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HomeMy WebLinkAboutItem 6.1 San Ramon Rd SP Public Storage (2) AGENDA STATEMENT CITY COUNCIL MEETING DATE: January 8, 1990 SUBJECT: PA 89-077 Public Storage Inc. San Ramon Road Specific Plan Amendment Study (Area 3B) REPORT PREPARED BY: John Donahoe, Project Planner EXHIBITS ATTACHED: Exhibit A: Resolution to Adopt a Negative Declaration of Environmental Significance Exhibit B: Resolution to amend the San Ramon Road Specific Plan Attachment 1: Excerpts from the San Ramon Road Specific Plan RECOMMENDATION: 1) Open public hearing J 2) Receive Staff presentation (" 3) Take testimony from Applicant and the public t 4) Question Staff, Applicant, and the public 5) Close public hearing 6) City Council deliberation 7) Adopt resolution of Negative Declaration of Environmental Significance 7) Adopt resolution to amend the San Ramon Road Specific Plan FINANCIAL STATEMENT: The project will have a negligible fiscal effect on the City. DESCRIPTION: I. BACKGROUND: The San Ramon Road Specific Plan was adopted in 1983 and established guidelines regarding the land use, development regulations, and circulation system for a 40+ acre area north of Dublin Boulevard west of San Ramon Road, and south of Silvergate Drive. The Plan was prepared in response to the perceived need for specific development guidelines in an area where property ------------------------------------------------------------------------------ COPIES TO: Applicant Owner ITEM NO. PA 89-077 -1- ownership was fragmented into small holdings and which faced access and internal circulation problems. The generalized development mandates for the areas as applied by the Dublin City Council included: - Alleviate special access problems by designing future road locations and access requirements - Encourage larger scale, integrated development - Require coordinated development among multiple property owners The 1.45 acre Moret property is located at the northern limit of the 13.0+ acre parcel and is identified by the Specific Plan as "Area 3B11 . Area 3B (a sub-area of Area 3) was created through a previous Specific Plan Amendment (City Council Resolution 102-86) . Area 3B is not viewed as having a high potential for the development of retail shopper stores. The property size, configuration and proximity to adjacent residential development, Martin Canyon Creek, and an active earthquake fault serve to restrict the site's potential for retail commercial use. In light of this, Area 3B was established to permit occupancy by office, financial institution, and personal service uses subject to the limitation that 50% of the total gross floor area of any development can be for retail shopper and eating and drinking establishments. II. SURROUNDING DEVELOPMENT ACTIVITY The subject property occupies the northern most portion of the Specific Plan area and abuts Martin Canyon Creek along the length of its northerly boundary. The 13.0+ acres which make up Area 3 have been bisected by the development of Amador Valley Court, which was developed in conjunction with the 4.35+ acre, 52,000+ square foot Dublin Town & County Shopping Center. The Hayward Fishery Restaurant is located immediately south of the project. The restaurant building lies immediately west of the existing earthquake fault, with parking in both the front and rear of the parcel. Mape Park, a City maintained park, lies to the west or rear of the project site. Use of the park is limited to daylight hours. Martin Canyon Creek separates the project site from the park as well as residential condominium units to the north. III. APPLICANT'S REQUEST The Applicant has requested the amendment of the San Ramon Road Specific Plan to allow a retail shopping facility on the front portion of the property facing San Ramon Road and locate a self-storage facility on the rear portion of the property. The amendment, as requested by the Applicants, is to modify Area 3B of the Specific Plan as follows: Amend the "Personal Service" section of Permitted Uses section of Area 3B to include "self-storage facility" . Without the amendment, ' a self-storage facility would not be permitted in the Specific Plan area. The Dublin Zoning Ordinance would typically allow a self-storage facility as one of two options: 2 - 1. "Storage of household goods" are permitted in the C-2 General Commercial District. 