HomeMy WebLinkAboutItem 6.1 Sierra Trinity Bus PK PDG~~~ OF DU~~~
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~9~~~~~2 STAFF REPORT CITY CLERK
`c~~L,~~` ~ DUBLIN CITY COUNCIL File # ^~DO^-0~
DATE: August 17, 2010
TO: Honorable Mayor and City Councilmembers
FROM: Joni Pattillo, City Manager
SUBJEC : PUBLIC HEARING: Sierra Trinity Business Park Planned Development
Rezone (Legislative) - Amendments to Planned Development (PD) Zoning
District (PA 85-032) to modify the allowable uses within the zoning district, PLPA-
2010-00023
Prepared By: Marnie R. Waffle, Senior Planner~~
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EXECUTIVE SUMMARY:
At the request of the City Council, Staff has been reviewing City regulations to determine if
there are any modifications that can be made that would provide assistance to businesses and
property owners due to the current economic climate. The Sierra Trinity Business Park Planned
Development (PD) zoning is overly restrictive and therefore places a burden on the current
property owner by restricting the types of businesses that can locate on the site. The City
Council directed Staff to amend the PD in order to expand the allowable uses on the site. An
Ordinance rezoning the site to allow more uses consistent with the site and the surrounding
area was considered by the Planning Commission and is being recommended to the City
Council for consideration.
FINANCIAL IMPACT:
No financial impact.
RECOMMENDATION:
Staff recommends that the City Council: 1) Receive Staff presentation; 2) Open the public
hearing; 3) Take testimony from the public; 4) Close the public hearing and deliberate; 5) Waive
the reading and introduce an Ordinance approving a Planned Development Rezone and a
related Stage 1/Stage 2 Development Plan for the Sierra Trinity Business Park.
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ubmitted By: Revie d y:
Community Development Director Assistant it anaqer
Page 1 of 5 ITEM NO. C.~ • ~
DESCRIPTION:
Background
At the request of the City Council, Staff has been reviewing City regulations to determine if any
changes are necessary in order to provide assistance to businesses and property owners due
to the current economic climate. As part of this review, Staff has observed that the current
Planned Development regulations in place for the Sierra Trinity Business Park are placing a
burden on the current property owner by restricting the types of businesses that can locate on
the site.
On June 22, 2010, the City Council directed Staff to prepare an Ordinance rezoning the project
site to allow more uses consistent with the design of the site and uses allowed on the
surrounding properties (Attachment 1 and Attachment 2).
Project Site
The Sierra Trinity Business Park is located at 6701 Sierra Court on the northeast corner of
Sierra Court and Sierra Lane as shown in Figure 1 below. The site is comprised of several
buildings which include various types of tenant suites.
Dublin Sports Crounds
Business Park Location
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As shown in Figure 2 below, the Sierra Trinity Business Park is mostly surrounded by properties
which are zoned M-1 (Light Industrial). The M-1 Zoning District allows a variety of industrial and
related uses.
Figure 1: Sierra Tri
Page 2 of 5
Figure 2: Surroundin Zoning Districts
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Light Industrial
Pr~~eCt
Site Planned Develc
Planned Develo
, Light Industrial
I Light Industrial
Planned Development
Dlanncri Ilpvclnnmant. 'rj,
ANALYSIS:
Existing Planned Deve/opment Zoning District
The Sierra Trinity Business Park Planned Development (PD) Zoning District (PA 85-032) was
established by the City Council on July 22, 1985 (Attachment 3). The Planned Development
Zoning District is specific in the types of uses that are allowed to operate on the site. The
following is a summary of the uses allowed at the Business Park:
^ Manufacturing or assembly;
^ Research assembly;
^ Industrial support (repair and/or maintenance of industrial parts);
^ Research laboratories and facilities;
^ Wholesale;
^ Printing; and
^ Ancillary office uses.
As noted above, only a few uses are permitted to operate in the Sierra Trinity Business Park.
This PD Zoning District is more restrictive than the surrounding area which is zoned M-1(Light
Industrial); the M-1 Zoning District allows a wider variety of industrial and other uses
(Attachment 4).
Page 3 of 5
Proposed Planned Deve/opment
The Sierra Trinity Business Park is unique in that it is designed and functions more like an office
park than a light industrial park. The site was designed with ample parking to support office
uses as well as light industrial uses. Most of the tenant suites do not have high ceilings and
large storage spaces with roll-up doors, which are typical of light industrial designed tenant
suites. As a result, the design of the Sierra Trinity Business Park is not consistent with the uses
allowed by the current PD Zoning District.
The property owners have had difficulty in the last few years renting out tenant spaces in the
Business Park because the allowable uses are not consistent with the design of the tenant
suites and because the PD Zoning District is overly restrictive. Many of the tenant spaces are
designed to accommodate office uses; however, office uses are not allowed in this PD Zoning
District. Similarly, the Tri-Valley YMCA would like to relocate from their current location in the
City of Pleasanton to the Sierra Trinity Business Park. However, indoor recreational facilities
such as the YMCA are not currently allowed to operate in this Zoning District.
The M-P (Industrial Park) Zoning District (Attachment 4) is more consistent with the design of
the Sierra Trinity Business Park. This Zoning District allows a wide variety of uses including
Light Industrial, Office, Indoor Recreational Facilities, Community Facilities and other uses
which are consistent with an Industrial Zoning District. The M-P Zoning District is compatible
with the design of the site because it allows Office and Light Industrial uses and as previously
discussed, the existing site is designed similar to an Office Park rather than a Light Industrial
Park and Office uses are not permitted in the M-1, Light Industrial Zoning District.
In order to allow uses which are consistent with the surrounding area and the design of the site,
Staff has prepared an Ordinance (Attachment 5) rezoning the project site to a PD Zoning
District consistent with the M-P Zoning District and adopting a related Stage 1 and Stage 2
Development Plan that allows uses on the site which are consistent with the M-P Zoning
District.
P/anning Commission Meeting
At the July 27, 2010 Planning Commission meeting, Staff presented the proposed Planned
Development Rezone for the Sierra Trinity Business Park to the Planning Commission
(Attachment 6). After deliberating, the Planning Commission adopted a Resolution
recommending that the City Council adopt an Ordinance approving a Planned Development
Rezone with a related Stage 1/Stage 2 Development Plan for the Sierra Trinity Business Park
(Attachment 7).
CONSISTENCY WITH THE GENERAL PLAN AND ZONING ORDINANCE:
The proposed Planned Development Rezone is consistent with the General Plan land use
designation of Business Park/Industrial because the proposed Planned Development will allow
non-retail uses that do not involve heavy trucking or generate nuisances on the surrounding
properties. The proposed Rezone is consistent with the Zoning Ordinance in that the Rezone
will allow uses to operate on the site which are compatible with the surrounding area and the
proposed uses will increase the economic viability of the site.
Page 4 of 5
NOTICING REQUIREMENTS/PUBLIC OUTREACH:
In accordance with State law, a Public Notice was mailed to all property owners and occupants
within 300 feet of the proposed Project. A Public Notice was also published in the Valley Times
and posted at several locations throughout the City. To date, the City has received no
objections from surrounding property owners regarding the Project. The property owners of the
Sierra Trinity Business Park support the City's effort to rezone the site.
ENVIRONMENTAL REVIEW:
Pursuant to the California Environmental Quality Act (CEQA), Staff recommends that this
Project be found exempt from CEQA pursuant to Section 15601(b)(3) in that the Project is a
Planned Development Rezone for a property which is currently developed with uses that are
similar to that which will be permitted in the PD Rezone. Additionally, the site is located in an
urbanized area and is surrounded by developed properties which allow uses similar to the uses
that wilt be permitted under the PD Rezone and is consistent with the existing General Plan land
use designation of Business Park/Industrial.
