HomeMy WebLinkAbout6.4 Enea Plaza Rezoning t �
AGENDA STATEMENT
CITY COUNCIL MEETING DATE: June 8, 1987
SUBJECT: PA 87-018 Enea Plaza - Planned Development
Rezoning request to rezone approximately 5.0
acres to allow for a range of retail shopper,
office, personal service and financial uses
within a new three building - 42,000+ square
foot single story retail complex.
EXHIBITS ATTACHED: Exhibit A - Draft Resolution regarding the
Negative Declaration of Environ-
mental Significance for PA 87-018
Exhibit B - Draft Resolution regarding the PD,
Planned Development Rezoning request
for PA 87-018
Exhibit C - Draft Ordinance for PD, Planned
Development Rezoning request
PA 87-018
Exhibit D - PD, Planned Development Rezoning
submittals
Background Attachments:
1 - Zoning Map
2 - Copy of Applicant's Written Statement
3 - Environmental Assessment Form
4 - Negative Declaration of Environment Significance for PA 87-018
5 - Conditions of Approval for PA 86-071
6 - Diagram 4 - Circulation Improvements - Draft Dublin Downtown
Specific Plan
7 - Diagram 5 - Pedestrian Circulation Plan - Draft Dublin Downtown
Specific Plan
8 - City Engineer Memorandum of April 13, 1987
9 - Planning Commission Staff Report of May 4, 1987, regarding
PA 87-018 (without attachments)
10 - Portion of Minutes from Planning Commission Meeting of May 4, 1987,
regarding PA 87 18
RECOMMENDATION: \ K- 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 - Adopt Resolution regarding the Negative
Declaration of Environmental Significance
for PA 87-018 (Exhibit A) .
6 - Adopt Resolution regarding the PD, Planned
Development Rezoning request PA 87-018.
7 - Waive reading and introduce Ordinance
Amending Zoning Ordinance (Exhibit C) .
FINANCIAL STATEMENT: The project will have a negligible fiscal effect
on the City.
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COPIES TO: Applicant/Owner
ITEM NO. • File PA 87-028
} T
DESCRIPTION:
I. BACKGROUND
Robert Enea, representing John & Sal Enea, is requesting that the City
rezone approximately 5.0 acres located on the southeast and southwest corners
of the intersection of Amador Plaza Road and Dublin Boulevard from a PD,
Planned Development District allowing C-0, Administrative Office District uses
and limited C-1, Retail Business District uses to a PD, Planned Development
District permitting a range of retail shopper, office, personal service and
financial uses. (See Attachment #2.) This approach (i.e. , making a specific
listing of uses under generalized use categories) parallels the approach used
in the San Ramon Road Specific Plan.
Development on the site would be governed by the Findings and General
Provisions established for this PD, Planned Development District and the .
approval granted under Site Development Review application PA 86-071. The
area to be rezoned does not include the entire Enea Plaza holding; rather, it
includes only the property involved with PA 86-071 (consisting of 5+ acres of
the 22+ acre Enea Plaza holding) . The balance of the site, including the area
involved with the movie theater and the four existing office buildings, would
remain under the previously established PD, Planned Development District
designation.
Consistent with the General Plan and the Draft Dublin Downtown Specific
Plan, Staff is recommending that a condition be imposed with this project
approval to require the Developer to provide for the future dedication and
full improvement for that portion of the planned new street linking Regional
Street and Amador Plaza Road. This planned new street will bisect the
southern portion of Assessor's Parcel Number 941-1500-040.
This item was initially scheduled to be heard at the Planning Commission
meeting of April 6, 1987. A continuance was secured to the April 20, 1987,
meeting and then subsequently to the May 4, 1987, meeting. The continuances
were requested by the Applicant in response to the proposed Condition of
Approval requiring dedication and construction of a segment of the proposed
new street which will run parallel to Dublin Boulevard and which will pass
through a portion of the subject property.
Subsequent to the April 6, 1987, hearing, Staff met with the Applicant
to provide clarification of the proposed Condition of Approval dealing with
the road dedication and improvement.
As a result of that meeting, the City Engineer drafted a memorandum out-
lining revised language for proposed Condition #5 (see Attachment 8) . The
Condition in its modified format defers the dedication until after a specific
plan line is adopted. It also serves to defer the physical improvements
involved with the development of the proposed street until future development
on the property occurs, or until the remainder of the proposed new street is
constructed by others.
The street is needed to handle additional development and associated
traffic. The Applicant has indicated he feels the requirements are pre-
mature.
The Planning Commission conducted their final public hearing on this
item at their May 4, 1987, meeting and adopted the following two Resolutions:
1 - Resolution No. 87-028 regarding the Negative Declaration of
Environmental Significance for PA 87-018.
2 - Resolution No. 87-029 regarding PD, Planned Development Rezoning
request PA 87-018.
This item was scheduled to be heard by the City Council at their meeting
of May 26, 1987. On May 20, 1987, the Planning Department received a request
from the Property Owner to continue this matter to the City Council meeting of
June 8, 1987. The request for continuance was subsequently honored by the
Council.
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Attached to this report are copies of the Draft City Council Resolutions
that would provide for the approval of the PD, Planned Development Rezoning
request, and which are reflective of the recommendations of the Planning
Commission from their May 4, 1987, meeting.
II. RECOMMENDATIONS
Based on the above Staff Report, and previous reports prepared for the
Planning Commission pertaining to this request, Staff recommends that the City
Council take the following actions:
1 - Adopt the Negative Declaration of Environmental Significance for
PA 87-018 (Exhibit A) .
2 - Adopt a Resolution regarding the PD, Planned Development Rezoning
request PA 87-018 (Exhibit B) .
3 - Waive the reading and introduce the Ordinance amending the Zoning
Ordinance (Exhibit C) .
t
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RESOLUTION NO. - 87
A RESOLUTION OF THE CITY COUNCIL
OF THE CITY OF DUBLIN
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ADOPTING A NEGATIVE DECLARATION OF ENVIRONMENTAL SIGNIFICANCE CONCERNING
PA 87-018, ENEA PLAZA PLANNED DEVELOPMENT REZONING APPLICATION
WHEREAS, Robert Enea, representing John & Sal Enea, filed an
application requesting the City rezone approximately 5.0 acres from PD, Planned
Development District (allowing C-0, Administrative Office District uses and a
limited range of compatible C-1, Retail Business District uses) to a new PD,
Planned Development District allowing a range of retail shopper, office,
personal service and financial uses, involving Parcels A, B, and a portion of C
of Parcel Map 2922; and
WHEREAS, the California Environmental Quality Act (CEQA) , as
amended together with the State's Administrative Guidelines for Implementation
of the.California Environmental Regulations, requires that certain projects be
reviewed for environmental impact and that environmmental documents be
prepared; and
WHEREAS, a Negative Declaration of Environmental Significance has
been prepared for PA 87-018; and
WHEREAS, the Dublin Planning Commission on May 4, 1987, adopted
Resolution No. 87-028, recommending the City Council accept the Negative
Declaration of Environmental Significance for the project as adequate and
complete; and
WHEREAS, the City Council did review the Negative Declaration of
Environmental Significance and considered it at public hearings on May 26,
1987, and June 8, 1987; and
WHEREAS, the City Council determined that the project, PA 87-018,
will not have any significant environmental impacts;
NOW, THEREFORE, BE IT RESOLVED THAT THE Dublin City Council finds
the Negative Declaration of Environmental Significance for PA 87-018 has been
j 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 8th day of June, 1987.
