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HomeMy WebLinkAbout02-063 Bancor Prop.Sn Ramn Vlg AGENDA STATEMENT PLANNING COMMISSION MEETING DATE: May 11, 2004 SUBJECT: ATTACHMENTS: PUBLIC HEARING: PA 02-063 Bancor Properties. San Ramon Village Plaza - General Plan Amendment, Planned Development Rezone Stage 1 and Stage 2 Development Plan, Vesting Tentative Map and Site Development Review. Prepared by Deborah Ungo-McCormick, Contract Planner~i~ 1. Amended Resolution recommending City Council adopt a Mitigated Negative Declaration (Exhibit A which includes Initial Study ) including Responses to Comments (Exhibit A-1) and Mitigation Monitoring Program (Exhibit A-2). 2. Amended Resolution recommending City Council adopt the Resolution approving the General Plan Amendment to allow Mixed Use in the Primary Planning Area and to change the land use designation for the subject site to Mixed Use. 3. Amended Resolution recommending City Council adopt the Ordinance (Exhibit A) approving the Planned Development Rezone with related Stage 1 and Stage 2 Development Plan and project plans (Exhibit A- 1). 4. Amended Resolution recommending City Council adopt the Resolution approving Tentative Vesting Map 7437 and Site Development Permit for the entire site (with Public Work Standard Conditions attached as Exhibit A) 5. Staff Report - Planning Commission of April 13, 2004 RECOMMENDATION: 2. 3. 4. 5. 6. ° Hear Staff presentation. Open Public Hearing Take testimony from the Applicant and the public. Question Staff, Applicant and the public. Close the public hearing and deliberate. Adopt the amended Resolution (Attachment 1) recommending City Council adopt a Mitigated Negative Declaration and Mitigation Monitoring Program, and rescind previously approved Resolution No. 04-27 Adopt the amended Resolution (Attachment 2) recommending City Council approve General Plan Amendments and rescind previously approved Resolution No. 04-28 Adopt the amended Resolution (Attachment 3) recommending City Council approve an Ordinance (Exhibit A) approving a Planned COPIES TO: Applicant Property Owners PA file G:\PA#L2002\0.-063 Bancor Alcosta Site\PC\PC 5-11-04\PCSR 5-11-04.doc ITEM NO. . Development Rezone Stage 1 and 2 Development Plan and rescind previously approved Resolution No. 04-29 Adopt the amended Resolution (Attachment 4) recommending City Council approve Vesting Tentative Map and Site Development Review and rescind previously approved Resolution No. 04-30 PROJECT DESCRIPTION: Staff is currently processing two applications that include requests to amend the land use map from Retail/Office to a Mixed Use designation. One of those applications is the Bancor Properties San Ramon Village Plaza Project (PA#02-063) that the Planning Commission considered at its April 13, 2004 public hearing and recommended for approval to the City Council. A second project, also proposed by Bancor Properties, will be forwarded to the Planning Commission this summer and proposes a mixed use development at the former Pac N Save Site. A Mixed Use land use category currently exists on the land use map, but it is only permitted in the Downtown Core Specific Plan and West Dublin BART Specific Plan. Mixed Uses are also specifically encouraged in the Neighborhood Commercial and General Commercial Areas in the Eastern Dublin Specific Plan. However, there is presently no Mixed Use classification in the Primary Planning Area. Rather, there is a "Combination Classification" that allows both Medium High Density and Retail Office on one site. Staff has found this combination classification difficult to apply in practice and believes that it is appropriate at this time to include a Mixed Use land use classification in the General Plan. Mixed use projects typically include a mix of uses that can occur both horizontally and vertically on a site. Therefore, it is recommended that a Mixed Use category be added to the Primary Planning Area to allow mixed use development which can be accommodated on a site both horizontally as well as vertically. The Mixed Use classifications in the Downtown Core and West Dublin BART Specific Plans establish minimum and maximum Floor Area Ratio (FAR) and employee population densities. In the context of mixed use projects, this mechanism, as opposed to units per acre, is used to both encourage and control intensity of development. The existing Mixed Use Categories in the Downtown Core and Western BART Specific Plan Areas have a minimum FAR of .50 and maximum of 1.0. Because of their location, development is encouraged at high intensity to create more urban type developments. In the case of the Primary Planning Area, however, there will be sites where the adjacent uses are more suburban or at lower density and there is a need for transition in land use. In those areas development may be more appropriate a lower FAR. Therefore, it is recommended that a lower minimum FAR be applied to mixed uses in the Primary Planning Area. Additionally, in cases such as the San Ramon Village Plaza Site, the full conversion will likely take place over time due to long term leases of some of the existing tenants in the existing shopping center. In such cases, the FAR may not meet the minimum threshold, but the site is in transition to a mixed use. It is recommended that additional