The City's Traffic Engineer reviewed the project for the potential to create traffic impacts and
has prepared a Traffic Impact Assessment (Attachment 8) which discusses traffic related to the
proposed rezoning. The City's Traffic Engineer determined that the proposed rezoning will not
result in a significant increase in trips in the area and therefore will not result in significant traffic
impacts.
The Project is located on a developed site that has no value as habitat for endangered, rare or
threatened species, will not result in any significant effects relating to traffic, noise, air quality or
water quality, and can be adequately served by all required utilities and public services.
Therefore, the Project does not have the potential to create significant impacts on the
environment.
ATTACHMENT: 1. City Council Staff Report dated June 22, 2010 (without
attachments).
2. Draft City Council Minutes of June 22, 2010.
3. City Council Resolution No. 85-71 approving and establishing
findings and general provisions for a Planned Development
Rezoning concerning PA 85-032.
4. Chapter 8.12, Zoning Districts and Permitted Uses of Land.
5. Ordinance approving a PD (Planned Development) Rezone and
related Stage 1/Stage 2 Development Plan for the Sierra Trinity
Business Park located at 6701 Sierra Court.
6. Draft Planning Commission Minutes of July 27, 2010.
7. Planning Commission Resolution 10-31 recommending that the
City Council adopt an Ordinance approving a Planned
Development Rezone with a related Stage 1/Stage 2
Development Plan for the Sierra Trinity Business Park.
8. Memo from the City's Traffic Engineer.
Page 5 of 5
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1~`~~~~ STAFF REPORT C I T Y C L E R K
`~~L~ ~~l DUBLIN CITY COUNCIL Fite # p_
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DATE: June 22, 2010
TO: Honorable Mayor and City Councilmembers
FROM: Joni Pattilio, City Manager
SUBJEC : equest to initiate a Planned Development Rezone for the Sierra/Trinity Business
Park.
Prepared By E~ica Fraser, Senior Planner
EXECUTIVE SUMMARY:
At the request of the City Council, Staff has been reviewing City regulations to determine if any
changes are necessary in order to provide assistance to businesses and property owners due
to the current economic climate. The Planned Development Zoning District for the Sierra/Trinity
Business Park is overly restrictive and therefore places a burden on the current prope~ty owner
by restricting the types of businesses that can locate on the site. In order to expand the
allowable uses on the site, the City Council will provide Staff with direction regarding a proposed
amendment to the Planned Development Zoning District for the SierralTrinity Business Park.
FINANCIAL IMPACT:
Staff estimates that the City Attorney's costs would be approximately $2,080 to complete this
task.
RECOMMENDATION:
Staff recommends that the City Council provide Staff with direction on whether or not to work on
amending the Planned Development Rezone for the Sierra/Trinity Business Park. Should the
City Council wish to have Staff work on this, Staff also requests that this work be assigned a
priority of high, medium or low priority.
ubmitted By
Communi y Development Director
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Revie d By
Assistant City Manager
COP)ES TO: File
Property Owner
G:1PA#120101PLPA-20J0-00023 PD Rezone forSierraTrinitylC SR 6e22 PD Rezone.doc ~~ f
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DESCRIPTION:
Background
At the request of the City Council, Staff has been reviewing City regulations to determine if any
changes are necessary in order to provide assistance to businesses and property owners due
to the current economic climate. As part of this review, Staff has observed that the current
Planned Development regulations in pface for the Sierra/Trinity Business Park are placing a
burden on the current praperty owner by restricting the types of businesses that can locate on
the site.
The Sierra/Trinity Business Park is located at 6701 Sierra Court on the northeast corner of
Sierra Court and Sierra Lane as shown on the map below. The site is comprised of several
buildings which include a variety of tenant suites types.
Figure 1: Sierra/Trinity Business Park Location
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Location
The Sierra/Trinity Planned Development Zoning District (PA 85-71) was established by the City
Council on July 22, '1985 (Attachment 1).
Due to the limited number of permitted uses allowed pursuant to the Planned Development
Zoning District, Staff is requesting that the City Council direct Staff to prepare an amendment to
the Planned Development Zoning for the Sierra/Trinity Business Park to address expand the list
of permitted and conditionally permitted uses.
ANALYSIS:
The Planned Development Zoning District is specific in the types of uses that are allowed to
operate on the site. The following is a summary of the uses allowed at the Business Park:
^ Manufacturing or assembly;
^ Research assembly;
^ Industrial support (repair and/or maintenance of industrial parts);
^ Research laboratories and facilities;
^ Wholesale;
Page 2 of 4
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^ Printing; and
^ Ancillary office uses.
As noted above, only a few uses are permitted to operate in the Sierra/Trinity Business Park
and therefore this Planned Development Zoning District is more restrictive than the surrounding
area which is Zoned M-1, Light Industrial Zoning Distric#, and allows a wide variety of industrial
and other uses.
The Sierra/Trinity Business Park is unique in that it is designed and functions more like an office
park than a light industrial park. The site was designed with ample parking to support office
uses as well as light industrial uses. Most of the tenant suites do not have high cei~ings and
large storage spaces with roll-up doors, which are typical of light industrial designed tenant
suites. As a result, the design of the Sierra Trinity Business Park is not consistent with the uses
allowed by the Planned Development Zoning District.
The property owners have had difficulty in the iast few years in renting out spaces in this
Planned Development because the allowable uses are not consistent with the design of the
tenant suites and because the Planned Development Zoning District is overly restrictive. Many
of the tenant spaces are designed to accommodate office uses; however, office uses are not
allowed in this Planned Development Zoning District. Similarly, the Tri Valley YMCA would like
to relocate from their current location in the City of Pleasanton to the Sierra/Trinity Business
Park. However, indoor recreational facilities such as the YMCA are not currently allowed to
operate in this Zoning District.
The M-P, Industrial Park Zoning District (Attachment 2, Pages 28-1 and 28-2, and Attachment
3) is more consistent with the design of the Sierra/Trinity Business Park. This zoning district
allows a wide variety of uses including light industrial, o~ce, indoor recreational facilities,
community facilities and other uses which are consistent with an lndustrial Zoning District.
If the City Council would like Staff to work on this amendment to the Planned Development
Zoning District, Staff would:
^ Prepare an Amendment to the Planned Development Zoning District to expand the list of
permitted and conditionally permitted uses to be more consistent with the M-P, Industrial
Park Zoning District;
• Meet with the property owner to discuss the proposed amendments;
^ Prepare the appropriate environmental review; and
^ Prepare Staff Reports for the Planning Commission and City Council.
It is estimated that Staff will spend approximately 15 hours preparing the necessary documents
and meeting with the property owner. The City Attorney estimates that they will spend
approximately 10 hours on the project.
Should the City Councif desire to have Staff work on this Amendment, it would be added to the
City's 2010-2011 Goals and Objectives. Therefore, as part of the City Council direction, Staff
would request that this project be given a high, medium or low priority.
NOTICING REQUIREMENTS/PUBLIC OUTREACH:
Although noticing for tonighYs meeting is not required, Staff mailed a notice to all property
owners and tenants within 300 feet of the site, published a notice in the Valley Times and
posted the notice at several locations throughout the City.
Page 3 of 4
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ATTACHMENT: 1. City Council Resolution No. 85-71 approving and establishing
findings and general provisions for a Planned Development
Rezoning concerning PA 85-032.
2. Ghapter 8.28, Industrial Zoning Districts, of the Dublin Zoning
Ordinance.
3. Chapter 8.12, Zoning Districts and Permitted Uses of Land, of
the Dublin Zoning Ordinance.