AYES:
i NOES:
r
s
ABSENT:
i
' Mayor
a
iATTEST:
City Clerk
Aelrl- A�acvrro� _
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RESOLUTION NO. - 87
A RESOLUTION OF THE CITY COUNCIL
OF THE CITY OF DUBLIN
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APPROVING AND ESTABLISHING FINDINGS AND GENERAL PROVISIONS
FOR A PD, PLANNED DEVELOPMENT REZONING CONCERNING PA 87-018,
ENEA PLAZA PD, PLANNED DEVELOPMENT REZONING APPLICATION
WHEREAS, Robert Enea, representing John & Sal Enea, filed an
application to rezone approximately 5.0 acres from a PD, Planned Development
District allowing C-0, Administrative Office District uses and a limited range
of compatible C-1, Retail Business District uses to a new PD, Planned
Development District allowing a range of retail shopper, office, personal
service and financial uses, involving Parcels A, B, and a portion of C of
Parcel Map of 2922; and
i
WHEREAS, the Planning Commission did hold a series of public
hearings on said application concluding with a hearing on May 4, 1987, at which
i time the Planning Commission adopted Resolution No. 87 - 029, recommending
approval of the PD, Planned Development Rezoning request for PA 87-018; and
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j WHEREAS, the City Council did hold public hearings on said request
{� on May 26, 1987, and June 8, 1987; and
WHEREAS, proper notice of said public hearings was given in all
respects as required by law; and
WHEREAS, the Staff report was submitted recommending that the
request be approved subject to Conditions prepared by Staff and reflected in
Planning Commission Resolution No. 87 - 029; and
WHEREAS, this application has been reviewed in accordance with the
provisions of the California Environmental Quality Act and a Negative
Declaration of Environmental Significance has been adopted (City Council
Resolution Resolution No. - 87) for this project, as it will have no
., significant effect on the environment; and
WHEREAS, the City Council did hear and consider all said reports,
recommendations and testimony herein above set forth; and
WHEREAS, the rezoning is appropriate for the subject property in
terms of being compatible to existing and proposed land uses and conforming to
' the underlying land use designation and it will not overburden public services;
i
and
WHEREAS, the rezoning 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;
i
NOW, THEREFORE, BE IT RESOLVED THAT THE Dublin City Council does
hereby approve the PD, Planned Development Rezoning request subject to the
following conditions:
1) The PD, Planned Development District's development shall substantially
conform to materials from the City Council Staff Report dated May 8, 1987,
j labeled Exhibit D, and Attachments 2 and 3, on file with the Dublin
Planning Department.
j2) The PD, Planned Development District's development shall substantially
conform with the Site Development Review request approval granted under PA
86-071 or a new Site Development Review shall be processed for each phase
of development of the PD, Planned Development District.
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3) Any new Site Development Review and/or Conditional Use Permit request
processed for this PD, Planned Development District may modify the pad
locations, circulation system, architectural design, landscaping plan,
floor area,. and other related design items if it is found to be the best
interest of the City to do so.
4) Uses within this PD, Planned Development District shall substantially.
, comply with the Applicant's listing of retail shopper, office, personal
service, and financial uses from the Planning Commission Staff Report
dated April 6, 1987 labeled Attachment 2 on file with the Dublin Planning
Department.
5) The Developer shall dedicate and fully improve the segment of the proposed
road parallel to Dublin Boulevard which passes through the southern
portion of APN 941-1500-040. This proposed road has been identified as
needed for the buildout of the downtown area in the Draft Dublin Downtown
Specific Plan (including the buildout of this property) . The new roadway
is to run between Amador Plaza Road in this project, westward to Regional
Street, and is to be located south of the retail complex currently under
construction. The exact location and width will be determined by the City
through further detailed studies.
jThe timing of this dedication and the improvements shall be as follow:
i
a) The dedication of right-of-way shall be made within 60 days after a
j specific plan line has been adopted by the City of Dublin for the
II subject road parallel to Dublin Boulevard (Amador Plaza Road to
Regional Street) .
b) The improvements shall be constructed at the same time as the
future development of any portion of the southerly portion of the
parcel through which this road is proposed to pass, or at such time
' as the remainder of the proposed street is to be constructed by
others, whichever occurs first.
J
C) Prior to and as a further condition of this rezoning, the Developer
l and the City shall enter into an agreement embodying the above
conditions and guaranteeing construction by the Developer of the
improvements mentioned herein.
d) These conditions shall be recorded in the Office of the Recorder of
3 Alameda County by the Developer.
V
6) Except as specifically modified by the above listed Conditions of
Approval, development and operation of land use activities within this PD,
Planned Development District shall be subject to the guidelines of the
C-1, Retail Business District of the City of Dublin Zoning Ordinance as
1 regards both land use restrictions and minimum/maximum development
1 criteria.
7) The Developer is advised of the potential future application of a Downtown
Overlay Zoning District over the subject property reflecting the Goals,
Objectives and Implementation Policies of the Dublin Downtown Specific
•a
Plan.
PASSED, APPROVED AND ADOPTED this 8th day of June, 1987.
AYES:
G NOES:
ABSENT:
Mayor
ATTEST:
City Clerk
-2-
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ORDINANCE NO.
AN ORDINANCE OF THE CITY OF DUBLIN AMENDING THE ZONING ORDINANCE TO PERMIT
THE REZONING OF REAL PROPERTY LOCATED AT THE SOUTHEAST AND SOUTHWEST
CORNERS OF THE INTERSECTION OF AMADOR PLAZA ROAD AND DUBLIN BOULEVARD
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The City Council of the City of Dublin does ordain as follows:
Section 1
Chapter 2 of Title 8 of the Dublin Ordinance Code is hereby amended in the
following manner:
Approximately 5.0 acres generally located at the southeast and southwest
corners of the intersection of Amador Plaza Road and Dublin Boulevard, more
specifically described as Assessor's Parcel Number 941-1500-038-1 and the
northerly 2.78+ acre portion of the 5.83+ parcel identified as Assessor's Parcel
Number of 941-1500-040, are hereby rezoned to a PD, Planned Development District;
and PA 87-018 Enea Plaza, as shown on Exhibit A (Negative Declaration of
Environmental Significance) and Exhibit B (Approval, Findings and General
Provisions of the PD, Planned Development 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 depicting the rezoning area allowing a range of retail shopper,
office, personal service and financial uses is outlined below:
♦
\
1
-f • i
Section 2
This Ordinance. shall take effect and be enforced thirty (30) days from and
after its passage. Before the expiration of fifteen (15) days after its passage,
it shall be published once, with the names 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 8th
day of June, 1987, by the following votes:
AYES:
NOES:
ABSENT:
j Mayor
ATTEST:
I
City Clerk XH-.;• �-----------------------::.,.... -.
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CITY OF DUBLIN
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ices
SHEET
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Cushman & Wakefield of California, Inc.
REC � tVEG
3470 Mt Diablo Blvd., Suite 300 FEB G 1987 C( �[AN&
Lafayette, CA 94549
(415)284-3600 DUBLIN PLANNING WAKEFiELIX
February 2, 1987
Submittal Requirements #6
Planning Department
Dublin, California '
To Whom It May Concern:
After further investigation of the Dublin, San Ramon, and Pleasanton
market, we have come to the conclusion that the highest and best use of
the subject property would best be suited to accommodate those uses
described in Exhibit "A". We feel our current zoning which is Planned
Development (PD) Commercial Office (CO) is too limiting in scope for the
type of product that we are proposing to construct on the subject
property. The proposed zoning modification -would benefit the city by
adding more retail sales type businesses which would, in turn, generate
more sales tax dollars for the City of Dublin. The project would enhance
the Dublin retail market and would provide an upscale image for the city
as a whole. '
In conclusion, we are requesting' that the subject property's zoning be
modified by replacing the existing zoning Planned Development - Commercial
Office (PD-CO) to Planned Development (PD) reflecting the physical layout
approved under site plan development review #PA 86-071 and then to allow a
mixture of retail shopper/office/personal service/and financial uses
generally described on Exhibit "A" hereto attached.
Thank you for your consideration of our request.
Sincerely,
Robert S. Enea
RSE/cs
Attachment
No warranty or representation, express or Implied, is made as to the accuracy of the Information contained herein. and same is submitted subject to
errors, omissions, change of price, rental or other conditions, withdrawal without notice, and to any special listing conditions, imposed by our principals.
Ib.p X77 'L 1!.�M s"'!�
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Exhibit "A"
Permitted Uses RECEIVED
FEB 6 1987
Retail commercial shopper goods establishments such as:
DUBUN PLANNING
a. General Merchandise Stores
b. Clothing Stores
Shoe Stores
c.
d. Hcme Furnishings Stores
Ham Appliances/Music Stores
e.
f. Hobby/Special Interest Stores
9. Gifts/SpecialtY Stores
h. Jewelry and Cosmetic Stores
i. Hcme Improvement Centers
j. Drug Stores
Auto Parts Stores
k.
and similar uses that offer comparison goods based on price and quality.
Eating and drinking establishments including, but not limited toY the following:
a. Restaurant
Cocktail Lounge
b.
C. Donut Shop
d. Ice Cream Parlor
e. Sandwich Shop
Specialty Food
9- Delicatessen
h. Bakery
i. Candy or Nuts
j. Health Food
-sale liquor license from State of California.
k. Wine and Cheese with on
Personal Service establishments including, but not limited to, the following:
a. Beauty Shop
b. Barber Shop
Shoe Repair
C.
d. Cleaner and Dryer
e. Laundry
f. Figure Salon
Photographer
9-
h. Formal 'Wear/Rental
i. Interior Decorator
j. Travel Agent
k. Key Shop
g 6
ssmakin ' r Knitting Shop
DrE
M. Tailor Shop
n. Handcraft Shop
Office including, but not limited to, the following:
Cptcmetrist
a.
b. Medical and Dental
C. Legal
d. Accounting
e. Architect
f. Employment Agency
9- Real Estate
h. Other Administrative and Professional Office
Exhibit "A" continued
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.
h. Grocery Stores
Prohibited Uses
All retail commercial uses defined as convenience stores, including:
a. Liquor and Wine Stores
b. Drive-in and Drive-through Restaurants
C. Meat, Fish or Poultry Stores
d. Convenience Food Stores
and other stores which sell food and other household goods for consumption
in a short time.
