HomeMy WebLinkAboutReso 126-19 Amending the General Plan & Downtown Dublin Specific Plan to Allow an Increase the Allowable Commercial Floor Area Ratio, Combine New Residential Dwelling Unit Allocation into 1 Pool & Amend Parking Standards for Village Pkwy PLPA-2019-00036RESOLUTION NO. 126 -19
A RESOLUTION OF THE CITY COUNCIL
OF THE CITY OF DUBLIN
************
AMENDING THE GENERAL PLAN AND DOWNTOWN DUBLIN SPECIFIC PLAN TO ALLOW
AN INCREASE THE ALLOWABLE COMMERCIAL FLOOR AREA RATIO IN THE TRANSIT -
ORIENTED AND RETAIL DISTRICTS, COMBINE NEW RESIDENTIAL DWELLING UNIT
ALLOCATION INTO ONE POOL FOR ALL THREE DISTRICTS AND AMEND THE PARKING
STANDARDS FOR THE VILLAGE PARKWAY AND TRANSIT -ORIENTED DISTRICTS
PLPA-2019-00036
WHEREAS, the Downtown Dublin Specific Plan (DDSP) project area is located in the
southwestern portion of the City and is approximately 284 acres in size. The project area is
generally bound by Village Parkway to the east, Interstate 580 to the south, San Ramon Road to
the west, and Amador Valley Boulevard to the north; and
WHEREAS, on February 1, 2011, the Dublin City Council adopted Resolution No. 09-11
approving the DDSP and associated implementation actions. At the same time, the City Council
adopted Resolution No. 08-11 certifying the Downtown Dublin Specific Plan Environmental Impact
Report (SCH# 2010022005, incorporated herein by reference). The DDSP Environmental Impact
Report evaluated the potential impacts associated with intensifying development in the 284-acre
Downtown Dublin area to accommodate additional residential and non-residential uses; and
WHEREAS, on May 6, 2014, City Council adopted an amendment to the DDSP to increase
the number of residential units permitted in Downtown Dublin by 1,200 and decrease the amount
of commercial square footage permitted by 773,000 square feet, to create minimum density
thresholds for the Transit -Oriented and Retail Districts, to restrict residential development west of
San Ramon Road in the Retail District, and including other minor amendments (Resolution No.
49-14); and
WHEREAS, since the adoption of the DDSP in February 2011, City Staff have been
working to implement the goals and policies of both the DDSP and the subsequent
recommendations of the two Urban Land Institute (ULI) Technical Assistance Panel (TAP) reports
from July 2011 and April 2018; and
WHEREAS, the proposed project focuses on implementing the ULI TAP recommendations
and guiding principles of the DDSP, which includes an amendment to the General Plan and
Downtown Dublin Specific Plan to allow an increase in the allowable commercial floor area ratio
in the Transit -Oriented and Retail Districts, combine new residential dwelling unit allocation into
one pool for all three districts, and amend the parking standards in the Village Parkway and
Transit -Oriented Districts, hereafter referred to as the "2019 DDSP Amendment" or the "Project;"
and
WHEREAS, consistent with section 65352.3 of the California Government Code, the City
obtained a contact list of local Native American tribes from the Native American Heritage
Commission and notified the tribes on the contact list of the opportunity to consult with the City on
the proposed General Plan Amendment. None of the contacted tribes requested a consultation
Reso No. 126-19, Adopted 12/03/19, Item No. 6.1 Page 1 of 7
within the 90-day statutory consultation period and no further action is required under section
65352.3; and
WHEREAS, the California Environmental Quality Act (CEQA), together with the State
guidelines and City of Dublin CEQA Guidelines and Procedures require that certain projects be
reviewed for environmental impacts and that environmental documents be prepared; and
WHEREAS, pursuant to CEQA Guidelines Section 15164, an Addendum, dated October
31, 2019, incorporated herein by reference, was prepared, which describes the 2019 DDSP
Amendment and its relation to the analysis in the DDSP EIR; and
WHEREAS, the Planning Commission held a properly noticed public hearing on the
Project, including the proposed General Plan and Downtown Dublin Specific Plan Amendments,
on November 12, 2019, at which time all interested parties had the opportunity to be heard; and
WHEREAS, on November 12, 2019, the Planning Commission adopted Resolution No. 19-
12 recommending that the City Council amend the General Plan and DDSP to allow an increase
in the allowable commercial floor area ratio in the Transit -Oriented and Retail Districts, combine
new residential dwelling unit allocation into one pool for all three districts, and amend the parking
standards in the Village Parkway and Transit -Oriented Districts, and including other minor
amendments, which Resolution is incorporated herein by reference and available for review at
City Hall during normal business hours; and
WHEREAS, a Staff Report, dated December 3, 2019, and incorporated herein by
reference, described and analyzed the 2019 DDSP Amendment, including the associated General
Plan Amendment and CEQA Addendum, for the City Council; and
WHEREAS, the City Council held a properly noticed public hearing on the 2019 DDSP
Amendment, including the associated General Plan Amendment, on December 3, 2019, at which
time all interested parties had the opportunity to be heard; and
WHEREAS, the City Council considered the DDSP EIR and CEQA Addendum, all above -
referenced reports, recommendations, and testimony to evaluate the Project.
