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HomeMy WebLinkAbout4.01 Draft CC 6-3-09 Min Jt MtgDRAFT ti `,` MINUTES OF A JOINT CITY COUNCIL/ -'_~• $~ PLANNING COMMISSION ,~;~~'~ ~`ILIFOR~~ SPECIAL MEETING -June 3, 2009 A special joint meeting of the Dublin City Council and Planning Commission was held on Wednesday, June 3, 2009, in the Dublin Library Community Meeting Room. The meeting was called to order at 6:33 p.m., by Mayor Sbranti. ROLL CALL PRESENT: Councilmembers Biddle, Hart, Hildenbrand, Scholz, and Mayor Sbranti. Vice Chair King; and Commissioners Brown, Schaub, and Swalwell. ABSENT: Planning Commission Chair Wehrenberg PLEDGE OF ALLEGIANCE The pledge of allegiance to the flag was recited by the City Council, Staff and those present. STUDY SESSION Mayor Sbranti welcomed the audience and opened the public hearing. Hearing no comments he closed the pubic hearing and informed the audience there would be another opportunity to speak at the end of the meeting. PA 07-036: Downtown Dublin Specific Plan. The City Council 'and Planning Commission will receive the presentation and provide Staff and the Consultant with input and feedback regarding the Opportunities, Issues and Strategies Report and the preparation of the Downtown Dublin Specific Plan. DUBLIN CITY COUNCIL/PLANNING COMMISSION MINUTES VOLUME 28 OF pp 8 SPECIAL MEETING 19;~~~~~ June 3, 2009 ' ~~ (~ ~'IGIFOR~~~ ~~~~.. ,.. h~ ,.... DRAFT Mayor Sbranti introduced Jeff Baker, Acting Planning Manager. Mr. Baker gave an overview of the agenda and stated the goal of the meeting was to identify a long term, unified vision for moving forward on the Downtown Specific Plan and also providing Staff and the consultant with direction. Mr. Baker introduced Bill Weisman, RBF Consulting; Jerry Keyser, Keyser-Marston Associates; and Mr. Weisman introduced Aaron Ackerman, RBF Consulting. Mr. Weisman explained the project and the terms that will be referenced in the meeting, such as: specific plan, design standards, and design guidelines. He stated the specific plan will be a guide or vision document for the future development of the area. Mr. Weisman encouraged the public to stay involved with the process. Mr. Weisman explained the previous work done on the Downtown Dublin Specific Plan, i.e. technical analysis of traffic and infrastructure; amarket study to look at economic conditions; overall land use and urban design features; the site tour with the public and stake holders which documented the likes and dislikes for the downtown area; and stakeholder interviews. He continued that all of the above culminated in the Opportunities, Issues and Strategies Report which has six chapters and proposes guiding principles which lay out the overall vision which will help develop the land use plan. Mr. Weisman explained the map and the boundaries of the Downtown Dublin Specific Plan. He continued that there are five (5) specific plans that the Downtown Dublin Specific Plan will replace in part; San Ramon Road Specific Plan, Dublin Downtown Plan, Village Parkway, Downtown Core and West Dublin BART Specific Plan. Mr. Weisman discussed the development that has occurred since the five specific plans were developed. He also discussed the public improvements that have occurred as well; Village Parkway streetscape improvements which included new sidewalks and lighting; BART Station and garage; Dublin Senior Center and Wicklow Square; and a number of public art features. Mr. Weisman reviewed the pathways and walkways for pedestrian circulation in the Downtown Dublin Specific Plan Area. DUBLIN CITY COUNCIL/PLANNING COMMISSION MINUTES 2 VOLUME 28 G`~ pE DpB~ SPECIAL MEETING i9r~~~~si June 3, 2009 ~~ '~" DRAFT Jerry Keyser, Marston-Keyser Associates spoke regarding the economic future of Downtown Dublin. He felt Dublin's downtown location is in a dynamic Bay Area Market at the intersection of the I-580/680 Freeway. He suggested that, as they go through the process, they should think about short and long term goals and not only what affects the economy is having today but how to survive and what they want the Downtown to look like when the economy recovers. He felt there are more opportunities in the downtown area because that area was built when it was less expensive to build. He stated when there is a recovery the high density residential development around the BART station will be attractive, but it will take longer for the office market to recover. Mr. Keyser spoke about revitalization vs. redevelopment. He stated that revitalization would be used in the private sector, but a city would have to establish a redevelopment area and agency. Redevelopment would require physical and economic blight in the area designated. He stated that his office concluded the area would be unlikely to meet the physical and economic restrictions for redevelopment. He stated the redevelopment plan would not mean an increase in taxes. Mr. Weisman explained the next steps in the development of the Downtown Dublin Specific Plan. He stated he would work with Staff to draft a land use plan and confirm the grant funding for preparing the EIR and then return to the City Council and Planning Commission for another Study Session in the fa112009. Mayor Sbranti asked if the audience had any questions on the presentation. There were none. Mr. Weisman led the City Council and Planning Commission in an exercise regarding the proposed Guiding Principles. He explained the exercise is for the City Council and Planning Commission only. He also explained how they