HomeMy WebLinkAbout99-055 DwntwnCoreSP11-14-2000 AGENDA STATEMENT
PLANNING COMMISSION MEETING DATE: November 14, 2000
SUBJECT:
ATTACHMENTS:
CONSENT ITEM: PA 99-055, Downtown Core 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, as revised, recommending City Council approval of the
Downtown Core Specific Plan and repeal of portions of the 1987
Downtown Dublin Specific Plan (with Specific Plan as Exhibit A
and Plan modifications attached as Exhibit B)
2) Resolution, as revised, recommending City Council approval of
General Plan Amendments for the Downtown Core 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:
3) Initial Study/Negative Declaration
4) Downtown Core Specific Plan
5) Planning Commission staff report from September 26, 2000
RECOMMENDATION: 1)
2)
3)
Review revised Resolution (Attachment 1) recommending
approval of the Downtown Core Specific Plan and repeal of
portions of the 1987 Downtown Dublin Specific Plan (with
Specific Plan as Exhibit A and Plan modifications attached as
Exhibit B).
Review revised Resolution (Attachment 2) 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 Downtown Core 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 downtown Dublin
Specific Plans project. At that time, the Commission continued the public hearing and consideration of
the Specific Plans to October 10, 2000 and to October 24, 2000 to allow additional time to review the
specific plan documents and to receive further comments on the plans. On October 24th, the Planning
Commission discussed the Downtown Core Specific Plan and closed the public hearing on the Plan.
ITEM NO.
COPIES TO:
PA File
Village Parkway Task Force
Robert Enea
The Planning Commission acted to recommend adoption of the Specific Plan to the City Council, but
suggested revisions to the resolution prior to transmittal to the City Council. The resolution
recommending City Council adoption of the Negative Declaration for the Specific Plan was previously
approved on October 10, 2000.
Revisions to Resolutions for the Downtown Core Specific Plan
At the meeting on October 24, 2000, the Planning Commissioners took action to adopt a resolution
recommending the Downtown Core Specific Plan separately from the action taken on the Village
Parkway Specific Plan. Therefore, a separate resolution, Attachment 1, has been prepared for the
Downtown Core Specific Plan for the Planning Commission's review. Additionally, the Commission
suggested revisions to be included in the Downtown Core Specific Plan, and also in the General Plan
Amendments for the project. Specifically, the Commission suggested modification of Table 4 of the
Plan to reflect the request by Kenneth and Marc Harvey of Dublin Honda to increase the Floor Area
Ratio (FAR) for their property on Amador Plaza Road. This change would provide for consistency
between the FAR of the Honda dealership property and that of the adjacent property, former site of
Shamrock Ford, at the comer of Dublin Boulevard and Amador Plaza Road.
The property owner also requested a revision to the land use designation of the property to permit
retail/auto or retail/office type uses; however, the City does not have a General Plan designation that
would allow either a retail/auto use or a retail/office use to be established on the site. The Planning
Commission did not change the land use designation on the property, so it remains designated for
retail/auto use on the General Plan.
Revisions were also made to the wording of two Plan objectives and an objective was added related to
permitting live/work spaces within areas designated for non-residential land uses. These revisions and
those discussed above are contained in the resolution (Attachment 1) and attached Exhibit B
recommending City Council approval of the Downtown Core Specific Plan and repeal of portions of the
1987 Downtown Dublin Specific Plan, for the Commission's review.
Additionally, the General Plan Amendment text has been revised to modify 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. This revision is contained in the resolution (Attachment 2) and Exhibit B
recommending City Council approval of General Plan Amendments for the Downtown Core Specific
Plan, for the Commission's review.
The revisions to the text of the Downtown Core 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:
Review revised Resolution (Attachment 1 ) recommending approval of the Downtown Core
Specific Plan and repeal of portions of the 1987 Downtown Dublin Specific Plan (with Specific
Plan as Exhibit A, and Plan modifications attached as Exhibit B).
Review revised Resolution (Attachment 2) 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 Downtown Core Specific Plan.
3. Approve Resolutions and transmit to the City Council.
RESOLUTION NO. 00-63
A RESOLUTION OF THE PLANNING COMMISSION
OF THE CITY OF DUBLIN
RECOMMENDING THAT THE CITY COUNCIL APPROVE THE DOWNTOWN CORE
SPECIFIC PLAN AND REPEALING PORTIONS OF THE 1987 DOWNTOWN SPECIFIC
PLAN
PA 99-055, 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 has prepared the Downtown Core Specific Plan (Exhibit A) which have
been prepared pursuant to Government Code Sec. 65450 et.seq.; and,
WHEREAS, the Specific Plan 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 adopted a Downtown Specific Plan in 1987 for areas within the
boundaries of the proposed Specific Plan. However, due to changing market and other conditions, this
Specific Plan is no longer relevant to those areas or Development Zones (7 and 8) now included within
the boundaries of the Downtown Core Specific Plan 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
Plan with the finding that the implementation of the Plan 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 Downtown Core
Specific Plan on September 26, 2000, October 10, 2000 and October 24, 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 Downtown Core Specific Plan is 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 Downtown Core Specific Plan,
subject to the modifications in Exhibit B, and repeal of the 1987 Downtown Specific Plan as it relates
to those lands within the boundaries of the proposed Specific Plan area.
