HomeMy WebLinkAboutItem 6.2 San Ramon Specific Plan AGENDA STATEMENT q5o -go
CITY COUNCIL MEETING DATE: June 23, 1986
SUBJECT: PUBLIC HEARING: PA 86-050.1 and .2 Dublin Town & Country
Associates City of Dublin - San Ramon Road
Specific Plan Amendment Study and City Council
Initiated Rezoning for a 4.8+ acre property
identified as the Dublin Town & Country Shopping
Center to allow occupancy in the Shopping Center
by uses generally provided for by the C-1,
Retail Business District.
EXHIBITS ATTACHED: Exhibit A - Draft Resolution regarding the
Negative Declaration of
Environmental Significance for
PA 86-050.1 and .2.
Exhibit B - Draft Resolution regarding the San
Ramon Road Specific Plan Amendment
Study (PA 86-050.1)
Exhibit C - Draft Resolution regarding the
Planned Development (PD) Rezoning
request (PA 86-050.2)
Exhibit D - Draft Ordinance for Planned
Development (PD) Rezoning request
Background Attachments:
1) Applicant's Written Statements requesting -
authorization of a Specific Plan Amendment
Study (Letters of May 6, 1986, and
August 8, 1983)
2) Draft Negative Declaration of
Environmental Significance
3) Site Plan of Dublin Town & Country
Shopping Center Indicating Existing and
Signed Tenants
4) Chart Detailing Size and Type of Existing
and Signed Tenant Occupancies
5) Excerpt of City Council Minutes of Meeting
of May 27, 1986, Detailing Council's
Minute Order for Preparation of Specific
Plan Amendment Study and Initiation-of a
Planned Development (PD) District Rezoning
Study
6) Excerpts from existing San Ramon Road
Specific Plan including Resolution
No. 81-83 Approving an Amendment Dealing
with Personal Service Uses, Financial or
Office Uses and Shopper Goods Definitions
7) June 16, 1986, Planning Commission Staff
Report (without attachments)
8) C-1, Retail Business District Listing of
Permitted Uses and Conditional Uses
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COPIES TO: Richard Jeha
PA File 86-044
ITEM NO. PA File 86-050.1 and .2
.. . .. ,.. _ ... ... ...•.... .,. ... � � fi fi.# a -.sr mss+' .,�,
RECOMMENDATION: 1. Open public hearing and hear Staff
presentation.
' 2. Take testimony from Applicant and the
public.
F3. Question Staff, Applicant and the public.
q,A 4. Close public hearing and deliberate.
5. Adopt Resolution regarding the Negative
Declaration of Environmental Significance
(Exhibit A) .
6. Adopt Resolution regarding the Specific
Plan Amendment Study (Exhibit B) .
7. Adopt Resolution regarding the Planned
Development (PD) Rezoning (Exhibit C) .
8. Waive reading and introduce Ordinance
Amending Zoning Ordinance (Exhibit D) .
9. Direct Staff to include the remainder of
Area 3 in the Moret San Ramon Road
Specific Plan Amendment Study
FINANCIAL STATEMENT: The project will have a negligible fiscal effect
on the City.
I. BACKGROUND
At its meeting of May 27, 1986, the City Council authorized by minute
order (see Attachment #6) a Specific Plan Amendment Study to consider
removing the restriction on the maximum percentage of the total gross
floor area that can be used for personal service, financial or office
uses in the Dublin Town & Country Shopping Center. Concurrent with that
action, the Council initiated a Rezoning Study to consider amending the
current Planned Development (PD) District regulations to allow occupancy
by the land uses generally provided for in the C-1, Retail Business
District.
The Applicant, both in the May 6, 1986, letter and the letter of
August 8, 1983 (see Attachment #1) , presented the reasons for the
requested elimination of the restriction on the amount of allowable
occupancy by personal service, financial or office uses. Those
arguments included the following: 1) the slow progress to date in
leasing the tenant spaces within the Shopping Center; 2) the lack of an
anchor tenant; 3) the need for a mixture of uses to provide a "balanced"
center; and 4) the constraints on leasing to additional food
establishments created by large sewer hook-up fees for restaurants.
At its meeting of June 16, 1986, the City Planning Commission took
testimony from Staff and the Applicant and acted as follows on three
draft Resolutions:
- Adopted Planning Commission Resolution No. 86-026, by a consensus
vote, approving the Negative Declaration of Environmental
Significance for PA 86-050.1 and .2.
- Adopted Planning Commission Resolution No. 86--027, by a 3 - 2 vote,
recommending the City Council approve the San Ramon Road Specific
Plan Amendment for a portion of Area 3 of the Plan (PA 86-050.1) .
- Adopted.Planning Commission Resolution No. 86-028, by a 3 - 2 vote,
recommending the City Council approve the Planned Development (PD)
Rezoning request (PA 86-050.2) .
The reservations expressed by Commissioners Raley and Burnham, as
regards both the Specific Plan Amendment and the Rezoning request,
involved concerns that the Specific Plan Amendment process on a
property-by-property basis would result in a piecemealing of the Plan
Area and undermine the original intent of the Plan.
-2-
In response to those concerns, the Commission directed Staff to advise
the City Council of their consensus desire to have any future Specific
Plan Amendment Study, including the Study currently under consideration
for the Moret property, be expanded to include the remaining 8+ acres of
Area 3 of the Plan.
II. RECOMMENDATIONS
Based on the above Staff Report; and reflective of the Planning
Commission's recommendations pertaining to these requests, Staff
recommends that the City Council take the following actions:
1 - Adopt the Negative Declaration of Environmental Significance
(Exhibit A) .
2 - Approve the Amendment to the San Ramon Road Specific Plan (Amendment
to Area 3) - PA 86-050.1 (Exhibit B) .
3- Approve the Findings and General Provisions of the Planned
Development (PD) Rezoning - PA 86-050.2 (Exhibit C) .
4- Waive the reading and introduce the Ordinance amending the Zoning
Ordinance (Exhibit D) .