Page 4 of 4
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DRAFT -
Adoption of Resolution Rescinding Prior Tri-Valley Transportation
Devetoament Fee Proposed Increases (Resolution Nos.167-48 an
8:21:28 PM 7.2 (590-80)
Senior Civil Engineer (Traffic) Jaimee Bourgeois presented the Staff Report and
advised that in 2008, the Tri-Valley Transportation Council (MC} complefed a Fee
Nexus Study Update and developed nevy~Tri-Valley Transportation Development Fee
amounts for member agency conside~ation. The Dublin City Council adopted two
resolutions in 2008 approving the p,roposed new fees increases, which would have
gone into effect on July 1, 2010, a~foss all land use cafegories. Because any change
to the fees required unanimous,appraval and because one of the member agencies
did nat approve the new fee st~ucture, the proposed fee increase was never formally
adopted by MC. As suc , the City af Dublin adopted resolutions needed to be
rescinded at this time.
On motion of Vm. Hifd~hbrand, seconded by Cm. Schalz and by unanimous vote, the
City Council adopted ~
RESOLUTIf)N NO, 104 -'l0
RESCINDIJ~G RESOLUTIONS '167-08 AND 187-08 RELATING TO THE TRI-
1~~LLEY TRANSP4RTATION DEVEL4PMENT (TVTD) FEE
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NEW BUSINESS
Request to initiate a
Planned Development Rezone for the SierralTrinity Business Park
8:27:04 PM 8.7 (450-30)
Planning Manager Jeff Baker presented the Staff Reporf and advised that, at the
request of the City Council, Staff had been reviewing City regulations #o determine if
any changes were necessary in order to provide assistance to businesses and
property owners due to #he current economic climate. The Planned Development
Zoning District for the Sierra/Trinity Business Park was overly restrictive and therefore
placed a burden on the current property owner by restricting the types of businesses
that could lacate on the site. In order to expand the allowable uses on the site, the
City Council would provide Staff with direction regarding a proposed amendment ta
#he Planned Development Zoning District for the Sierrali"rinity Business Park.
DUBLIN CITY COUNCIL MINUTES ~7
VOLUME 29 U
ADJOURNED REGULAR MEETING ~4,~~~~~~
JUNE 22, 20'10 ~`~ ~ ~
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DRAFT
Dwane Berry, representative of the property owners (WCV Commercial Properties),
stated that this wouid aliow more fEexibility in the types of businesses currentiy zoned.
Mr. Berry also stated that, over the las# year, they had lost approximafeiy five rental
leases due to the specific zoning currentiy in place. '
Assistant City Manager Chris . Foss stated thaf the Ci#y would have turned down
additional businesses for leasing in this area as well due ta zoning restrictions.
The City Council provided Staff wifh direction to wark on amending the Planned
Development Rezone for the Sierra/Trinity Business Park. The City Council wished to
have Staff work on this, and assigned a priorify of high priority.
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Paperfess ~,aenda Options
8:35:4'f PM 8.2 (610-10)
City Clerk Caroline Soto presented the Staff Report and advised thaf one of the City
Council's High Priority Objectives for Fiscal Year 2009-2010 was ta "Investigate
opportunities and implement solufions for paperiess Council Meetings." This Staff
Report would present options to the City Council regarding the objective.
City Manager Pattilfo clarified for City Council that if Phase 1 wais being considered
then Staff wouJd present a draft Capital Improvement Project at the next City Council
meeting, and implement this phase as a test project that could later be implemented
wifih the other commissions. She further clari~ed that the purchase of lapfops would
be to bring a universal approach to accessing the agenda electronic files. In
recognition that the ultimate goal was to reduce the use af paper and understand the
amount of resources it would take to manage this project.
Vm. Hildenbrand asked if Staff could look into grant funding for fhe implementation of
Phase 2 of this project.
City Manager Patfillo stated that Staff could look into fhis funding option. The first
option wouid be to seek availabili#y from Stopwaste.org. The current proposal was to
fund firom the Genera! Fund.
Mayor Sbranti stated that he would like to have more information presented on the
Phase 1 implementation at the next City Councif ineeting, and look at how we could
implement Phase 2 in the future.
DUBLIN CITY COUNCIL MINUTES ~s
VOLUME 29
ADJDURNED REGULAR MEET[NG ,,,~` ~~,,
JUNE 22, 2010 `~`G~~j~
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RESOLIITION NO. 85- ~l
A RESOLUTION OF THE CITY COUNCIL
OF THE CITY OF DUBLIN
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APPROVIL3G AND ESTABL15HING FINDINGS AND GENERAL PROVISIONS FOR
A PLANNED DEVELOPMENT REZONING CONCERNING
PA 85-032 BEDFORD PROPERTIES PLANNED
DEVELOPMENT REZONING
WHEREAS, Greg Erickson, regresenting Bedford
Properties, filed an application for a PD Rezoning to allow
industrial business park uses and a si9n program at the northeast
corner of Sierra Court and Sierra Lane (APN 941-205-1-46)
WAEREAS, the Planning Commission did holc7 a public
hearinq on 5/20/85, 6/3/85 and 6/17/85; and
WHEREAS, the Planning Commission on 6/17/85
recommended the PD be approved; and
WHEREAS, the City Council did hold a public hearing on
said application on 7/22/85; and
WHEREAS, proper notice of said public hearings was
given in all respect as required by law; and
WHEREAS, a Staff report was submitted recommending
that the application be conditionally approved; and
WHEREAS, the City Council did hear and consider all
said reports, recommendations and testimony herein above
setforth; and
WHEREAS, the City Council finds the rezoning is
consistent with the General Plan.
WHEREAS, the City Council finds that the rezoning will
not have a significant environmental impact; and
WHEREAS, the rezoning is appropriate for the subject
property in terms of being compatible to existing land uses 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 City Council
does hereby approve the Planned Development Rezoning request
subject to the following conditions and general provisions:
1. All uses shali b,e consistent with the intent of the Business
Park Industrial area as specified in the adopted General Plan for
the City of Dublin:
Business Park/Industrial. Uses are non-retail
businesses (research, limited manufacturing and
distribution activities, and administrative offices)
that do not involve heavy trucking or generate
nuisances due to emissions, noise, or open uses.
Residential uses are not permitted. Maximum attainable
ratios of floor area to site area (FAR) are controlled
by parking and landscaping requirements and typically
result in .35 to .40 FAR's. Examples: Clark Avenue;
Sierra Court.
2. All uses shall be consistent with the intent of the M-1
2oning Ordinance as specified in Section 8-51.0:
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8-51.0 LIGHT INDUSTRIAL DISTRICTS: INTENT. Light
Industrial Districts, hereiriafter designated as M-1
Districts, are established to provide for and encourage
the d2velopment of light industrial, manufacturing and
processing uses in areas suitable for such uses, and to
promote a desirable and attractive working environment
with a minimum of detriment to surrounding properties.
3. All uses shall be consistent with the M-1 Performance
Standards as specified in Section 8-50.0 of the Dublin Zoning
Ordinance and every other M-1 zoning regulation unless said
regulatian is specifically superseded by a provision of this
Planned Development Rezoning.
4. All ases shall be consistent with the Final Action Letter
for PA 84-058, Bedford Properties Site Development Review on file
with the Dublin Planning Department.
5. All uses shall be permitted only if they meet the intent of
the PD Rezoning.
