HomeMy WebLinkAbout6.1 EneaPlazaRezoneReq
AGENDA STATEMENT
CITY COUNCIL MEETING DATE: June 22, 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. (This item
was continued from the City Council meeting of
June 8, 1987.)
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 Downtow~
Specific Plan
7 - Diagram 5 - Pedestrian Circulation Plan - Draft Dublin DO'Nntown
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 Comll1ission Meeting of May 4, 1987,
regarding PA 87-018
11 - Letter from Geoffrey Etnire requesting Continuance from June 8,
1987, Hearing
RECOilllENDATION: ~¥~ :
4
5
- Open public hearing and hear Staff
presentation.
- Take testimony from Applicant and the
public.
- Question Staff, Applicant and the public.
- Close public hearing and deliberate.
- Adopt Resolution regarding the Negative
Declaration of Environmental Significance
for PA 87-018 (Exhibit A).
6 - Adopt Resolution regarding the PD, Plannei
Development Rezoning request PA 87-018.
7 - Waive reading and introduce Ordinance
~~ending Zoning Ordinance (Exhibit C).
FINANCIAL STATEMENT:
The potential fiscal effect of the project -~
discussed elsewhere in this Report.
----- -- - -- -- --- -- --- --- -- ----- ------- --- --- - -------- ------------------ --- -----
ITEM NO. ~
COPIES TO: Applicant/Owner
File PA 87 -028
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-O, Administrative Office Distrist uses
and limited C-l, 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 "Nas 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 d.ef~_t:.h~__dedication until after a specific
plan line is.<:tdopted. It also serves to defer the physical improvements
-rnvoIVecTwfEh 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.
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L.
The
traffic.
mature.
street is needed to handle additional development and associated
The Applicant has indicated he feels the requirements are pre-
/.~~
/'
Staff ha~vmade rough estimates of the costs of the land and physical
improvements if the City were required to acquire and construct the new
street. The~ew street would have a cost ranging from 1.4 million to 1.9
million dollars. The Enea Plaza portion of the new street (330'+ of the
1,980'+ planned roadway) would range from $230,000.00 to $320,000.00. To the
west of the Enea Plaza site, a portion of the new street would affect the BART
property. The BART portion of the new street would range from $315,000.00 to
$435,000.00. BART has indicated a willingness to dedicate and construct their
portion of the new street as part of the BART Park and Ride Lot project.
If the City Council grants the Enea Plaza's request for relief from
their portion of the new street, a precedent may be set for the treatment of
future planning applications located in the area. The effect of this action
could be to shift some or all of the costs for the new street .to the City.
-2-
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.
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.
At the request of the Property Owner's legal counsel, the City Council
continued this item from the June 8, 1987, hearing to the June 22, 1987,
hearing.
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).
-3-
RESOLUTION NO. - 87
A RESOLUTION OF THE CITY COUNCIL
OF THE CITY OF DUBLIN
-- -- ---............... -- ---...... --... --- -- ------------- ----... ------------------------ ---------
ADOPTING A NEGATIVE DECLARATION OF ENVIRONMENTAL SIGNIFICANCE CONCERNING
PA 87-018, ENEA PLAZA PLANNED DEVELOPMENT REZONING APPLICATION
WHEREAS, Robert Enea, representing John & Sa1 Enea, filed an
application requesting the City rezone approximately 5.0 acres from PD, Planned
Development District (allowing C-O, 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, June 8, 1987, and June 22, 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
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 22nd day of June, 1987.
AYES:
NOES:
ABSENT:
Mayor
ATTEST:
City Clerk
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EXHIBIT A
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RESOLUTION NO. - 87
A RESOLUTION OF THE CITY COUNCIL
OF THE CITY OF DUBLIN
....... -- - -- --........ --....... ---... ---.......... ----...... --... --- --- --.......... --- --------.... -----... --.... ---...... -- ----....
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 & Sa1 Enea, filed an
application to rezone approximately 5.0 acres from a PD, Planned Development
District allowing CoO, Administrative Office District uses and a limited range
of compatible C-l, 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
WHEREAS, the Planning Commission did hold a series of public
hearings on said application concluding with a hearing on May 4, 1987, at which
time the Planning Commission adopted Resolution No. 87 - 029, recommending
approval of the PD, Planned Development Rezoning request for PA 87-018; and
WHEREAS, the City Council did hold public hearings on said request
on May 26, 1987, June 8, 1987, and June 22 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
prov~s~ons 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;
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;
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'Deve1opment District's development shall substantially
conform to materials from the City Council Staff Report dated May 8, 1987,
labeled Exhibit D, and Attachments 2 and 3, on file with the Dublin
Planning Department.
