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RESOLUTION NO. Z34 - OS
A RESOLUTION OF THE CITY COUNCIL
OF THE CITY OF DUBLIN
ESTABLISHING A POLICY REGARDING EX PARTS CONTACTS
IN QUASI JUDICIAL PROCEEDINGS
WHEREAS, the City Council, the Planning Commission, the Zoning Administrator, the City Manager
or designee, and other City officers conduct a number of quasi judicial hearings in the course of performing
their duties;
WHEREAS, the due process clauses of the United States and California Constitutions impose certain
requirements on local agencies that conduct such hearings, including a requirement that decision makers
consider only that .evidence that is presented at the hearing;
WHEREAS, members of the City Council, the Planning Commission, the Zoning Administrator, and
the City Manager or designee could potentially receive information pertinent to quasi judicial hearings outside
of the formal hearing, which information is known generally as "ex pane contacts"; and
WHEREAS, the City Council has determined that it would be prudent to have a policy concerning ex
pane contacts in quasi judicial proceedings that applies to the City Council, the Planning Commission, the
Zoning Administrator, the City Manager or designee, and other City Officials that make decisions in quasi-
judicial proceedings;
NOW, THEREFORE, the City Council of the City of Dublin does RESOLVE as follows:
1. Purpose. The purpose of this policy is to ensure that decisions of the City of Dublin in quasi judicial
administrative proceedings are conducted in an impartial manner and comply with the requirements of Due
Process under the Constitutions of the United States and the State of Califortia.
2. Policy. City Officials shall not intentionally make or receive Contacts related to quasi judicial proceedings
3. Disclosure. In the event that Contacts are nonetheless received, City Officials shall disclose such Contacts
on the record of the quasi judicial proceeding, thereby affording interested persons the opportunity to hear and
respond to the Contact.. In preparing agendas for quasi judicial hearings, City staff shall include an item for
disclosure of ex pane Contacts prior to the opening of the public hearing.
4. Application. The Ex parse Contacts Policy shall apply only to quasi judicial proceedings and shall not
apply to quasi-legislative or mixed quasi judiciaUquasi-legislative proceedings.
5. Effect of Violation. A violation of the Ex pane Contacts Policy shall not constitute independent grounds to
invalidate any decision by City Officials.
6. Definitions. The following definitions shall apply to this policy:
"Contacts" means the receipt of any information outside a quasi judicial proceeding that is relevam in a
quasi judicial proceeding before City Officials. Contacts may include, but are not limited to,
Reso # 234-05, Adopted 12/20/05 Page 1 of 2
Attachment 9
conversations, written communications, electronic mails, telephone calls, and visits to sites that are the
subject of aquasi-judicial proceeding.
"City Officials" means the City Council, the Planning Commission, the Zoning Administrator, the City
Manager or designee, and any other city employee or officer that acts as a decision maker in a quasi-
judicial proceeding.
"Disclosure" means, at a minimum, the persons involved in the ex pane contact, the content of the ex
pane contact (e.g., what information was provided, what was discussed, what was said), when the ex
pane contact occurred and where the ex pane contact occurred.
"Quasi judicial proceeding" means a City proceeding in which a City Official applies existing legal
standards to a particular set of facts that affects an individual or individuals.
"Quasi-legislative proceeding" means a City proceeding in which City Officials create a rule of
general applicability for future guidance. Quasi-legislative proceedings in the City of Dublin
include, but aze not limited to, actions on general plan amendments, specific plan amendments,
and zoning decisions.
"Mixed quasi judiciaUquasi-legislative proceeding" means a City proceeding involving both
adjudicative and legislative elements. Mixed quasi-judiciaUquasi-legislative proceedings in the
City of Dublin include, but are not limited to, site development permit approval that is corningent
upon a zoning ordinance amendment.
7. Effective Date. This Resolution shall take effect immediately.
8. Severability Clause. The provisions of this Resolution are severable and if any provision, clause,
sentence, word or part thereof is held illegal, invalid, unconstitutional, or inapplicable to any person or
circumstances, such illegality, invalidity, unconstitutionality, or inapplicability shall not affect or impair
any of the remaining provisions, clauses, sentences, sections, words or parts thereof of the ordinance or
their applicability to other persons or circumstances.