The following uses shall be considered permitted uses:
a) Manufacturing, research assemblv. Testing and
repair of components, devices, equipment and system and
parts, such as but not limited to the following
examples: Coils, tubes and semiconductors,
communication devices, data processing equipment and
systems, graphic, art equipment, metering and measuring
devices, optical devices, scientific and mechanical
instruments, testing equipment,
b) Manufacturing and/or assemblv of the following or
similar products: Automobile and parts, electrical
appliances, heating and ventilating equipment,
machinery and machine tools, musical instru~ents,
optical goods, sheet metal products, shoes, sporting
goods, toys, trailers and trucks.
c) Industrial support and service facilities
including, but not limited to: repair and maintenance
of appliances or component parts; tooling; printers;
testing shops; copying; photo engraving; etc.
d) Uses primaril_y engaged in research activities,
including, but not limited to: research laboratories
and facilities, development laboratories, and
compatible light manufacturing related to the following
examples: bio-chemical, film and photography, medical
and dental, pharmaceutical and x-ray.
e) Warehousing and distribution-type industrial uses
(not including the storage of radioactive material,
fuel, flammable liquids or involving excessive traffic
in trailer-type trucks), including, but not limited to:
paper products, office supply, assembly components,
medical supplies, construction supplies, electronic
parts, etc.
f) Sales at wholesale or sales to the ultimate
consumer of products made on the premises, including,
but not limited to: machine toals, compute= components,
robots, trucks, trailers, data processing equipment,
phone systems, communications sys~ems, navigation
control, transmission equipment, control equipment,
systems guidance equipment.
g) Blue printing, photostating, hoto en ravin
printing, publishinq, book bindin . ~
7. The following uses shall be permitted onl.y after receiving
written zoning approval from the Dublin Planning Department:
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a) Administrative, professional, and business office
associated with an onsite permitted use (actually
located on premises) including, but not limited to:
business service offices, consultants, sales and
service, design profession, research and development,
scientific and analytical, any office used in
conjunction with any allowed general or specific use.
b) Cafeteria, cafe, restaurant or similar uses
accessory with or incidental to any of the permitted
uses.
c) Any other uses typically associated with business
park/industrial uses.
8. Any use that could possibly meet the intent of the PD
rezoning, but for which the Zoning Administrator is unable to
make the required findings, may be considered through the
Conditional Use Permit process.
9. The following specific uses shall not be permitted, This
list of prohibited uses is not a comprehensive listing; other
uses whieh do not meet the intent of the PD Rezoning are also
prohibited:
a) Noxious or offensive trade, business or activity
shall be carried on, about or upon any lot nor shall
anything be done thereupon which may be or become an
annoyance or nuisance within the property including
without limitation distillation or bones, dumping,
disposal, incineration or reduction of garbage, sewage,
offal, dead dnimals, or refuse, fat rendering,
stockyard or slaughtering of animals, refinery of
petroleum or its products, or storage of petroleum
(other than for use on the premises);
b) Oil drilling, oil development, operations,
refining, mining operations shall be permitted upon or
in any of the lots nor shall oil wells, tanks, tunnels,
mineral operations, or shafts be permited upon or in
any lots.
c) outside storage
d) Animal hospitals or kennels
e) Service stations
f) Office uses normally and exclusively associated
with downtown office districts, including, but not
limited to, financial accounting, medical doctors,
attorneys, dentist and real estate sales/leasing,
1Q, The sign program depicted by House and House (labelled
Exhibit D on file in the Dublin Planning Department) is
established as the sign program for this development. All signs
shall be subject to review by the City to ens,ure adequate sight
visibility is maintained and the proper permits are secured.
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11. This rezoning shall be subject to the PD District regulations
of the Zoning Ordinance, and , in particular, to Section $-31.2
which provides for Planning Commission review within two years if
the PD is not implemented.
PASSED, APPROVED AND ADOPTED THIS 22nd Day of
July, 19g5.
AYES: Councilmembers Jeffery, Vonheeder, Moffatt,
Hegarty, and Mayor Snyder
NOES: None
ABSENT: None
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ZONING DISTRICTS AND PERMITTED USES OF LAND
Chapter 8.12
CHAPTER 8.12 ZONING DISTRICTS AND PERMITTED USES OF LAND
8.12.010 Purpose. The purpose of this Chapter is to establish zoning districts, adopt an official
Zoning Map, show equivalent zoning districts between the new Zoning Ordinance and
the former Zoning Ordinance, determine permitted land uses and conditionally
pernutted land uses, and establish decision maker authority for such conditionally
pernutted land uses.
Intent. The intent of this Chapter is to ensure the protection of the public health,
safety, and welfare; and to classify and regulate the use of land, buildings and
structures within the City of Dublin that will consistently implement the General Plan
and specific plans.
8.12.020 Zoning Districts Established. The City of Dublin shall be divided into zoning
districts which consistently implement the General Plan and specific plans. The
following zoning districts (which may be commonly referred to as "Zones") are
established, and shall be shown on the official Zoning Map, Section 8.12.030.
A Agricultural Zoning District
R-1 Single Family Residential Zoning District
R-2 Two Family Residential Zoning District
R-M Multi-Family Residential Zoning District
PD Planned Development Zoning District
C-O Commercial Office Zoning District
C-N Neighborhood Commercial Zoning District
C-1 Retail Commercial Zoning District
C-2 General Commercial Zoning District
M-P Industrial Park Zoning District
M-1 Light Industrial Zoning District
M-2 Heavy Industrial Zoning District
8.12.030 Zoning Map Adopted.
A. The boundaries of the zoning districts established by Section 8.12.020 shall be shown upon
the map designated as the "City of Dublin Zoning Map" (hereafter referred to as the "Zoning
Map", on file with the City Clerk, and available at the Department of Community
Development.
B. The Zoning Map, together with all legends, symbols, notations, references, zoning district
boundaries, map symbols, and other information on the map has been adopted by the City
Council in compliance with Government Code Sections 65800 et seq., and is hereby
incorporated into this Ordinance by reference as though it were fully set forth here.
City of Dublin Zoning Ordinance 12-1 September, 1997
Amended November 2l, 2006
Att~r~hmant d
l~ s~~ ~
ZONING DISTRICTS AND PERMITTED USES OF AND
Chapter 8.12
C. The Zoning Map shall implement the adopted General Plan and specific plans.
D. Amendments to the Zoning Map shall follow the process established in Chapter 8.120, Zoning
Ordinance Amendment.