New and used vehicle sales and/or vehicle repair and service, service stations.
Residential uses.
Industrial uses.
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RECEIVED
ITY OF DV8L114 FEB G 1987 PA No.
i
1=—Nvl;qL3NMETVTAL A" "Mfl tFNT FORM, IIITl=R1M
(Pursuant to Public Resources Code Section.21000 et sec.)
The State CEQA (California Environmental Quality Act) Guidelines
require the City to take an active ve EnVn-on entalgAssessment
mental documents. This comprehensive E en
E Form is designed to assassessmenttinla timely manner and ein and
accurate environmental
conformance with the State CEQA Guidelines. The form has three
Exemption, and ?^ital Study. The
i
sections : General Data, 1 General Data. The
applicant is requested tzre°either Sect e:: 2, Exemption, or -
Planning Staff will prep -
' Section 3 , Initial
Study• Please type c- mrint legibly in ink.
SECTION 1. CEiJEFIAL DATA - - .- to be cer.pleted by the APPLICANT
Name �f an ) and address of project Enea Plaza (corners of Dublin Blvd/ Amador Val
l , (• y Road)
2. Proposed use of property:
Retail Shopping Center
3. Ncme, address, cnd telephone of Appiiccnt: Enea Enterprises
7450 Dublin B1
to
Name, address, and telephcne of cor.;ccL personnir.
Robert Enea / Cushman &cWakfielder
4.
[� instead OF eppl icant:
3470 Mt. Diablo Blvd S 4-3600
Clfully �=veld. Pending building permitt
$. Attached plans are Q prel imincry or _
6. Building area: 42,000
so.f;.
C] q_f� orU ccres_ S. Curren: morinc• C-1
7. Site area: apps 5
s
9. Maximum Building Height 39 �frt_ cr0stcr:es_
lQ_ Describe amount of daily trcffic eenercted by nur,.=er, type c.-.d time of dcy:
Normal daily traffic on Dublin Blv
Number of off-street perking sccces provice- 251
y
facilities provided: possibly one
P d
12_ Number of loading
a
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s�
5 ,
r'Y•
� .. 1, .." •, .. � :' _ ....�'
y
c S F.we77."!-,,,M:. ?, r;^s• r• '^> ,CM..*^+ qt:Y, Rl Y�'J1YG r.. ,,, r.?�7.�""".T's;¢' r%1?�'`s�"�i��-_^.'�.M�' �i n'Lt%I z°""�?Y' ^,P w�a»��`.e...,..-1
• 13. proposed development schedule: beginning: March 87 completion: Oct. 87
a. lE residential: number of new units _ ; number of existing felts ;number eofo�ew
14. • unit sizes _;range of❑ sale prices ❑ YP
bedrooms-.. .
dwelling ❑single family❑ duplex❑ multiple.
14.b. if commercial: scope of projectM neighborhood, ❑ `cy,�region°itunknof�r�ours of
sales -area 42,000 -ft• °r❑ acre; estimated e p Lil
operation Normal retail hours of operation
materials involved
14.c. if industrial:
es`ir:=:ed employment per shift
hours of operation-
•
estirrc:e' employ sent per shift
14.d. If institutional: major function ;hours of operation
estimated occupancy -
• ,, i2 �;iEVe.IO?Wteh.: �'JiC,h/j ❑VQYIdti^G°.j
permits require-: ❑ 5�t
- 15. Desc:ibe City p -
[1 ACIVVIIn S-L, a-Live ccrai-Iior\a! 1S-
Ccv i-i =1'`i►; ❑ Sig'^ 6`,
b(is approvals required:fil ur:known;l�--� local ccencies;❑ reciorcl
16. Desc:ibe other pu
❑ fecercl ccencies; fcr
ies;❑ stcte caencies-
agenc
CE°T li=1CATION -
• -��s t t:.� n
r
o that tha inEcrrraFion succritt=d is true cn- act to b st or my krowleT c=
c-r'r i `
I hereby rY t t•
and bel ieF.
I understand that the finci:�cs o. this Enviro:.-e1:-► Assess,;.ent crp y on y to tr•.e
project as described above.
Date: :Z/V
Signature:
Robert Enea
Name (print or type)- .
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NEGATIVE DECLARATION FOR: PA 87-018, Enea Plaza,
PD, Planned Development Rezoning
Request
Pursuant to Public Resources Code Section 21000, et seq)
LOCATION : A 5 .0+ acre portion of the Enea Plaza holding located
on the southeast and southwest corners of the intersection of
Amador Plaza Road and Dublin Boulevard .
APPLICANT: Robert Enea
3470 Mt. Diablo Boulevard, Suite 300
Lafayette , CA 94549
OWNER: John & Sal Enea
7450 Dublin Boulevard
Dublin , California 94568
DESCRIPTION : A PD, Planned Development Rezoning request to
rezone 5 .0+ acres from a PD, Planned Development District
(allowing (f-0, Administrative Office District uses and a limited
range of compatible C-1 , Retail Business District uses) to a new
PD, Planned Development District allowing a range of retail.
shopper , office , personal service , and financial uses.
INITIAL STUDY: The Project Initial Study is available for review
at the City Offices and indicates the proposed project will not
have a significant impact on the environment.
MITIGATION MEASURES : None Required
PREPARATION: This Negative Declaration was prepared by the City
of Dublin Planning Staff (415) 829-4916 .
�I
SIGNATURE: DATE:
Laurence L. Tong , Planning Director
LLT/KG/slh
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„f.:i «.::s'�'L4Y.:.ti,i1,iJiv.::%:'l':.iLy�iir'i�]:.:(•✓:if:y'::,�.,.%L'ii:.vr�?:a r. '.:....�•t..t•: .e.. ••• =.+5.••• •••::`•k!r►•c.v.wYiL•J'wb:i`3f✓.C►1:a:fi.\Y•'-' 4:�.b«iL:::w�.:1r+:..w�uY':.irL".::;�'>:.. -, ..-..
CITY OF DUBLIN
Plannin
Development Services grZoning 829-4916
t” P.G:''Box 2340 �• Building & Safety, 829-0822
Dublin, CA 94568 Engineering/Public Works 829-4927
FINAL ACTION LETTER
Da ctOber 16, 1986
Re. Planning- Application #: PA 86- l Enea Commercial Project
Enea Bros. (Owners) Ralph Goodell (Applicant)
Site Development Review '
Finance Control #: 32112
Project/Site Address: 7450 Dublin Boulevard
Assessor Parcel Number(s): 941-1500-38
Applicant: Fred Fallah, Architect
Ralph Goodell &.Associates
39355 California Street, Suite 201
Fremont, CA 94538
Owner: Richard -Enea ,
6670 Amador Plaza Road
Dublin, CA 94568
Dear .Applicant:
The above referenced project was acted upon on September 25, 1986, by the:
Zoning Administrator
XX Planning Director
Planning Commission
City Council
and was:. Approved
XX Approved Subject to Conditions
Denied
Findings and Conditions of Approval are attached.
THIS ACTION IS FINAL.
Approval shall not be interpreted to be approval to violate or omit any provisions of the
Zoning Ordinance or any other applicable codes. The Applicant must apply with Building
Department to obtain any necessary building permits prior to commencing the project.
Please note, if your project involved a deposit, as soon as all costs have been submitted
to *the Finance Department, you will either be sent a refund check or a statement of
additional costs.
If you have any questions regarding this matter, please contact Kevin Gailey, the Project
Planner, or me.-
•ncerely,
aurence L. Tong,
Planning Director
LLT/KJG/ao
cc: File PA '86-071
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PA 86-071 John & Sal Enea (Owners)
Ralph Goodell & Associates (Applicant) ' .
Site Development Review
FINDINGS OF APPROVAL:
A. Construction of a new retail complex serves the public need by providing
an expanded commercial base of the City.
B. The uses will be properly related to other land uses; and transportation
and service facilities in the vicinity,- as the proposed uses will be
compatible to said land uses and transportation and service facilities in
the immediate vicinity.
C. The uses will not materially adversely affect the health or safety of
persons residing or working in the vicinity, or be materially detrimental
to the public welfare or injurious to property or improvements in the
neighborhood, as all applicable regulations will be met.
D. The uses will not be contrary to the specific intent clauses or perfor-
mance standards established for the district in-which they are to be met.
E. All provisions of Section 8-95.0 through 8-95.8, Site Development Review,
of the Zoning Ordinance are complied with.
