HomeMy WebLinkAboutItem 4.07 Willows at San Ramon Village
CITY CLERK
File # D~[S][Q].~6J
AGENDA STATEMENT
CITY COUNCIL MEETING DATE: July 18,2006
SUBJECT:
PA 06-034 Amendment to an adopted Planned Development
Zoning District (PA 02-063) for Willows at San Ramon Village
(formerly known as Baueor Alcosta).
Report Prepared hy Mamie R. Nuccio, Associate Planner
ATTACHMENTS:
1)
Ordinance approVllJg amendments to Stagc I and Stagc 1
Planned Development Zoning Dcvelopment Plan (P A 02-
0(3) for the project known as Willows at San Ramon Village
plaza (Braddock & Logan ServlCes, Inc.), with revised Stage
1 and Stage 1 Development Plan attached as Exhihlt A.
Agenda Statement from June 20, 2006 City Council meeting,
wIthout attachments.
2)
RECOMMENDATION:
~
Waive the second reading and adopt the Ordmance approving
amendments to Stage I and Stage 2 Planned Development Zoning
Development Plan (P A 02-0(3) for the prOject known as Willows at
San Ramon Village plaza (Braddock & Logan Services, Inc.).
FINANCIAL STATEMENT:
None
DESCRIPTION:
On June 20, 2006, the City Council conducted a public heanng, waIVed the reading and introduced an
Ordmance (Attachment 1) to' 1) approve an amendment to an adopted Phasing Plan for Plalmed
Development Zoning District (PA 02-0(3) for Willows at San Ramon Village Plaza; and 2) approve
mmor revIsions to the Development Plan for Planned Development Zoning Ordinallce (P A 02-0(3).
The amendment is a request by Braddock & Logan to modIfy the Phasing Plan adopted as part of Platmed
Development Zonmg Dlslnct (P A 02-0(3) for the San Ramon Village Plaza project. In 2004, a General
Plan Amendment, Rezone, Stage 1 and Stage 2 Planned Development Zoning, Vesting TentatIve Map atld
Site Development Review were approved lor the redevelopment of an existing retail commercial shoppmg
center located at the southeast corner of Alcosta Boulevard and San Ramon Road, just north of Bellina
COpy TO: Jeff Lawrence, Braddock & Logan
Michael Banducci, Bancor Properties
Rick Corhett, Baneor Properties
Project Planner
File
ITEM NO.
~7
Page I of2
(]:\P A#\:200fl\Ofl-034 Willows PD Amcndmcnt\CC\CCSR 2nd Read 07-18-0(,.doc
Street and adjacent to Interstate 680 The redevelopment of the shoppmg center in eluded the demolition
of 34,000 square feet of eXlstmg commercial huildings for the construction of 56 residential units alld the
remodeling of the remaining 14,377 square feet of existing commercial buildmgs.
The Phasing Plan adopted as part of the Platmed Development Zoning required the commercial remodel
and the construction of 42 residential units to be accomphshed as part of Phase 1 of the project alld the
constructIon of the remaimng 14 reSIdentIal umts as part of Phase 2. Braddock & LOgalllS the developer
of the 56 residentlalumts and has proposed a modified Phasing Plan. Braddock & Logan's modified
Phasing Plall removes the commercial remodel from the Phusmg Plan and allows for the phasing of the
residenl1al units as follows (see Table 1):
_.!~l!'.!O..!' Pr!,{l()~_~lI}lraddC!~k & Lo an Phasin Plan
Phase Buildin No.
.1'haseJ__..._ .. },._4 and ~
Phase II 1,2 and 6
Phase III 7, 8, 9 and 10
Phase IV 11
*BMR = Below Market Rate
Lot No.
3
2
2
2
No. of Units
14 2 BMB* Units)
17 2 BMR* Units)
21 3 BMR* Umts
.."+.12 BMR* Ul!its)
Staff presented Braddock & LOgall'S request to the Plannmg Commission on June 12, 2006 and the
Planmng CQlnmlS~l\l1l adopted ResolutIOn 06-15 recommending City Council approval of Braddock &
Logan's request. The Planning Commission also rceommended City Couucil approval of minor clean-up
items to the Platmed Development Zoning for the San Ramon Village Plaza project. The minor elcall-Up
Items would correct typographIcal errors and mmor inconsistencies between the adopted Development
Plan (Ordinance 19-04), the City Council Staff Report dated May 18, 2004 and the approved ProJect
Plans.
Braddock & L(lgan's request was presented to the City Council on June 20, 2006 (Attachment 2). The
City Council concurred with thc Planning Commission's recommendatIOn and mtrodueed an Ordmanee
amending the adopted Phasing Plan for Planned Development Zomng Dlstnct (PA 02-0(3). As required
by law, a second reading ofthe Ordinance is reqUired pnor to adoption.
RECOMMENDA nON:
Staff recommends that the City Council waive the second reading and adopt the Ordinance approving
amendments to Stage 1 and Stage 2 Planned Development Zoning Development Plan (PA 02-(63) for the
project known as Willows at San Ramon Village plaza (Braddock & Logan Services, Inc.).