8.12.040 Zoning District Conversion Table. The following zoning district conversion table
shows the equivalent zones of the new Zoning Ordinance and of the former Zoning
Ordinance:
New Zoning Ordinance
A Agricultural District
Former Zoning Ordinance
A Agricultural District
R-1 Single Family Residential District R-1 Single Family Residence District
R-2 Two Family Residential District R-2 Two Family Residence District
R-M Multi-Family Residential District R-3 Four Family Dwelling District
R-M Multi-Family Residential District R-4 Multiple Residence District
PD Planned Development District PD Planned Development District
C-O Commercial Office District C-O Administrative Office District
C-N Neighborhood Commercial District C-N Neighborhood Business District
C-1 Retail Commercial District C-1 Retail Business District
G2 General Commercial District G2 General Commercial District
M-P Industrial Park District M-P Industrial Park District
M-1 Light Industrial District M-1 Light Industrial District
M-2 Heavy Industrial District M-2 Heavy Industrial District
8.12.050 Permitted and Conditionally Permitted Land Uses. The following "Land Use
Matrix" lists the pernutted and conditionally permitted Use Types, as defined in
Chapter 8.08, Definitions, in each Zoning District, and the decision maker authority:
AGRICULTURAL USE TYPES
AGRICULTURAL USE TYPE A R-1 R-2 R-M C-O C-N C-1 G2 M-P M-1 M-2
Animal Kee in - A 'cultural C/ZA - - - - - - - _ - -
Animal Kee in - Commercial GZA - - - - - - _ _ _ _
A ricultural Processin GZA - - - - - - _ _ _ _
Bird Kee in - Commercial C/ZA - - - - - - - - _ _
Cro Production C/ZA - - - - - - _ _ _ _
Horse Stable/Ridin Academ GZA - - - - - _ _ _ _ _
Horsekee in GZA - - - - - _ _ _ _ _
City of Dublin Zoning Ordinance 12-2 September, 1997
Amended November 21, 2006
I~ ~ ~$
ZONING DISTRICTS AND PERMITTED USES OF L D
Chapter 8.12
RESIDENTIAL USE TYPES
RESIDENTIAL USE TYPE A R-1 R-2 R-M C-O C-N C-1 C-2 M-P M-1 M-2
A ricultural Housin C/ZA - - - - _ _ _ _ _ _
Animal Kee in - Residential ' P P P P - - - _ _ _ _
Boarding House - C/Z
A GZA C/ZA - - - _ _ _ _
Caretaker Residence GZA - - - - - C/PC C/PC C/PC C/PC C/PC
Communi Care Facili /Small P P P. P - - - - _ _ _
Du lex - _ p p _ _ _ _ _ _ _
Family Day Care Home/Large
(up to 14 children) Rev. Ord. 20-
06 November 2006 C/PC C/PC C/PC C/PC - - - - _ _ _
Family Day Care Home/ Small
(up to 8 children) Rev. Ord. 20-
06 November 2006 P P P P - - - _ _ _ _
Farm Mobile Home C/ZA - - - - _ _ _ _ _ _
Gara e/Yard Sale P P p p _ _ _ _ _ _ _
Home Occu ation P P p p _ _ _ _ _ _ _
Mobile Home P p p _ _ _ _ _ _ _ _
Mobile Home /Manufactured
Home Park - ClPC C/PC - - - - - _ _ _
Multi-Fanul Residence - - p p _ _ _ _ _ _ _
Parking Lot - Residenrial - C/Z
A C/ZA C/ZA - - - - _ _ _
Residenrial Use Secondary to
Commercial Use - C/PC - - - - C/PC - - - -
Residential Conversion of
Gara e to Livin S ace - P - - _ _ _ _ _ _ _
Second Unit - C/Z
A - - - - _ _ _ _ _
Sin le Famil Residence P P p p _ _ _ _ _ _ _
Temporary Mobile Home/
Manufactured Home TUP TUP T'Up _ _ _ _ _ _ _ _
Tract and Sales Office/
Model Home Com lex - Ti.TP TiTp T'Up _ _ _ _ _ _ _
Transitional Housing
Rev. Ord. 25-04 - - C/PC C/PC - - - _ _ _ _
CIVIC USE TYPES
CIVIC USE TYPE A R-1 R-2 R-M C-O C-N Gi G2 M-P M-1 M-2
Communi Clubhouse - C/PC C/PC C/PC - - C/PC - - - -
Communi Facili C/PC C/PC C/PC C/PC C/PC C/PC C/PC C/PC C/PC C/PC C/PC
Hos itaUMedical Center - - - C/PC - - C/PC C/PC - - -
Industrial Transfer/Storage/
Treatment Facili - - - - - - - - - C/PC C/PC
News a er Rec clin Bin TUP TIJP TIJP TUp TCTp 'I'Up TIJp TL7p _ _ _
Small Scale Transfer
and Stora e Facili - - - - - - - - - C/PC C/PC
Cify of Dublin Zoning Ordinance 12-3 September, 1997
Amended November 21, 2006
~ ~ ~~ ~~?
ZONING DISTRICTS AND PERMITTED USES OF LAND
Chapter 8.12
COMNIERCIAL USE TYPES
COMiVIERCIAL USE TYPE A R-1 R-2 R-M C-O C-N C-1 G2 M-P M-1 M-2
Adult Business Establishment - - - - - - C/PC C/PC - - -
Ambulance Service - C/PC - - - _ _ p _ p _
Animal Sales and Services C/ZA - - - - - C/PC C/PC - C/PC C/PC
Arcade - - - - - - C/PC - - - -
Arts and Crafts Fair TUP TUp TiJp TUp TUp '1'Up TUp TUp TUp TUp _
Auction Yard - - - - - - - C/PC C/PC C/PC -
AutomobileNehicle Brokera e - - - _ p p p p _ _ _
AutomobileNehicle Rental - - - - - - - P - C/PC -
AutomobileNehicle Repairs
and Service - - - - - - - P - C/PC -
AutomobileNehicle Sales and
Service - - - - - - - C/PC - C/PC -
AutomobileNehicle Stora e Lot - - - - - - - TUp - C/PC -
Banks and Financial Services - - - _ p p p p _ _ _
Bed and Breakfast Inn C/PC C/PC C/PC C/PC - - C/PC C/PC C/PC C/PC C/PC
Buildin Materials Sales - - - _ _ _ p p _ _ _
Car Wash/Detailin - - - - - - - GZA - - -
Carnival _ _ _ _ _ _ ~p ~p _ _ _
Cemeteries, Columbariums
and Mortuaries C/PC - - - - - C/PC C/PC - C/PC -
Christmas Tree Sales Lot - - _ _ ~p ~p ~p ~p _ _ _
Communi Care Facili /Lar e - C/PC C/PC C/PC - - C/PC C/PC C/PC C/PC -
Co in and Blue rinrin - - _ _ p p p p _ _ _
Dance Floor - - - - - - C/PC C/PC - C/PC -
Da Care Center 15+ children - C/PC C/PC C/PC C/PC C/PC C/PC C/PC C/PC C/PC C/PC
Drive-in/Drive-throu h Business - - - - - C/PC C/PC C/PC - - -
Eating and Drinking
Establishment Rev. Ord. 16-02 - - - - C/ZA C/ZA P P C/ZA C/ZA -
Emergency Shelters
Rev. Ord. 25-04 - - - - C/PC C/PC C/PC C/PC C/PC C/PC C/PC
Farmer's Market _ _ _ _ ~p ~p '~'~p TUp _ _ _
FesrivaUStreet Fair TLTp Ti]p 'I'CTp TUp 'I2Tp T'Up TUp TUp _ _ _
Fireworks Sales - _ _ _ _ _ ~'[Jp TUp _ _ _
Fortunetellin - - - - - - C/PC C/PC - - -
Health Services/Clinics - - - - C/ZA - p p _ _ _
Hotel/Motel - - - - - - C/PC C/PC - - -
Housemover's Stora e Lot - - - - - - - - - - C/PC
Im ound Yard - - - - - - - - - C/PC C/PC
Laborato _ _ _ _ p _ _ p p p P
Massa e Establishment - - - - - C/PC C/PC C/PC - - -
Mini-Stora e _ _ _ _ _ _ _ P _ _ _
Office - Contractor's - _ _ _ _ _ _ p p P P
Office _
Profes sionaUAdministrative - - - - P P P - P P - -
Office Trailer - Commercial - _ _ _ ~p ~p ~p ~p ~p ~ .~
Outdoor Mobile Vendor - - - - C/ZA C/ZA C/ZA C/ZA C/ZA C/ZA C/ZA
Outdoor Sale b Est. Dub. Bus. - - _ _ ~p ~p ~p ~p _ _ _
Outdoor Seatin - - - - C/PC C/PC C/PC C/PC - - -
City of Dublin Zoning Ordinance 12-4 September, 1997
Amended November 2l, 2006
l~ ~~~
ZONING DISTRICTS AND PERMITTED USES OF L ND
Chapter 8.12
Parkin Lot/Gara e-Commercial - - - - C/PC C/PC P P C/PC P p
CONIMERCIAL USE TYPE A R-1 R-2 R-M C-O C-N C-1 G2 M-P M-1 M-2
Personal Services _ _ _ _ _ p p P _ _
Plant Nurse C/PC C/PC - - - - C/PC C/PC - - _
Pum kin Sales Lot _ _ _ _ ~p ~p ~ ~ _ _
Recrearional Facili /Indoor - - - - - - GZA C/ZA GZA C/ZA GZA
Recrearional Facili /Outdoor C/PC - - - - - C/PC C/PC C/PC C/PC C/PC
Re air Sho _ _ _ _ _ p P P
Retail - General _ _ _ _ _ _ P P _ _ _
Retail - Nei hborhood - _ _ _ _ p p P _ _
Retail - Outdoor Stora e - - - - - - C/PC C/PC - - _
Retail - Service _ _ _ _ _ _ _ P _ _
School - Commercial - _ _ _ _ _ p P _ _ _
Service Station - - - - - C/PC C/PC C/PC - C/PC C/PC
Sho in Center - - - - - - C/PC C/PC - - _
Tem or Construction Trailer TUP TUP TLTp 'I'Up TLTp TUp TUp TLTp T~Tp '~7P .~p