PASSED, APPROVED, AND ADOPTED this 20a' day of December 2005, by the following
vote:
AYES: Councilmembers Hildenbrand, McCormick and Zika, and Mayor Pro Tem Oravetz
NOES: None
ABSENT: Mayor Lockhart
ABSTAIN: None ~~~~
Maydr Pro Tem
A ST:
Clerk
Reno # 234-05, Adopted 12/20/05. Pale 2 of 2
~~~ ~ ~~~
Findings of Fact to Affirm Planning Commission's adoption of Resolution 08-40,
approving a reduction of required parking based on a shared parking plan for
Parcel 4 (previously Parcel 5) of the Promenade within Area G of Dublin Ranch (PA
08-006)
Pursuant to Dublin Municipal Code Chapter 8.136 the City Council makes the following
findings of fact to support its motion to affirm the Planning Commission's adoption of
Resolution 08-40, approving a reduction of required parking based on a shared parking
plan for the application for a Site Development Review to develop Parcel 5 of Vesting
Tentative Parcel Map 9717, a 3.72-acre site within an area known as The Promenade,
with three structures, as follows: a) ClubSport - a two-story fitness center and day spa
with cafe of approximately 47,669 square feet; b) Mercantile Building - a three-story
commercial building of approximately 52,716 square feet proposed for restaurant (7,190
square feet), retail, and office uses; and c) a four-level parking structure of 407 spaces
(the "Project") and deny the appeal of Jimmy Huang, filed on December 18, 2008.
Parcel s is now Parcel 4 of Map 9717.
These findings are based on the Agenda Statement for City Council Meeting Date of
January 20, 2009 for this appeal, together with all attachments to such Agenda Statement;
all documentary evidence submitted to the Council at the January 20, 2009 public
hearing; all comments, statements and testimony heard. by the Council at the January 20,
2009 public hearing; the Dublin General Plan; the Eastern Dublin Specific Plan, the
Dublin Municipal Code; and City of Dublin Ordinance 06-00 (together, the "Record").
Findings of Fact
The required number of off-site parking spaces for the Project, pursuant to the Dublin
Municipal Code, is 541 spaces. The project proposes to provide 486 off-street parking
spaces and 14 on-street parking spaces for a total of 500 spaces.
Pursuant to Section 8.76.050 "Adjustment to the Number of Parking Spaces", Subsection
F. "Parking Reductions for Shared Parking" (Attachment 1), when shared off-street
parking is proposed between two or more adjacent use types, the Zoning Administrator or
Planning Commission, in this case, may grant a reduction in off-street parking
requirements (from the sum required by each use type) in compliance with Chapter
8.100, Conditional Use Permit if a report by a registered traffic engineer shows that the
following requirements are met:
1. The Conditional Use Permit Findings can be made.
2. A sufficient number of spaces are provided to meet the greatest parking
demands of the participating use types and to ensure that there will not be a
parking deficiency.
3. Satisfactory evidence is provided that the use types, by their natures and
operating times, will not be in conflict with each other.
4. Overflow parking will not affect any adjacent use.
A fifth requirement may be needed, depending on the circumstances:
Page 1 of 5
G: IPA#120081PA 08-006 Club Sport PromenndelAppenllPromenndefindings (1) Attnchment IO.DOC
Attachment 10
~ ~ (~ ~~
5. Additional documents, covenants, deed restrictions or other agreements as
may be deemed necessary by the Zoning Administrator (in this case
Planning Commission) are executed to assure that the required parking
spaces provided are maintained and that uses with similar hours and
parking requirements as those uses sharing the parking facilities remain for
the life of the documents, covenants,, deed restrictions or other agreements.
1. Finding: The Conditional Use permit Findings can be made.
A) The proposed use and related structures are compatible with
surrounding and adjacent uses transportation and service
facilities: Facts supporting finding: The proposed project is
compatible with the surrounding uses because it will contribute
toward creating a local mainstreet for the nearby residential uses
previously developed. It will reduce vehicle trips because it is
adjacent to residential uses and will provide facilities for those
residential uses.