F. Consistent with Section 8-95.0, this project will promote orderly, attrac-
tive and harmonious development, recognze environmental limitations on
development, stablilize land values and investments, and promote the
general welfare by preventing establishment of uses or erection of
structures having qualities which would not meet the specific intent
clauses or performance standards set forth in the Zoning Ordinance and
which are not consistent with their environmental setting.
G. The approval of the project )as conditioned is in the best interest of the
public health, safety and general welfare.
H. General site considerations, including site layout, orientation, and the
location of buildings, vehicular access, circulation and parking, set-
backs, height, public safety and similar elements have been designed to
provide 'a desirable environment for the development.
I. General architectural considerations as modified by the Conditions of
Approval, including the character, scale and quality of the design, the
architectural relationship with the site and other buildings, building
materials and colors, screening of exterior appurtenances, exterior
lighting, and similar elements have been incorporated into the project in
order to insure compatibility of this development with its design concept
and the character of adjacent buildings and uses.
J. General project landscaping provisions for irrigation, maintenance and
protection of landscaped areas and similar elements have been considered
to insure visual relief to complement buildings and structures and to
provide an attractive environment to the public.
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ry, .;� yam•. i �tt +alt. 1 - ` y,�yY t; ,�y' t :. -ittt Yf J ,t r ' + y
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K. The project is consistent with the policies contained in the City's .
i General Plan.
{: CONDITIONS OF APPROVAL - I
Unless stated otherwise, all Conditions shall be complied with prior to
issuance of building or grading permits and shall be subject to Planning
Department Review and approval.
I •
GENERAL PROVISIONS
1. Development shall gen ly conform with the plans prepared by Ralph
Goodell & Associates by the City Planning Department July 9, 1986, and the
changes called for by these Conditions of Approval. ' Approval under this
Site Development Review request covers the proposed construction of
Buildings A, B and C, and ancillary site work proposed within the "Edge of
Improvements in Phase I." Approval shall be valid until September 23,
1987. If construction has not commenced by that time, this approval shall
be null and void. This approval period may be extended one additional
year (Applicant must submit a written request for the extension prior to
the expiration date of the permit) by the Planning Director upon his
determination that the Conditions of Approval remain adequate to assure
that items cited in the above Findings will .continue to be met. Construc-
tion of the future office building located at the southeast corner of the
intersection of Amador Plaza Road and the most northerly portion of the
proposed new driveways, and construction of the proposed theater addition,
shall necessitate a subsequent, separate Site Development'Review approval.
Development shall be subject to the Conditions listed below.
2. The two southerly driveways proposed along Amador Plaza Road shall either
be adjusted to align directly opposite one another, as generally detailed
on the Staff Study labeled "Driveway Study" and dated August, 1986 (see
Attachment A), or their location shall be adjusted to reflect a minimum
"center-line" to "center-line" separation determined acceptable to the
City Engineer,and abutter's rights shall be relinquished north and south
of the driveways for a distance prescribed by the City Engineer.
3. The building elevations, building footprint, tenant occupancy use, etc.,
for proposed Building C shall be subject to review under a separate,
subsequent Site Development 'Review application.
4. Modifications to the existing parking area of the south side of the
theater complex shall be generally consistent with the layout outlined on
Sheet A-1 (dated July 7, 1986) of the project plan submittal. Said work
shall include the installation of new area lighting, landscaping and
irrigation. The work to modify the layout of this parking area shall be
done in conjunction with the site work for Building A, or may be held off
to be coordinated with the proposed future Phase II - Theater Expansion
Project. If the modifications are not done in conjunction with the site
work for Building A, then iterim modifications, utilizing the existing
layout, shall be made to upgrade area lighting, landscaping and
irrigation.
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5. Modifications to the existing parking area at the north side of the
theater complex shall be generally consistent with the layout outlined on
Sheet A-1 (dated July 7, 1986) of the Project Plan Submittal. Said work
shall include the installation of new area lighting, landscaping and .
irrigation. The work to modify the layout of this parking area shall be
done in conjunction with the site work for Building A, or may be held off
to be coordinated with the Phase II - Theater Expansion Project. If the
modifications are not to be done with the site work for Building A, they
must be done in conjunction with exterior improvemetns to the existing
theater, with their installation covered by a performance guarantee deemed
acceptable to the City Engineer and posted prior to the occupancy of
Building A.
6. The sidewalk proposed along the east side of Building A shall be moved to .
the east side of the adjoining driveway to allow the width of the land-
scaping strip at the base of the east elevation of Building A to be
widened to a a minimum width of 13 feet.
7. The Developer shall diligently pursue the necessary approvals to provide
for the installation of a 6-foot to 10-foot wide landscaping strip along
the west side of proposed Building B (located on the adjoining property -
APN 941-1500-15-5 extending 100` south of Dublin Bouelvard). If upon
demonstration that a diligent effort has been made by the Developer to
pursue the necessary approvals for the referenced landscape easement and
no approval can be secured, discharge of the requirements of this
Condition amay be granted by the Planning Director.
8. Comply with the City of Dublin Site Development Review Standard Conditions
and the City of Dublin Police Services Standard Commercial Building
Security Recommendations (see Attachments B and Q.
ARCHAEOLOGY
9. If, during construction, archaeological remains are encountered, construc-
tion in the vicinity shall be halted, an archaeologist consulted, and the
City Planning Department notified. If, in the ,opinion of the archaeolo-
gist, the remains are significant, measures, as may be required by the
Planning Director, shall be taken to protect them.
ARCHITECTURAL
10. Exterior colors and materials for new structures shall be subject to final
review and approval by the Planning Director and shall be consistent with
those of the existing structure. The mixture of various proposed exterior
materials shall be closely reviewed to assure that the resultant exterior
elevations created maintian a "tightness" and coordination. All ducts,
meters, air conditioning equipment, and other mechanical equipment on the
enlarged structures shall be effectively screened from view with materials
architecturally compatible with the main structure.
11. The following adjustments to the proposed architectural design of proposed
Buildings A and B shall be incorporated into the project:
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A. A brick skin treatment shall.be utilized for the northerly 50 feet of
the west elevation of Building B. This treatment shall be generally
compatible with the column/archway treatment (without windows)
utilized for the northerly, 30 feet of the east elevation of Building B
as shown on Sheet A-6 .(dated July 7, 1986) of the Project Plan
Submittal.
B. The arches for the towers for Buildings A and B shall be 'lowered to
provide improved proportionality between the dimensions of the brick
band area above these arches and the band areas above the remaining
proposed archways (i.e., make the bands equal or greater in width to
the bands above the lower archways).
C. The brick courses along the archways shall be modified to a double
width, or an alternate "heavier" coursing treatment determined
acceptable to the Planning Director shall be utilized.
D. Areas proposed for exterior stucco treatment shall be designed
utilizing "detailing" by use of the locations of expansion joints, use
of soft color-banding and/or use of tile trimming, with vertical
design elements typically occurring every 20 to 30 feet to add visual
interest and avoid long blank walls.
DRAINAGE-
? 12. A grading drainage and improvement plan shall be prepared.and submitted
for review and approval by the City Engineer. Drainage calculations
(hydraulic) shall be prepared by the Developer for review by the City
Engineer to determine the sizing of drainage lines.
13. The area outside the building addition shall drain outward at a 2% minimum
slope for unpaved areas and a 1% minimum in paved areas (with a maximum
gradient of 59).
14. Roof drains shall empty into approved dissipating devices. Roof water, or
other concentrated drainage, shall not be directed onto adjacent
properties, sidewalks or driveways. Downspouts shall drain through the
curbs of the concrete walks around buildings. No drainage shall flow
across property lines. Downspouts for proposed Building B shall be
located so that they do not drain onto the parcel to the west. .
15. Where storm water flows against a curb, -a curb with gutter shall be used.
The flow line of all asphalt paved areas carrying water shall be slurry
sealed at least three feet on either side of the center of the swale.
I.
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DEBRIS/DUST/CONSTRUCTION ACTIVITY
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16. Measures shall be taken to contain all trash, construction debris, and
materials on-site until disposal off-site can be arranged. The Developer
shall keep adjoining public streets free and clean of project dirt, mud,
and materials during the construction period. The Developer shall be
responsible for corrective measures at no expense to the City of Dublin.
Areas undergoing grading, and all other construction activities, shall be
{ watered, or other dust-palliative measures used, to prevent dust, as
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conditions warrant. Provision of temporary construction fencing shall be
made subject-to review and approval of the City Engineer and the Building '
Official�
17.� The number, design,' placement and means of access of trash enclosures
shall be subject to review and approval by the Planning Pirector as part
of the project Landscape and Irrigation Plans. The design of trash
enclosures shall reflect dimensional criteria deemed acceptable by the
Livermore-Dublin'Disposal Service and shall incorporate use of a concrete
apron in front of each enclosure for the District's mechanical pick-up
service. If wooden doors are -utilized, the doors shall have a heavy metal
trim around their perimeter.. Rai�ed concrete curbing shall be provided
inside the trash enclosure areas to serve as wheel stops for metal trash
bins to protect the interior walls of the enclosures.