2) 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 ítems 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.
The Developer shall dedicate and fully improve the segment of the proPoS8ël
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.
5)
The
timing of this dedication and the improvements shall be as follow:
The~~ation of right-of-way shall be made within 60 days after a
s~cific plan line has been adopted by the City of Dublin for-th;
subject-road parallel to Dublin Boulevard (Amador Plaza Road to ~
Regional Street). J1. cr' ~~.<... tl......... ~L' <:-" L
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The improvements shall be constructed a.t_the-_..s.ame....time.--as..t-he'~
~ttt-U-1;'.ce. ..d.eY..elopmen.t.. of any portion of the s-outherly port1ön of the
·-p~1.~--wb1-ch_~lJi.s.. roa-Elis . proposed to pass, -or at such time
as the r-effl~i:~.1. ~rtnS' pr~posed streett is .t~ be ,co.nstruct. ed by G..-- ._ "-
others, wflie~eL ~s f~rst.· '- a.&V'~ ~ -t-L.. .....;'€)-\- e.O.A...,,-.H *'--,
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Prior to and as a further condition of this rezoning, the Developer
and the City shall enter into an agreement embodying the above
conditions and guaranteeing construction by the Developer of the
improvements mentioned herein.
a)
d)
These conditions shall be recorded in the Office of the Recorder or
Alameda County by the Developer.
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
Cool, Retail Business District of the City of Dublin Zoning Ordinance as
regards both land use restrictions and minimum/maximum development
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 Dovmtown Specific
Plan.
PASSED, APPROVED AND ADOPTED this 22nd day of June, 1987.
AYES:
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 AMADO~PLAZA ROAD AND DUBLIN BOULEVARD
---------------------------------------------------------------------------
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:
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 22nd
day of June, 1987, by the following votes:
AYES:
NOES:
ABSENT:
Mayor
ATTEST:
City Clerk
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A 'p AR'T OF THf
ZONING MAP
THE CiTY OF
DUBLIN
~ CITY OF
DUBLIN
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Cushman So Wakefield or Calirornia. Inc.
3470 Mt. Diablo Blvd., Suite 300
Lafayette, CA 94549
(415) 284-3600
RECe\VEC
FEB G 1987
DUWN P1.ANNtNG
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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 l:J.yout
approved under site plan develop men t review #P A 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.
~f-i,~~
Robert S. Enea
RSE/cs
Attachment
No \liðrrðnty or rt::pre:s~ntö:)tion. express or Implied. Is made: IS to the Accuracy 01 the' InformabOn contained herein.. and SAme .s submitted 5ubj.:ct to
errors. omissions. chdnge of price. rental or other condition~ withdri5Wðl without noüce. and to any special listing cond¡tions. Imposed by our prindp!li$.,
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Penni tted Uses
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Retail ccmnercial shopper goods establislments such as:
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a. General Merchandise Stores
b. Clothing Stores
c. Sboe Stores
d. Haœ Furnishings Stores
e. Borne Appliances/Music Stores
f. Hobby/special Interest Stores
g. Gifts/Specialty Stores
h. Jewelry and Cosnetic Stores
i. Haœ Improvement Centers
j . Drug Stores
k. Auto Parts Stores
and similar uses that offer canparison goods based on price and qualHy.
Eating and drinking establisb.rœnts including) but not limited to) the ioIlov1ing'
a. Restaurant
b. Cocktail Lounge
c. Donut Shop
d. Ice Cream Parlor
e. Sandwich Shop
f. Specialty Food
g. Delicatessen
h. Bakery
i. Candy or Nuts
j. Health Food
k. 'Wine and Che€se with on-sale liquor liœnseircm State of CaliforniCi.
Personal Service establisrn:ents including) but not limited to, the followl:Dg~
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Beauty Shop
Bar"ber Shop
Shoe Repair
Cle~er and Dryer
Laundry
Figure Salon
photographer
Fonnal 'Wear [Rental
Interior Decorator
Travel Agent
Key Shop .
Dressnaking , or Knitting Shop
Tailor Shop
Handcraft Shop .
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Office including, but not limited to, the following:
a.
b.
Optcmetrist
Medical and Dental
Legal
AccountiDg
Architect
Employment Agency
Real Estate
Other Administrative and Professional Office
c.
d.
e.
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Exhibit "A" continued
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Conditional Use
. Subject to approval of a Conditional Use Permit:
a. Cœmunity J religious and charitable institution facilities and uses.
b. Public facilities and uses.
c. Veterinary Office
d. Cœmercial recreation facility J other than a theater, if within a building.
e. Tavern
f. Recycling Centers, when operated in conjunction with a Penni tted Use on
the sazœ pranises.
g. In-patient and out-patient health facilities as licensed by the State
DepartIœnt of Health Services.
h. Grocery Stores
Prohibited Uses
All retail cœrœrcial uses defined as convenience stores, including:
a.