5- Direct Staff to include the remainder of Area 3 in the Moret San
Ramon Road Specific Plan Amendment Study
-3-
RESOLUTION NO. -86
A RESOLUTION OF THE CITY COUNCIL
OF THE CITY OF DUBLIN
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ADOPTING A NEGATIVE DECLARATION OF ENVIRONMENTAL SIGNIFICANCE
CONCERNING PA 86-050.1 SAN RAMON ROAD SPECIFIC PLAN AMENDMENT STUDY
(AMENDMENT) TO AREA 3 AND PA 86-050.2 PLANNED DEVELOPMENT (PD) DISTRICT
REZONING OF THE DUBLIN TOWN. & COUNTRY SHOPPING CENTER
WHEREAS, the California Environmental Quality Act (CEQA), as
amended together with the State's administrative guidelines for implementation
of the California Environmental Quality Act and City environmental regulations,
requires that certain projects be reviewed for environmental impact and that
environmental documents be prepared; and
WHEREAS, a Negative Declaration of Environmental Significance was
prepared for PA 86-050.1 and .2 by the Dublin Planning Department; and
WHEREAS, a Negative Declaration for the San Ramon Road Specific
Plan was prepared by the Dublin Planning Department; and
WHEREAS, the Dublin City Council did review and adopt the Negative
Declaration for the San Ramon Road Specific Plan at a public hearing on
August 22, 1983, and;
WHEREAS, the Dublin Planning Commission on June 16, 1986, did adopt
Resolution No. 86-026, recommending that the City Council adopt the Negative
Declaration of Environmental Significance for the project as adequate and
complete; and
WHEREAS, the City Council did review PA 86-050.1 and .2 relative
to the previously adopted Negative Declaration for the San Ramon Road Specific
Plan and relative to the Negative Declaration prepared for the proposed
Specific Plan Amendment at its meeting of June 23, 1986; and
WIDMEAS, proper notice of said public hearing was given as legally
required;
NOW, THEREFORE, BE IT RESOLVED THAT THE Dublin City Council finds
that:
1. The project, PA 86-050.1 and .2, will not have any significant
environmental impacts and is consistent with the information in the
Negative Declaration prepared for the San Ramon Road Specific Plan and
the Negative Declaration prepared for the subject Specific Plan Amendment
Study and Planned Development (PD) Rezoning request.
2. The Negative Declaration has been prepared and processed in accordance
with State and Local Environmental Law and Guideline Regulations and that
it is adequate and complete.
PASSED, APPROVED AND ADOPTED this 23rd day of June, 1986.
AYES:
NOES:
ABSENT:
Mayor
ATTEST:
City Clerk
EX sm 313 1 B I aim A
RESOLUTION NO. -86
A RESOLUTION OF THE CITY COUNCIL
OF THE CITY OF DUBLIN
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APPROVING-, AN AMENDMENT TO THE SAN RAMON ROAD SPECIFIC PLAN
PA 86-050.1 SAN RAMON ROAD SPECIFIC PLAN (AMENDMENT TO AREA 3)
WHEREAS, Richard Jeha, on behalf of Dublin Town & Country
Associates, requested on May 6, 1986, that the Dublin City Council consider
authorizing a Specific Plan Amendment Study of a portion of Area 3 of the San
Ramon Road Specific Plan (PA 86-044) ; and
WHEREAS, the City Council, at its regularly scheduled meeting of
May 27, 1986, authorized the preparation of a Specific Plan Amendment Study to
consider allowing occupancy in the Shopping Center by uses generally provided
for by the C-1, Retail Business District, specifically to consider allowing a
greater amount of personal service, financial or office uses at that location;
and
WHEREAS, proper notice of this request was given in all respects as
required by law for the Planning Commission hearing of June 16, 1986, and the
City Council hearing of June 23, 1986; and
WHEREAS, the Staff Report was submitted recommending that the City
Council amend the San Ramon Road Specific Plan to allow occupancy in the Dublin
Town & Country Shopping Center by uses generally provided for by the C-1,
Retail Business District, including, but not limited to, retail uses, personal
service uses, office uses and financial institutions as generally reflected in
Planning Commission Resolutions Nos. 86-27 and 86-28; and
WHEREAS, the City Council did hear and consider all said reports,
recommendations and testimony as herein set forth; and
WHEREAS, pursuant to State and City environmental regulations, a
Negative Declaration of Environmental Significance has been previously adopted
for the Specific Plan Amendment Study and the associated Rezoning request (City
Council Resolution No. -86) ; and
WHEREAS, the City Council finds that the proposed amendment to a
portion of Area 3 of the San Ramon Road Specific Plan Amendment will not have a
significant environmental impact; and
WHEREAS, the Specific Plan Amendment is appropriate for the subject
property in terms of being compatible to existing and proposed land uses in the
area, and will not overburden public services; and
WHEREAS, the amendment will not have substantial adverse effects on
health or safety, or be substantially detrimental to the public welfare, or be
injurious to property or public improvements;
NOW, THEREFORE, BE IT RESOLVED THAT THE City Council approves the
amendment to the San Ramon Road Specific Plan by establishing a sub-area within
Area 3 of the Plan which encompasses the 4.8+ acre Dublin Town & Country
Shopping Center property (APN 941-040-007) subject to the following land use
restrictions which identify the uses permitted, conditional uses, and uses
specifically prohibited from being established within the referenced sub-area
of Area 3:
pi B I
'.4_:.
Area 3A (Sub-area of Area 3, consisting of the Dublin Town & Country Shopping
Center) 4.8+ Acres
As with the area identified as Area 3, this area has good potential for the
development of retail shopper stores oriented to providing additional
comparison shopping goods for both Dublin and nearby community residents. . It'
is the intent of this Specific Plan that the principal use of this area be
encouraged to be retail shopper stores. As noted below, development can be for
personal service, financial institutions;- or :office uses or similar uses as
typically encountered in a Retail Business District.
Permitted Uses
Retail-,commercial shopper goods establishments such as:
a. General Merchandise Stores
b. Clothing Stores
C. Shoe Stores
d. Home Furnishings Stores
e. Home Appliances/Music Stores
f. Hobby/Special Interest Stores
g. Gifts/Specialty Stores.
h. Jewelery and Cosmetic Stores
i. Home Improvement Centers
j. Drug Stores
k. Auto Parts Stores
and similar uses that offer comparison goods based on price and quality.
- Eating and drinking establishments including, but not limited to, the
following:
a. Restaurant
b. Cocktail Lounge
C. Donut Shop _',
d. Ice Cream Parlor
e. Sandwich Shop
f. Specialty Food
g. Delicatessen
h. Bakery
i. Candy or Nuts
j. Health Food
k. Wine and Cheese with on-sale liquor license from State of
California
Personal Service establishments including, but not limited to, the
following:
a. Beauty Shop
b. Barber Shop
C. Shoe Repair
d. Cleaner and Dryer
e. Laundry
f. Figure Salon
g. Photographer
h. Formal Wear/Rental
i. Interior Decorator .
j. Travel Agent
k. Key Shop
1. Dressmaking or Knitting Shop
M. Tailor Shop
n. Handicraft Shop
-2-
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Office including, but not limited to, the following and restricted to a
maximum of 10% of the total gross floor area of the Shopping Center:
a. Optometrist
b. Medical and Dental
C. Legal
d. Accounting
e. Architect
f. Employment Agency
g. Real Estate
h. Other Administrative and Professional Office
Conditional Use
Subject to approval of a Conditional Use Permit:
a. Community, religious and charitable institution facilities and
uses.
b. Public facilities and uses.