ATTACHMENT
PASSED, APPROVED and ADOPTED this 24th day of October 2000.
AYES:
NOES:
ABSENT:
ABSTAIN:
Cm. Oravetz, Jennings, Johnson, and Musser
Cm. Hughes
Planning Commission Chairperson
ATTEST:
Community Development Director
g\99055\DCSPRESsps
Exhibit B
To Attachment 1
Change #1:
Table 4. Maximum Economic Development Potential
SP Land Use Category* Acres FAR Existing Dev. Max. Dev.
DU/AC (sq.ft.) (sq. ft.)
Commercial A (Com A) 23.8 0.40 364,484 402,730
Commercial B (Com B) 5.45 0.52 69,752 122,390
Retail/Office (R/O) 9.88 0.79 -- 341,120
Retail/Auto (R/A) 2.55 0.79 22,420 87,.750
Residential (R) 1.69 29 DU/ac -- 48 DU
Office (O) 1.37 0.50 13,120 29,820
Mixed Use (MU) 6.92 0.60 -- 181,630+
100 DU
Right-of-Way 1.32 ......
Totals 52.41 -- 469,776 1,165,440+
0 DU 148 DU
*Note: Includes potential plaza areas
Change #2: Modify Section 1.5, Objective 4.2 to read: Where economically feasible,
encourage a mix of land uses on a single or adjoining parcel, including mixing uses
vertically and horizontally. This may include but would not be limited to residential,
office, restaurant, retail and other uses.
Change #3: Add Objective 5.4: Where economically feasible, allow the utilization of
live/work space within non-residential land uses, where residential uses are ancillary to
non-residential uses.
Change #4: Modify Section 1.5, Objective 7.1 to read: "Encourage r~,~4r-e restaurant and
food establishments to provide for outdoor seating areas."
RESOLUTION NO. 00-64
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 DOWNTOWN CORE
SPECIFIC PLAN AREA
PA 99-055, 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 has prepared and approved for adoption the Downtown Core Specific Plan,
both of which have been prepared pursuant to Government Code Sec. 65450; 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, to ensure consistency between the Downtown Core Specific 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 Downtown Core Specific 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 Specific Plan 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 Downtown Core Specific Plan and the Dublin
General Plan, modifications in the Land Use Map are required within the Downtown Core Specific Plan
area to redesignate certain properties to different land use designations. A portion of land designated
Retail/Office generally located at the southeasterly corner of Amador Valley Boulevard and Amador
Plaza Road shall be redesignated to Mixed-Use in accordance with the Specific Plan. Additionally, an
approximately 1.75 acre property in the northwesterly portion of the Plan area shall be redesignated for
High Density Residential land use. These lands are shown on Exhibit C; and,
WHEREAS, the proposed General Plan Amendments 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,
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
ATTACHMENT
with the finding that the implementation of the Plans would have no adverse environmental effects as
mitigation measures are incorporated into the project; and,
WHEREAS, the Planning Commission did hold public hearings on the Downtown Core Specific
Plan on September 26, 2000, October 10, 2000, and October 24, 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 Downtown Core 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 Downtown Core Specific Plan, establishing the "Mixed-Use" land use designation, increasing FAR's
for the Specific Plan area, and redesignating the land use of certain properties.
PASSED, APPROVED and ADOPTED this 24th day of October 2000.
AYES:
Cm. Oravetz, Jennings, Johnson and Musser
NOES:
ABSENT: Cm. Hughes
ABSTAIN:
Planning Commission Chairperson
ATTEST:
Community Development Director
EXHIBIT A
To Attachment 2
Addition to General Plan text, Chapter 2, Land Use and Circulation: Land Use Element,
new Section 2.1.5 as follows:
2.1.5 West Dublin BART and Downtown Core Specific Plan Areas
Guiding Policy
Intensify development and provide housing opportunities and transit-oriented uses
near transit center and facilities.
Implementing Policies
DeVelopment within the of thc A?prava! af Mixed-Use land use designation
~ .... ~p~-, ;- ,h,, e~;c.~ m~. areas ~ a-should inclUde a
combinatiOn of medium to high density residential housing and at least one non-
residential land use, such as office or retail, be provided.
\XDUBLINFS2\PLAN\Downtown Specfic Plans\DCSPRESgpaxA.doc
Exhibit A to Attachment 2
EXHIBIT B
To Attachment 2
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 where residential uses are
ancillary to non-residential uses
Mixed Use (FAR: .50 to 1.00; employee density: 200-450 square feet per employee). Encourage 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. For
development in the Transit Village area adjacent to the BART Station, a FAR exceeding 1.00 for hotel
and residential use is acceptable because of its proximity to regional transportation facilities.
Downtown Core Specific Plan Area
Retail/O.ffice (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). Encourage a 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.
~\DUBLINFS2\PLAN\Downtown Specfic Plans\DCSPRESgpaXB.doc
to Attachment 2
Exhibit B
LEGEND
~.-.'~.-~ M,X~:~-us~
PROPOSED GENERAL PLAN
.JOWNTOWN CORE SPECIFIC PLAN
N.T.S.
SEPTEMBER 2OOO
CITY OF
D U BLI"N
EXHIBIT