Temporary Outdoor Sale Not
Related to On-Site Established
Business Sidewalk Sale - - - - C/ZA C/ZA GZA GZA GZA C/ZA GZA
Vehicle Stora e Yd-Commercial - - - - - - - - - C/ZA GZA
INDUSTRIAL USE TYPES
INDUSTRIAL USE TYPE A R-1 R-2 R-M C-O C-N C-1 G2 M-P M-1 M-2
Equipment and materials Storage - - - - - - - C/PC - C/PC -
Yard
Industrial - Heav _ _
_ _ _ _ _ _ _ _ P
Indush-ial - Li ht _ _ _ _ _ _ _ _ P P P
Printin and Publishin -
_ _ _ _ _ _ _ P P
Rec clin Facili - Commercial - - - - - - C/PC C/PC C/PC C/PC C/PC
Research and Development - - _ _ _ _ _ P P
Laborato _ P
Salva e and Wreckin Yard - -
- - - - - - - C/PC C/PC
Stora e Container _
_ _ _ _ _ _ _ ~P ,~ ~
Storage of Petroleum Products - _ _ _ _ _ P P
for On-Site Use _ P P
Truckin Temunal _ _
_ _ _ _ _ _ _ P p
Warehousin and Distribution - _ _ _ _ _ _ P P P p
KEY/DECISIONMAKER AUTHORITY
Permitted p
Not Permitted _
Zonin Clearance - -2C
Conditional Use PermiUZonin Administrator C/ZA
Conditional Use Permit/Plannin Commission C/PC
Tem orar Use Permit TUp
City of Dublin Zoning Ordinance 12-5 September, 1997
Amended November 21, 2006
/~ ~~~ ~~~
ORDINANCE NO. XX - 10
AN ORDINANCE OF THE CITY COUNCIL
OF THE CITY OF DUBLIN
APPROVING A PD (PLANNED DEVELOPMENT) REZONE AND RELATED STAGE 1/STAGE
2 DEVELOPMENT PLAN FOR THE SIERRA TRINITY BUSINESS PARK
LOCATED AT 6701 SIERRA COURT
(APN 941-0205-001-46)
PLPA-2010-00023
THE CITY COUNCIL OF THE CITY OF DUBLIN DOES HEREBY ORDAIN AS FOLLOWS:
Section 1. RECITALS
A. This Ordinance rezones the subject property located at 6701 Sierra Court from PD,
Planned Development (PA 85-71) to PD, Planned Development (PLPA 2010-00023).
Section 2. FINDINGS AND DETERMINATIONS
A. Pursuant to Section 8.32.070 of the Dublin Municipal Code, the City Council finds as
follows:
The Sierra Trinity Planned Development Zoning including a Stage 1/Stage 2
Development P/an, meets the purpose and intent of Chapter 8.32 because: it allows
for an expansion of uses for the existing development which are compatible with the
allowable uses for the surrounding properties and with the design of the site and
creates a desirable use of land that is sensitive to surrounding land uses because the
proposed uses in the Planned Development are consistent with the permitted and
conditional uses for the surrounding properties which are zoned M-1, Light Industrial.
2. The PD rezone for Sierra Trinity will be harmonious and compatib/e with existing and
potentia/ development in the surrounding area in that: 1) the proposed uses are
consistent with the M-P, Industrial Park Zoning District and therefore enhance the use
of the existing site which is developed with office and industrial tenant suites; 2) the
permitted and conditionally permitted uses are consistent with the surrounding area
which is zoned, M-1, Light Industrial; and 3) no modifications are proposed to the
existing site.
B. Pursuant to Section 8.120.050.A and B of the Dublin Municipal Code, the City Council finds
as follows:
The PD Rezone with Stage 1/Stage 2 Development P/an for the Sierra Trinity
Business Park wil/ be harmonious and compatib/e with existing and potential
development in the surrounding area in that: 1) the proposed uses enhance the use of
the existing site which is developed with Office and Industrial tenant suites; 2) the
permitted and conditionally permitted uses are consistent with the surrounding area
which is zoned, M-1, Light Industrial; and 3) no modifications are proposed to the
existing site.
Page 1 of 5
ATTACHMENT 5
~ ~~ ~ ~)
2. The project site is physically suitab/e for the type and intensity of the zoning district
being proposed because: 1) the Planned Development Rezone will expand the
permitted and conditionally permitted uses on the site; 2) the expanded uses will
provide an economic stimulus to the site in that the existing site is developed with a
variety of office and industrial tenant suites and the existing Planned Development is
overly restrictive and limits the types of uses that may locate on the site; 3) the
proposed PD Rezone is compatible with the surrounding area which is currently
developed and is zoned M-1, Light Industrial which allows for a variety of industrial
uses; 4) the proposed Planned Development is consistent with the existing General
Plan land use designation of Business Park/Industrial; and 5) the site is currently has
a variety of Industrial and Office uses, and is therefore physically suitable for the type
and intensity of the proposed Planned Development Zoning district.
3. The PD rezoning with Stage 1/Stage 2 Development P/an will not adverse/y affect the
health or safety of persons residing or working in the vicinity or be detrimental to the
public hea/th, safety and we/fare because: the Rezone will allow uses which are
consistent with the permitted and conditionally permitted uses for the surrounding
properties.
4. The PD rezoning with Stage 1/Stage 2 Development P/an is consistent with the Dublin
Genera/ P/an because: the proposed uses are consistent with the General Plan Land
use designation of Business Park/Industrial in that the PD Rezone will allow uses that
are non-retail and will not generate nuisances to the surrounding area.
C. Pursuant to the California Environmental Quality Act (CEQA), on , the City
Council found that the Project is exempt from CEQA pursuant to Section 15601(b)(3) in
that the Project is a Planned Development Rezone for a property which is currently
developed with uses that are similar to that which will be permitted in the PD Rezone.
Additionally, the site is located in an urbanized area and is surrounded by developed
properties which allow uses similar to the uses that will be permitted under the PD
Rezone and is consistent with the General Plan Land use designation of Business
Park/Industrial. The Project is located on a site that has no value as habitat for
endangered, rare or threatened species, will not result in any significant effects relating to
traffic, noise, air quality or water quality, and can be adequately served by all required
utilities and public services; and
Section 3. ZONING MAP AMENDMENT
Pursuant to Chapter 8.32, Title 8 of the City of Dublin Municipal Code, the Dublin Zoning Map is
amended to rezone the following property ("the Property") to a PD-Planned Development
district:
13.86± gross acres within APN 941-0205-001-46 DOC 2000 345287 for PLPA-2010-
00023
A map of the rezoning area is shown below:
Page 2 of 5
~~ ~8
Sierra
Busine
Section 4. STAGE 1/STAGE 2 DEVELOPMENT PLAN
The regulations for the use, development, improvement, and maintenance of the subject
property are set forth in the following Stage 1/Stage 2 Development Plan, which is hereby
approved. Any amendments to the Stage 1/Stage 2 Development Plan shall be in accordance
with Section 8.32.080 of the Dublin Municipal Code.
1. Statement of uses.
Intent. Industrial Park land use designations are established to: a) reserve appropriately
located areas for non-retail uses that do not involve heavy trucking or generate nuisances
due to emissions, noise or open uses.