C. Veterinary Office
d. Commercial recreation facility, other than a theater, if within a
building.
e. Tavern
f. Recycling Centers, when operated in conjunction with a Permitted
Use on the same premises.
g. In-patient and out-patient health facilities as licensed by the
State Department of Health Services.
Prohibited Uses
All retail commercial uses defined as convenience stores, including:
a. Grocery Stores.-
b. Liquor and Wine Stores
C. Drive-in and Drive-through Restaurants
d. Meat, Fish or Poultry Stores
and other stores which sell food and other household goods for
consumption in a short time.
All other retail stores and personal services not mentioned above
including new and used vehicle sales and/or vehicle repair and service,
service stations, and other similar stores and services.
Residential uses.
Industrial uses.
PASSED, APPROVED AND ADOPTED this 23rd day of June, 1986.
AYES:
NOES:
ABSENT:
Mayor
ATTEST:
City Clerk
-3- -
RESOLUTION NO. -86
A RESOLUTION OF THE CITY COUNCIL
OF THE CITY OF DUBLIN
------------------------------------------------------------------------------
APPROVING AND ESTABLISHING FINDINGS AND GENERAL PROVISIONS
FOR A PLANNED DEVELOPMENT (PD) REZONING
CONCERNING PA 86-050.2 SAN RAMON ROAD SPECIFIC PLAN - AREA 3
DUBLIN TOWN & COUNTRY SHOPPING CENTER
WHEREAS, Richard Jeha, on behalf of Dublin Town & Country
Associates, requested on May 6, 1986, that the Dublin City Council consider
authorizing a Specific Plan Amendment Study of a portion of Area 3 of the San
Ramon Road Specific Plan (PA 86-044); and
WHEREAS, the City Council, at its regularly scheduled meeting of
May 27, 1986, authorized the preparation of a Specific Plan Amendment Study to
consider allowing occupancy in the Shopping Center by uses generally provided
for by the C-1, Retail Business District, specifically to consider allowing a
greater amount of occupancy by personal service, financial or office uses at
that location; and
WHEREAS, proper notice of this request was given in all respects as
required by law for the Planning Commission hearing of June 16, 1986, and the
City Council hearing of June 23, 1986; and
WHEREAS, the Staff Report was submitted recommending that the
application be approved subject to the findings and general provisions prepared
by Staff and reflected in Planning Commission Resolution No. 86-028; and
WHEREAS, the City Council did hear and consider all said reports,
recommendations and testimony as herein set forth; and
WHEREAS, pursuant to State and City environmental regulations, a
Negative Declaration of Environmental Significance has been previously adopted
for the Rezoning and the associated Specific Plan Amendent Study Tentative Map
requests (City Council Resolution No. -86) ; and
WHEREAS, the City Council finds that the proposed rezoning is
consistent with the City's General Plan and Policies and the San Ramon Road
Specific Plan, as amended by PA 86-050.1; and
WHEREAS, the City Council finds that the proposed rezoning will not
have a significant environmental impact; and
WHEREAS, the rezoning is appropriate for the subject property in
terms of being compatible to existing land uses in the area, and will not
overburden public services; and
WHEREAS, the rezoning will not have substantial adverse effects on
health or safety, or be substantially detrimental to the public welfare, or be
injurious to property or public improvements; and
WHEREAS, there is little or no probability that the rezoning will
be a detriment to, or interfere with, the City's General Plan or the San Ramon
Road Specific Plan;
NOW, THEREFORE, BE IT RESOLVED THAT THE Dublin City Council
approves the Planned Development (PD) Rezoning request PA 86-050.2 subject to
the following General Provisions:
1. Except as specifically modified by these General Provisions, development
within the Dublin Town & Country Shopping Center shall be as provided for
under PA 83-042.1 (City Council Resolution No. 50-84 for the original
Planned Development [PD] District) and PA 83-042.2 (City Council
Resolution No. 51-84for the original Site Development Review).
- FVIIIIBIT
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2. Permitted land uses, and those permitted with the issuance of a
Conditional Use Permit, shall as generally provided in the C-1, Retail
Business District, modified to reflect the. provisions in the San Ramon
Road Specific Plan for the Dublin Town & Country Shopping Center (Sub-
area A of Area 3) outlined in the Planning Commission .Resolution
No. 86-028.
PASSED, APPROVED AND ADOPTED this.,-23rd day of June, 1986.
AYES:
NOES:
ABSENT:
Mayor
ATTEST:
City Clerk
-2-
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ORDINANCE NO.
AN ORDINANCE OF THE CITY OF DUBLIN AMENDING ZONING ORDINANCE
TO PERMIT THE REZONING OF REAL PROPERTY LOCATED AT THE SOUTHWEST CORNER
OF AMADOR VALLEY BOULEVARD AND SAN RAMON ROAD
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The City Council of the City of Dublin does ordain as follows:
SECTION I: Chapter 2 of Title 8 of the Dublin Ordinance Code is hereby
amended in the following manner:
Approximately 4.8 acres located at the southwestern corner of the intersection
of San Ramon Road and Amador Valley Court, further identified as the Dublin
Town & Country Shopping Center (APN 941-040-007), is hereby rezoned to the
Planned Development (PD) District; and PA 86-050.2, as shown on Exhibit A
(Negative Declaration of Environmental Significance), Exhibit B (Amendment to
the San Ramon Road Specific Plan - Area 3) and Exhibit C (Approval, Findings
and General Provisions of the Planned Development [PD] Rezoning), on file with
the City of Dublin Planning Department, . are hereby adopted as regulations for
the future use, improvement, and maintenance of the property within this
district. A map of the area is as follows:
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4[°.. NEILSEN
SGNCJI
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SECTION II: This Ordinance shall take effect and be in force thirty (30) days
from and after the date of its passage. Before the expiration of fifteen (15)
days after its passage, it shall be published once with the name of the
Councilmembers voting for and against the same in The Herald, a newspaper
published in Alameda County and available in the City of Dublin.