2. "Storage use" is a permitted use in M-1, Light Industrial Districts. The San Ramon Road Specific Plan does not permit or conditionally permit storage facilities in Area 3B. The San Ramon Road Specific Plan was originally prepared in order to provide specific development guidelines within plan boundaries. As stated previously, Area 3B, (also known as the Moret property) , has several factors which have served to limit potential development of the site. These factors are as follows: 1. Irregular Shape of Property The Moret property has a triangular shape, which typically leads to inefficient project designs. In general, it is difficult to create efficient traffic circulation pattern and/or design buildings to conform to the site without leaving wasted area within the site. 2. Location of Earthquake Fault Running Across the' Project Site As shown on the Applicant's plans, a segment of an earthquake fault runs through the project site approximately 150 feet west of San Ramon Road, and this project falls under the design criteria established under the Alquist- Priolo Special Studies Zone, requiring a building setback of 50 feet from the identified fault line. 3. Martin Creek Corridor Area 3B is bordered on the north by Martin Canyon Creek corridor. The creek corridor provides a natural buffer strip between potential commercial uses on the Moret property and residential units to the north, as well as providing definition and uniqueness to the area. The San Ramon Road Specific Plan calls for the existing vegetation within the Martin Canyon Creek corridor to be left undisturbed, as well as retaining as many as possible of the existing mauture trees located within Area 3B. The combination of these factors have resulted in reducing the project site's development potential. As a result, Area 3B has been subject to several previous amendments to the San Ramon Road Specific Plan, all with the intent to facilitate development of the site. A self-storage facility in concert with retail uses can assist in the development of the site in the following manner: a. The area from San Ramon Road to the earthquake fault setback can accommodate a limited amount of retail square footage. This area has high visability from San Ramon Road, but would not permit enough retail space to be constructed to economically support development of the entire site. 3 - b. A self-storage facility located on the rear portion of the site would not require high visability that other retail/commercial uses would require to be successful. In addition, a self-storage facility can be designed to accommodate the rear triangular portion of the site that would typically discourage other commercial uses. Staff can support the proposed amendment based on the following conclusions: 1) A self-storage facility is consistent with the "Personal Services" designation within Area 3B of the San Ramon Road Specific Plan. 2) The use can be designed to be compatible with the immediate environment of the site. 3) The use creates a harmonious transition from commercial/retail uses along San Ramon Road to residential uses to the west. IV. PLANNING COMMISSION ACTION At its December 18, 1989 meeting, the Dublin Planning Commission held a public hearing to discuss the subject item. Present at the public hearing were representatives of the Applicant, Public Storage Inc. , as well as the property owner, Mr. Roy Moret. No one else spoke during the public hearing. The Planning Commission voted unanimously to approve the requested amendment to the Specific Plan. The Planning Commission did, however, continue the Site Development Review request in order to resolve some site related issues. (These issues are unrelated to the amendment of the Specific Plan) . V. RECOMMENDATION: Staff recommends that the City Council receive public input and adopt a) the draft Resolution of Negative Declaration of Environmental Significance and, b) the draft Resolution to amend the San Ramon Road Specific Plan. 4 - RESOLUTION NO. 90 - A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF DUBLIN ------------------------------------------------------------------------------ ADOPTING A NEGATIVE DECLARATION OF ENVIRONMENTAL SIGNIFICANCE FOR PA 89-077 SAN RAMON ROAD SPECIFIC PLAN AMENDMENT STUDY - AMENDMENT TO AREA 3B WHEREAS, Public Storage, Inc. , Applicants, on behalf of Roy J. and Ula D. Moret, owners, requested on June 12, 1989, that the Dublin City Council consider authorizing a Specific Plan Amendment Study of Area 3B of the San Ramon Road Specific Plan; WHEREAS, the California Environmental Quality Act (CEQA) , together with the State guidelines and City environmental regulations, require that certain projects be reviewed for environmental impact and that environmental documents be prepared; and WHEREAS, a Negative Declaration of Environmental Significance has been prepared for PA 89-077 by the Dublin Planning Department; and WHEREAS, the Dublin City Council did previously review and adopt the Negative Declaration for the San Ramon Road Specific Plan at a public hearing on August 22, 1983; and WHEREAS, the Planning Commission did review and recommend that the City Council adopt the Negative Declaration prepared for the proposed Specific Plan Amendment (PA 89-077) . NOW, THEREFORE, BE IT RESOLVED THAT THE Dublin City Council find that: 1. The project PA 89-077 will not have any significant environmental impacts and is consistent with the information in the Negative Declaration prepared for the San Ramon Road Specific Plan and the Negative Declaration prepared for the subject Specific Plan Amendment Study. 