Permitted Uses
Permitted Uses shall be the same as the uses identified in Section 8.12.050 of the Dublin
Zoning Ordinance for the M-P, Industrial Park Zoning District.
Conditional Uses
Conditional Uses shall be the same as the uses identified in Section 8.12.050 of the Dublin
Zoning Ordinance for the M-P, Industrial Park Zoning District.
The permit type and reviewing body for these conditional uses shall be the same as the
reviewing body for the uses in the M-P, Industrial Park Zoning District listed in Chapter 8.12,
Zoning District and Permitted Uses of Land, of the Zoning Ordinance.
Page 3 of 5
1 ~O
Accessory Uses
Accessory uses shall be the same as would be permitted in the M-P, Industrial Park Zoning
District in accordance with Chapter 8.40, Accessory Structures and Uses Regulations of the
Zoning Ordinance.
Temporary Uses
Please refer to Zoning Ordinance Chapter 8.108, Temporary Use Permit, for a list of
permitted temporary uses and permit procedures.
2. Stage 1 and Stage 2 Site Plan.
3. Site area, density, development regulations, architectural standards and landscaping.
The Planned Development shall be consistent with the regulations for the M-P, Industrial
Park Zoning District and the regulations for the Business Park/Industrial General Plan land
use designation.
4. Statement of Consistency with General Plan.
The PD rezoning and related Stage 1/Stage 2 Development Plan is consistent with the
General Plan land use designation of Business Park/Industrial.
Section 5. The use, development, improvement, and maintenance of the Project area shall
be governed by the provisions of the M-P, Industrial Park Zoning District and of the Dublin
Zoning Ordinance except as provided in the Stage 1/Stage 2 Development Plan.
Page 4 of 5
~o~ ~s
Section 6. EFFECTIVE DATE AND POSTING OF ORDINANCE
This Ordinance shall take effect and be in force thirty (30) days from and after the date of
its passage. The City Clerk of the City of Dublin shall cause the Ordinance to be posted in at
least three (3) public places in the City of Dublin in accordance with Section 36933 of the
Government Code of the State of California.
PASSED, APPROVED AND ADOPTED BY the City Council of the City of Dubtin, on this
_ day of 2010 by the following vote:
AYES:
NOES:
ABSENT:
ABSTAIN:
Mayor
ATTEST:
City Clerk
G: IPA#120101PLPA-2010-00023 PD Rezone for SierraTrinitylCC 08.17.IOICC Ordinance PD.DOC
Page 5 of 5
DRAFT ~ / 6' RAg`T
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;~~M~~.~~~~~; Planning Commission Minutes
~ ~ ~~
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` __~``'' Tuesday, July 27, 2010
CALL TO ORDER/ROLL CALL
A regular meeting of the City of Dublin Planning Commission was held on Tuesday, July 27,
2010, in the City Council Chambers located at 100 Civic Plaza. Chair King called the meeting to
order at 6:59:09 PM
Present: Chair King; Vice Chair Brown; Commissioners Swalwell and Wehrenberg; Jeri Ram,
Community Development Director; Marnie Waffle, Senior Planner; and Debra LeClair,
Recording Secretary.
Absent: Cm. Schaub
ADDITIONS OR REVISIONS TO THE AGENDA - NONE
MINUTES OF PREVIOUS MEETINGS - On a motion by Cm. Swalwell, seconded by Cm.
Wehrenberg the minutes of the June 15, 2010 meetings were approved.
ORAL COMMUNICATIONS - NONE
CONSENT CALENDAR - NONE
WRITTEN COMMUNICATIONS - NONE
PUBLIC HEARINGS -
Cm. Swalwell was unsure if his residence was within the 500 foot radius of the project and
asked if Staff could verify so that he could take part in the discussion.
Jeri Ram, Community Development Director asked for a 5 minute recess to run a GIS map to
determine whether Cm. Swalwell is within the 500 foot radius.
Ms. Ram returned to the meeting with a map and it was determined that Cm. Swalwell was not
within 500 feet of this project and could participate in the discussion and vote.
Chair King called the meeting back to order at 7:07 p.m.
8.1 PLPA 2010-00023 Sierra Trinity Planned Developrnent Rezone
Marnie Waffle, Senior Planner presented the project as outlined in the Staff Report.
Chair King asked what the difference is between office park zoning and light industrial zoning.
~l'lanning Commission ~uCy 27, 2010
I~gular Meeting $ ~
Attachment 6
DRAFT p~~DT ~~ ~~
~;
Ms. Waffle answered the buildings have lower ceilings and fewer storage areas accessible by
roll-up doors therefore would not accommodate the more heavy trucking uses that might be in
light industrial. She continued this area was designed for R&D and office type uses but the
layout of the site is not conducive to the uses allowed through the existing PD zoning.
Cm. Wehrenberg asked if there are other PD districts in this area that will need to be taken into
consideration and will this new PD zoning apply to the adjacent buildings.
Ms. Waffle answered all PD's are different and this site has a very limited list of uses. She
continued the area adjacent to the site is a PD that allows both commercial and light industrial
zoning and runs along the east and west sides of Dougherty Road and is a more flexible zoning
district.
Cm. Swalwell asked how many other light industrial areas in the City are zoned the way this
PD is and should the Commission look at changing those as well or at least reaching out to the
property owners and asking if the PD zoning is keeping them from obtaining new tenants.
Ms. Waffle answered this PD zoning district is unique in that it has the shortest list of allowed
uses. She stated the key features of a T-'D zoning district is going outside of the box of traditional
zoning; in 1985 they chose a short list of uses whereas traditional zoning would have allowed
more uses that are consistent with the context in which the site is located. She continued there
are no other PD zoning districts within. the City that are this restrictive.
Jeri Ram, Community Development Uirector stated Staff reviewed other areas and may make
changes to them but this PD is unique and has a lot of parking which is needed for offices. She
continued that business owners have come to the Planning Counter wanting to relocate there
and have been turned away because the use is not allowed. She stated that the City approached
the management company and property owner and suggested changing the zoning to allow for
more uses.
Cm. Swalwell felt it is necessary to react to economic times and be flexible and felt that Dublin
could use more light industrial businesses because of the jobs that they bring to the City. He
asked if there is any plan or incentives to attract light industrial businesses into the area but was
concerned about completely transforming the light industrial area throughout the City into
office.
Ms. Ram stated the City is trying to attract both commercial and light industrial businesses. She
stated there is not a large market for light industrial at this time. The City wants to help the
property owners/management so that the buildings don't remain vacant.
Cm. Brown asked if the PD amendment would cover all the buildings in the business park.
Ms. Waffle answered yes.
Chair King opened the public hearing and with no one to speak he closed the public hearing.
1:~Ef??iYBt.ttt3 ('GPPZ77iF.Y3~?LRPT ~
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DRAFT f~' DRA~,I, :
Cm. Wehrenberg disclosed that she spoke with the City Attorney regarding a potential conflict
because the Tri-Valley YMCA was contemplating a move to this location and she serves on their
Board of Managers. John Bakker, City Attorney conveyed to Cm. Wehrenberg that there was no
conflict and she was free to discuss and vote on the project. She continued that she could make
all the findings and supports the project.
Cm. Swalwell stated he could also make the findings and commended Staff for reaching out to
the property owner and felt it was an example of the City having to be flexible and innovative
in these tough economic times. He felt that the City needs to have tenants in the vacant
buildings but he was still concerned with having more light industrial businesses come to the
City but the market is not supporting that now. He hoped that the City would find ways to
entice light industrial business tenants to the City because they diversify the economy.