PASSED AND ADOPTED by the City Council of the City of Dublin on
this th day of 1986, by the following votes:
AYES
NOES:
ABSENT:
Mayor
ATTEST:
City Clerk
mo
E
Dublin
G Town & Country (415) 934-8652
Associates
1460 Maria lane, Suite 420, Walnut Creek, CA 94596
May 6 , 1986
= CEIYED
Dublin City Council M-AYl,l7.
C/o Mr. Lawrence L. Tong
Planning Director DU;LLN PLAN
City of Dublin
P .O. Box 2340
Dublin, California 94568
Dear Council Members :
This is a request to have scheduled before the City Council
a request authorizing a specific plan amendment study within
Area -3 of the San Ramon Road specific plan area. We are
requesting this as the owners of the Dublin Town & Country
Shopping Center .
We have not been successful in leasing the Center with the
present condition imposed, i.e , no more than 25% of the
tenants can be of service-type use . If the Council recalls ,
Dublin Town & Country Associates protested the planning
staff ' s condition limiting the service use to 25% .
Many of the requests for space have been made by eating
establishments and service oriented businesses . We are
limited in the amount of food establishments by sewer
restrictions and the fact that too many restaurants would
not be advisable . The second largest number of requests is
from service-type businesses which would be precluded by
the referenced restriction. We feel very strongly that if
Gre are to have a si.iccessful Center, this restriction must be
removed.
Very truly yours ,
Richard Jeha
RJ/md
cc : Mary Basting
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CITY OF DUBLII'+1
Development Services Planning/Zoning 829-4916
P.O. Box 2340 Building & Safety 829-0822
Dublin, CA 94568 Engineering/Public Works 829-4927
NEGATIVE DECLARATION OF ENVIRONMENTAL SIGNIFICANCE FOR;
PA 86-050.1 and .2 Dublin Town & Country Associates/City of Dublin - San Ramon
Road Specific Plan Amendment Study and City Council
Initiated Rezoning for a 4:8+ property identified as the
Dublin Town & Country Shopping Center to allow unrestricted
occupancy by C-1, Retail Business District uses.
(Pursuant to Public Resources Code Section 21000, et. seq.)
LOCATION: The 4.8+ acre site is located at the southwest corner of
the intersection of Amador Valley Court and San Ramon Road,
further identified as the Dublin Town & Country Shopping
Center (APN 941-040-07).
APPLICANT FOR
SPECIFIC PLAN
AMENDMENT STUDY: Richard Jeha
c/o Dublin Town & Country Associates _
1460 Maria Lane, #420
Walnut Creek, CA 94596=5314
APPLICANT FOR
REZONING: City of Dublin
P.O. Box 2340
Dublin, CA 94568
PROPERTY OWNER: Richard Jeha
c/o Dublin Town & Country Associates
1460 Maria Lane, '420
Walnut Creek, CA 94596-5314
FINDINGS: The project will not have a significant adverse impact on
the environment.
INITIAL STUDY: The Initial Study dated June 10, 1986, provides a
discussion of the project's potential environmental
impacts. No potential significant impacts have been
identified for the project.
MITIGATION
MEASURES: No mitigation measures are required for the project.
SIGNATURE: DATE:
Laurence L. Tong, Planning Director
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CHART A - CURRENT TENANT OCCUPANCIES BY TENANT AND BUILDING
Approx. ,. .Date Ping. Dept. =
Sq. ,-Ft. Ok'd Release of
Tenant Name Type Use of Space Building Permit
Building A (19,850 sq. ft. Total Area)
1. Tanning Studio Personal Service 2.,180 sq. ft. 11-25-85
2. Crow Canyon Cleaners . Personal Service 2,135 sq. ft.. 12-17-85
3. Great American Bedspread Retail 1,835 sq. ft. 06-04-86
Building B (14,660 sq. ft. Total Area)
1. Hana Japan Restaurant 2,445 sq. ft. 10-14-85
2. Violet's Boutiques Retail 4,185 sq. ft. 11-06-85
3. Elegant Door Retail 1,365 sq. ft. 11-08-85
4. Home Video Retail 1,200 sq. ft. 11-08-85
5. Marco Polo Imports Retail 785 sq. ft. 11-08-85
6. Browne's Yogurt Shop Restaurant 1,300 sq. ft. 04-10-86
7. Gloria's Interiors Personal Service , 870 sq. ft. 04-21-86
8. Schlotzsky's Restaurant 2,200 sq. ft. Pending
9. Affordable Accents Retail 800 sq. ft. 06-04-86
Building C (17,605 sq. ft. Total Area)
1. Better Homes Realty Office 2,200 sq. ft. 11-19-85
2. Tivoli Garden Shop Retail 1,130 sq. ft. 01-09-86
3. Classic Travel Personal Service 1,020 sq. ft. 01-09-86
4. Patty Quinn's Clothing Retail 2,875 sq. ft. 04-10-86
5. Hawaiian Teriyaki Restaurant 1,380 sq. ft. 04-21-86
CHART B - CURRENT TENANT OCCUPANCIES BY TYPE OF USE
Approx. Cumulative Approx.
Type Use Sq. Ft. % of Center
Retail-Restaurant - 21,500sq. ft. 41.3%
Personal Service - 6,205 sq. ft. 11.9%
Office 2,,200 sq. ft. 4.2%
Financial None 0.0%
Vacant 22,195sq. ft. 42.6%
-I. TACHMLN21
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`PA 86-044 DU TOWN & COUNTRY ASSOCIATES -
BLIN
REQUEST FOR AN RAMON ROAD SPECIFIC PLAN AMENDMENT STUDY
Staff stated that the request was for authorization of a Specific Plan
Amendment' Study for a 4.:8 +, ;.acre property identified as the Dublin Town &
Country Sopping Center -Approval is being sought to allow unlimited
occupancy by -personal ':service uses and financial or office uses, within an
existing shopping center. The Specific Plan...currently provides that the
principal use of the subject area is to be reserved for retail shopper stores
and eating and drinking establishments .
Staff indicated that the market feasibility information prepared in
conjunction with the Downtown Commercial Study should be taken into
consideration, although the subject property was not included in the
geographic boundary of the Study.
Staff referred to the San Ramon Road Specific Plan Amendment Study for the
1 . 5+ acre Moret property which was authorized by the Council on April 14 ,
1986 , and which is currently pending, and which must be reviewed by the
Planning Commission before it is brought back to the City Council . Staff
suggested that approval of the subject request may be premature and
recommended that the Council deny the request for authorization of the study .