were to vote on the guiding principles. He asked the City Council and Commission to indicate to what degree you agree or disagree with the statement. He stated that the purpose of the exercise is to determine consensus and discuss their differences when there is no consensus. He stated the exercise is designed to give direction to Staff as a guide to prepare the Specific Plan. Jeri Ram, Community Development Director, asked Mr. Weisman to explain how the guiding principles were created. Mr. Weisman explained the background work which included: technical studies, interviews and working with Staff. DUBLIN CITY COUNCIL/PLANNING COMMISSION MINUTES 3 VOLUME 28 `~OFDp SPECIAL MEETING ~,; ~~`;~ June 3, 2009 1~~~~~%~ `1LIFl7R~ y'` . DRAFT Morgan King, Vice Chair Planning Commission, asked if the idea is to create a destination, or two destinations (BART & Downtown), trying to attract traffic from outside the city, emphasis on development or pedestrian quality-of--life issues. He stated he was unclear as to the priorities. Mr. Weisman stated those were good questions but he will wait until the discussion to answer them. He stated that the purpose of the guiding principles is to give direction and have a discussion about what the Downtown area should look like. He stated that they wanted to see where there is consensus and where there is not. Then using the final set of Guiding Principles Staff will have a guide for how the land use plan and specific plan will be put together. Bill Schaub, Planning Commissioner, asked if the Downtown Dublin Specific Plan will be looking at 5, 10, 20 or 30 years from now and felt that everyone agreed that 30 years from now the City will look different. Mr. Weisman answered that most specific plans are intended for 10 to 20 years and it depends on what the plan is for. Mayor Sbranti stated that the last major specific plans were adopted in 2000. He felt that there should be a 10 year horizon or longer. Mayor Sbranti -felt that it was their job to answers questions collectively and try to have consensus on the guiding principles. Mr. Weisman explained how to vote on the guiding principles. There was a period of 10-15 minutes for the City Council and Planning Commission to vote. The meeting reconvened at 7:47p.m. Mayor Sbranti asked for introductions of the City Council, Planning Commission and Staff. The Planning Commission, City Council and Staff introduced themselves. Mayor Sbranti then asked the audience to indicate, by a show of hands, who is downtown property owners, downtown business owners, brokers for downtown businesses or Dublin residents. DUBLIN CITY COUNCIL/PLANNING COMMISSION MINUTES a VOLUME 28 ~~qOF DUd SPECIAL MEETING 1;~~~;~ June 3, 2009 ~~ '~ /~ C''iG1~pt2~lC DRAFT Mr. Wiseman read the comments from each of the guiding principles. OVERALL GUIDING PRINCIPLES with written comments: #2) Consider the development of a community benefit payment in return for increased density/FAR (i. e., density bonus/incentive program) that could be used to pay for public improvements in the Planning area. (P =Planning Commission; C =City Council) Stron 1 Disa ree Disa ree Neutral A ree Stron 1 A ree PP, CC CC P,C Comment: No -should be considered on a case-by-case basis. #6) Encourage a greater joint use of parking areas through compatible mixes of uses and enhanced pedestrian connections. Stron 1 Disa ree Disa ree Neutral A ree Stron 1 A ree P PP, C PPP, CC Comment: Lots of areas that can be better used. #7) Accept increased traffic congestion (i. e. reduced level of service) if it is found that traffic impacts associated with future development cannot be fully mitigated. Stron 1 Disa ree Disa ree Neutral A ree Stron 1 A ree P, C CCC, P P, C P Comment: We can't rob Peter to pay Paul -increased traffic beyond allowable LOS could decrease sales and deter shoppers. Depends on trade-offs, prosperous areas generate traffic. Why would we want to do this? DUBLIN CITY COUNCIL/PLANNING COMMISSION MINUTES s VOLUME 28 ~~oFDO~ SPECIAL MEETING ri~~ir~~~ June 3, 2009 ~\ '~ /~ Gc~FOR~'~ DRAFT #9b) The cost of infrastructure should be paid for by development. Stron 1 Disa ree Disa ree Neutral A ree Stron 1 A ree P PP CCC, P CC RETAIL DISTRICT GUIDING PRINCIPLES with written comments: #1) Encourage and support large format regional retail as an important community and financial asset of the City. Stron 1 Disa ree Disa ree Neutral A ree Stron 1 A ree C, PP P, CC C Comment: For better or worse this area's story has already been written, we must embrace it for what it is but look to improve, i.e. design consistency where possible. Short term -yes, long term there are better sites further east. TRANSIT-ORIENTED DISTRICT GUIDING PRINCIPLES with written comments: #2) Retain existing auto dealerships while supporting their eventual relocation to other easterly locations within the City of Dublin. Stron 1 Disa ree Disa ree Neutral A ree Stron 1 A ree P CCCCC PPP, C Comment: We need auto dealers but in eastern district. Yes in City but not near BART. #3) Identify opportunity sites for future development that incorporate mixed-use and provide public and/or private plazas and outdoor gathering areas at strategic locations. Stron 1 Disa ree Disa ree Neutral A ree Stron 1 A ree CCCCC, PPPP DUBLIN CITY COUNCIL/PLANNING COMMISSION MINUTES 6 VOLUME 28 ~~~OFDp,~- SPECIAL MEETING i ~~~~~~ June 3, 2009 ~~ '-~'~' ~'~G/FOR~1~ DRAFT Comment: Incorporate the historic area west of San Ramon Blvd. VILLAGE PARKWAY DISTRICT GUIDING PRINCIPLES with written comments: #3) Consider an