On a motion by Cm. Swalwell and seconded by Cm. Brown, on a vote of 4-0, with Cm. Schaub
being absent, the Planning Commission approved:
RESOLUTION NO. 10 - 31
A RESOLUTION OF THE PLANNING COMMISSION
OF THE CITY OF DUBLIN
RECOMMENDING THAT THE CITY COUNCIL ADOPT AN ORDINANCE APPROVING A PD
PLANNED DEVELOPMENT REZONE AND A RELATED STAGE 1/STAGE 2
DEVELOPMENT PLAN FOR THE SIERRA TRINITY BUSINESS PARK
LOCATED AT 6701 SIERRA COURT
(APN 941- 0205-001- 46)
PLPA 2010-00023
NEW OR UNFINISHED BUSINESS - NONE
OTHER BUSINESS - NONE
10.1 Brief INFORMATION ONLY reports from the Planning Commission and/or Staff,
including Committee Reports and Reports by the Planning Commission related to
meetings attended at City Expense (AB 1234).
10.2 Ms. Ram reminded the Commission of the Joint City Council/Planning Commission
Study Session for the Downtown Dublin Specific Plan scheduled for Saturday, August 21
at 9:OOa.m.
ADTOURNMENT - The meeting was adjourned at 7:21:32 PM
+1'ir~rttr~ta("z3r~tar.issa~cgrc ~ufyd ; ?GZ£7
~~fJa~.t~tr ~~ca;.~r ; 82
DRAFT
Respectfully submitted,
~~ ~ ~ ~is
D
Morgan King
Chair Planning Commission
ATTEST:
jeri Ram
Community Development Director
G: ~ MINUTES ~ 2010 ~ PLANNING COMMISSION ~ 07.27.10.doc
:I.KtF[IdFf1i,+~ j.Cf;Yti77:.433(?8Z ~~~~ y(' ~~~~~
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RESOLUTION NO. 10- 31
A RESOLUTION OF THE PLANNING COMMISSION
OF THE CITY OF DUBLIN
RECOMMENDING THAT THE CITY COUNCIL ADOPT AN ORDINANCE APPROVING A PD
PLANNED DEVELOPMENT REZONE AND A RELATED STAGE 1/STAGE 2
DEVELOPMENT PLAN FOR THE SIERRA TRINITY BUSINESS PARK
LOCATED AT 6701 SIERRA COURT
(APN 941-0205-001-46)
PLPA 2010-00023
WHEREAS, the City of Dublin as the proponent, proposes a Planned Development (PD)
Rezone with a Stage 1/Stage 2 Development Plan for the Sierra Trinity Business Park; and
WHEREAS, the existing Planned Development Zoning District (PA 85-032) was
established by the City Council on July 22, 1985; and
WHEREAS, the site is currently developed with 11 industrial buildings which are currently
used for a variety of uses; and
WHEREAS, a complete application is available and on file in the Planning Division for a
PD rezone with a Stage 1/Stage 2 Development Plan for the Project; and
WHEREAS, the California Environmental Quality Act (CEQA), fogether with State
Guidelines and City Environmental Regulations require that certain projects be reviewed for
environmental impacts and that environmental documents be prepared; and
WHEREAS, pursuant to CEQA, Staff has recommended that the Project be found
exempt from CEQA pursuant to Section 15601(b)(3) in that the Project is a Planned
Development Rezone for a property which is currently developed with uses that are similar to
that which will be permitted in the PD Rezone. Additionally, the site is located in an urbanized
area and is surrounded by developed properties which allow uses similar to the uses that will be
permitted under the PD Rezone and is consistent with the existing General Plan land use
designation of Business Park/Industrial. The Project is located on a site that has no value as
habitat for endangered, rare or threatened species, will not result in any significant effects
relating to traffic, noise, air quality or water quality, and can be adequately served by all required
utilities and public services; and
WHEREAS, a Staff Report dated July 27, 2010 and incorporated herein by reference,
described and analyzed the Project, including the PD Rezone with a related Stage 1/Stage 2
Development Plan; and
WHEREAS, the Planning Commission did use its independent judgment and considered
all said reports, recommendations, and testimony hereinabove set forth.
NOW, THEREFORE, BE IT RESOLVED that the Planning Commission, based on the
findings in the attached draft Ordinance, recommends that the City Council approve the
Ordinance attached as Exhibit A and incorporated herein by reference, which Ordinance
ATTACHMENT 7
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approves a PD Rezone with a Stage 1/Stage 2 Development Plan for the Sierra Trinity Business
Park (PLPA-2010-00023).
PASSED, APPROVED, AND ADOPTED this 27th day of July 2010 by the following vote:
AYES: King, Brown, Swalwell, Wehrenberg
NOES:
ABSENT: Schaub
ABSTAIN:
Planning Commission Chair
ATTEST:
Community Development Director
G:IPA#120101PLPA-2010-00023 PD Rezone for SierraTrinitylPC 7-271PC Reso PD.DOC
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Public Works Department
MEMOR.ANDUM
DATE: July 15, 2010
TO: Erica Fraser, Senior Planner
FROM: Jaimee Bourgeois, Senior Civil Engineer (Traffic)
SUBJECT: Traffic Impact Assessment for Sierra/Trinity Business Park Rezoning
The Sierra/Trinity Business Park is located at 6701 Sierra Court. The site contains 12 buildings totaling
184,000 square feet.
Currently, the Sierra/Trinity Planned Development Zoning District allows for the following uses:
• Manufacturing or assembly;
• Research assembly;
• Industrial support (repair and/or maintenance of industrial parts);
• Research laboratories and facilities;
• Wholesale;
• Printing; and
• Ancillary office uses.
The allowed uses are more restrictive than the surrounding area, which is primarily zoned M-1, Light
Industrial Zoning District. While several of the buildings are designed for traditional light-industrial flex
space with office in the front and warehouse space in the rear, the site is overall more accommodating
of traditional office uses, which are currently not allowed. The design of the Business Park is more
consistent with office space since ample parking is provided and many of the buildings do not contain
high ceilings or roll-up doors.
The M-P, Industrial Park Zoning District is more consistent with the design of the Sierra/Trinity Business
Park. This zoning district allows a wide variety of uses including light industrial, office, indoor
recreational facilities, community facilities and other uses which are consistent with an Industrial Zoning
District. As such, staff is reviewing the opportunity to rezone the Business Park from the current
Planned Development Zoning District with restrictive uses to something similar to an M-P, Industrial
Park Zoning District, so that the unoccupied buildings can be more easily leased.
Table 1 presents a summary of the trip generation comparison between the current zoning and the
proposed zoning using trip generation estimates published in the Institute of Transportation Engineers
(ITE) Trip Generation manual (8th Edition).
ATTACHMENT 8
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TABLE 1
Trip Generation Comparison
Land Use Cate or Dail Tri s AM Peak Hour Tri s PM Peak Hour Tri s
Existin Zonin
General Li ht Industrial 1,273 128 106
Pro osed Zonin
Industrial Park 1,660 165 184
Difference + 387 + 37 + 78
Notes•
General Light Industrial ITE Land Use Code 110 (regression equations used).
Industrial Park ITE Land Use Code 130 (regression equations used).
The existing zoning was assumed to most closely match the General Light Industrial ITE Land Use
category, and the proposed zoning was assumed to most closely match the Industrial Park ITE Land
Use Category. As shown in Table 1, implementation of the proposed zoning could result in the
additional trip generation of approximately 387, 37, and 78 more daily, AM peak hour and PM peak
hour trips, respectively.
Based on the results of intersection capacity analyses recently conducted for major intersections in the
area, such as along Dublin Boulevard and Dougherty Road, adequate capacity is available to
accommodate the potentially greater trip generation associated with a more intense zoning. In
conclusion, the proposed zoning change would not have any significant impacts on the transportation
network.
If you have any questions, please let me know.
G:\DEVELOPMENT, PRIVATE\MISC\Memo for Sierra Trinity Business Park 071510.doc