Cm. Moffatt stated his desire to see the subject area rezoned to a C-1
District .
Mr . Dick Webe, Property Owner, summarized his position regarding the request,
petitioned the Council for assistance, and expressed his hope that
consideration would be given to modifying the Specific Plan.
Len Magnani said 17 lease transactions had been made for the Center, and the
response he has noted has been that although the building is attractive to
the owners of retail businesses , they want to be on Dublin Boulevard as
opposed to San Ramon Road as they feel there is more traffic on Dublin
Boulevard. He advised that interest in leasing space in the Center has been
indicated for hair salons , one-hour photo shops, chiropractic offices , shoe
repair shops , dental offices , copy shops and health spas , but that no action
can be taken to secure these leases under the current zoning provisions . He
cited information from ICSC, the International Council of Shopping Centers
which indicated that non-anchor centers tend to have more service uses .
Myron Crawford, Representative of a development organization, said when study
was first made of the• Moret property it also included the zoning in Area 3 in
its entirety. He said his organization concurred with the information
provided by the Applicant , and stated that they think the area merits a
study .
Zev Kahn, resident, said he is impressed with the unity demonstrated by the
Dublin Town and Country Association, but that the Association should be aware
that the aesthetics resulting from the types of signs being utilized should
not be tolerated. He stated that he hoped the City Council would not permit
the zoning for the Center to be changed until this has been rectified.
CM-5-112
Regular Meeting Mav 27, 1986
-1-ACHMEtIvan- e -s
`/ _
r.� 7 r'
There was discussion clarifying the use of dry cleaners in Area 3 , and it was
noted that "
:',dry cleaners were permitted under the Special Provision section of
Resolution':'No. 81-83, Approving an Amendment to the San .Ramon Road. Specific
Plan in November, 1983 .
Discussion was held regarding the possibility of amending the Specific Plan
for .all of Area 3 , . or amending it only as it relates to the Dublin Town &
Country Shopping . Center property. Mr. Tong advised that to amend the Specfic
Plan, a study would have to be undertaken by. the Planning Commission and the
Commission would then need to. make a recommendation to the City Council .
Cm. Jeffery moved, and Cm. •Moffatt seconded, that a Specifc 'Plan Amendment
Study be authorized for all of Area 3 . The motion failed to pass .
Cm. Vonheeder moved, and Cm. Hegarty seconded, that the Planning Commission
be requested to study the removal of the 25% limitation for personal services
or financial uses in the Town and Country Shopping Center . After discussion,
Cm. Vonheeder amended the motion to direct the Planning Commission to provide
the City Council with a recommendation to amend the San Ramon Road Specific
Plan only as it relates to the Town and Country Shopping Center, rezoning it
to allow C-1 type uses , excluding unlimited Office Space . Cm. Hegarty
seconded the amendment, and by a majority vote, the motion passed. Cm.
Jeffery voted in opposition to the motion and amendment.
TRI-VALLEY CITIZENS ' COMMITTEE `
Staff referred to concerns expressed by Planning Commisisoner Raley regarding
the original purpose and time frame of the Tri-Valley Citizens ' Committee .
Mayor Snyder directed Staff to contact Mr. Fraley, Alameda County Planning
Department, -for a written response to Cm. Raley ' s concerns .
CLOSED SESSION
At 11 : 50 p .m. the Council recessed to a closed executive session to discuss
potential litigation and personnel .
ADJOURNMENT
There being no further business to come before the Council, the meeting was
adjourned at 12 : 30 a.m. •
Mayor
ATTEST:
City Clerk
CM-5-113
Regular Meeting May 27, 1985
��+. ��^.. i.�.. T., r Y . `.,4)[�'T i- hv'..�rd4�j'S��"r Jy,�,y�f�ry_N`v�asrC.3�ha.tea y•s ra..,.��rr'js r i-�?�'- {�,.-.'!zS r '^ � ti ,. 1
S J i
v .
Area 3 (San Raron��d Procerties) 13.0 - Acres
'. This area has the bes( tential for• the developrent of -ztail shopper -
stores oriented to providing additional comparison shopping goods for
both Dublin and nearby community residents. Its location along a major
street, proximity to t_he Regional Shopping Center (Stoneridge) and on
the direct route to and from Interstate 580 for a large area give these
properties a potential not found elsewhere in Dublin. It is the .inten-t
of this Spbcific Plan that the princip�l_use of this area be reserved
for retail shopper stores. Under certain circumstances, as noted below,
a limited amount of development can be for personal service, financial .
institutions, cr office uses as defined An -this Plan.
Permitted Uses
• t
Retail ceranercial shcp�:,er goods uses such as:
a. Family apparel '
b. Household furnishings
c. General merchandise stores
d. S;.ecialty stores _
that ofz:er comparison CCCCS based on price and quality.
Eating and drinking establishments seiL nc prec_ar�d food and
li auor eYcect those defined as drive-thrCL'Cil.
Scec;ai provision
For sh oCplig centers involving d acres cr mere:
u;o to 257 of the total Cross flCOr are= of any develo_ nent
C'n to for personal service, f_nancial insticuticn, or
office uses as de=�P.e� in this Plan.
t Corditicna Use -
cub to a=r)roval o= a C: 64 ticnal L'se
a. A,-1V cn an(:;e --Gm one establls:�ed use to another =
USE.
b. CGIC!iiilnitV, reliCi Ctrs and C narlt'-J1
and uses.
C. Pt_jbli c facilities and uses.
FrGhibiced Uses
11 ret-ll C tutte'_Clcl uses C°mite^ as =v= ii?nce stores,
1nCludli
a. G=GCerV stores
b. Drug stems
c. Liquor stores
(5- Drive-ln and Gr lVc-i r�JU= 1 rnc�a'_'ra't5
WhIC., cni•l fcod, drucs, and other house.^_C!C CCCCS for
CCi1SUIi�tlGn In a short ti-:Le. -
iii other retail stores and personal se_'vlces not mentioned
above i nC i udin.c new and 'used vc-hlele sales aP.d/or vehicle _
r=;.zir and service/ service stations, banks, dry cle-aners,
medical sarViCes, garden stores, auto ports stores, and ot_`,er
similar stores and services.
Residential uses.
Office uses. AT I Au4hHMENT
Industrial uses. _ �7CCQy S �rOk*1
eSa- $ 1-%3 1. js o
. skoppt Goo d
NT L RP R I S E V C �Cy TELEPHnVE di3.p3+��3=
L,',ur•.5L►►TIi-1:0.WALNUT CREEK.C:17• %
August 8 , 1983.