FIRE PROTECTION
18. Prior to issuance of building permitst the Developer shall supply written
confirmation that the requirements of the Dublin San Ramon Services
District Fire Department have been' or will be, met. The Applicant is
referred to the District's Letter ;f July 17, 1986 (see Attachment D),
regarding special requirements pertaining to -this :project.
EASEMENTS
19. Cross vehicular access easements (or other appropriate documents approved
by the Planning Department) shall be recorded between the subject
properties and the adjoining properties to the south. Said access
easements shall be compatible with the access- easements previously
established for those properties. The cross access easements shall be
submitted for review and approval by the Planning Department and the City
Engineer. The Developer shall be responsible for the pro rata costs of
installation of on-site improvements, at the time of construction on the
properties to the south, necessary to establish said cross vehicular
access.
20. The Developer shall acquire easements, and/or obtain rights-of-entry from
the adjacent property owners for improvements or construction activity
required outside of the subject properties. Copies of the easements
and/or rights-of-entry shall be in written form and shall be furnished to
the City,Engineer.
21. Existing and proposed access and utility easements shall be submitted for
review and approval by the City Engineer prior to the issuance of grading
or building permits if such to be required by P.G. & E. and other public
utility agencies. These easements shall allow for practical vehicular and
utility service access for portions of the subject properties.
GRADING
22. A Grading Permit will be requited prior to the commencement of site
construction.
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23. Grading shall be completed in compliance with the construction grading
plans and the soil engineering recommendations as established by a Soil
and Foundation Study prepared for this project (subject to review and
approval by the City Engineer and Building Official).
24. Any grading on adjacent properties will,requite approval.of those property
owners affected. Copies of said approval shall be in written form and
shall be furnished to the City Engineer.
25. Where soil or geologic conditions encountered in grading operations are
different from that anticipated in the Soil.and Geologic Investigation
Report, or where such conditions warrant changes to the recomendations
contained in the original soil investigation, a revised Soil or Geologic
Report shall be submitted for approval, by the City Engineer. It shall be
accompanied by an engineering and geological opinion as t6 the safety of
the site from hazards of soil expansion, liquefaction, settlement, or
seismic ground shaking.
DRIVEWAYS AND STREET IMPROVEMENTS
26. 'All improvements within the public right-of-way, including curb, gutter,
sidewalks, driveways, paving, and. utilities, must be constructed in
accordance with approved standards and/or plans.
27. The use of entry medians and entry paving at the Amador Plaza Road project
entry driveways shall be subject to review and approval by the Planning
Department and the City Engineer as part of the Landscape and Irrigation
Plans. One :way entry and exit driveways shall have a minimum width of 16
feet between curbs. Said review shall include consideration of the
dimensions (height of median, width and length of median and paving) and
landscaping (if utilized) in the medians.
28. Use of the proposed median within Amador Plaza Road at its intersection
with Dublin Boulevard shall be subject to review and approval by the City
Engineer and the City Traffic Engineer (TJKM). The project engineer shall
prepare and submit striping and lane width details of the referenced
intersection. If determined necessary to facilitate off-site circulation,
the design of the improvements at this intersection shall be modified from
the layout submitted. Said changes may also include adjustments to the
design of the first project driveway along Amador Plaza Road. If
determined necessary by the City Engineer or City Traffic Engineer, that
driveway intersection may be required to be eliminated or redesigned for a
one-way right-turn, entry only, design.
29. The proposed mid-block crosswalks across Amador Plaza Road shall be
deleted from the plan.
30. Landscaping at driveways and at the intersection of Dublin Boulevard and
Amador Plaza Road shall be such that sight distance is not obstructed.
31. The Developer shall be responsible for correcting deficiencies in the
existing frontage improvements, such as offset sidewalk, to the
satisfaction of the City Engineer.
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32. Any relocation of improvements or public facilities shall be accomplished
at no expense to the City.
33. The proposed driveway along Amador Plaza Road nearest the southwest corner
of the intersection of Dublin Boulevard and Amador Plaza Road shall be
modified to allow only right turn in and out vehicular movements.
34. All driveways shall be constructed with five-foot flares on each side to
facilitate turning movement in and out of the *project. The two existing
Dublin Boulevard driveways shall be modified to add five-foot flares on
each side.
35. The parking and driveway surfacing shall be asphalt concrete paving. The
City Engineer shall review the project's Soils Engineer's structural
pavement design. The Developer shall, at his sole expense, make tests of
the soil over which the surfacing and base is to be constructed and
furnish the test reports to the City Engineer. The Developer's Soils
Engineer shall determine a preliminary structural design of the road bed.
After rough grading has been completed, the Developer shall have soil
tests performed to determine the final design of the road bed.
36. An improvement plan shall be prepared for public right-of-way improvements
and shall be submitted for review and approval by the City Engineer.
37. An encroachment permit shall be secured from the City Engineer for any
work done within the public right-of-way.
LANDSCAPING AND IRRIGATION PLANS
38. Detailed Landscape and Irrigation Plan (at 1 inch = 20 feet or larger),
along with a cost estimate of the work and materials proposed, shall be
submitted for review and approval by the Planning Director. Landscape and
Irrigation Plans shall be signed by a licensed landscape architect.
39. The Developer/Owner shall sign and submit a copy of the City of Dublin
Landscape Maintenance Agreement (see Attachment E).
40. The design and placement of service areas and utility boxes shall be
compatible with the site's overall design and landscaping and shall be
subject to review and approval by the Planning Director as part of the
Landscape and Irrigation Plan.
41. A minimum of one-half of the planters along the store front areas of
Buildings Band A (respectively located along the south and east sides of
those buildings) shall be raised planters. Seating benches shall be
designed into some of the raised planters. Where raised planters are
utilized, the size of the planters may be decreased by up to 50% from the
size shown on the Preliminary Landscape Plan.
42. The design, layout and choice of building materials utilized for' the
construction of the proposed fountains and entry signage wall shall be
subject to review and approval by- the Planning Director as part of the
Project's Landscape and Irrigation Plans. Unless otherwise approved as
part of that subsequent review, these areas shall each include semi-circle
tree planting (a minimum of six trees at the back edge of each fountain).
- 7 -
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43. Extensive use of landscape mounding shall be made along the project's
Dublin Boulevard and Amador Plaza Road frontages.
44. Landscape installation with the occupancy of the first structure built
with the first phase of project construction shall include the
installation of all the Dublin Boulevard landscaping (20•' minimum depth),
and shall include the entry signage wall, decorative paving and fountains
proposed at both sides of the project entry. ,
45. The following adjustments to the Preliminary Landscape Plan (Sheet L-1 of
the plan submittal referenced in Condition #1 above) shall be made:
A. A minimum of fifteen (15) 24" box specimen trees shall be planted
along the Dublin Boulevard frontage.
B. A tree planting program along the project's Amador Plaza Road front-
ages shall be developed utilizing a heavier amount of- the planti ng
ng
than shown on the Prelminary Landscape Plan and providing
a compli-
mentary tree canopy on the respective sides of the street.
C. Landscape treatment shall be provided within the 187 x 101 strip
along the west property line at the southwest corner of proposed
Building B.
D. Landscaping shall be provided (10-foot minimum width) along the
southern limit of the project.
E. The raised landscape planter aisles shall be shortened and rounded, as
necessary, to provide smoother internal circulation movements.
F. A minimum of 20 additional trees shall be provided adjoining the south
side of proposed Buildings B and C, as generally depicted on the Staff
Study dated August, 1986.
G. Additional tree planting shall be provided along the south side of
Building A (a minimum of 10 additional trees within the adjoining 40+
spaces parking area).
46. By way of use of special landscape treatment, use of geometrically
intricate tree planting grids, and other special pedestrian amenities,
"Arrival Landscape Areas" shall be developed for each of the three
proposed buildings (one each for Buildings A and C and two for Building
B). This special treatment shall be subject to review and approval by the
Planning Director as part of the Detailed Landscape and Irrigation Plan.
47. A pedestrian circulation plan shall be developed as part of the project's
Detailed Landscape and Irrigation Plan. This plan shall provide for
pedestrian access from Dublin Boulevard and Amador Plaza Road to the three
proposed structures around and between those structures.