Liquor and Wine Stores
Drive-in and Drive-through Restaurants
Meat J Fish or Paul try Stores
Convenience Food Stores
b.
c.
d.
and other stores which sell food and other housebold goods for consumption
in a short t:ime. .
New and used vehicle sales and/or vehicle repair and service, service stéttions.
Residential uses.
Industrial uses.
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CITY OF VUBLIM
RECEIVED
FE8 G 1987
ENVIRONMENTAL A~~~T
(Pursucn~ to Public Resources Code Sedio~,21090 d sec.)
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PA No. <S ?-:-O/~
FDRM1 lÑTERlM
The state CEQA (California Environmental Quality Act) Guidelines
require the city to take an active role in pre?aring environ-
mental documents. This comprehensive Envi=OTh~ental Assessment
Form is designed to assist the City in prepar~ng a complete and
accurate environmental assess~ent in a ti~ely manner a~d in
conformance with the state CEQA Guidelir.es. The fo~ has three
sections: General Data, Exemption, and Init~al StudY. The
applicant is requested to com~lete Sec~io~ 1, Generai Data. The
planning Staff will prepare e~ther sectic~ 2, Exe~ption, or .
section 3, Initial study. Please type or ~ri~t legiblY in ink.
SECTION 1. GENERAL DATA - -.- to b~ ccr.:?le!:~d by the A?PLlCAHT
1. Name (if ony) and address of proiec:-:
Enea Plaza (corners of Dubli~ Blvd/ Amaàoi"
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2. Proposed use or property:
Retail Shopping Center
"4.
Neme, address, end J'elepr.ane of Ap?tic:::nt: Enea Enterprises
7450 Dublin Blvd. r.rt q4~hR J 828 ~~Ol
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Name, c... res:>, an Ie epncne o. c_r......c. persC:1 ~ It. C::::lï:on ro c?pl¡c::n~ or
o in5~ead or cp?licen~: . Robert Enea c/o Cushman &. Wakfield
3470 Mt. Diablo Blvd. Ste 300 , 1 ( faypttp Q;1C;;1C ~L284-JóC~!
A;tad~ed plans are 0 prèlirnincr¡ cr 0 fully ¿:'Iêlcµ1. ~ Pending building pennitt
. 3.
5.
6. Building aree: 42,000
sq.H.
7.
Sire area: apIDX 5
o sq.fr. ~r ~ ccres'. 8,
C..--:o.,...~ "'-"':nc'
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9. Maximum Buil9ing Height' 39
r:::l ..~ 0 L .
AX.! r.. cr s. ::r:es.
10.
Describe amount' of daily trdFic senerded by m:r..::e!'r t'J?~ c¡-:¿ time af ¿cy:
Normal .dæly traffic on Dublin Blvd
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lì.
Number of off-stre~t perking s¡::Gces provi¿e¿:~
12. Number or loading facilìties provide¿: possibly one
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Proposed devetopmen~ schedule: .beginning: ltarch 87 completion: Oct. 87
14.a. If residential: numb2r' of new 'units ; number of exis~ing units
bedrooms ; una sizes ;range of 0 scle pric:s or 0 ren~s
¿welling Osingle fcmilyO duplexD ~ul~iple.
14_b. If cómmercial: scope ot proied~ neighborhood, 0 ci;y, 0 regional
sates 'Crea 42,000 ~ 5'1_ ft. orD ac:e; ·estimated er.:?!cy;-;:~n~ p~r shiftúnk~~~.,.þo~::'3 Dr
o02ration Nonna 1 retail hours of operation
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¡number t:;f ;1¿Vl
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14.c. If industrial: m~teriols invol,:,ed
hoúrs of åperatian"
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, ......._.__ ''';- 0 men. per S Hr
14.d. If insti1'utioncl: maior funcHon
estimated oc:upancy
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, ... ..._.__ ;¡', I õ:1~n per snlr.
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; f10UíS or operctïon
. 15.