appropriate site(s) for High Density housing. Stron 1 Disa ree Disa ree Neutral A ree Stron 1 A ree C C, PP P CCC, P Comment: We already have too much high density housing. #4) Support the retention of existing light industrial businesses. Stron 1 Disa ree Disa ree Neutral A ree Stron 1 A ree P, C CCCC, P P Comment: Yes -for Dublin Blvd. not Village Pkwy. Dublin needs industrial businesses but not in the Village Pkwy District. ADDITIONAL GUIDING PRINCIPLES with written comments: A) Create or encourage nightlife. Stron 1 Disa ree Disa ree Neutral A ree Stron 1 A ree CCC CC, PPP Comment: Teen venues Mayor Sbranti asked Mr. Weisman to read the items where the panel is in agreement first and then wait to discuss where there is disagreement. Mr. Weisman read the items where there is consensus: OVERALL GUIDING PRINCIPLES # 1 Support short-term incentives to promote development in downtown Dublin such as expedited permitting, fees, and sales tax reimbursement program. DUBLIN CITY COUNCIL/PLANNING COMMISSION MINUTES ~ VOLUME 28 ~~pFpUB~ SPECIAL MEETING i;~~~;~ June 3, 2009 `\ ~`1G/FOR~S ,. ~ '` ., DRAFT Stron 1 Disa ree Disa ree Neutral A ree Stron 1 A ree PP C CCCC, PP #2 Consider development of community benefit payment in return for increased density/FAR (i. e., density bonus/incentive program) that could be used to pay for public improvements in the Planning Area. Stron 1 Disa ree Disa ree Neutral A ree Stron 1 A ree PP, CC CC C, P #3 Increase amount of retail sales and related economic activity throughout downtown Dublin. Stron 1 Disa ree Disa ree Neutral A ree Stron 1 A ree P,C CC,P CC,P #4 Enhance the visual quality of downtown Dublin, including public streetscape improvements (via the City's existing Streetscape Master Plan), entryways, on-site landscaping and the appearance of individual buildings. Stron 1 Disa ree Disa ree Neutral A ree Stron 1 A ree CCCCC, PPP #5 Create a pedestrian friendly downtown that minimizes potential conflicts between vehicles, pedestrians and bicyclists. Stron 1 Disa ree Disa ree Neutral A ree Stron 1 A ree P, C CCCC, PP Mr. Weisman stated there is a lot of agreement but also a lot of challenge on this point because of the nature of the existing land uses and the large format buildings. #6 Encourage greater joint usage of parking areas through compatible mixes of uses and enhanced pedestrian connections. DUBLIN CITY COUNCIL/PLANNING COMMISSION MINUTES s VOLUME 28 ~ of D~ SPECIAL MEETING n;~ ~ir ~~ June 3, 2009 1~~~'~~%~ GtiFO~~' DRAFT Stron 1 Disa ree Disa ree Neutral A ree Stron 1 A ee C CC, P CC, PPP #7 Accept increased traffic congestion (i. e., reduced level of service) if it is found that traffic impacts associated with future development cannot be fully mitigated. Stron 1 Disa ree Disa ree Neutral A ree Stron 1 A ree C, P CCC, P C, P P Mr. Weisman felt there was a general disagreement. He continued that if you look at traffic congestion in the context of increasing the amount of sales and supporting those sales there are trade-offs because if there will be more people coming into town they must accommodate more traffic. Mayor Sbranti stated nobody wants increased traffic congestion, but the trade-off is an economically vital area. Cm. Hart agreed and felt that there was consensus of disagreement with the statement. Cmr. Schaub stated that if the LOS is at D and half the buildings are empty then that is a challenge. He felt that the City cannot reach an LOS of C unless we change the way traffic moves through the City. Mr. Wiseman stated that the traffic analysis was done last year when there were fewer vacancies in the area and he felt the traffic is better now in that context but agreed with Cmr. Schaub in regards to the big picture. Cmr. Swalwell stated he made the comment regarding robbing Peter to pay Paul and felt that there needs to be smart planning going forward. He agreed that the way the retail district is laid out it was planned before the traffic congestion in the area. Cmr. Swalwell suggested that in the Plan, with the level of service taken into consideration, what the traffic will be like. He felt that the planning that took place 20 years ago did not envision that this would be a regional center. He stated that the City cannot take the short term benefit of giving away permitting or parking with the idea to balloon the area at the expense of increased traffic and congestion. He wanted to ensure that 10 years from now the planning and thought in the area will be evident. He felt that the area will continue to grow and there needs to be planning for that growth. DUBLIN CITY COUNCIL/PLANNING COMMISSION MINUTES 9 VOLUME 28 ~p~p~~ SPECIAL MEETING 19;~~~,~ June 3, 2009 `~ ~ /~ C'4GIFOR~S r ..... _....