LIGHTING
-48. Exterior lighting shall be of a design and placement so as not to cause
glare onto adjoining properties or perimeter streets (including I-680). '
Lighting shall be provided for the pedestrian circulation system
- 8 -
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interconnecting the various buildings in the complex (including the
theater). Lighting used after daylight'hours shall be adequate to provide
for security needs and shall be subject to review and approval by the
j Planning Department and Dublin Police Services. Wall lighting around the
{ perimeter of the new buildings shall be supplied to provide "wash"
j security lighting. The concrete base of all new light pole standards
shall be finished with an aggregate pebble finish, or equivalent, as
1 determined satisfactory by the Planning Director. Photometrics shall be
i
submitted to the Planning Department for review and approval.
e
j SIGNAGE
i
49. All signs shall be subject to review and approval by the Planning Director
prior to installation. One project sign mounted on each of the entry
' walls proposed at the intersection of Dublin Boulevard — Amador Plaza Road
may be developed in conjunction with this project. The entry wall and
proposed fountains shall observe a "sight distance triangle" setback with
mimimum 30—foot legs along the two street *frontages, or a more restrictive
setback, if deemed appropriate by the City Engineer. The height, area,
location and materials used for the entry wall/sign structures shall be
subject to review and approval by the Planning Director prior to
installation.
50. A tenant sign program shall be prepared and- submitted for review and
approval by the Planning Director in conjunction with the application for
building permits. The tenant's obligation to conform with the approved
tenant sign program shall be incorporated into the individual tenant lease
agreements as a binding tenant requirement. Tenant signs shall either be
of one uniform length or shall have the length tied proportionately to the
d width of the respective tenant lease spaces. No sign, or portion thereof,
shall project above the eave of the structure to which it is attached.
STORAGE AND EXTERIOR ACTIVITIES
51. All demonstrations, displays, services, and other activities associated
with the new structure shall be conducted entirely within the structure.
No loudspeakers or amplified music shall be permitted outside the
structure.
MISCELLANEOUS
52. If the project is developed in phases, all physical improvements shall be
required to be in place prior to occupancy except for items specifically
excluded in a Phasing Plan approved by the Planning Department. No
' occupancy shall be allowed until the entire area, or approved phase, is
c; finished, safe, accessible, provided with all reasonable expected services
,u and amenities, and completely separated from remaining additional con—
;j struction activity. Any approved Phasing Plan shall have sufficient cash
deposits, or other performance guarantees determined acceptable by the
' Planning Director, to guarantee that the project and all associated
3 improvements shall be installed in a timely and satisfactory manner. Any
approved Phasing Plan shall include, if determined necessary by the
C
Planning Director, written acknowledgements from project tenants of said
Phasing Plan.
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53. The Developer shall install new light standards and luminaries (or move
existing standards) of the design, spacing and locations approved by the
City Engineer.
54. Prior to the issuance of building permits, the Developer shall secure the
necessary revision(s) to acreage and/or lot line adjustments to have the
layout of properties involved with this project reflect the proposed site
plan layout.
55. Except as.specifically altered by the above Conditions of Approval,
development shall comply with the Conditions established for the 1464th
Z.U. (see Attachment F).
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Circulation Improvements - pOrT
DUBLIN DOWNTOWN PLAN
DUBLIN, CALIFORNIA
ie Diagram 4
ATTACIt
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DUBLIN DOTOWN PLAN*
DUBLIN, CALIFORNIA R
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CITY OF DUBLIN
MEMORAWDUM
Date: April 13, 1987
To:, Senior Planner
From: City Engineer
i
Subject: Condition for Enea Rezoning (Revised)
The. developer shall dedicate and fully improve the segment of the proposed road
.� parallel to Dublin Boulevard which passes through his property. This proposed road
has been identified as needed for the buildout of the downtown area in the draft
i Dublin Downtown Specific Plan (including the buildout of this; property). The _new
roadway is to run between .Amador Plaza Road in this project, westward to Regional
Street, and be located south of the retail complex currently -under construction. The
exact location and width will be determined by the City through further detailed
't studies.
` The timing of this dedication and the improvements shall be as follows:
1) The dedication of right-of-way shall be made within 60 days after a
' specific plan line has been adopted by the Citj of Dublin for the subject road
parallel to Dublin Boulevard .(Amador Plaza-Road to Regional Street). JI
2). The improvements shall be constructed at the•same time as the future
development of any portion of the southerly portion of the parcel•through which this
} road is proposed to pass, or at such time as the remainder of the proposed street is
to be constructed by others, whichever occurs first.
,3) Prior to and as a further condition of this rezoning, Developer and City
shall enter into an agreement embodying the above conditions and guaranteeing
construction by Developer of the improvements mentioned herein.
4) These conditions shall be recorded in the Office of the Recorder of
Alameda County by the Developer.
LST/gr
.,.ATTACHMENT .0 '
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CITY OF DUBLIN
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PLANNING COMMISSION
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1 AGENDA STATEMENT/STAFF REPORT
Meeting Date: May 4, 1987
a
TO: Planning Commission
FROM: Planning Staff
`j SUBJECT: PA. 87-018 Enea Plaza - Planned Development Rezoning
request to rezone approximately 5.0+ acres to allow
for a range of ..retail shopper, office personal ser-
vice and financial uses within a new three building
42,000+ square foot single story retail complex
(Continued from the meetings of April 6, 1987 and
.
April 20,___1987.')
GENERAL INFORMATION:
PROJECT: A Planned Development Rezoning request to rezone
approximately 5.0+ acres from a PD, Planned Develop-
; ment District (Alameda County Ordinance. No. 81-26
for the 1464th Zoning Unit, allowing Administrative
Offices uses with limited, ancillary retail use) to
a new PD, Planned Development District which would
provide for a range of retail shopper, office,
personal service and financial uses. The rezoning
.- has been submitted in anticipation of construction
of a three-building - 42,000+ square foot single-
story retail complex approved under Site Development
Review permit PA 86-071.
APPLICANT: Robert Enea
3410 Mt. Diablo Boulevard, Suite 300
Lafayette, CA 94549
PROPERTY OWNER: 'Sal & John Enea
7450 Dublin Boulevard
Dublin, CA 94568
LOCATION: Southeast and southwest corners of the intersection
of Dublin Boulevard and Amador Plaza Road.
-' ASSESSOR PARCEL NUMBER: 941-1500-38, -39 and portion -40
PARCEL SIZE 5.0 + acres
.a
GENERAL PLAN
DESIGNATION: Commercial/Industrial - Retail/Office & Automotive
The General Plan shows a new street parallel to and
south of Dublin Boulevard connecting Regional
Street, Golden Gate Drive and Amador Plaza Road.
,(ry
'. ————•—————-——-——-——--—-————-—-——-————-—--——————----—-—-——-----------
——---————--
a' COPIES TO: Applicant
ITEM NO - -- ow w - --- ------ -
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AN
EXISTING ZONING
i SAND LAND USE: The site is partially developed (movie theater
complex at the eastern portion of the property) and
is currently Weing developed with a new three
building - 42,000+ square foot single-story retail
complex. The site is part of the Enea Plaza PD,
Planned Development District allowing C-0, Admini-
strative Office District uses and a limited range of
compatible C-1, Retail Business District uses. The
subject property lies within the boundaries of the
Dublin Downtown Specific Plan Study Area. The
March 6, 1987, Draft Dublin Downtown Specific Plan
is currently under review by the Planning
Commission.
SURROUNDING LAND USE
AND ZONING: North: C-2, General Commercial District - Shamrock
Ford and Shamrock Chrysler Plymouth Auto
Dealerships
South: PD, Planned Development District - vacant
remainder of Enea Plaza holding
East: ACFC & WCD - Zone 7 Flood Control Channel
and I-680 Freeway right-of-way
jWest: C-2, General Commercial District - Crown
:. Chevrolet Auto Dealership
ZONING HISTORY: 7/29/63 - A Conditional Use Permit was issued for a
!* drive-in theater over the entire 22+ acre
Enea Plaza holding.
5/1/67 & Conditional-Use Permits,were approved
4/1/70 for an indoor theater at the northeast
corner of the property.
5/3/79 A Parcel Map was approved to subdivide the
property into five parcels.
r 10/22/80 A Site Development Review was approbed by
a
Alameda County for the construction of six
i' office buildings at the end of Amador
Plaza Road (four were constructed) .
:5
4/2/81 Approval was granted by the Alameda County
Board of Supervisors rezoning the site
from C-2, General Commercial District to a
PD, Planned Development District (allowing
C-0, Administrative Office District uses
:- and allowing a racquetball club,
gymnasium, restaurant and other C-1 Retail
Business District uses that are determined
to be compatible with C-0 uses (1464th
Zoning Unit) .
y' 8/23/84 The Applicant submitted a Site Development
Review application to construct a one-
;:; story retail building, a two-story retail
and office building, and an addition to
`j the existing theater. This application
was found to be incomplete and no further
:i action was taken on the application
(PA 84-023) .