. D~sc:1be City permirs require'::: d Site. De.v¿lofMe....::- ~'.ri'{.'-V; 0 Va.';'o..,^c..~:; -
o ÀðW\i'l\ìstr~+i\le CcrJ.if\o~tÙ llS~ f.e.~~~1; rfi f?E(.tC\£s:;:~-Rc""(~Z!'11ì~;
o Flo..,^~ pe..\J€.topri\6\lj 0 Cci"Ctn1Dv\c'J USe.. f¿j-,vdïj 0 S\5 Y\ C!I\!~;
o o+he. Y"
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16. Oesc:ibe other pu~ I i::: c??rovcIs require¿:W ur.kncw:1¡ 0 !ce::t c;~nc:es¡ D regi~r.cl
agencies; 0 s~de cs~ncies¡ 0 fe¿~rcl csencìes; fer
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CERïlFlCA TiON
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1 hereby e~rt¡ry tOG. ...2 In,ortr.,..lIlon ~u......d..- b .rue C,..... <:......--. .0 ,,,- O_S. or my ::owle(:S~
d T f f· , . .. t,· E· , .¡ A L 1 1 r
and belief. 1 und~rs7cn tn:::;; tne H'\ClnSS Oi (liS nv¡ro:-.;';:;!::i,= Ss~s!¡;-,en, c?? Y on y:o ìr;~
pro¡'ed as described cbove.
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Sig:ì:::¡ture: ?:ì rt 1) x:f. )Z~C:>
Na:ne (prinr o~ type):
Dote:
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Robert Enea
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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 a~d 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 C-O, Administrative Office District uses and a limited
range of compatible C-l, 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 viII 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) 829-491ó.
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SIGNATURE:
Laurence L. Tong, Planning. Director
DATE:
LLT/XG/slh
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Development Services
P~G': Box 2340
, Dublin, CA 94568
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CITY OF DUBLIN
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({' PlanninglZonlng
u, Building & Safety
Engineerlng/Public W ori<.s
829-4916
:329-0822
329-4927
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Re. Planning Application I:
Da
PA 86- 1 Enea Commercial Project
Enea Bros. (Owners) Ralph Goodell (Applicant)
Site Development Review
Finance Control I:
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:
xx
Approved
Approved Subject to Conditions
Denied
Findings and Conditions of Approval are attached.
THIS ACITON 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 Buildin?
Department to obtain any necessary building permits prior to commencing th~ project. 0
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 Xevin Gailey, the Project
Planner, or me.'
~~
aurence L. Tong,
Planning Director
LLT/KJG/ao .
cc: File PA '86-071
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P A 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 i~
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.
1.
General architectural considerations as modified by the Conditions of
-App~oval, including the character, scale and quality of the design, the
architectural relationship with the site and other bui~dings, 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.
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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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The project is consistent with the policies contained in the City's
General Plan.
CONDITIONS OF APPROVAL
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Unless stated otherwise, all Conditions shall bé éomulied with prior to
issuance of buildin~ or ~radin~ permits arid shall be subiect to Plannin~
Department Review and approval.
GENERAL PROVISIONS
Development shall ge~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, Band 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, ~his 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 ~ontinue 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.
1.
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
IIcenter-linell 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 applièation.
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-I (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, lfu.dscaping 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-I (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, o~ 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 Deyeloper 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 C).
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
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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.
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Buildings A and B shall be incorporated into the project:
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A. A brick skin treatment shall be utilized for the north~rly 50 f~et 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.
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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).
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, 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 .J·oints use
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design elements typically occurring every 20 to 30 feet to add visual
interest and avoid long blank walls.
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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 dra~nage 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 5%).
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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. .
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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.
DEBRIS/DUST/CONSTRUCTION ACTIVITY
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 ?f th~ Ci~y Engineer a~d t~e Building'
OfficiaL
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17. The number, 'design,' placement and means of access of trash enclosures
shall be subject to review and approval by the Planning~irector 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~ Raised 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 permits, 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 of July 17, 1986 (see Attachment D),
regarding special requirements pertaining to 'this project.
EASEMENTS
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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 ~ccess·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.
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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.
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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.
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GRADING
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construction.
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Grading shall be completed in compliance with the'construction g~adi~g ,
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 Buildins Official). .' '
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24. Any grading on adjacent properties will.require approÝal.of those property
owners affected. Copies of sa~d approval shall be in Written form and
shall be furnished to the City Engineer4 .
25. Where soil 'or geologic conditions encountered in grading operations are
different from that anticipated in thé 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 tö 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 p~ans.
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 åf median ~nd paving) and
landscaping (if utilized) ~n 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 ~oad 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 mqvements.
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 apprQval 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.
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41. A minimum of one-half of the planters along the store front areas of
Buildings B 'and 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 appròved 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).
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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 HI 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 planting
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 10' strip
along the west property line at the southwest corner of proposed
Building B.
D. Landscaping shall be provided (lO-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 Band C, as generally depicted on the Staff
Stu~y dated August, 1986.