NOW, THEREFORE, BE IT RESOLVED that the foregoing recitals are true and correct
and made a part of this resolution.
BE IT FURTHER RESOLVED that the City Council finds that the General Plan
amendments, as set forth below, are in the public interest and that the General Plan as amended
will remain internally consistent.
BE IT FURTHER RESOLVED that the City Council hereby approves the following
amendments to the General Plan:
Table 2.1 shall be revised as follows: (Only the section of the table related to the DDSP area is
shown here. All other sections of Table 2.1 remain the same):
Reso No. 126-19, Adopted 12/03/19, Item No. 6.1 Page 2 of 7
Tahla 9 9 I onel I lava navalnnmant Pntantial- Primary Plannina Area
Downtown
Dublin -
Acres
Dwelling
Dwelling
Persons/Dwelling
Population
Specific Plan
Units/acre
Units
Unit
Area
Downtown
230.2
6.1-25.1+
2,500
2.7
6,750
Dublin
Dow"t0wW
Dublin
Maximum
Maximum
Square
Plan
Acres
Floor Area
P al
�Jobs
Feetiemploy
Ratio (Gross)
Square Feet4
Area
Village
Parkway
32.9
.35
.50
200-450
1,115-2,508
District
Retail District
113.1
2.0
9.94
200-450
6,139-13,814
Transit -
Oriented
84.2
2.5
9.24
200-450
8,492-19,108
District
Total:
230.2
19.6
4 Maximum Development Potential in the Ketail ana I ranslt-urlentea ulstncis were muunwu uy uic e-W IY
Downtown Dublin Specific Plan Amendment (City Council Resolution No. 49-14)
BE IT FURTHER RESOLVED that the City Council hereby approves the following
amendments to the Downtown Dublin Specific Plan:
Table 3-3 shall be revised as follows:
Table 3-3: Base and Maximum FAR Per District
0.35 2.0
0.50 2.5
0.35 0.35
Table 3-3 shall be revised as follows:
Table 3-3: Net New Development
543,850
1,622,960
(+150 hotel rooms)
2,500
20,730
2,262,640
(includes 150 hotel rooms)
Notes Includes projects that have been approved, but not yet
constructed
22 units/net acre
30 units/net acres
No minimum
Reso No. 126-19, Adopted 12/03/19, Item No. 6.1 Page 3 of 7
Table 3-4 shall be revised as follows:
Table 34: Net New Development
543,850 22 units/net acre
1,622,960 30 units/net
(+150 hotel acres
rooms)
20,730 2,600 No minimum
2,262,540
• (includes 150
hotel rooms)
Notes Includes projects that have been approved, but not yet
constructed
Table 6-1 shall be revised as follows:
Table 6-1: Development Pool
175,170
1,145,050
(+150 hotel
rooms)
0
2,500
Page 57 Section 4.1 Retail District Development Standards, 1 Floor Area Ratio (FAR) shall
be revised as follows:
0.35 base
2.0 max (required participation in the development density pool, an agreement with the
City, and provision of a community benefit in compliance with the Community Benefit
Program)'
Reso No. 126-19, Adopted 12/03/19, Item No. 6.1 Page 4 of 7
Page 64 Section 4.2 Transit Oriented District Development Standards, 6 Parking
Requirements shall be revised as follows:
1.5 spaces (covered or uncovered) per residential unit. Guest parking should also
be provided up to 15% of the total parking amount. Additional parking for residential
units does not require additional amenities discussed in 1: Surface Parking, above
No parking requirement for outdoor dining areas.