B) The proposed use will have no adverse effects on or be
detrimental to the health safety and welfare of persons working
or residing in the vicinity: Facts supporting finding: A shared
parking study was prepared by a "Registered Traffic Engineer."
This Study concluded that sufficient parking would be available
on site and curbside adjacent to the proposed project to serve the
uses during peak periods. Additionally, using Urban Land
Institute (ULI) and International Transportation Engineers (ITE)
parking studies for similar uses it was determined that the number
of parking stalls provided exceeds the number necessary during
the peak period which was determined to be 6:00 PM. The City
Engineer concurred with these findings. Therefore, it was
determined by the Planning Commission that there would be
adequate parking for the project and there would be no adverse
effects or be detrimental to the health, safety and welfare of
persons working or residing in the area.
C) The proposed use would not be injurious to surrounding
properties or improvements in the nei boyhood: Facts
supporting .finding: The proposed project would create
opportunities for the residents and enhance the balance of jobs
and housing as well as reduce or eliminate vehicular trips and
traffic congestion due to the close proximity of the residential
units as referenced in the Shared Parking Study. The proposed
project brings recreational services, food services, office jobs and
retail sales to the area as originally planned with 1,396 residential
units within a 2 minute walk from the proposed project.
Page 2 of 5
G: IPA#120081PA 08-006 Club Sport PromenndelAppenllPromenade findings (2) Attachment lO.DOC
r ~~ ~ ~ ~~
Therefore, the project would not be injurious to surrounding
properties or improvements in the neighborhood.
D) There are adequate provisions for public access water sanitation
and public utilities and services to ensure that the proposed use
and related structures would not be detrimental to the ublic
health, safety and welfare• Facts supporting finding: There are
adequate utilities, and access to serve the properties because
improvements will be constructed to provide for vehicular and
pedestrian access with the project. The shared parking study
documented the need for parking at the peak hour (6:00 PM) and
it was determined that the number of parking stalls to be provided
exceeded the need at the peak period. The proposed project will
provide water and sanitation facilities for the users.
E) The subiect site is ~hysically suitable for the type density and
intensity of the uses and proposed structures• Facts supporting
finding: The project as designed would visually enhance the
architecture, provide continuity with new and nearby commercial
projects and provide a diversity of uses for the adjacent residents.
The Shared Parking Study documented the number of parking
stalls required to meet the peak demand. The Shared Parking
Study approached the need from a conservative base and
determined that there was an adequate provision of stalls. When
comparing the Shared Parking Study with ULI and ITE
Standards, the parking provided exceeds the maximum
requirement by both those authorities. Additionally, the approved
Parcel Map, as conditioned, provides for cross parcel access and
parking throughout the parcels in the Promenade. Therefore, it
was determined that the type, density and intensity of the uses
proposed would be compatible with the surrounding land uses.
F) The use will not be contrary to the specific intent clauses
development regulations or performance standards established for
the zoning district in which it is located. Facts supporting
finding: The applicable zoning (Ordinance 06-00) incorporates
the Zoning Ordinance requirements for parking for the site and
the Zoning Ordinance allows for shared parking if the required
findings can be made. Allowing shared parking for the proposed
uses is authorized by the development regulations.
G) The proposed use is consistent with the General Plan and the
Eastern Dublin Specific Plan Facts supporting finding: The
General Plan and the Eastern Dublin Specific Plan designate the
site for Neighborhood Commercial. In particular, the Eastern
Dublin Specific Plan provides that parking areas should not
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disrupt the continuity of storefronts or discourage pedestrian
access and provides that off-street parking for commercial uses
within one-quarter mile of Grafton Street may be reduced by up
to 15%. (Eastern Dublin Specific Plan, section 7.1.1.) The
Project is located within one-quarter mile of Grafton Street.
Moreover, the Zoning Ordinance allows shared parking for these
land use types.
2. Finding: A sufficient number of spaces is provided to meet the greatest
parking demands of the participating use types and to ensure that there
will not be a parking deficiency.