Mr 'Laurence L. Tong
Planning Director
City of Dublin
P .O. Box 2340
Dublin, California 945068
Re : San Ramon Road
Sz:ecific Plan
Dear Mr. Tong:
We have reviewed with you a partial list (cared �?ugust 8 ,
1983) of permitted and prohibited uses with respect to our
project located within the above specific plan.
We are in general agreement Wi -h the Underlying concept of
the uS25 CIaSSiLi in this list, but die believe that in
order to have a balanced, attracC-- e , first-class Town &
Country Shopping Center, i- is important to have some
tenants Oi the kinds Classified i n your pi Chlbit°_^. lest,
t
such as personal serV financial ,1nanCial , anc Oii'_Ce uses .
Because this center will have no anchor tenant, it is
essential that a Variety OL i uScS be inCOrpOrateC in its
tenant mix, which will in our oni nion provice the P_ecessary
variety needed to assure' its ability . to craw si'_eDDers .
The most practicable way to sat'_SCy your pl _na and CU
deve l'OCIilent needs would be to express. the li_IZ On s"Ocn uses
r .
c5 c perce-^_rage of the bu:1C'_P_g SC11cre _cOtaCe..
We believe that a limit in the area Oi not l°_sS than 25% to
30� would provide Sui_iC1ent %l°-xibilltV to result 7- a
shopping center that we and the City Or DLbli w.11 be prvLd
to identify with the community.
We are recfueSting that an amendment to San Rmon Road
SpeC1T1C plan be adopted by the Planning C07,,:;:ZSS?Cn and Lhe
Dublin Cuoncl I C' Dunl1 allOwinc the anove men=icned Uses a5
Dart O_ 'h°_ specific plan .
We wCUIC' also reCCnTiend that the SLeci iC Fla-2- i11C1'._G°_ c
statement that the permitted and prohibi-nA Uses are intenCed
tO be applied tO t_^_? prZ?7CZpcl Use by eaC_^_ ten-ant, -
Very truly yours ,
F C E IV
� v� 211983
Richard jeha � �
Gt.1�L1�! F�=.��iI1TIG
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MAY 1983
AREAS
OFFICE PEWITTED LAND USES
OR EXACT D
SEE TEXT F ESCRIPTIONS
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Al't\� �• ., :/.� ` y.j " ' + MAY 1983
SCAT-E• 1 200' �:Y.� 1• �.' . • !ZO t -r, �. y �! MAJOR STREET / 1•
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RESOLUTION NO.. 81-83
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF DUBLIN
F i
APPROVING AN AMENDMENT
TO THE SAN RAMON ROAD SPECIFIC PLAN
PA 83-064 SAN RAMON ROAD SPECIFIC PLADI - AMENDMENT TO AREA 3
WHEREAS, Richard Jeha, property owner, proposes to have the
land uses permitted in Area 3 of the San Ramon Road financial
institutions, and offices ; and,
WHEREAS, the City Council of the City of Dublin, on
November 28 , 1983, held a •public hearing on the planning
application PA 83-064 San Ramon Road Specific Plan - Amendment to
Area 3 ; and,
WHEREAS, there is little or no prabability that the Specific
plan amendment will be a detriment to 'or interfere with the
future ceneral plan, should the ne:•r amendment ultimately be
inconsistent with the future general plan; and,
wHzREAS, the City Council i i nds that the amendment will not
have a. significant environmental impact; and,
W:iEREAS, • the amendment is accronriate for the subject
crCD_ erty in ter-ohs of being ccmpatible to Pro Csed land uses in
the area, and it will not overbL'r.^_e_n public services ; and,
WEIEREAS, the amendment will not have sustantial adverse -
ef fects on health or safety, cr be subztanti ally detrirr,enta1 to
the cublic welfare, or be -in j rious to property Cr public
imz)rovements ;
NO"d, THEREFORE, BE IT RESOLVED that the City Council amends
the San Ramon Road Specific Plan Area 3 to permit limited
personal service, financial institutions, and of=ices , as listed
�7e 1 C:J, sub]e t to the folIawlnc 'CCndi on :
CONDITIONS OF APPROVrL
1 . For Sho-opinc Centers Invclvinc 4 Acres or tore:
a_ Uo to 25% o; the total gross Li=st iicor area of env
develo ment can be for personal service, :inancial institution'
or c—lice uses, as defined in the San Ramon Road Specific Plan-
PASSED, APPROVED AND ADOPTED t.hi s-29th da_v o_ November,
1983 .
AYE-S: CCuncilihembers Drena, Heaarty, je=fery, and rIavo_'
Snyder
NOES : Ccuncilmemb-er t^_of.fatt
ABSENT: None
t'!ayCr
ATTEST:
City
-. 25 ! _ _
7
.moo^ "1', '''r:r ':hl' _ `a•. .?:'•.:
:w-•,7•: _ - _ --- -- `_..:_vim
6. "Shopper Goods" includes but is not limited to the following:
a. General Merchandise
1. • Department store
2. Junior department store
3. • Variety store
A. Discount department store
5. Showroom catalog store
b. Clothing
1. Ladies specialty
2. Ladies ready-to-we=ar
3. Bridal shop
A. Maternity
5. Hosiery
6. Millinery
7. Children's wear
8. Men's wear _
9. Family we=ar
10. Furs
il. Jeans shop*
12. Leather shop
c. Shoes
1. Family shoes ,
2. Ladies shoes
3. Men's and boys' shoes
A. Children's shoes .-
d. Home Furnishings --
1. Furniture =r
2. . Lamps
3. Floor coverings
A. Curtains and Braces
5. Upholstering
6. China and glassware
e. Home Appliances/Music
1. Appliances
2. Radio, TV, Hi-Fi
3. Sewing machines
a. Records and tapes ;
5. Musical instruments
f, Hobby/Special Interest
1. Sporting goods ,
2. Hobby
3. Art gallery
C• Cameras _
5. Toys
6. Bike shop
7. Arts and crafts
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CITY OF DUBLIN
PLANNING COMMISSION
AGENDA STATEMENT/STAFF REPORT
Meeting Date: June 16, 1986
TO: Planning Commission
FROM: Planning Staff
SUBJECT: PA 86-050.1 and .2 Dublin Town & Country
Associates/City of Dublin San Ramon Road
Specific Plan Amendment Study and City Council
Initiated Rezoning for a 4.8+ acre property
identified as the Dublin Town & Country Shopping
Center to allow occupancy in the Shopping Center
by uses generally provided for by the by C-1,
Retail Business District.