~ ~ 1 DRAFT Cm. Biddle commented there is the potential of increases in pedestrian, bike and mass transit traffic because the area is close to BART. He stated the area was developed when the most convenience for auto traffic was of primary concern. Mr. Wiseman agreed and stated that was the reason the area was designated as a sub- district. Because of the activity in a mixed use environment doesn't require so many trips. He suggested that was a way of looking at the trade-off of having increased density but not at the expense of all auto traffic. Mr. Weisman continued that Cm. Hart's statement regarding consensus on disagreement of the statement is well put and suggested looking at not only the mixed use level but smart traffic management technologies that can also guide and make traffic more efficient. Cm. Hart agreed with Mr. Weisman regarding what LOS is an acceptable level that everyone can live with and having the businesses operational and how do we gauge an acceptable level for the community. Cmr. Schaub felt that there was a need to know what the people are doing in their cars and felt that if they did not know they cannot plan. Cmr. Swalwell commented that the study points out that this area has become a regional shopping area and felt the once the West Dublin BART station is operational the challenge will be how to make it comfortable and safe for people that are not from Dublin, and convince them that they can take BART and still go to Target and other stores in the area. He felt that would reduce traffic as well. He continued that these are large city blocks that are not pedestrian friendly. He felt that if they were made more pedestrian friendly they could encourage people to visit the area by BART. Mr. Weisman stated that the extension of St. Patrick's Way towards BART will help to provide more pedestrian friendly walkways. Vm. Hildenbrand felt that the panel should consider that the traffic congestion patterns will change as duplicate services are developed in the east and there are retail opportunities on both sides of town. She felt that when looking at increased traffic congestion you must take into consideration the overall development of Dublin and that DUBLIN CITY COUNCIL/PLANNING COMMISSION MINUTES io VOLUME 28 ~~ of D°~ SPECIAL MEETING 19;~~~;~ June 3, 2009 ~~ ~'1GIFOR~~ f ,..~ DRAFT until the City is fully developed we won't understand traffic patterns on either side of town. Mayor Sbranti agreed with Vm. Hildenbrand. He felt in traffic/congestion strategies the goal is to achieve prosperity and economic vitality while at the same time it can potentially lead to more congestion. So addressing those things as well as the CIP now will improve congestion in the future and evaluating Dublin Blvd. now for when it widens are some of the things that will mitigate traffic in the future. Mr. Weisman felt there is a consensus of agreement on parking where it relates to the transit area; particularly regarding shared parking that peaks at different times of the day being a way to encourage more efficient use of parking. Cm. Hart agreed that the panel had consensus but stated that parking is a significant issue in the community and we need to make sure it is evaluated in the plan and the parking standards. Mr. Weisman asked if he thought the parking standards were too high or too low. Cm. Hart felt that was for another meeting but wanted to make sure that there is always awareness of the parking issues. Cmr. Schaub mentioned that the Planning Commission will be holding a study session on parking in the near future. Mr. Weisman responded that there are data that was not incorporated into the specific plan that looks at a comparison of Dublin's parking standard for retail as compared to other cities in the Tri-Valley area and agreed to provide that information to Jeff Baker to incorporate into the study session. Mayor Sbranti stated that most of the parking issues/standards come from the residential areas but felt there is a fundamental difference in parking codes in the commercial areas. He stated that he has received comments from multiple commercial property owners who feel Dublin's parking code is prohibitive as it relates to retail and restaurant uses and they felt that the code prohibited them from redevelopment. He encouraged analyzing how parking hinders commercial development but he did not want to create a situation where a commercial building is under-parked. DUBLIN CITY COUNCIL/PLANNING COMMISSION MINUTES i i VOLUME 28 of o U8 SPECIAL MEETING n;~~ ~ ~~ June 3, 2009 1~\~~~~~ '1GIFOR~l k 1 .. ~`Y~', DRAFT City Manager Joni Pattillo clarified that any parking study would be brought back to the City Council for review and approval. Cmr. King asked if there is a survey that identifies what people use their cars for most. He felt if the most intense purposes can be localized it would take pressure off the main streets. Mr. Weisman stated that there are two sections of the traffic study that were not highlighted at this meeting. He continued they did a parking count snapshot of how many cars are in the parking lot and a license plate survey. He felt that it was difficult to determine where people are going without doing focused surveys and questionnaires. Mayor Sbranti agreed and stated it is standard operating procedure that development pays for itself. He continued the City is also applying for federal stimulus dollars specifically for the downtown area that would allow some fees to be lowered or not paid for by the developer which would be an enticement to the developers. Mr. Weisman suggested another guiding principle: "Seek other funding opportunities to help leverage City and development dollars. " RETAIL DISTRICT: # 1) Encourage and support large format regional retail as an important community and financial asset of the City. Stron 1 Disa ree Disa ree Neutral A ree Stron 1 A ree C, PP CC, P P Mr. Weisman commented that the choices were varied from "Strongly Disagree" to "Strongly Agree." Cmr. Swalwell felt the problem is that the area was developed 20-25 years ago, with the parking in the middle which creates three different shopping districts, mostly for vehicle traffic. He felt the City can't escape the retail outlets, which provide money for the City, are good for smaller stores, and bring traffic to the area. He felt the City should embrace