language be added to provide for such "phased" conversions to mixed use. The following text is recommended for the new Mixed Use category in General Plan Chapter 1.8.1 Land Use Classification. This text would follow the Public/Semi-Public/Open Space Category: "Mixed Use Mixed Use (FAR .30 to 1.00) employee density 200 -400 square feet per employee) Encourages the combination of medium to medium high density residential housing and at least one non- residential use, such as office or retail, included in this classification. Office or retail uses recommended are shopping center, stores, restaurants, business and professional offices, and entertainment facilities. An FAR of less than .30 is acceptable where existing tenancy conditions of site do not permit immediate conversion of the entire site but it is determined that the site in process of becoming a mixed use site. Given the timing of the two current applications for conversion to mixed use, staff feels that it is appropriate and timely to incorporate this new Mix Use category with the next available General Plan Amendment cycle. This will allow the new land use category to be applied to these applications, and provide for other future sites in the Primary Planning Area that might be consider for mixed use conversion. Therefore, the San Ramon Village Project is also being re-referred to the Planning Commission at this time to approve textual changes required to comply with the recommended new Mixed Use category. The proposed language will not result in any physical changes to the San Ramon Village Project that was reviewed by the Planning Commission on April 13, 2004. However, because of the proposed text amendment to add a new Mixed Use category, some conforming revisions to the previously approved resolutions for this project are required. The revised resolutions with the revisions highlighted are attached to this report. At the Planning Commission of April 11 th, at the request of one the Planning Commissioners, the Applicant agreed to wire all the Below Market Rate units for cable and internet access the same as the market rate units. A new Condition #64 has been added to conditions of approval of the Site Development Review, accordingly. In addition, as agreed upon by the Planning Commission, Condition #53 has been amended whereby the elimination of porches or decks would be considered a minor amendment of the permit and shall require approval by the Community Development Director, not the Planning Commission or City Council as originally stated. ENVIRONMENTAL REVIEW: Adoption of the Mixed Use land use classification is exempt from CEQA under the general exemption, Guidelines section 15061 (b)(3). Application of the Mixed Use classification to the Project was assessed in the Mitigated Negative Declaration. The Prqject as described in the Mitigated Negative Declaration consists of a mixed-use development, with retail office and medium high density residential uses. These uses are consistent with the proposed General Plan text amendment and no changes are proposed to the project as analyzed in the Mitigated Negative Declaration and Initial Study presented to the Planning Commission on April 13, 2004 CONCLUSION: No changes in project are being proposed for the San Ramon Village Site Project, other than textual changes to conform to the proposed new Mixed Use category in the General Plan. The Planning Commission is asked to approve the amended resolutions for the San Ramon Village Project and recommended General Plan Amendment change to add a new Mixed Use category in the Primary Planning Area of the General Plan. RECOMMENDATION: It is recommended that the Planning Commission: 1) Hear Staff presentation; 2) Open Public Hearing; 3) Take testimony from the Applicant and the public; 4) Question Staff, Applicant and the public; 5) Close the public hearing and deliberate; 6) Adopt the Amended Resolution (Attachment 1) recommending that City Council adopt a Mitigated Negative Declaration and Mitigation Monitoring Program; 7) Adopt the Amended Resolution (Attachment 2) recommending that City Council approve a General Plan Amendment to allow Mixed Use in the Primary Planning Area; 8) Adopt the Amended Resolution (Attachment 3) recommending that City Council approve an Ordinance (Exhibit A) approving a Planned Development (PD) Rezone/Stage 1 / Stage 2 Development Plan (with project plans attached as Exhibits Aol); and, 9) Adopt the Amended Resolution (Attachment 4) recommending that City Council approve the Vesting Tentative Map 7437 and the Site Development Review. GENERAL INFORMATION: APPLICANT: PROPERTY OWNERS: LOCATION: EXISTING ZONING: GENERAL PLAN DESIGNATIONS: PROPOSED ZONING; PROPOSED GENERAL PLAN DESIGNATION: ENVIRONMENTAL REVIEW: Bancor Properties. 1459 First Street Livermore, CA 94550 Contact: Michael Banducci Morey Greenstein, Trustee and Manager Oliver Properties 39159 Paseo Padre, Suite 315 Fremont, CA 94536 San Ramon Village Plaza - east on San Ramon Road., between Alcosta Boulevard and Bellina Street CN (Neighborhood Commercial Retail Office PD (Planned DistricO Mixed Use: (retail office/medium density residemial The potential environmental impacts of this project were addressed by the Mitigated Negative Declaration and Monitoring Program for PA02-063 (see discussion above).