G. Additional tree planting shall be provided along the south side of
Building A (a minimum of 10 additional trees vithin the adjoining 40+
spaces parking area).
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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
~8. Exterior lighting shall be of a design and placement so as not to cause
glare onto adjoining properties or perimeter streets (inçluding I-680).
Lighting shall be provided for the pedestrian circulation system
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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
Planning Department and Dublin Police Services. Wall lighting around the
perimeter of the new buildings shall be supplied to provide "wash"
security lighting. The concrete base of all new light pole standards
shall be finished with an aggregate pebble finish, or equivalent, as
determined satisfactory by the Planning Director. Photometries shall be
submitted to the Planning Department for review and approval.
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SIGNAGE
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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.
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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
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.
. .
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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.
II
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
finished, safe, accessible, provided with all reasonable expected services
and amenities, and completely separated from remaining additional con-
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
improvements shall be installed in a timely and satisfactory manner. Any
approved Phasing Plan shall include, if determined necessary by the
Planning Director, written acknowledgements from project tenants of said
Phasing Plan.
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The Developer shall install new light standards and luminaries (or move
existing standards) of the design, spacing and locations approved by the
City Engineer.
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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 pr~ject 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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SAN RAMON ROAD
WIDENING
.SAN RAMON ROAD
'QFF-RAMP IMPR OVEMENTS
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CircùIation Improvements - Pb-~ .
DUBUN DOWNTOWN PLAN : . rr:1
DUBLIN, CALIFORNIA . . 9 'lOO ~ '~t U
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DU8LJN, CALIFORNIA ~~ ~>.'¡
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Diagram 5.
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CITY OF DUBLIN
M E M 0 R A N-D U M
Date:
April 13, 1987'
To:,
Senior Planner
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Subject:
City Engineer
Condition for Enea Rezoning (Revised)
From:
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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 build out of the downtown area in the draft
Dublin Downtown Specific Plan (including the buildout of tbis property). The ~ew
roadway is to run between Ämador P~aza Road in this project, ~estward to Regional
Street, and be located south of the retail complex currently under construction. The
exact location' and width will be determined by ~he Ci~y thro~gh further detailed
studies.
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The timing of this dedication and the improvements shall be as follows:
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specific
parallel
The dedication of right-of-way shall be made within 60 days after a
plan line has been adopted by the City' of Dublin for the subje~t road
to Dublin Boulevard (Amador Plaza~Road to Regional Street).
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2) The i~provements shall be constructed at the'same time as the future
development of åny 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 constructèd by others, whichever occurs first.
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.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.
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4) These conditions shall be recorded in the Office of the Recorder of
Alameda County by the Developer.
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CITY OF DUBLIN
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FLANNING COMMISSION
AGENDA STATEMENT/STAFF REPORT
Meeting Date: May 4, 1987
SUBJECT:
Planning Commission t
Planni7aff
P~ 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 meetin~s of April 6, 1987, and
April 20, 1987 :)
TO:
FROM:
GENERAL INFORMATION:
'-~
PROJECT:
A Planned Development Rezoning request to rezone
approximately 5.0~ acres from a F~. Planned Develop-
ment District (Alameda County Ordinance No. 81-26
for the l464th Zoning Unit, allowing Administrativa
Offices uses with limited, ancillary retail use) to
a new PD, Planned Development District which would
provide for a range of retail shopper, of~~ce,
personal service and financial uses. The reZoning
has been submitted in anticipation of construction
of a three-building - 42,OOO~ square foot single-
story retail còmplex approved under Site Developme~t
Review permit PA 86-071.
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APPLICANT:
Robert Enea
3470 Mt. Diablo Boulevard, Suite 300
Lafayette, CA 94549
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PROPERTY OWNER:
'Sal & John Enea
7450 Dublin Boulevard
Dublin, CA 94568
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LOCATION:
Southeast and southwest corners of the intersection
of Dublin Boulevard and Amador Plaza Road.
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ASSESSOR PARCEL NUMBER:
941-1500-38, -39 and portion -40
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PARCEL SIZE:
5.0 + acres
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GENERAL PLAN'
DESIGNATION:
CommercialjIndustrial . Retail/Office & Automotive
The General Plan shows a new street parallel to aDd
south of Dublin Boulevard connecting Regional
Street, Golden Gate Drive and Amador Plaza Road.
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. COPIES TO: Applicant
d , ~ ''''''''Aß'' - K'CH&' O·..m~r·· : ~.',~~ .
,: ITEM NO. 0 rr- \' . '. ,', .,f..~':t'~
j '5·f~87 . .. .: ,~.~~~.'