the large retail stores and develop consistent design standards for them. DUBLIN CITY COUNCIL/PLANNING COMMISSION MINUTES VOLUME 28 ~ of ~,~ SPECIAL MEETING 19,~~~,~ June 3, 2009 ' \~~/ll ~'IGIFOR~~~ 12 r__ DRAFT Cmr. King asked what is trying to be accomplished. He felt that if the goal is to create a pedestrian friendly area the big box retail stores do not encourage strolling as in downtown Pleasanton. If the goal is to generate retail sales then the big box stores generate income for the City. He stated that the City cannot eliminate the existing stores but the City does not have to encourage more of these types of stores. Cmr. Schaub felt there is an economic reason for the big box stores to be empty. He suggested that the City work with the property owners to determine the best alternative to empty stores. Vm. Hildenbrand felt it is a mix of reasons. She mentioned downtown Pleasanton has a lot of empty storefronts and it is extremely expensive. She felt the key is to find retail that has a good mix and encourages strolling around the area. She felt that since the City can't redevelop the area they should encourage a mix of both. Mayor Sbranti agreed and stated that the large retail businesses and auto sales are a huge percentage of sales tax base which comes from the downtown even with the vacant buildings. He felt that the long term goal would be to move away from the big box stores and create businesses that are not so auto reliant but more pedestrian oriented. He felt that if the big stores that currently exist were to be eliminated and a "Main Street" was built the City's sales tax income would plummet. Cm. Scholz asked Cmr. Schaub if he stated that half the buildings in the downtown area are empty. Cmr. Schaub answered yes and named some of the stores that are empty. Cm. Scholz asked if in the past there has always been a certain level of buildings that are empty or if Cmr. Schaub felt the empty buildings were part of the economic downturn. Cmr. Schaub answered that 5 years ago there were not that many empty buildings. Mayor Sbranti stated that S years ago everything was better and felt it was a difficult comparison. Cm. Scholz stated she asked the question to clarify that the empty buildings were because of the downturn in the economy. DUBLIN CITY COUNCIL/PLANNING COMMISSION MINUTES i3 VOLUME 28 of o U SPECIAL MEETING ni`~~j'/~~~ June 3, 2009 1~~~'~~/~ '1L/FORD ,,~ _ ._:, DRAFT Cmr. Schaub responded that the Mervyn's store did not close because of the downturn it was the individual business model for that company. Mayor Sbranti stated that there are a lot of reasons why the larger retailers when out of business but it didn't happen in Dublin only, it happened everywhere. He felt a lot of it was due to the economic downturn, but also the corporate chains decided to close every store and those stores just happened to be located in one area of Dublin. He felt it was the wrong conclusion to say that the problem was Dublin or the building use. #2 Develop design standards and guidelines that support and enhance large format regional retail uses such as optional building configuration and design, signage, more efficient parking, parking strategies, pedestrian amenities, landscaping, etc. Stron 1 Disa ree Disa ree Neutral A ree Stron 1 A ree C, PP P CCC C, P Mayor Sbranti felt that the agreement meant that if the City is going to have design guidelines, they should do it right and with these principles in mind. Cmr. Schaub felt there was a misunderstanding regarding the principle because the City Council and Planning Commission were on opposite sides. Mr. Weisman suggested looking at the parts and how they come together as a whole. He commented that if the area stays as it is and is not the pedestrian friendly area that we want, but pedestrian friendly areas may be created in the other two districts. He felt the City could have some of all the things they want and still keep the tax base while still embracing the reality that the buildings are there, and where redevelopment opportunities come up then focus on the different types of areas. Cmr. King again asked what is it we want to do with the district. Are we trying to make the TARGET area a destination area? Mr. Weisman felt that not everything will be pedestrian friendly, but suggested improving what exists to provide for future development along these guidelines. Cmr. King felt there should be more debate on what to do with the Retail District. DUBLIN CITY COUNCIL/PLANNING COMMISSION MINUTES i4 VOLUME 28 OF Dp SPECIAL MEETING rq~ ~~e~ June 3, 2009 1`~~'~~%~ `1GIFpR~ DRAFT Cmr. Schaub asked if they can build a two phase specific plan; one with immediate needs and one with a 5 years horizon. Mr. Weisman answered that would be possible. Ms. Ram mentioned that a specific plan allows for development over time. She continued since most of the development would be private investment and we don't know when that will occur the specific plan provides the ability for that transition over a 10 year horizon. Vm. Hildenbrand stated that they could debate what to do about the downtown district for years and never make a change. It's not a blighted area and not eligible for redevelopment. She felt that there are opportunities to enhance the existing area and make it the best we can. Cmr. King felt that Vm. Hildenbrand was saying that the City should create the most ambitious plan possible knowing that the big buildings will remain. Vm. Hildenbrand answered that was correct. Cmr. King agreed with Vm. Hildenbrand. Mayor