoning district designation to the
Commercial Corridor area (Exhibit C to Attachment 1).
CONSISTENCY WITH THE GENERAL PLAN, SPECIFIC PLAN AND ZONING ORDINANCE:
The creation of Chapter 8.33 (Commercial Corridor Overlay Zoning District) and the proposed
amendments to Chapter 8.104 (Site Development Review) are consistent with the General Plan,
applicable Specific Plans and the Zoning Ordinance in that the amendments are intended to
implement design guidelines for uses which are consistent with the General Plan, applicable
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Specific Plans and the Zoning Ordinance. The proposed amendments do not change any land
use designations or zoning designations.
ENVIRONMENTAL REVIEW:
This project is exempt from the California Environmental Quality Act (CEQA) per CEQA
Guidelines Section 15061(b)(3). Section 15061(b)(3) states that CEQA applies only to those
projects that have the potential to cause a significant effect on the environment. The adoption of
this Ordinance is an activity that is exempt from CEQA because the Ordinance does not, in
itself, allow the construction of any building or structure, but it sets forth the design guidelines
that shall be followed if and when a building or structure is proposed to be constructed or a site
is proposed to be developed under existing entitlements. This Ordinance, therefore, has no
potential for resulting in significant physical change in the environment, directly or ultimately.
NOTICING REQUIREMENTS/PUBLIC OUTREACH:
City Staff held a Community Meeting on Thursday, October 18, 2012 to solicit feedback from
property owners in the proposed project area. A public notice was sent to 105 property owners,
and four property owners/managers attended the meeting. A brief presentation of the Draft
Commercial Corridor Design Guidelines was provided by Staff and the meeting attendees
provided general comments and feedback. No changes to the document were suggested and
no written comments had been received from the public at the time of publishing this Staff
Report.
A Notice of this public hearing was published in the Valley Times, posted at several locations
throughout the City, and mailed to all property owners in the Commercial Corridor Overlay
Zoning District, those within 300 feet of the proposed District, and all persons who have
expressed an interest in being notified of meetings. The Staff Report for tonight's meeting was
also available on the City's webpage.
PLANNING COMMISSION REVIEW
The Planning Commission held a Study Session on the Commercial Corridor Design Guidelines
on Tuesday, October 30, 2012 at 6:00 p.m. No members of the public attended. The Planning
Commission discussed the content of the Guidelines, asked questions of Staff, and made a few
recommendations on items to change or add into the document (Attachment 2). Staff made the
requested modifications to the Draft Commercial Corridors Design Guidelines that were
suggested by the Planning Commission.
ATTACHMENTS: 1. Resolution recommending City Council approval of the Commercial
Corridor Design Guidelines and recommending that the City Council
adopt an Ordinance approving a Zoning Ordinance Amendment to add
Chapter 8.33 to the Dublin Municipal Code (Zoning Ordinance)
establishing the Commercial Corridor Overlay Zoning District and to
amend Section 8.104.040 of the Dublin Municipal Code (Zoning
Ordinance) relating to the Commercial Corridor Overlay Zoning District
Site Development Review, and to amend the Zoning Map to add an
overlay zoning district designation to the Commercial Corridor area, with
the Draft Commercial Corridor Design Guidelines included as Exhibit A,
the draft Ordinance included as Exhibit B, and the figure illustrating the
affected parcels as Exhibit C.
2. Draft Study Session Minutes dated October 30, 2012
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GENERAL INFORMATION:
APPLICANT: City of Dublin
PROPERTY OWNER: Various
LOCATION: Various parcels per Figure 1 in Staff Report
ASSESSORS PARCEL
NUMBER: Various
GENERAL PLAN
LAND USE DESIGNATION: Includes Retail/Office, Retail/Office and Automotive, Business
Park/Industrial, Business Park/Industrial and Outdoor Storage,
Mixed Use, and Medium-High Density Residential and
Retail/Office
SPECIFIC PLAN
LAND USE DESIGNATION: Not applicable
SURROUNDING USES: Various
RESOURCES:
General Plan
Zoning Ordinance
Downtown Dublin Specific Plan
Scarlett Court Design Guidelines
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