2/25/85 The Dublin City Council denied a PD,
.,`.i Planned Development District Rezoning
^• request to rezone the northerly 16,3 acres
of the Enea Plaza holding to a PD, Planned
't Development District allowing C-1, Retail
Business District type uses (PA 84-040) .
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:t j o*S+ii�y ry�.p t r� ,5;. 1:...;.�,�1.:a;:�•�'R vj,.A�y i,:Y,{.•,.�v.r M,4��',d�y r r i.�.r a.5_).y.r��..c 1,�.'.�t�a1 rt. ,:,{'�[.�.Ly•4 t�r�8y':��n_:1 t�k.t-i;.i,i�':'�....�k;�. r.�°.. ,�'5nR1 r t R,r�:-,�»'i•�.K . �i�r,�
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9/25/86 The Dublin Pla, ag Director approved a
Site Development Review application from
the construction of a three-building
42,000+ square foot single story retail
complex (PA 86-071) .
APPLICABLE REGULATIONS:
A. ZONING ORDINANCE
i -
Section 8-31.0 Planned Development District Intent, states, in part, that
the intent of the Planned Development is to create an attractive, efficient
and safe environment.
Section 8-31.2 Change in Zoning District Required, states, in part, that a
Planned Development is subject to review by the, Planning Commission if
construction has not taken place within a two year period from the date the
Planned Development is approved. _
Section 8-31.18 Minor Modifications of Land Use In Development Plans,
states, in part,' that minor changes to the approved master plan may be
approved by the Planning Commission upon the securing of a Conditional Use
Permit.
B. DRAFT DUBLIN DOWNTOWN SPECIFIC PLAN
i
? The Circulation and Parking Section of the Draft Specific Plan outlines a
Vehicular Circulation Plan which identifies the following primary vehicular
circulation objectives:
"1) Provide circulation improvements to accommodate reasonable growth in
the downtown and avoid congestion levels which would be detrimental to
continued retail vitality.
2) Avoid street improvements which would reduce the visual quality of the
downtown environment.
3) Provide better internal circulation among projects located south of
Dublin Boulevard.
4) Reduce street widths, where possible, consistent with projected
traffic volumes in order to improve the visual quality of Downtown
Dublin."
Items 1) and 2) listed above relate to a planned new street south of Dublin
Boulevard which would serve to connect Regional Street and Amador Plaza
Road. This street is shown on Diagram 4 of the Draft Plan (see Attachment
#6) . The preliminary alignment of the new street shows it bisecting the
southern portion of the subject property. The Draft Plan states that the
new street is intended to facilitate downtown circulation and is envisioned
to accommodate up to a 30%+ increase in downtown development growth, while
maintaining a reasonable traffic flow and visual quality for the area to
attract additional shoppers.
Related to this planned new street are the improvements recommended in the
Pedestrian Circulation Plan of the Draft Specific Plan. The following
language concerning the Pedestrian Circulation Plan is contained within the
Draft Specific Plan:
"Currently, pedestrian circulation among various portions of
the downtown is difficult, hampered by major streets and the
lack of previous development coordination between adjacent
projects. While Downtown Dublin, because of its size and
character, is unlikely to ever become a strong pedestrian
oriented area, at least a limited network should be
encouraged as shown on Diagram 5. (See Attachment #7.)
This network should be emphasized through the use of wider
sidewalks, substantial landscaping, special pedestrian
; j lighting, benches, and other pedestrian amenities."
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i \;; ..��.•..e•••�••hy `�.�... I•r'7'-/.(1�"AU,'.f•^,.1`•A�.[1.'FL�{{.. lkK S r .g1 .��•.p.4�....
G...� .,-'•�•:\ •^ '.•'��• 1.1 ,,1 C.;�L 43y a;5 1•,M11. .,`'^!«+,�'rlF •• 4., Y• \' .'`T1.�.
h � ..1 ...•.:k,, .�,' �i` tin.F,:N"x.•r,.}�'!t`,.??;�;s't�',;..:.�':t8"�C� i.-w,�..n:..' �+...t�t* u�;;ttt'Y,yu??tt�'�t4rcr.s•,a�41,\a.�a-a5:•e^a.t�a �:3::¢,cq,.!w cS.� , en. ..
One element of _.is network ties back to the plp_ _ed new street:
"The new Circulation Plan road connecting Regional Avenue
and Amador Plaza Road will be designed to include a strong
landscaped pedestrian way along its length."
Table D of the Draft Plan outlines estimated implementation costs for the
4 Plan. Under the subcategory Circulation Improvements - New Streets, the
Table advises that all or part of the cost of construction and/or right-of-
way for the new street south of and parallel to Dublin Boulevard may be born
by adjacent property owners.
ENVIRONMENTAL REVIEW: A Draft Negative Declaration has been prepared for this
application.
NOTIFICATION: Public Notice of the initial public hearing (April 6, 1987) was
published in The Herald, mailed to adjacent property owners, and posted in
' public buildings. Notification of the subsequent public hearings for this .
matter was given at the April 6 and April 20 hearings'.
PREVIOUS ACTION: j
This item was initially scheduled to be heard` at the Planning Commission
meeting of April 6, 1987. Continuances were secured ;a continuance to the
April 20, 1987, and the May 4, 1987, meetings. The'continuances were requested in
response to the proposed Condition of Approval requiring dedication and
construction of a segment of the proposed road running parallel to Dublin
Boulevard which will pass through the subject property.
Subsequent to the April 6, 1987, hearing, Staff met with the Applicant to
provide clarification of the proposed Condition of Approval dealing with the road
dedication and improvement.
As a result of that meeting, the City Engineer drafted a memorandum out-
lining revised language for proposed Condition 7#5 (see Attachment 8) .
ANALYSIS: r
Robert Enea, representing John & Sal Enea, is requesting that the City
rezone approximately 5.0 acres located on the southeast and southwest corners of
the intersection of Amador Plaza Road and Dublin Boulevard from a PD, Planned
Development District allowing C-0, Administrative Office Distrist uses and limited
C-1, Retail Business District uses to a PD, Planned Development District
permitting a range of retail shopper, office, personal service and financial uses.
(See Attachment #2.) This approach (i.e. , making a specific listing of uses under
generalized use categories) parallels the approach used in the San Ramon Road
Specific Plan.
's Development on the site would be governed by this PD, Planned Development
District and the approval granted under Site Development Review application
PA 86-071. The area to be rezoned does not include the entire Enea Plaza holding;
rather, it includes only the property involved with PA 86-071 (consisting of 5+
acres of the 22+ acre Enea. Plaza holding). The balance of the site including the
!31 area involved with the movie theater, would remain under the previously
established PD, Planned Development District designation.
Consistent with the General Plan and the Draft Dublin Downtown Specific
Plan, Staff recommends a condition be imposed with this project approval to
require the Developer to provide for the future dedication and full improvement
for that portion of the planned new street linking Regional Street and Amador
q Plaza Road, which bisects the southern portion of Assessor's Parcel Number 941-
�r
1500-040.
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RECOMMENDATION:
FORMAT: 1) Hear Staff presentation.
2) Open public hearing.
3) Hear Applicant and public presentations.
:.� 4) Close public hearing.
5) Consider and act on two Draft Resolutions:
A. Draft Resolution regarding the Negative Declaration of
.'w Environmental Significance for
;,,,j PA 87-018.
B. Draft Resolution regarding the PD, Planned Development
'�. Rezoning request PA 87-018.
rJ
ACTION: Based on the above Staff report, Staff recommends the Planning
'! Commission adopt the following two Resolutions: Exhibit A which
recommends that the City Council adopt a Negative Declaration of
Environment Significance for PA 87-018, and Exhibit B which recommends
that the City Council approve PD, Planned Development Rezoning request
!>i PA 87-018.
.i ATTACHMENTS:
1) Exhibit A: Draft Resolution Recommending the City Council adopt a
Negative Declaration`of Environmental Significance for PA
.I 87-018.
2) Exhibit B: Draft Resolution Recommending theCity Council approve
PD, Planned Development Rezoning request PA 87-018.
3) Exhibit C: Draft Ordinance for PA 87-018.
Exhibit D: PD, Planned Development District submittals.