2. The Negative Declaration has been prepared and processed in accordance with State and local environmental laws and guideline regulations and that it is adequate and complete. PASSED, APPROVED AND ADOPTED THIS 8th day of January, 1990. AYES: NOES: ABSENT: Mayor ATTEST: City Clerk - 1 - RESOLUTION NO. 90 - A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF DUBLIN ------------------------------------------------------------------------------ APPROVING AN AMENDMENT TO THE SAN RAMON ROAD SPECIFIC PLAN PA 89-077 SAN RAMON ROAD SPECIFIC PLAN - AMENDMENT TO AREA 3B WHEREAS, Public Storage, Inc. , Applicants, on behalf of Roy J. and Ula D. Moret, owners, requested on June 12, 1989, that the Dublin City Council consider authorizing a Specific Plan Amendment Study of Area 3B of the San Ramon Road Specific Plan; and WHEREAS, the City Council, at its regularly scheduled meeting of July 24, 1989, authorized the preparation of a Specific Plan Amendment Study to consider the merits of developing the 1.4+ acre Moret property as an office development, amending the land use restriction in the Specific Plan which limits the amount of office use that can be established in Area 3B of the Specific Plan; and WHEREAS, the City Council directed by minute order at their July 24, 1989 meeting that Staff prepare the requested Specific Plan Amendment Study; and WHEREAS, the Planning Commission held a public hearing to consider the Amendment on December 18, 1989; and WHEREAS, the Planning Commission on December 18, 1989, by a consensus decision, recommended that the City Council approve PA 89-077, an amendment to the San Ramon Road Specific Plan; and WHEREAS, proper notice of said public hearing was given in all respects as required by law; and WHEREAS, the Staff Report was submitted recommending that the Land Use Section of the Specific Plan covering Area 3B (Moret Property) be amended to allow Self-Storage Facilities to be included as .a "Personal Services" section of Permitted Uses; and WHEREAS, the City Council heard and considered all said reports, recommendations and testimony as herein set forth; and WHEREAS, pursuant to State and City environmental regulations, a Negative Declaration of Environmental Significance has been previously adopted for the Specific Plan Amendment Study (City Council Resolution No. 90 - ) ; and WHEREAS, the City Council finds that the proposed amendment to the San Ramon Road Specific Plan will not have a significant environmental impact; and - 1 - WHEREAS, the proposed Speciftc Plan Amendment is appropriate for the subject properties in terms of providing for future development of land uses which will be compatible to existing and proposed land uses and will not overburden public services; and WHEREAS, the proposed Specific Plan Amendment will not have substantial adverse effects on health or safety, or be substantially detrimental to the public welfare, or be injurious to property or public improvements. NOW, THEREFORE, BE IT RESOLVED THAT THE City Council amend the Land Use Plan Section Area 3B of the San Ramon Specific Plan as follows: Permitted Uses Personal Service establishments including, but not limited to, the following: ADD: "0. Self-Storage facility." PASSED, APPROVED AND ADOPTED this 8th day of January 1990. AYES: NOES: ABSENT: Mayor City Clerk 2 - a, Optometrist b, medical and Dental C. LeZal d. Accounting C. Architect - f, Employment Agency g, Peal Estate h. Other Administrative and Professional Office • Conditional Use Subject to approval of a Conditional Use Permit; a. Community, religious and charitable institution facilities and uses. b. Public facilities and uses. C. Veterinary Office d. Commercial recreation facility, ether than a theater, if •.rithin a building. e. Tavern f. Recycling Centers, when operated in conjunction with a Permitted Use on the same premises. g. In-patient and out-patient health facilities as licersed by the State Departrent of Health S==7ices. Prohibited Uses All retail cor^ercial uses defined as convenience stores, including: a, Grocery Stores b. Liquor and Vi-e Stores _ C. Drive-in and D=ive-through Rasta_=ants d. ;feat, Fish or Poultry Stores and ot1her stores _::,ch sell food a:d of er household goods for cors`otion in a s;.ort time. New and used vehicle sales and/or vehicle repair and