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t..,·,··........."...···...····.·r':..·'~':")....';.....\··,:I:..·,.~·.·,/...··I.'....·~I~t":·~t,¡·\·:I,~....""':: ..c...) etI'\TI ~ f ~ '{6f .1(('-· ..v
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EXISTING ZONING
AND LAND USE:
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The site is partially developed (movie theater
complex' at the eastern portion of the property) and
is currently ~eing developed with a new three
building - 42,OOO± square foot single-story retail
complex. The site is part of the Enea Plaza PD,
Planned Development District allowing C-O, Admini-
strative Office District uses and a limited range of
compatible C-l, Retail Business District uses. The
subj ect 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.
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SURROUNDING LAND USE
AND ZONING:
North: C-2, General Commercial District - Shamrock
Ford and Shamrock Chrysler Plymouth Auto
Dealerships .
So~th: PD, Planned Developmept District - vacant
remainder of Enea Plaza holding
East: ACFC & WCD - ~one 7 F,lood Control Channel
and 1-680 Freeway right-of-way
West: C-2, General Commercial District - Crown
Ghevrol~t Auto Dealership
,
7/29/63 - A Conditional Use Permit was issued for a
drive-in theater over the entire 22+ acre
E'nea Plaza holding':
A Parcel Map was approved to subdivide the
property into five parcels.
10/22/80 A Site Development Review was appròved by
Alameda County for the construction of six
office buildings at the end of Amador
Plaza Road (four were constructed).
ZONING HISTORY:
5/1/67 &
4/1/70
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5/3/79
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8/23/84
2/25/85
Conditional. Use Permits ,were approved
for an indoor theater at the northeast
<70rner of the propèrty.
Approval was granted by the Alameda County
Board of Supervisors rezoni~g the site
from C-2, General Commercial District to a
PD, Planned Development District (allowing
C-O, Administrative Office District uses
and allowing a racquetball ~lub,
gymnasium, restaurant and other C-l Retail
Business District uses that are determined
to be compatible with C-O uses (1464th
Zoning Unit).
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
the existing theater. This application
was found to be incomplete and no further
action was taken on the application
(PA 84-023).
The Dublin City Council denied a PD,
Planned Development District Rezoning
request to rezone the northerly 16.3 acres
of the Enea Plaza holding to a PD, Planned
Development District allowing C-l, Retail
Business District type uses (PA 84-040).
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9/25/86
The Dublin Flat. ¡g Director approved a
Site Development Review application from
the construction of a three-building
42,OOO± square foot single story retail
complex (PA 86-071).
APPLICABLE REGULATIONS:
A. ZONING ORDINANCE
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.
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Section 8-31.18 Minor Modifications of Land Use In Development Plans,
states, in part, that minor changes to the ap~roved m~ster plan may be
approved by the Planning Commission upon the securing of a Conditional Use
Permit.
B. DRAFT DUBLIN DOWNTOWN SPECIFIC PL~
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Tne Circulation and Parking Section of the Draft Specific Plan òutlines a
Vehicular Circulation Plan which identifies the following primary vehicular
circula~ion objectives:
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"1) Provide circulation improvements to accommodate rea~onable 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 šouth 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.
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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:
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"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
lighting, benches, and other pedestrian amenities.-
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One element of __.is network ties back to the pla1.__~d new street:
"The new Circulation Plan road connecting Regional Avenue
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and Amador Plaza Road will be designed to include a strong
landscaped pedestrian way along its length." .
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Table D of the Draft Plan outlines es~imated implementation costs for the
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 adj acent 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, màiled 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:
This item was initially scheduled to be heard'at the Planning Commission
meeting of April 6, 1987. Continuances were ~ecureda continuance to the
April 20, 1987, and the May 4, 1987, meetings: The;continuances were requested in
response to the proposed Condition of Approva~ requiring dedication and
construction of a segment of the proposed road running parallel to Dublin
Boulevard which will pass through the subj ect property. .\
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Subsequ~nt to the April 6, 1987, hearing, Staff met with the Applicant to
provide clarification of the proposed Condition of Approval dea~ing with the road
dedication an~ improvement.
As a result of that meeting, the City Engineer drafted a memorandum out-
lining revised language for proposed Condition #5 (see Attachment 8).
ANALYSIS:
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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-O, 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.
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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 holdin~'
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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 includina the
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area involved with the movie theater, would remain under the previously
established PD, Planned Development District designation.
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,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 dedi~ation and full improvement
for that portion of the planned new street linking Regional Street and Amador
Plaza Road, which bisects the southern portion of Assessor's Parcel Number 941-
1500-040.
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RECOMMENDATION:
FORMAT:
1)
2)
3)
4)
5)
Hear Staff presentation.