Facts supporting finding: The Shared Parking Study, using conservative
methodology, determined that the peak parking demand using City
Standards at 6:00 PM was 453 parking stalls. On-site parking consists of
486 parking stalls and 14 on-street parking stalls adjacent to the project
on Finnian and Grafton. International Transportation Engineers (ITE)
parking ratios for this combination of land uses -- retail, restaurant,
office and the proposed health fitness club -- demonstrates a need for
408 parking stalls at the peak hour of 6:OOPM. The Shared Parking Study
concluded that "combined with the peak hour parking supply required
based on City requirements for the Mercantile uses, the expected peak
parking requirement is 408 parking spaces." The proposed project's 486
on-site parking stalls would provide a surplus of 78 spaces or 16% of the
on-site supply. There are still an additional 14 on-street parking stalls
available adjacent to the project site on Finnian and Grafton.
3. Finding: Satisfactory evidence is provided that the use types, by their
natures and operating times, will not be in conflict with each other.
Facts supporting finding: The Shared Parking Study determined that at
the peak hour of 6:OOPM there would be a 100% demand for both the
Club Sport and the restaurant uses. The peak for retail uses was
determined to be 95% and the office demand dropped to 25%. Based on
City requirements the number of parking stalls required would be 453
stalls. International Transportation Engineers (ITE) data at the 6:00 PM
peak is determined to be 408 parking stalls. In either case there are
between 33 and 78 surplus parking stalls at the 6:00 PM peak demand.
The City Traffic •Engineer believed that this information showed
satisfactory evidence that the use types by their nature and operating
times would not conflict with each other.
4. Finding: Overflow parking will not adversely affect any adjacent use.
Facts supporting finding: The Club Sport /Mercantile project is the first
phase of the Promenade. Parcel Map 9717 that created the various lots
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which comprise the Promenade (of which the Club Sport/Mercantile
facility are a part) requires a private reciprocal .cross lot access and
parking agreement be in place when the first final map records. This
requirement will assure that overflow parking, if it occurs, would have
the ability to use parking on the other lots throughout the 23 acre
Promenade property. The requirement of the reciprocal easement for
parking was applied at the Community Development Director Hearing
for the Parcel Map on January 8, 2009, and was not known by the
Planning Commission when they took action on the project on December
9, 2008.
The Eastern Dublin Specific Plan Community Design Element (Chapter
7.0) sets forth the vision for this Town Center (The Promenade). The
Plan notes that The Promenade should be developed in a compact town
form and minimize the reliance on the auto by creating apedestrian-
friendly environment. Additionally, the character of a town center should
have a walkable system of streets, and well-defined buildings creating a
lively and interesting shopping street catering to pedestrians (Eastern
Dublin Specific Plan section 7.1.1).. The Design. Element contemplates a
mix of uses and emphasizes that the Town Center, with its retail uses,
will be surrounded by residential neighborhoods within walking distance
of the commercial uses. ((Eastern Dublin Specific Plan section 7.1.)
5. Finding: Additional documents, covenants, deed restrictions or other
agreements as maybe deemed necessary by the Zoning Administrator (in
this case Planning Commission) are executed to assure that the required
parking spaces provided are maintained and that uses with similar hours
and parking requirements as those uses sharing the parking facilities
remain for the life of the documents, covenants, deed restrictions or other
agreements.
Facts supporting finding: A private reciprocal access and parking
easement is required on all parcels that comprise the 23-acre Promenade
property. The variations of intended land uses, by their very nature, are
countercyclical and the parking demands peak at various .times
throughout the day. In this way, users of the Promenade will be able to
take advantage of available parking vacated by one use type as an
additional use's time approaches its peak demand.
6. Conclusion: The provision of 486 off-street parking spaces and 14 on-street
parking spaces for a total of 500 spaces will provide adequate parking for the Project
and is consistent with Ordinance 06-00, the Dublin Municipal Code, the General Plan
and the Eastern Dublin Specific Plan.