service, service stations. Residential uses. Industrial uses. FlJnlilke g Area 35 (Sub Area of Area 3, consisting of the Moret Proeerty) 1.4+ CC Res. 10'_-So] the remainder of the area identi fied as Plat: Area 3, the 1.4+ acre ?lore- 6 ty is not viewed as having the same high potential for the development o_ shopper stores. The property's location at the northern edge of Area 3 Plan, its site, configuration and the prese.ce of an active fault, collectively sere to comprOmise the feasibility of developing the site for Q n o _ 1 . Retail Shopper U3e• In light of the above, Area 33 i-- established to permit occupancy by Office, Financial In5tituti= and Personal Service Uses subject to the following limitations: Up to a maximum occupancy of 501 of t:,e total gross floor area of any development (cw.:lative total) can be for Retail Shopper and Eating and Drinking Establishments. • Permitted Use- , _ Office including, but not limited to, the following: n a• pptometrisst b. Medical and Dental C. Legal d• Accounting O e• Architect f, Employment Agency g• Real Estate h, Other Adairistrative and Professic::zl Office - Financial Institution establishments including, but not limited to, the following: Q a, Bank without drive-up facilities b• Savings and Loan without drive-up facilities 1..� C. Finance Company d. Small Loans e. Brokerage f. Insurance _ Personal Service establishments inc:,-d g, but not limited to, t' e following: a. Beauty Shop b• Barber Shop C. Shoe Repair d• Cleaner and D=;;e= e. Laundry f. Figure Salo:. _ g• Photographer h, Formal Wear/Rental i• Interior Decorator j • Travel Agent k. Key Shop ] , Dressmal, or Knitting Shop M. Tailor Shop i n• Fandicraft Shop • - Retail shopper establishments including, but not limited to, the following and restricted to a maxim-= of 50% of the total gross floor area of t1he facility: -10- n, General Merchandises Store b. Clothing Stores C. Shoe Scores d. Home Furnishings Stores C. Home Appliances/:lusic. Stores f. Hobby/Special Interest Stores g, Gifts/Specialty Stores h. Jewelry and Cosmetic Stores i, Home Improvement Centers Drug Stores k. Auto Parts Stones and similar uses that offer comparison goods based on price and quality. Eating and drinking establishments including, but not limited to, the following and restricted to a ruin of 50% of the total gross floor area of the facility: a, Restaurant b. Cocktail Lounze C. Donut Shop d. Ice Cream Parlor •�-' e. Sandwich Shop u f. Specialty Food S- Delicatessen �. h. Bakery i. Candy or Nuts j . Fealth Food k. Vine and Cheese_ with on-sale liquor license from State of California Conditional Uses Subject to approval of a Conditional Use Permit a, Community, re:ioicus and c-ha:1-table institution facilities and uses. b. Public facilities and uses. C. Veterinary 0=lice. d, Commi- ercial recreation facility, other than a theater, is within a building. e. Tavern f. Recycling Centers, when operated in conjunction with a Permitted Use on the same premises. g• In-patient anal out-patient heal:.. facilities as licensed by the State Department of Health Ser•.-ices. Prohibited Uses All retail commercial uses defined as convenience stores, including: -11- a• Crocary Stor,s5 _ b. Liquor and 'dine 'Storey C. Drive:-in and Drives-through ?.e.taurants d, Meat, Fish or Poultry Stores and other stor'"s :+^i=z sell food and otaer hou-,ehold Zoods for NO consu:zption in a sG.rt time. All ether retail stores not mentioned above including near and used (Y vehicle sales and/or vehicle repair and service, service station:, •Q and other similar stores and seriic:s. Residential uses. Industrial uses. Area 4 (Martin Carrion Creek) 0.4,- acre This creek should be preserved for open space and/or flood control uses only. Use of the Creek should be for public or privata re creation/open space uses. Permitted Uses Open space uses including, but not ?f—­:red to: puolic or priva_e recreation uses, and/or flood control protective struct_res and appurtenances. Conditional Uses None .-o-ibited Uses All others Area 5 (Silverr:t2/San Ramon Rcad) 5.8. acv • This area is at a gate`aay to a !='r re, d2V210p_ _ residential c.2a �:25�:ar"G along Silveroate Derive. T:i2 t s: 2 is removed Z_e_ =zjor cc-mercial uses aic San Ran Road and is physically separated from proposed retail cce:cial mo uses in Area 3 by Martin Canyon Cre2 . This area, given its size, is suitable for either multif:-i 1y condo =^._L'=, tO�.T1hOL'S2, O: rental residential LS2S O. professional offices: Per-.omitted Uses Multi=zanily residential uses such as rental housing arelor corde=inium uses c:it`.i a density of S - 15 units per gross acre. The precise density s all be date=fined by the n=-z)2,z of b2d_oe=s per unit proposed a C. other site planni-la, cons ide:atiers. -12-