Sbranti felt there should be short and long term goals because of multiple property owners, multiple tenants with different leases, multiple businesses, and the current economic situation are all constraints. He continued this is also a major tax generating area and felt the City could do a lot to improve circulation and esthetics and in time when opportunities present themselves be able to encourage change. #3 Encourage a diverse mix of complementary land uses including civic uses, eating establishments, entertainment, and similar uses that complement existing retail uses. Stron 1 Disa ree Disa ree Neutral A ree Stron 1 A ree C, PPP CCC, P Ms. Weisman stated that everyone was basically in agreement on this principle. DUBLIN CITY COUNCIL/PLANNING COMMISSION MINUTES is VOLUME 28 G~`~oF~r'e~i SPECIAL MEETING 19 ~~~~~ June 3; 2009 ~~ ~'1GI~Otz~~~ DRAFT Cmr. King stated that he added the new principle regarding nightlife but felt it was covered with this principle. #4 Allow higher density housing and additional units. Stron 1 Disa ree Disa ree Neutral A ree Stron 1 A ree CC, PP C, P CC P Mr. Weisman stated there is a very broad spectrum of votes whether on the City Council or Planning Commission. He felt that if they want to embrace the short term goal of working with what already exists as it relates to the retail district without compromising housing. Cmr. Schaub felt high density housing would be perfect for the BART area with mixed use and retail, but did not mean a 6 story apartment building or something denser than asphalt. Mr. Weisman asked if Cmr. Schaub was speaking of the BART District or the Retail District. Cmr. Schaub was concerned about the walkability of both areas. Vm. Hildenbrand mentioned that people love living at the Waterford apartments because of its vicinity to restaurants, grocery stores, parks and shops, etc. She felt Waterford is a perfect example of successful, high density retail, mixed use development in Dublin. Cm. Biddle agreed and suggested an expanded transit village concept south of Dublin Blvd. away from the BART Station but still within walking distance of shopping. Mayor Sbranti stated he would be supportive but it would depend on the project and where it is located. He agreed with Cmr. Schaub that the development would have to be denser than asphalt but not a 6 story building with retail above. From an economic standpoint putting residents on the street helps attract business and there is an economic benefit if they are within walking distance of an area. He stated he would not rule out housing but it would be on a case-by-case basis. DUBLIN CITY COUNCIL/PLANNING COMMISSION MINUTES i6 VOLUME 28 SPECIAL MEETING June 3, 2009 ~ OF pp ti ~~~\ 1 ~~_-~ -=X7`8,2 \\ ~I~~1 DRAFT Mr. Weisman felt the group would prefer mixed use in this area but on a case-by-case basis. #5 -Identify ways to improve%nhance non-vehicular and vehicular circulation and connections that are pedestrian friendly, particularly in areas that contain large, expansive parking lots. Stron 1 Disa ree Disa ree Neutral A ree Stron 1 A ree CC CCC, PPPP Mr. Weisman stated that group agreed with this principle. #6 Work with Zone 7 to relocate the storm drain that extends east-west through the district to allow for greater flexibility in future redevelopment efforts. Stron 1 Disa ree Disa ree Neutral A ree Stron 1 A ree C, PP C C CC, P Mr. Weisman stated there is a range of perspectives of this principle. Mayor Sbranti stated he voted to strongly agree. He felt that the storm drain may not need to be relocated immediately, but its location makes it prohibitive for property owners to develop or update their property. He also felt it was costly to move the storm drain but without considering it there can be no changes to the area. There was a discussion regarding the storm drain, its location and what could potentially be built there if the storm drain was moved. City Manager Pattillo mentioned that Staff has had discussions with Zone 7 regarding the cost to move the storm drain. She stated they told her the cost would be approximately $1.5 to $2.5 million. She continued that the discussions were held with Zone 7 because they heard about the constraints as they relate to this area. Cm. Hart stated that hearing those figures completely changes his opinion because he thought it would be much more expensive. DUBLIN CITY COUNCIL/PLANNING COMMISSION MINUTES i~ VOLUME 28 SPECIAL MEETING June 3, 2009 ~,~ OF~jDp~ 19~~_'_=7`82 DRAFT City Manager Pattillo continued that the City Council had asked Staff to pay attention to what's happening in the downtown area as well as throughout the community regarding economic development. A consistent discussion point was what to do to improve the downtown area which in turn prompted the discussion with Zone 7. Mayor Sbranti felt that Staff, along with the property owners and Zone 7 would work out the specifics of moving the storm drain. He stated he supports the policy and felt the area has implications for redevelopment. Cm. Hart stated he would change his vote based on this new cost information. Cmr. Brown stated he would also change his vote based on this new cost information. TRANSIT ORIENTED DISTRICT # 1 Promote transit oriented district development to create a distinctive and active district. All agreed. Stron 1 Disa ree Disa ree Neutral A ree Stron 1 A ree C CCCC, PPPP #2 Retain existing auto dealerships while supporting their eventual relocation to other easterly locations within the City of Dublin. All agreed. Stron 1 Disa ree