Open public hearing.
Hear Applicant and public presentations.
Close public hearing.
Consider and act on two Draft Resolutions:
1
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A.
Draft Resolution regarding the Negative Declaration of
Environmental Significance for
PA 87-018.
Draft Resolution regarding the PD, Planned Development
Rezoning request PA 87-018.
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B.
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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 Deveiopment Rezoning request
PA 87-018.
ATTACHMENTS:
2) Exhibit
,
.
3) Èxhibit
,
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) Èxhib it
1) Exhibit A: Draft Resolution Recómmending the City Counc~l adopt a
Negative Declaration'of Environmental Significance for PA
87-018. ~
B: Draft Resolution Recommending the :City Council approve
PD, Planned Development Rezoning ~equest PA 87-018.
C: Draft Ordinance for PA 87-018.
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D: PD, Planned Development District submittals.
Background Attachments:
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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
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SUB~EC~~':' . . . PA 87-041 Diamond Si~s/Vista Green
~' Conditional Use Permit request~
't(~; ~ 11960 Silvergate Drive. ",dfIY
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Mr. Tong advised ~~.~ this i tern was continued from the Ap,FÚ 6, ,1987, P1añning
Commission meeting.a~~the Applicant and Developer had ~o~~~mp1ied with a
Condition of ApprovaL!.-f??:", a ..previous Direct~ona1 :rra;c..,9S~gn·· application. He
indicated that the App1ic~nt was requesting the.~o~ission to continue this x~.~
item until the May 18,. 1987,:::~eeting as they we:.e~~sfill unable to comply witg _
the condition which prohibite~~.,~rection of ~h~..?roposed sign until the Vista .
Green Development received appro~al for a T¢mporary Sales Office and Model
Home Complex. '~:~~ ; .:~!g- j -:: -- r' I .
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Cm. Raley opened the publichearing~~§J~rovide an~one in the audien~e an
opportunity. to speak in reg~rds to.~his,~~",~em. .~e Repre~entative, Paula _
Fortier, was present but did not·ftesire to?address the Commission. There
were 'no co~ents from the au~~~~~. :., I, ..
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On motion by Cm. Pett::y;yseconded by Cm. Burnham, an~),'þy a unanimous vote, this
item was continued ,~,til the May 18, 1987. hearing..::.~~
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SUBJECT:
PA 87-018 Enea Plaza - PD, Planned
Development Rezoning request.
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;:~¡ Mr.' Gailey r~viewed the propôsed site plan and stated that the' proposal ~~~ld
:~! provide greater tenant occupant flexibility. He said the four categories. '.
?: proposed by. the Applicant (retail shopper, office, personal service .and
~I financial us~s) are similar to those approved for the Town & Country Shopping
~j! 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 incoiporatedas part of the PD. Planned Development District General
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,;'1 Provisions. .:
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.~I Mr:' Gailey noted that the subject request w¡s 'continued from two previous
11 Planning Commission meetings as the Applicant had expressed concern regarding
. 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
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._~ Regular Meeting '.' '. PCM-7-84',' ';'..:\; ~ ....\;;>.'..::<.;...-..,'...;. May 4 1987
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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 ûses with
limited, anc~llary retail use, to a~ew 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. . .
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Plan. He advised that Staff and the Applicant had 'met several times in order
to insure a clear understanding þetween 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'~ recommendati?n as outlined in Condition
#5. . ~
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Mr. Gailey stated that Staff recommended the Planning Co~ission adopt thé
proposed Draft Resolutions: Exhibit A, recommending the~City Council adopt a
Negative Declaration of Environmental Sign~ficanqe for P~ 87-018, and Exhibit
B, recommending the City Council appr~ve a'PD, ~lanned Dêvelopment Rezoning _ '
request for PA 87-018.
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Mr. Gailey advised that the proposed roadwáy ref~rred to in Condition #5 would
extend slightly off-site of the sUbjec,t shópping-:' centëi- .-' He explained that as
Staff believed it would be timely and appropriat~ to require the Applicant to
make the dedication for a section of the roadway; although it is not
anticipated that the roadway would be ~mmediately developed. ~
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Robert Eneæ, Applicant, 3470 Mt. Diablo Boulevard, Suiter 300, Lafayette,
indicated that he thought it would ,be ~nappropriate to requi~e dedication of
the subject roadway +n conjunction with approval o~ the , proposed rèquest. 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
already been approved by the City. He advised the Commissioners that the
Owner had dedicated tþree portions of property to the City since 1968.
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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 Committée 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 re~ordation of the dedication.wi~hout the actual ~ligTIment 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.