Excessive surface parking is strongly discouraged. If parking exceeds the minimum
standard (see row 6) by 10 percent or more, at least one of the following measures
shall be incorporated into the surface parking area:
■ Increase the number of shade trees provided to a ratio of 1 tree per 3 parking
spaces;
• Divide surface parking areas into at least 2 smaller parking lots divided by a
landscaped planter that is at least 10 feet in width (these parking areas may be
connected by drive aisles); or
■ Provide a double row of trees (with shrubs and groundcovers surrounding
them) between the sidewalk and surface parking area (where parking lots are
permitted near sidewalks).
Hotel parking is .85 spaces per room. For hotels with assembly space greater than
10,000 square feet, additional parking may be required.
Office parking is 2.5 spaces per 1,000 square feet of gross floor area.
All other uses shall provide parking per the Dublin Zoning Ordinance.
Page 66 Section 4.2 Transit Oriented District Development Standards,
/GAR\ chcll ho roviccrl cc fnllnwc-
Floor Area Ratio
0.50 base
2.5 max (required participation in the development density pool, an agreement with the
City, and provision of a community benefit in compliance with the Community Benefit
Program)'
Reso No. 126-19, Adopted 12/03/19, Item No. 6.1 Page 5 of 7
Page 73 Section 4.3 Village Parkway District Development Standards, 6 Parking
Standards shall be revised as follows:
Per the requirements in Chapter 8.76: Off -Street Parking and Loading
Requirements in the Zoning Ordinance.
No parking requirement for outdoor dining areas.
No parking requirement for commercial uses occupying existing buildings
New commercial buildings are required to provide parking spaces at the rate of
1 space per 300 square feet of gross building area, regardless of the future
commercial use of the building.
Excessive surface parking is strongly discouraged. If parking exceeds the
minimum standard (see row 6) by at least 10 percent, at least one of the
following measures shall be incorporated into the surface parking area:
■ Increase the number of shade trees provided to a ratio of 1 tree per 3
parking spaces;
■ Divide surface parking areas into at least 2 smaller parking lots divided by a
landscaped planter that is at least 10 feet in width (these parking areas may
be connected by drive aisles); or
■ Provide a double row of trees (with shrubs and groundcovers surrounding
them) between the sidewalk and surface parking area (where parking lots
are permitted near sidewalks).
Uses proposing to occupy existing buildings are not required to provide a
prescribed number of parking spaces for any commercial use that is permitted
or conditionally permitted in the Downtown Dublin Zoning District. New buildings
that are proposed to be constructed are required to provide parking spaces at
the rate of 1 space per 300 square feet of gross building area, regardless of the
future commercial use of the building. All on -site parking spaces within the
Village Parkway District shall be considered "required parking" unless otherwise
determined by the Community Development Director.
All other uses shall provide parking per the Dublin Zoning Ordinance.
All on -site parking spaces shall be considered "required parking" for the
purposes of administering Chapter 8.76 of the Dublin Zoning Ordinance unless
otherwise determined by the Community Development Director.