Disa ree Neutral A ree Stron 1 A ree P CCCCC C, PPP #3 Identify opportunity sites for future development that incorporate mixed-use and provide public and/or private plazas and outdoor gathering areas at strategic locations. All agreed. Stron 1 Disa ree Disa ree Neutral A ree Stron 1 A ree CCCCC, PPPP Mr. Weisman suggested revising #3 to make it a more positive statement. Cmr. King asked why the questions for Retail District and Transit-Oriented District are not identical. He also asked if was fair to assume that everyone also supports public and DUBLIN CITY COUNCIL/PLANNING COMMISSION MINUTES is VOLUME 28 ~~OFDpq, SPECIAL MEETING i;~C~~~~ June 3, 2009 ~\ '~" ~~ ~~~~~~s DRAFT outdoor gathering areas in the Retail District as much as in the BART or Transit-Oriented District. Mr. Weisman answered that in the context of the area the Transit-Oriented District would not be as pedestrian friendly therefore would not be exactly the same as the Retail District. Ms. Weisman suggested that the group should think about what is the nature of the area and what will they do differently to encourage outdoor areas and suggested incorporating those guidelines where feasible. Cmr. King agreed and stated that since they cannot change the existing buildings he felt there were a lot of areas for micro-parks or outdoor living areas which could be created to have more public space in the downtown area. City Manager Pattillo referred the group to Page 35, Section 7.2, Item 3, which includes civic uses. She felt "civic uses" has a wide variety of meaning and captured the intent of Cmr. King concern. Mayor Sbranti felt that Cmr. King's concern will be supported in both the Retail District and the Transition-Oriented District, where feasible, etc. He also felt there were more opportunities for outdoor areas in the Transit-Oriented District because there is less land dedicated to specific uses. He felt it would be more difficult to develop those types of areas in the Retail District where every use is specific. #4 Encourage underground and/or above ground parking structures. Stron 1 Disa ree Disa ree Neutral A ree Stron 1 A ree CCCCC, PP PP All agreed. #5 Discourage housing along Dublin Blvd. unless part of a mixed-use development with ground floor office or retail uses. General agreement as long as it is in a mixed-use development. DUBLIN CITY COUNCIL/PLANNING COMMISSION MINUTES i9 VOLUME 28 `~pFDpB~ SPECIAL MEETING 1;~~~;~ June 3, 2009 `~ '~ Gc~FOR~'~ DRAFT Stron 1 Disa ree Disa ree Neutral A ree Stron 1 A ree C C CCC, PPPP VILLAGE PARKWAY DISTRICT -Discussion #4 Support the retention of existing light industrial businesses. Stron 1 Disa ree Disa ree Neutral A ree Stron 1 A ree C, P CCCC, PP P General disagreement with that principle. Cmr. King stated that he strongly agreed with this principle and was surprised to see the disagreement because all the small businesses in the area are services that people use all the time. He felt the potential problem of moving these businesses would be the increase in rent which could cause the small business to go out of business. Mayor Sbranti stated he does not want to lose those businesses and felt Staff should review the zoning to determine better locations for some of those uses. He stated that most of the business owners are Dublin residents. He felt that the goal is not to relocate the businesses immediately but if other locations in the City can be identified we can change Village Parkway to achieve those goals while still retaining the businesses. Mayor Sbranti continued that the businesses are not relying on street visibility but rely on success of their business and their customer base to stay in business. He felt that businesses do not need to have frontage on Dublin Blvd. they only need a location where the business is permitted. # 1 Continue to support a diverse mix of complementary land uses along Village Parkway Stron 1 Disa ree Disa ree Neutral A ree Stron 1 A ree CCCC, PPP All Agreed. #2 Create onnortunities for inte~ratin~ live/work units into the Village Parkway area. Stron 1 Disa ree Disa ree Neutral A ree Stron 1 A ree CCC, PP CC, PP DUBLIN CITY COUNCIL/PLANNING COMMISSION MINUTES ao VOLUME 28 OF pp ~~ SPECIAL MEETING 19,~~~~~ June 3, 2009 ' ~~ ~'1GIFOR~1~ DRAFT All agreed. #3 Consider an appropriate site(s) for High Density housing. Stron 1 Disa ree Disa ree Neutral A ree Stron 1 A ree C C, PP P CCC, P #4 Support the retention of existing light industrial businesses. Stron 1 Disa ree Disa ree Neutral A ree Stron 1 A ree C, P CCCC, PP P All agreed, except one Strongly Agree. ADDITIONAL GUIDING PRINCIPLES -Discussion A. Create or encourage nightlife. Stron 1 Disa ree Disa ree Neutral A ree Stron 1 A ree CCC CC, PPP Agreed -teen venues or centers outside the Retail District. City Manager Pattillo stated that this is a positive document and the guiding principles are about being supportive and positive. She suggested changing Page 35, Section 7.3, Item 5, to read: encourage mixed use development... instead of "discourage" which is a more positive statement. Public Comment Mary, Dublin resident, was concerned that there was no discussion regarding encouraging public transportation such as bus service. Mayor Sbranti responded public transportation would be addressed with traffic and congestion during this process. He stated that due to budget cuts the number of trips for Wheels bus service has been cut. Cmr. King stated the City was trying to encourage more people without encouraging more cars. DUBLIN CITY COUNCIL/PLANNING COMMISSION