GENERAL INFORMATION:
PROJECT: A Specific Plan Amendment Study to consider
lifting the restriction on the mixture of uses
allowed to occupy the Dublin Town & Country
Shopping Center to allow occupancy by uses
generally provided for by the C-1, Retail
Business District, specifically to consider
allowing a greater amount of personal service,
financial or office uses at that location. A
concurrent Rezoning application, initiated by
the Dublin City Council, is being concurrently
processed to consider rezoning the site from the
current Planned Development (PD) District
established under PA 83-042 to a new Planned
Development (PD) District which would allow
occupancy by the land uses provided for in the
C—1, Retail Business District.
OWNER: Richard Jeha
c/o Dublin Town & Country Associates
1460 Maria Lane, #420
Walnut Creek, CA 94596-5314
APPLICANT FOR SPECIFIC
PLAN AMENDMENT STUDY: Richard Jeha
c/o Dublin Town & Country Associates
1460 Maria Lane, #420
Walnut Creek, CA 94596-5314
APPLICANT FOR
REZONING: City of Dublin
P.O. Box 2340
Dublin, CA 94568
LOCATION AND
ASSESSOR PARCEL-NUMBER: Southwest Corner of the intersection of San
Ramon Road and Amador Court (APN 941-040-007)
GENERAL PLAN LAND
DESIGNATION: Commercial/Industrial — Retail/Office
EXISTING ZONING.
AND LAND USE: Planned Development (PD) District. Existing
improvements on the site include a three—
building, one-story shopping center totaling
52,100+ square feet in area, with general site
parking and landscape improvements:
Am
ITEM NO.
ATTAU
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SURROUNDING LAND USE
AND ZONING: North - C-1, General Commercial District -
Mixed Commercial Uses. .
East - San Ramon Road with C-1, General
Commercial. District uses lying
beyond to the east..
South - C-1, General Commercial District -
Ice Rink.
West - Planned-..Development (PD) District
Vacant lands carrying approval for a
174-unit multiple family residential
project..
SITE/ZONING HISTORY: A 56,704 sq. ft. shopping center was approved by the
Alameda County Planning Department on March 1, 19804 That approval
expired two years later (Site Development Review S-746).
In June 1983, the City Council approved the San Ramon Road Specific Plan
which designated the subject property for development of retail shopper
stores. The Plan established design and land use limitations to direct
the development of the various parcels within the Specific Plan.
On November 28, 1983, the City Council amended the San Ramon Road
Specific Plan allowing up to 25% of the total gross first floor area
within the proposed development to be for personal service, financial
institution or office use. The remaining 75% of the total gross first
floor area was slated to be for shopper oriented retail use..
On June 11, 1984, the City Council approved the Planned Development (PD)
District Rezoning and Site Development Review (PA 83-042) for the
52,100+ sq. ft. Shopping Center.
DESCRIPTION:
I. Background -r
The San Ramon Road Specific Plan was adopted in 1983 and established
guidelines regarding the land use, development regulations.,_ and
circulation system for a 40+ acre area north of Dublin Boulevard, west
of San Ramon Road, and south of Silvergate Drive.. The Plan was prepared
in response to the perceived need for specific development guidelines in
an area where property ownership was fragmented into small holdings and
which faced access and internal circulation problems.
The 4.8+ acre Dublin Town & Country Associates property is located
within the southern portion of the 13.0+ acre area identified by the
Specific Plan as Area 3 (San Ramon Road Properties). The Specific Plan
identified Area 3 as the area with the best potential for the
development of retail shopper stores oriented to providing additional
comparison shopping goods for both Dublin and nearby community
residents. The area's location along a major street, its proximity. to
the Regional Shopping Center (Stoneridge) and the fact that the site is
situated along a direct route to and from Interstate 580 for a large
area give the properties in Area 3 a development potential not found
elsewhere in Dublin.
The Specific Plan calls for the principal use of Area 3 to be retail
shopper stores (including eating and drinking establishments) .
A November, 1983, amendment to the San- Ramon Road Specific Plan provided
that under certain circumstances a limited amount of development in the
area would be allowed to be for personal service, financial or office =
use (see portion of Attachment #7)., That amendment provided that in the
case of shopping centers in Area 3 involving four acres or more, a
maximum of 25% of the total gross floor area can be for personal
service, financial, or office uses. That amendment request was
initiated by Richard Jeha on behalf of the Dublin Town & Country
Shopping Center.
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The Specific Plan ows approximately .13,000 sq. of the Shopping
Center for service, financial or office uses. : The onopping Center's
current occupancy is as follows:
- 8,405 sq. ft. (16.1%) in personal service, office or financial
use
- 21,500 sq. ft: (41.30 in retail or restaurant. use
- 22,195 sq. ft. (42.60 'vacant
II.
Surrounding Development Activity
The 13.0+ acres making up Area 3 have been bisected by the development
of Amador Court. . Amador Court was developed in conjunction with the
4.8+ acre, 52,100+ square foot Dublin Town and Country Shopping Center. .
Staff has received preliminary development proposals for development of
three of the other holdings in the northern portion of Area 3.
The first submittal involved the Nichandros holding, the property
immediately north of the Dublin Town & Country Shopping Center, across
Amador Court. The Planned Development (PD) Rezoning proposal filed in.
January, 1986, anticipated redevelopment of the 3+ acre holding into a
36,000+ sq. ft. retail complex. That request (City File PA 86-007) was
withdrawn by the Applicant prior to any action being taken on the
request.
The second submittal was in conjunction with the proposed development of
the. 1.5+ acre Hayward Fisheries property at the north side of the
Nichandros holding. The materials initially submitted for this site
prompted the preparation of a traffic study by the City Traffic
Engineer. The Study .was performed to provide recommendations for
vehicular and pedestrian traffic across that site and the other vacant
or undeveloped properties in the northern portion of Area 3. A .Planned
Development (PD) Rezoning and Site Development Review submittal was
subsequently filed over the site (PA 86-053) and is in the initial
stages of City review.
The final submittal proposal involved the-.1.5+ acre Moret holding at the
most northerly portion of Area 3 (its southerly boundary is common to
the Hayward Fisheries holding). On April 14, 1986, the City Council
authorized a San Ramon Road Specific Plan. Amendment Study to consider
the appropriateness to develop the site with an office project. The
Study is in the early stages of work.
III. City Council Authorization of the Jeha - San Ramon Road Specific Plan
Amendment Study and Initiation of a Rezoning Study
The Applicant's Written Statement (see Background Attachment #1),
presents several reasons for the City Council to consider the
authorization of a Specific Plan Amendment Study for the Dublin Town &
Country Shopping Center property.