Reso No. 126-19, Adopted 12/03/19, Item No. 6.1 Page 6 of 7
vote:
PASSED, APPROVED AND ADOPTED this 3rd day of December, 2019, by the following
AYES: Councilmembers Goel, Hernandez, Josey, Kumagai and Mayor Haubert
NOES: None
ABSENT: None
ABSTAIN: None
Mayor
ATTEST:
I
City Clerk
Reso No. 126-19, Adopted 12/03/19, Item No. 6.1 Page 7 of 7
RESOLUTION NO. 19-12
A RESOLUTION OF THE PLANNING COMMISSION
OF THE CITY OF DUBLIN
RECOMMENDING THAT THE CITY COUNCIL AMEND THE GENERAL PLAN AND
DOWNTOWN DUBLIN SPECIFIC PLAN TO ALLOW AN INCREASE OF THE ALLOWABLE
COMMERCIAL FLOOR AREA RATIO IN THE TRANIT-ORIENTED AND RETAIL DISTRICTS,
COMBINE NEW RESIDENTIAL DWELLING UNIT ALLOCATION INTO ONE POOL FOR ALL
THREE DISTRICTS AND AMEND THE PARKING STANDARDS FOR THE VILLAGE
PARKWAY AND TRANSIT -ORIENTED DISTRICTS
PLPA-2019-00036
WHEREAS, the Downtown Dublin Specific Plan (DDSP) project area is located in the
southwestern portion of the City and is approximately 284 acres in size. The project area is
generally bound by Village Parkway to the east, Interstate 580 to the south, San Ramon Road to
the west, and Amador Valley Boulevard to the north; and
WHEREAS, on February 1, 2011, the Dublin City Council adopted Resolution No. 09-11
approving the DDSP and associated implementation actions. At the same time, the City Council
adopted Resolution No. 08-11 certifying the Downtown Dublin Specific Plan Environmental
Impact Report (SCH# 2010022005, incorporated herein by reference). The DDSP
Environmental Impact Report evaluated the potential impacts associated with intensifying
development in the 284-acre Downtown Dublin area to accommodate additional residential and
non-residential uses; and
WHEREAS, on May 6, 2014, City Council adopted an amendment to the DDSP to
increase the number of residential units permitted in Downtown Dublin by 1,200 and decrease
the amount of commercial square footage permitted by 773,000 square feet, to create minimum
density thresholds for the Transit -Oriented and Retail Districts, to restrict residential
development west of San Ramon Road in the Retail District, and including other minor
amendments (Resolution No. 49-14); and
WHEREAS, since the adoption of the DDSP in February 2011, City Staff have been
working to implement the goals and policies of both the DDSP and the subsequent
recommendations of the two Urban Land Institute (ULI) Technical Assistance Panel (TAP)
reports from July 2011 and April 2018; and
WHEREAS, the proposed project focuses on implementing the ULI TAP
recommendations and guiding principles of the DDSP, which includes amendments to the
General Plan and DDSP to allow an increase in the allowable commercial floor area ratio in the
Transit -Oriented and Retail Districts, combine new residential dwelling unit allocation into one
pool for all three districts, and amend the parking standards in the Village Parkway and Transit -
Oriented Districts, hereafter referred to as the "2019 DDSP Amendment" or the "Project;" and
WHEREAS, the California Environmental Quality Act (CEQA), together with the State
guidelines and City of Dublin CEQA Guidelines and Procedures require that certain projects be
reviewed for environmental impacts and that environmental documents be prepared; and
WHEREAS, pursuant to CEQA Guidelines Section 15164, an Addendum, dated October
31, 2019, incorporated herein by reference, was prepared, which describes the 2019 DDSP
Amendment and its relation to the analysis in the DDSP EIR; and
WHEREAS, a Staff Report, dated November 12, 2019, and incorporated herein by
reference, described and analyzed the 2019 DDSP Amendment, including the associated
General Plan Amendment and CEQA Addendum, for the Planning Commission; and
WHEREAS, the Planning Commission held a properly noticed public hearing on the
Project, including the proposed General Plan Amendment, on November 12, 2019, at which
time all interested parties had the opportunity to be heard; and
WHEREAS, the Planning Commission considered the DDSP EIR and CEQA Addendum,
all above -referenced reports, recommendations, and testimony to evaluate the Project.
NOW, THEREFORE, BE IT RESOLVED that the foregoing recitals are true and correct
and made a part of this resolution.
BE IT FURTHER RESOLVED that the Planning Commission recommends that the City
Council approve amendments to the General Plan and Downtown Dublin Specific Plan based
on findings that the amended Specific Plan will continue to be consistent with the Dublin
General Plan, as amended.
PASSED, APPROVED AND ADOPTED this 12th day of November 2019 by the following
vote:
AYES: Thalblum, Kothari, Wright, Benson, Mittan
NOES:
ABSENT:
ABSTAIN:
ATTEST:
Assi tant Community Development Director
ing Com Ossion Chairperson
2