MINUTES ai VOLUME 28 G~~oF~B~ SPECIAL MEETING 19,~~~~~ June 3, 2009 ~~ '~' /~ ~'1G/FpR~~ DRAFT Ken Price, Dublin resident, commented that there were five districts shown on the meeting notice but only three are shown on the map. He stated he lives within the San Ramon Road Specific Plan and noticed that area was eliminated. Mayor Sbranti responded that a lot of that area has been built out. When the specific plan was created it was primarily a commercial oriented area with some residential but the residential uses would not change. Chris Harney, owner of 7100 Village Parkway, stated neither his partner nor his property manager had received a notice for the meeting. He felt that the reason the Retail and Transit-Oriented Districts are not pedestrian friendly is because they are all big box retail. He felt the Retail District. and Transit-Oriented District should be considered one district. He felt that if the City encourages mixed use, medium to high density with a retail component then there would be neighborhood serving retail which creates pedestrian traffic. He suggested a percentage of retail on the ground floor in those areas. He suggested changing the name "light industrial" in the Village Parkway Specific Plan to "neighborhood service commercial" which would be more easily accepted. He continued that he does a lot of work in San Francisco and in most of the areas the buildings were built prior to zoning codes and there is no parking but the businesses are still successful. He did not feel that public transit played a roll in their success. He suggested reducing the parking requirements on Village Pkwy. He felt that the businesses can still be successful even with fewer parking spaces. He also suggested creating an email distribution list for quicker distribution of meeting notices. Tim Chen, BART Planning, commended the group for their forward thinking to transform this area and felt there is a lot of opportunity there. He suggested creating an access and circulation plan within the Downtown Dublin Specific Plan. He felt there is a need to integrate all of the different districts, but there should be enhanced internal circulation. He suggested creating agrid-like system that would make connections within the district and encourages biking, walking and transit. John Reynolds, BART, commended the City Council, Planning Commission, Staff and the community for their work on the document. A resident stated she participated in the walking tours and felt the group did an excellent job. She felt good about the ways things are moving. Her biggest concern is traffic congestion and stated she does not go shopping because of traffic during certain hours of DUBLIN CITY COUNCIL/PLANNING COMMISSION MINUTES as VOLUME 28 ~~~pFDpB SPECIAL MEETING 19 ~~~~~ June 3, 2009 ~\ ~ /~ ~~~~o~~s DRAFT the day. She asked how other city's plans coincide with Dublin's and will they be competing for big box stores business. Mayor Sbranti answered that there are a lot of meetings with other cities in the area and inevitably there is some level of competition, but Dublin tries to be as compatible as possible and work on how to manage traffic with other cities. He felt that the cities complement each other and think of themselves as a region not just one city. Vm. Hildenbrand felt there are different philosophical ideas in each of the cities in regards to traffic circulation. She felt that the biggest challenge is traffic but Dublin tries to work on it consistently, as a region, and there is mitigation as development occurs. She continued that Dublin stays informed with other city's development but that does not mean they are working together on development but Dublin stays on top of how it impacts our community and how to mitigate any negative effects. She also felt that retail is built where they feel they will make money. Cm. Hart mentioned the Staples Ranch area of Pleasanton and asked Vm. Hildenbrand to discuss that traffic situation. Vm. Hildenbrand stated that opening up Stoneridge Drive to I-580 and Livermore will relieve a lot of cut-through traffic congestion in Dublin. She stated it took years to get that accomplished and finally three Pleasanton council members encouraged the Stoneridge Drive extension along with a large development. Cm. Hart stated that was an example of cities working with other cities and felt that Dublin does a good job of that. No further comments. Jeff Baker thanked the audience for input and explained the next steps. Cmr. King asked where in the next steps process the group would see a site plan. Mr. Baker stated they would work on a draft land use plan. Mr. Weisman stated that the land use plan would not necessarily state what would go in a certain places but the City will encourage these types of uses. DUBLIN CITY COUNCIL/PLANNING COMMISSION MINUTES a3 VOLUME 28 oe b q U SPECIAL MEETING ~,;`~ ~~~ i9 ~ ~h Fez June 3, 2009 ~`~~~/~ '1GIFOR~ DRAFT Mayor Sbranti thanked Bill Wiseman and Jeff Baker and everyone present, the City Council and Planning Commission for the discussion. He stated he is looking forward to final adoption and continued revitalization of the Downtown area. ADJOURNMENT 10.1 There being no further business to come before the City Council; the meeting was adjourned at 9:20 p.m. in memory of Staff Sgt. Sean Diamond and our fallen troops. Minutes prepared by Debra LeClair, Secretary. Mayor ATTEST: City Clerk DUBLIN CITY COUNCIL/PLANNING COMMISSION MINUTES 24 VOLUME 28 `~oF W SPECIAL MEETING i;~~~~~ June 3, 2009 ~~ ~j /~ ~'~c~~o~~`D