On May 27, 1986, Staff advised the City Council of the request to
authorize a Specific Plan Amendment Study. Staff recommended the
request be denied.
At that meeting, the Council authorized by minute order (see Attachment
#4) a Specific Plan Amendment Study to consider removing the restriction
on the maximum percentage of the total gross floor area that can be used
for personal service, financial or office uses in the Dublin Town &
Country Shopping Center. Concurrent with that action, the Council
initiated a Rezoning Study to consider amending. the current Planned
Development (PD) District restrictions- to allow occupancy by the land
uses generally provided for in the C-_1- Retail Business District.
The Applicant, both in the May 6, 1986, letter and the letter of
August 8, 1983 (see Attachment #8), presented reasons for the
elimination of the restriction on occupancy by personal service,
financial or office uses. His arguments included the following: 1). the
slow progress to date in leasing the spaces within the .Center; 2) the
lack of an anchor tenant; 3) the need for a mixture of uses to provide a
"balanced", attractive center; and 4)-the constraints on leasing to
additional food establishments created- by large sewer hook-up fees for
restaurants. !
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RECOMMENDATION
Based on the above Staff Report, Staff recommends the Commission proceed
with the public hearing as follows:
FORMAT: 1) Open public hearing and hear Staff presentation..
2) Take testimony from Applicant and the public.
3) Question Staff, Applicant and the public..
4) Close public hearing and deliberate.
5) Consider and act on three draft Resolutions.
A) A Resolution regarding the Negative Declaration of
Environmental Significance.
B) A Resolution regarding the Specific Plan Amendment
Study.
C) A Resolution regarding the Planned Development (PD)
Rezoning.
ACTION: Based on the above Staff Report, Staff recommends the Planning
Commission adopt the attached Resolutions (Exhibit A approving the
Negative Declaration of Environmental Significance for PA 86-050
and Exhibit B recommending that the City Council approve the
Planned Development [PD] Rezoning Application for PA 86-050.2).
ATTACHMENTS
Exhibit A - Resolution Approving the Negative Declaration of
Environmental Significance for PA 86-050 -
Exhibit B - Resolution Recommending the City Council Approve the San
Ramon Road Specific Plan Amendment (PA 86-050.1)
Exhibit C - Resolution Recommending the City Council Approve the Planned
Development (PD) Rezoning (PA 86-050.2)
Background Attachments:
1) Applicant's Written Statement Requesting Authorization of a
Specific Plan Amendment Study (Letter of May 6, 1986)
2) Site Plan of Dublin Town & Country Shopping Center Indicating
Existing and Signed Tenants
3) Chart Detailing Size and Type of Existing and Signed Tenant
Occupancies
4) Excerpt of City Council Minutes of Meeting of May 27, 1986,
Detailing Council's Minute Order for Preparation of Specific Plan
Amendment Study and Initiation of a Planned Development (PD)
District Rezoning Study
5) Draft Negative Declaration of Environmental Significance
6) Draft Ordinance for Planned Development (PD) District
7) Excerpts from San Ramon Road Specific Plan including Resolution
No. 81-83 Approving an Amendment-- Dealing with Personal Service
Uses, Financial or Office Uses and Shopper Goods Definitions
8) Letter from Richard Jeha Requesting Amendment to San Ramon Road
Specific Plan to Allow Limited Occupancy by Personal Service,
Financial or Office Uses (Letter of August 8, 1983)
-4- _
C-1 DISTRICTS
8-48. 0 RETAIL BUSINESS DISTRICTS: INTENT. Retail Business Districts,
hereinafter designated as C-1 Districts, are established to provide
areas for comparison retail sho_ping_ and office-uses, and to enhance
their usefu ness by protecting them from incompatible types of commer-
cial uses which can be provided for more effectively in the General
Commercial Districts.
(Amended by sec. 1. Ord. 68-58)
G 8-48.1. PERI�IITTED USES: C-1 DISTRICTS. The following .
Principal Uses are permitted in a C-1 District, subject to .the
limitations of Section 8-49.9:
a) Retail store, except book store;
b) Office, Bank; - 02Da
c) Barber"•shop, beauty .parlor and beauty school, busi-
ness school, dressmaking or . knitting shop, tailor
shop,cleaning or laundry agency, handicraft shop;
d) Repair shop for cameras, shoes, watches, household
appliances;
e) Self-service laundry;
f) Restaurant;
g) Parking lot as regulated by.Section 8-48.4. --
M v'_'_ -:.--. -'�fir:-• i •_
^8 s82 Condltionat Uses: `U1 Districts.The following are c5ponarllses In G1 Districts and shall be
A rui permitted only if approved by the Zo trator as provided in Section 844.17
ning
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:b1',.Commun' `taci!ty: `f- r��„• :r,., :c_`' ” _�
5
c `Animal Hospital,kennel� 17
d)� pubhouse,or rooms iced by members of an organized dub,lodge,union or society.-:�: �!,, ,•.,
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e) Mortuary; es
mmercial recreation building:-'.;3 GY
.0 _ atio_n facility other than a theatre,.) within a bu
1 ) Storage Garage,and storage lots.for.Recreational Vehides anA Boats:" ,,`";� _
Drive-In Theatre;
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1) Drive=in Business;
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Service Station,Type'A;or a facility retailing automotive parts and supplies which are installed and
'.'serviced on the site but does not Include'erigine,transmission or differential rebuilding x body r`epair,:,�::z,;:
' ym) -Plant nursery Including the sale of landscaping materials,excludng wet-mix concrete sales provw'ing '
all equipment, supplies,•and m@rchandise other than plant materials are kept within a completely T,'
enclosed building;
n) Tavern;:' :; ,-:....i �;.. `..::` _,.:.:. ;;. `_::;i•. :.- •- '. .:' -
o) Adult Entertainment Activity,provided however,that no Adult Entertainment Activity shall be located :.X .
closer than 1,000 feet to the boundary of any residential zone orclose`than 1,000 feet to any other.1
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Adult Entertainment Activity;
p) Massage Parlor; `�:;. •` ,
q) Recycling Centers,when operated in conjunction with a Permitted Use on the same premises; _ t
r) Advertising Signs,provided that no single sign shalt be flashing or intermittent,contain moving parts or
be located so as to be directed towards
.lands in any adjacent R district; - -�::_.•
s) In patient and out patient health facilities as licensed by the Sate Department of Health Services.
Di5trict.
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