1187317v.3
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7.0 COMMUNITY DESIGN
The intent of the Specific Plan is to provide the structure and overall vision needed to
provide for the development of a physically coordinated and cohesive community in
eastem Dublin. This chapter provides development and design guidelines necessary to
create an attractive, well-ordered pattern of development that features pedestrian-scaled
streets, thoughtfully designed buildings, and carefully integrated community facilities
and public open space. The objective is to provide a design framework within which
developers and designers can express their creativity on their individual projects
without compromising the community character as a whole. The guidelines are
organizedby planning subarea in order to communicate the differences in design
character envisioned within the planning area. The subarea guidelines are followed by
design guidelines for circulation system improvements. Refer to Figure 4.2 for the
location of the different planning subareas.
The guidelines in this chapter are advisory only. The City may consider equivalent or
superior methods that achieve the objectives of the Specific Plan. The guidelines are
intended to be used by developers and planning staff, in conjunction with the City's
Zoning Ordinance, to formulate and approve plans that meet the objectives for quality
development envisioned by this Specific Plan.
7.1 TOWN CENTER
The Town Center will be the focus for the eastern Dublin community. Commercial
services will range from supermarkets, drugstore, restaurants and office complexes
serving the entire community to small shops and service businesses serving nearby
neighborhood residents. Surrounding the commercial core and within walking distance
of it are residential neighborhoods offering a full range of housing choices. The guiding
design concepts for the Town Center are: to develop a compact, imageable town form,
and to minimize reliance on the auto by creating apedestrian-friendly environment with
access to transit, services, parks and schools. Figure 7.1 shows a plan drawing of how
this concept might look if developed.
7.1.1 TOWN CENTER COMMERCIAL
The Town Center Commercial subarea will be the social and cultural hub of the eastern
Dublin community. The image of this area, where residents shop, eat, play and do
business each day, will be a major source of community identity. The emphasis of the
guidelines for the Town Center Commercial subarea is on establishing the character of a
town center, with a walkable system of streets well-defined by buildings and a lively,
interesting shopping street catering to pedestrians, transit users and others.
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COMMUNITY DESIGN
FORM
Development should be compact, and unified by a simple, clear street network which
disperses traffic to low volumes and encourages pedestrian movement in all directions.
Develop a street system in the Town Center Commercial area that provides at
least one parallel street south of Central Parkway to-serve as the main street for
the Town Center.
• In order to preserve the pedestrian scale at the commercial area, cross streets to
Main Street should be spaced no more than 500 feet apart.
BUILDING SITING
As in the traditional "Main Street", buildings should form a continuous edge that gives
definition and scale to the street.
• Site buildings to orient toward Tassajara Road and "Main Street," with
secondary orientation toward side streets into the residential area (see Figure
7.2).
• Setbacks:
• No building setbacks beyond the front setback line along "Main Street" (i.e.
buildings should be built to and parallel with the front setback line except toy
provide for outdoor dining areas and entry plazas). (See Figure 7.3).
• 10-150 foot setback-from Tassajara Road for shopping center buildings
• 10 foot minimum and 85-foot maximum setback from Tassajara Road right-
of-way for all other buildings (see Figure 7.4).
• No side yard setbacks required.
BUILDING HEIGHT
Taller buildings can be effectively used to give a sense of enclosure and human scale to
the streets.
Permit buildings up to 6 stories high to be developed in the Community
Commercial area along Tassajara Road. The tallest buildings should be located
at the corners of Tassajara Road and Central Parkway to create a "gateway." to
the Town Center. If single-story buildings are developed in this area, they
should incorporate a variety of roof forms and heights (see Figure 7.5).
Permit building heights of up to 3 stories (40-foot maximum) in the
Neighborhood Commercial area along Central Parkway. Maintain 20-foot
minimum facade heights in the Town Center. Single-story retail buildings built
to a 2-story height will be considered, but should not be the norm (see Figure
7.6).
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COMMUNITY DESIGN
BUILDING TYPES
Mixed-use buildings and complexes are strongly encouraged in the Town Center. The
mixture of office and residential uses with retail contributes to a downtown that is active
not only on weekdays, but during evenings and weekends as well.
Encourage upper-story office space above retail in the Community Commercial
area.