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Mr. Tong indicated that Condition #5 was drafted following 'a meeting between
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",
l'CM-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 ~~aring.
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Cm. Petty stated he concurred with Staff's:reco~~ndatioþ as presented in
Condition #5.
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Cm. Burnham stated that he thought the req~irement,outlined in Condition #5
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was premature.
,
Cm. Mack, Cm. Barnes, and Cm. Raley agreed'with Staff's
Condition #5 be retained.
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recommendation that
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On motion by Cm. Barnes, seconded by 'C~.. Buniliam; and by; a unanimoús vote, a
Resolution ~as approved recommending t~e City Co~cil adopt ~ Negative
Declarationt of Envir9nmental Significance concerning FA_~7-018.
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
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
recommending the City Council establish Findings and General Provisions for a
PD, Planned Development Rezoning concerning FA 87-018.
RESOLUTION NO. 87 - 029
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:
* * * *
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PA 87~054 Diamond Si~s"Inc./Gregory
Groûp'Directional Tract Si~s
~Conditional Use Permit.
Gm. Raley opened the public,he~E~~~~and called for the Staff Report.
Mr. ~ailey advised that the AJR~}ican~~ad submitted a Conditional Ues Permit
request to establish two Di~~~tional "'~r~ct Signs for the l45-unit Gregory
Group - Ridgecreek projec¡~(Village VI~~~he Villages at Alamo Creek
Project). He reviewed the~roposed location of the signs as indicated in the
~. ~~
May 4, 1987, Staff Rep~pt, and stated that,thJ proposed locations appear
, appropriate and fun~~Jonal for the use desire~Mr. Gailey indicated that
Staff recommended!~e Planning Commission adopt~a~Resolution approving the
Conditional Use ~~rmit application. ~,
Regular Meeting
PCM-7-86 ',:.
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May 4, 1987.
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SMITH, ETNIRE, POLSON & SCOTT
A ""orCSS'OHAL LAW CO""OfllA"ON
LAWRENCE G. SMITH
GEOFF'REY ,J, ETNIRE
EDWARD W, POLSON
G, ,JUDSON SCOTT, ,JR,
JAMES ,J, PHILLIPS
STONeR/oce CORPORATE: PI.AZA
el~o STONER'OCE MA\,l. ROAO, SUITE 500
PLEASANTON. CALIFORNIA 94~ee-a097
1~15 ~e3-3eoo
NOAH SHERMAN
CLAUDIA W. MONTANTE
PAUL S, BUNT
STEVEN H. LAVE
.JIM W. COX
.JOHN CLIf"TON ELSTEAD
June 5, 1987
REC[;IYED
JUN 5 1987
Mr. Richard Ambròse
City Manager
City of Dublin
6500 Dublin Boulevard, suite 101
Dublin, California 94568
err: 0;: DUr.L~n
Re: PA 87-018 Enea Plaza
REC.EIVEP'
JUN 5 1987
DUEUN FLANN!NO
Dear Mr. Ambrose:
I have been retained by the owners of Enea Plaza, Sal Enea
and John Enea, to represent them with regard to land use and
planning issues concerning their property. Pursuant to their
specific instructions, I will serve as the official spokesperson
for them on these issues. Any previous specifications of contact
persons has been rescinded by them.
On behalf of the owners of the property, I wish to formally
request a continuance of the public hearing presently scheduled
for June 8, 1987. Having been retained on June 3, 1987, I need
additional time to review the property and existing
documentation. I would hope to also have the opportunity to
speak with you and the Planning Department staff with regard to
the position of the City. It remains my hope that the owners and
the City can come to an accord in advance of the hearing~
I understand that concern has been expressed about the
number of continuances of this matter. The Eneas are very
anxious to have this, matter resolved and have reluctantly asked
for this continuance only to allow me, a new consultant, a very
brief period of time to come up to speed. I have been authorized
to indicate to you that the Eneas will not ask for another
continuance to study this situation.
Mr. John Enea and Mr. Sal Enea, through his attorney-in-
fact, have indicated confirmation and approval of the contents of
this letter by signing below.
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A IT ACHMENT 11.
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Richard Ambrose
City Manager
City of Dublin
Page 2
June 5, 1987
Thank you
look forward to
very much for
looking with you
your time
and Mr.
and your cooperation.
Tong.
I
Sincerely,
SMITH, ETNIRE, 'POLSON & SCOTT
A Professional Law Corporation
GJE/pap
Date:
tIs /e I
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t;.ô-
JOHN ¡ENEA p.tfj ~
ittfl~"
SAt ENEA v ~
By Robert S. Enea,
His Attorney-In-Fact
Date:
G /!J-/O '1
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