Page 2 of2
It, fl {)
ORDINANCE NO. - 06
AN ORDINANCE OF THE CITY COUNCIL
OF THE CITY OJ<' DUBLIN
APPROVING AMENDMENTS TO STAGE 1 AND STAGE 2 PLANNED DEVELOPMENT
ZONING DEVELOPMENT PLAN (PA 02-063) FOR THE PROJECT KNOWN AS
WILLOWS AT SAN RAMON VILLAGE PLAZA (BRADDOCK & LOGAN SERVICES, INC.)
P A 06-034
THE CITY COUNCIL OF THE CITY OF DUBLIN DOES HEREBY ORDAIN AS FOLLOWS:
SectIOn 1. RECITALS
A. By Ordinance No.1 9-04 the City Council rezoned approximately 4.62 acres orland known
as San Ramon Village Plaza commercial center ("Satl Ramon Village Plaza") to a Planned Developmenl
Zoning Dislriet and adopted a Stage 1 and Stage 2 Development Plan for Satl Ramon Village Plaza.
B. This Ordinance amends portions of the Stage 1 and Stage 2 Development Plan for San
Ramon Village Plaza.
S_e.9Jign 2.
I':H~tQ!NGS 6b')) D.pT,6){MINATIONS
PurSLlantlo Sectmn R.120.050.B ofthe Duhhn Mumcipal Code, the City Council finds as follows:
I The proposed amendments are consistent with the Dubhn General Plan and any applicable Specific
PlatlS in that, 1) the project is consistent with the General Platlland use designation of Mixed-Use and
2) the proposed amendment to the phasing of the project is consistent with the General Plan Guiding
Policy A under Section 2.2.3, Neighborhood Shopping Centers which is to strengthen eXIstmg
nelghhorhood shoppmg centers, because a) the upgrading of surrounding properties would result m an
economic incentive to redevelop the commercial center and h) the construction and occupancy of 56
townhouse units within walking distatlee of the commercial center w(JUld contribute to the economic
viability of the commercial center by increasing the population in the area to help support existing and
new businesses. The Planned development zoning District wlthlll which the amendments arc
proposed docs not fall within any Specific Plan areas.
Pnrsuant to the California Environmental Quality Act, the City Council finds as follows:
2. Pursuant to the California Environmental Quality Act (CEQA) a Mitigated Negative Deelaration and
Mitigation Monitoring Program was adopted by City Council Resolution 80-04 for the San Ramon
Village Plaza development proJect on May 18, 2004 Staff is recommending that the proposed
amendment to the adopted Planned Development Zoning District (PA 02-063) be found exempt from
further CEQA revIew as It can be seen wIth certall1ty that this action would not have a significant
effect on the environment.
Section 3.
AMENDMENT OF ORDINANCE NO. 19-04
Ordinance No 19-04 is amended as follows:
'-1-.7
r-,/!< ." /.
I ?:: I !-:-
, -
Attachment 1
J of};;
I The paragraph m the middle of page 5 begllllllng wIth the phrase "Note' Uses ." is amended reads
as foHows:
"Note: Uses not specifically 8f'lllfo','ed listed through the Site Develol'lll'lol'lt RevIew fer the I'lrfljec;t
shall require a Site D8'\'elopmel'lt Review Vi aiver appro';ul by CmmRlJllity Develef'lHleat Difeetor ~
minor amendment to the Planned Development Zonllll!: District in accordance with Section
8.32.080 of the Dublin Zoning Ordinance.
2. The table at the bottom of page 5 is replaced with the following table:
PHASE NO LOTI MAXIMUM NO. ACRES DU'S
PAR<:EL DWELLINGSI BUILDING lAC
AREA
I -Ie 3 ~ 14 units bU Wd&
2 '-2 .g 17 units .f-l- ~1
3 2 21 unit~
--~-,--,.- -,-,..~---=:::'=.,~.:",.. .
4 2 4 units
SlTBTOT AL. 56 UNITS 2.94 18.02
,.,,-------..-
CaHlffieFl:)ial H 14377 s(]. fL of conmlt:rcial 1.68 0
rctail'effiee retail
PD
STAGE
NO.
I and 2
1 and 2
---
l.nd2
I and 2
I and 2
I and 2
TOTAL 1,2, 3 56 4.62 12.2 I and 2
'Conunercialand Residential components of the project will be phased independently of one another
3 Numbered paragraph 5, labeled "Phasing Plan," on page 7, IS amended (0 read as follows:
"5. Residential Phasing Plan. The residential site will be developed in tip to two phases. Refer
(0 SReet 1 ofEJlhilJlt /\. I (f'lrejeet f'llillls) as follows:
Phase
Phase I
Phase 2
Phas\;..J.
Phase 4
..._,.....--.,-_._,-~_.
Bui/din No.
3.4 and 5
1,2 and 6
7,8,9 and 10
11
Lot No.
3
2
~
'*
No. of Units
14 (2 BMR* Units)
J 7 (2 BMR* Units)
21 (3 ~MR* Upits)",
~ ,(q,~~* l!.lll!S)m_.