Encourage upper-story residential units and office space above retail ground
floors in the Neighborhood Commercial area,
Incorporate balconies and upper story windows that open on buildings that
front on "Main Street."
BUILDING ENTRIES
Building entries should be located to encourage pedestrian activity on the major
shopping streets.
• Locate major building entries in the Community Commercial area so they front
on Tassajara Road. Provide additional pedestrian entries facing the adjacent
residential area, aligned with the ends of local east-west side streets. Pedestrians
should not be forced to cut through parking lots to reach shops and offices (see
Figure 7. ~.
• Locate shop, office and upper-floor residential entries in the Neighborhood
Commercial area so they front on Main Street. Entries should be spaced at
intervals of no more than 50 feet (see Figure 7.8).
• Permit larger retail stores (greater than 30,000 s.f.) to have their primary entrance
from an off-street parking lot. However, at least one entry must be provided
from the main pedestrian street (i.e., "Main Street." See Figure 7.9).
PARKING
Parking areas should not disrupt the continuity of storefronts or discourage pedestrian
access.
• Reduce off-street parking requirements for commercial uses within 1/4 mile of
Main Street by up to 15 percent. '
• Provide on-street arkin on all rima streets in the Town Center (see Figure
7.10).
• Locate public parking lots behind commercial buildings, away from the main,
pedestrian-oriented street in the Neighborhood Commercial area. (see Figure
7.10).
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COMMUNITY DESIGN
• Provide pedestrian passageways ("paseos") between commercial buildings from
parking areas to the street. Paseos should have natural light and display
windows and/or store entries along their length (see Figure 7.10).
• Divide large parking lots into several smaller parts through siting of internal
circulation corridors, landscaped medians, and buildings (see Figure 7.11).
• Plant parking lots with shade trees in a pattern and number that can be
reasonably expected to shade 50 percent of the lot surface ten years after planting
and 75 percent at maturity (see Figure 7.12).
• Use low hedges, shrub masses, walls and landscaped berms to screen parking
lots from street views, as well as to give a defined edge to the lot.
• Do not allow off-street parking lots to take up more than one-half of the street
frontage along arterial streets and parkways, or one-third of the frontage along
"Main Street." Avoid domination of the Tassajara Road frontage by parking.
Encourage larger projects to incorporate structured parking.
TRANSIT
Central Parkway is to be designed to favor transit movement and convenience for transit
users.
Provide bus stops with signs (maps, schedules, etc.), shelters, and other
amenities (waste receptacles, telephones, bicycle storage, etc.) at two-block
intervals along Central Parkway.
Provide distinctively designed transit shelters to contribute to the image and
identify of the community, as well as the comfort of the transit user.
PEDESTRIAN CIRCULATION
Major commercial streets such as Tassajara Road and Central Parkway should have a
lively, attractive and stimulating pedestrian environment.
• Develop wide sidewalks along Main Street to accommodate pedestrian
circulation, window shopping, outdoor merchandising and cafes. These
pedestrian-oriented sidewalks should wrap around corners of north-south
streets intersecting the Main Street for a distance of one block (see Figure 7.13).
• Encourage development of sidewalk cafes and indoor/outdoor restaurants with
retractable storefronts along Main Street (see Figure 7.13).
• Design ground floor building facades fronting on Main Street to be at least 60%
transparent window surface (see Figure 7.14).
• Encourage use of colorful awnings and pedestrian-level store signage along
facades (see Figure 7.14).
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COMMUNITY DESIGN
OPEN SPACE AND PUBLIC FACILITIES
Public buildings and parks should be designed as civic monuments and gathering places
for the community.
Reserve two sites at the midpoint of Main Street for civic/public buildings such
as a library, post office, senior center, meeting hall or theater.
Set back public buildings on the two designated sites to create public plazas on
Main Street. Areas around the public buildings should have a formal landscape
character incorporating gardens, fountains, public art or bandshell/amphitheater
(see Figure 7.15).
SPECIAL CONSIDERATIONS
• Place signage on building faces, rather than on freestanding monuments or poles.
The size and location of signs along Main Street should be geared toward
pedestrians and transit-riders, rather than the automobile.
• Screen loading docks and service areas from public view.
122