Background Attachments:
1 - Zoning Map
2 - Copy of Applicant's Written Statement
3 - Environmental Assessment Form
4 - Negative Declaration of Environment Significance for PA 87-018
5 - Conditions of Approval for PA 86-071
6 - Diagram 4 - Circulation Improvements - Draft Dublin Downtown Specific
Plan
7 - Diagram 5 - Pedestrian Circulation Plan - Draft Dublin Downtown
+ Specific Plan
<, 8 - City Engineer Memorandum of April 13, 1987
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PUBLIC HEARINGS
SUBJE T:;�, PA 87-041 Diamond Signs/Vista Green
' `n• Conditional Use Permit request;'
�''..•r{{� 11960 Silvergate Drive.
iYS
I Mr. Ton advised that this item was continued d from the April 6, 1987, Planning
Commission meeting asthe Applicant and Developer had notomplied with a
j Condition of Approval`I forT a ..previous Directional Trace-- S i
gn application. He
indicated that the Applicant was requesting' the -Crommissi 'n to continue this
item until the May 18, 1987 •,meeting as they werw:itill unable to comply with
,...
the condition which prohibited;;erection of the.:proposed sign until the Vista
j Green Development received approval for a Temporary Sales Office and Model
Home Complex. �?* t
ICm. Raley opened the public. hearing--t, provide anyone in the audience an
opportunity,-to speak in regards to.;this item. The Representative, Paula -
Fortier, was present but did not�.;desire 'to ,address the Commission. There
rte'.
were no comments from the audience. VO&I `
� -•fir
' Cm. Raley closed the'public hearing.
'! On motion by Cm. Petty.,, econded by Cm. Burnham, and.by a unanimous vote, this
item was continued until the May 18, 1987, hearing:.
SUBJECT: PA 87-018 Enea Plaza - PD Planned
Development Rezoning request
I?
j� Cm. Raley opened the public hearing and called for the Staff Report.
Mr. Gailey advised that the Applicant had submitted a-Planned Development
Rezoning request to rezone approximately 5.0+ acres from a PD, Planned
Development District, which authorized Administrative Office uses with
limited, ancillary retail use, to a -new PD, Planned Development District which
would provide for a range of retail shopper, office, personal service and ..
` financial uses. He indicated that the rezoning was submitted in anticipation
of construction of a three-building - 42,000+ square foot single-story retail
complex approved under Site Development Review permit PA 86-071. '
Mr. . Gailey reviewed the proposed site plan and stated that the proposal would
!i provide greater tenant occupant flexibility. ,
. He said the four categories
ii proposed by, the Applicant (retail shopper, office, personal service and
i financial uses) are similar to those approved for the Town & Country Shopping
Center. Mr.* Gailey referred to Attachment 2 of the May 4, 1987, .Staff Report,
and said Staff recommended that if the request was approved, the attachment be
1
incorporated as part of the PD, Planned Development District General ..
Provisions.
Mr. Gailey noted that the subject request was continued from two previous . ,
l Planning Commission meetings as the Applicant had expressed concern regarding
i Condition #5 of the proposed Conditions of Approval, related to the dedication
and improvement of the proposed road parallel to Dublin Boulevard which would
pass through the southern portion of APN 941-1500-040, .- Mr. Gailey stated that
Staff was recommending the inclusion of Condition #5 in order to meet the
direction stipulated in the City's General Plan and the Draft Dublin Downtown
Regular Meeting PCM-7-84 May.4, .1987
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Plan. He advised that Staff and the Applicant had met several times in order
to insure a clear understanding between Staff and the Applicant regarding the
contents of the Conditions of Approval and the City Engineer's recommendation
as outlined in his memorandum dated April 13, 1987. He indicated that the
Applicant did not concur with Staff's recommendation as outlined in Condition
#5.
Mr. Gailey stated that Staff recommended the Planning Commission adopt the
g proposed Draft 'Resolutions: Exhibit A, recommending theCity Council adopt a
`i Negative Declaration of Environmental Significance for P4 87-018, and Exhibit
B, recommending the City Council approve a•PD, Planned Development Rezoning .. .
request for PA 87-018.
Mr. Gailey advised that the proposed roadway referred toxin Condition #5 would
a extend slightly off-site of the subject shopping'
:center. He explained that as
a Staff believed it would be timely and !appropriate to require the Applicant to
make the dedication for a section of the roadway; although it is not
anticipated that the roadway would be immediately developed. ;.
Robert Enea, Applicant, 3470 Mt. Diablo Boulevard, Suite' 300,. Lafayette,
indicated that he thought it would -be inappropriate to require dedication of
the subject .roadway to conjunction with approval of the.proposed request. He
_ said at the time the approval was granted for the proposed shopping center no
indication was given that the dedication of the proposed section of roadway
would be required. He requested that the Commission not recommend the City
Council require dedication of the roadway until a development plan is
presented for the vacant, unplanned property adjacent to the proposed roadway. .
Mr. Enea indicated that he has spoken with adjacent property owners regarding
the possiblity of creating an assessment district to finance the roadway, but
stated that he felt it would be inappropriate to force dedication of the
`! roadway on the Owner at this time in conjunction with a•project which has
Galready been approved by the City. . He advised the Commissioners that the
Owner had dedicated three portions of property to the City since 1968.
y
Richard Enea; 6670 Amador Plaza Road,'_ expressed his support -of comments made
by Robert Enea, and said he thought the request for dedication of the roadway
.` was premature. He said plans would be 'prepared in the near future for
development of the remaining portions of the Enea project, and it may be more
appropriate to pursue the dedication at that time. He advised that he was a
member of the Downtown Improvement Study Committee and was in support.-of the
proposed roadway. He indicated that the City Engineer.was unable to provide
him with the precise alignment of the roadway, Mr.: Enea expresed concern
regarding recordation of the dedication without the actual alignment being
determined. He reminded the Commissioners that the Enea's have been property
owners since 1963 and have always complied with the City's requirements.
" Mr. Tong indicated that Condition #5 was drafted following 'a meeting between
t Staff and Richard Enea, .. He clarified that the 'Condition, as submitted, would
require the right-of-way to be dedicated 60 days after a specific plan line
has been adopted by the City. ; He stated that the other aspects of Condition
#5 were to insure that if in the future the subject property were sold or
developed, the potential buyer or developer would be aware of the roadway
requirements. He indicated Staff felt that as a result of the pending
development of the BART Park & Ride project, the need for the proposed roadway
may arise in the near future. He said the time frame for the development of
Regular Meeting PCM-7-85 May 4, 1987
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the remainder of the Enea property cannot be accurately anticipated, and as a
result Staff would strongly recommend that the Planning Commission recommend
the City Council accept Condition #5 as submitted.
In response to an inquiry by Cm. Petty, Mr. Gailey advised that Staff felt
the parking for the shopping center would be adequate and makes provision for
increased usage.
., Cm. Raley closed the public hearing.
Cm. Petty stated he concurred with Staff's:recomipendatioh as presented in
Condition #5.
' Cm. Burnham stated that he thought the requirement' outlined in Condition #5
a
a was premature. j
Cm. Mack, Cm. Barnes, and Cm. Raley agreed with Staff's recommendation that
Condition #5 be retained. 1
y On motion b Cm. Barnes, seconded by Cm.. Burnham; and by; a unanimous vote, a
Resolution Was approved recommending the City Council adopt a Negative
Declaration! of Envir§nmental Significance concerning PA_87-OT8.
RESOLUTION NO. 87 - 028
RECOMMENDING THAT THE CITY COUNCIL ADOPT A NEGATIVE DECLARATION
OF ENVIRONMENTAL SIGNIFICANCE CONCERNING PA 87-018,
ENEA PLAZA PLANNED DEVELOPMENT REZONING APPLICATION
i
On motion by Cm. Mack, seconded by Cm. Barnes, and by a four to one consensus,
Cm. Burnham opposed the motion, a Resolution was approved as presented
i recommending the City Council establish Findings and General Provisions for a
PD, Planned Development Rezoning concerning PA 87-018.
b L
RESOLUTION NO. 87 - 029
j RECOMMENDING THE CITY COUNCIL ESTABLISH FINDINGS AND GENERAL PROVISIONS
FOR A PD,- PLANNED DEVELOPMENT REZONING CONCERNING PA 87-018,
ENEA PLAZA PD, PLANNED DEVELOPMENT REZONING APPLICATION
SUBJECT: PA 87-054 Diamond Signs, .Inc./Gregory
Group' Directional Tract Signs
Conditional Use Permit.
Cm. Raley opened the ublic hearin and called for the Staff .Re ort.
y y P p erg. p
Mr. Gailey advised that the Applicafit had submitted a Conditional'Ues Permit
request to establish two DirectionalTraact Signs for the 145-unit Gregory
Group - Ridgecreek Project
(Village VI ofthe Villages at Alamo Creek
ti;. project) . He reviewed the' proposed location of the signs as indicated in the
4 May 4, 1987, Staff Report, and stated that�the proposed locations appear
:X, appropriate and functional for the use desired Mr.' Gailey indicated that
} Staff recommended the Planning Commission adopt�?a-Resolution approving the
Conditional Use Permit application.
Regular Meeting PCM-7-86 May 4, 1987 .
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