'BMR ",,_BcJm'L.M.lt~_t._R..!,<;
"The commercia] component of the pmiect will be constructed as one (1 ) phase.
~
201'3
3" I'/J,;:
4 Numhered paragraph 9, labeled "Aerial Photo," on page ~, IS amended to read as follows:
"9. Aerial Photo. See Sheet,;! J of Exhibit A-I (project plans)."
Sedam 4.
ST AGE 1 AND STAGE 2 DEVELOPMENT PLAN.
The revised Stage I and Stage 2 Development Plan, as anlended by thiS Ordl1lance, IS attached as
Exhibit A.
SectJon 5.
EFFECTIVE DATE AND POSTING OF ORDINANCE
This Ordinance shall take effcct and bc in force thirty (30) days from and after the date of its
passage. The City Clerk of thc 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 Dublin on this 18'"
day of July 2006 hy the followlllg vote'
AYES:
NOES:
ABSENT.
ABSTAIN:
Mayor
ATTEST:
City Clerk
Ci:\PA#\2006\()ft-fJ:;14 Willows P'f) AmcndmclltllT\CC Ora PD Amend Final-DOC
30f3
I-fol;;;'
Revised per Ordinance _-06 by the City Council on July 18, 2006
Stage 1 and 2 Development Plan for San Ramou Village Plaza
This is a Stage 1 and 2 Development Plan pursuant tu Chapter 8.32 of the Dublin Zoning Ordinance.
ThIS Development Plan meets all the requlfements for a Stage I and 2 Dcvelopmcnt Plan and is adopted
as part of the PD-Planned Development rezoning for the San Ramon Village Plaza, P A 02-063 The
Stage I mId 2 Development Plan consists of the items and plans identified below, many of which are
contained m the document entItled "Exhihlt A-I (proJect plans)", dated March, 2004 which is
mcorporated herem hy reference. The PD-Planned Development District and this Stagc I and 2
Development Plan provide flexibility to encourage innovative development while ensunng that the goals,
policies, and action progrmns of the General Plan, and provisions of Chapter 8.32 of the Zomng
Ordinmlce arc satisfied.
1. Statement of proposed uses. The Development Plan for the San Ramon Village Plan pnJV1des for
the development of a 4.62 acre site as a mixed use development in two development zones: MedIUm
Density Residcntial and Commercial/Mixed Use (See Sheet 4 of Exhibit A-I (project plans)).
a. Permitted Uses (Medium Density Residential):
I Singlc-family dwellings
2. Multi-family dwellings
3 Animal Keeping - residential
4 Caretaker Residence
5 Commumtv Care Faclllty/Small
6. Duplex
7 Group Single-Family
8. Garage sales
9. Home Occllpal1ons
10. Off-street Parkmg Lots
II Parking Lot- Residcntial
12. Second Unit
13 Small Family Day Care Home (1-8 children)
14 Vending Maclnnes
Conditioual Uses:
1 Boarding and Roomlllg HOllses
2. Commumty Clubhouse
3 Community Facility
4 Bed and Breakfast Iml
5 Community Care Facility (Large)
Accessory Uses:
As provided Cor in the regulations and procedures of the Zoning Ordinance.
b. Permitted Uses (CommcrciallMixed Use):
I Bakenes
2. Banks and Financial Services
3 Bicycle Sales, Service and rentals
4 Buokstores, except adult hook stores
5 Catering establislnnents
6. Community Care Facility/Small
7 Eating and drinking establishment
8. Instmctional Facilitles
1016
Exhibit A
r t7 f ~ ,;,)
9 Home Occupations
10 Of'l~street Parking Lots
11 Parklllg Lot/Garag" - Commercial
12. Office - Cuntractors Ino exterior storage)
13 ProfesslOnal/ Administrative/Business/Financial
14 Repair Shop (non-automohve)
15 Retail (General, neighborhood, service)
16. School - commercial
17 Shoppmg Center
18. Specialty schools
19 Studios/Photographcrs/ Artists
20. Vending Machines
21 Tcmpurary Mobi'" Home/Manufactured Home
Conditional Uses (by Planning Commission):
1 Animal Sales and Services
2. Arcade
3. AutomohileNehlcle Brukerage, Rental, Sales, Repairs and Service
4. AutomobIleNehlCle Rental
5. Bed and Breakfast hill
u. Community Care Facility (Large)13oarding and Roomlllg Houses
7 Health Services and Clinics
8. Community Care Facilities/ Large
9. Dance Fluurs
10 Day Care Centers
11 Drive-In/Drive-through Busllless
12. Nursing Homes
13 COlnmumty Cluhhouse
14 Community Facility
15 Hospital/Medical Center
16. Hotel/Motel
17 Laboratory
18. Massage Establishment
19 Plant Nursery
20 RecreatlOnal Facihty/Tndoor
21 Service StatIOn
Couditionalllses (by Zouiug Administrator):
I Outdoor Mohile Vendor
2. Outdoor Seating
3 Tcmporary outdoor sales not related to on-site estabhshed husmess (Sidewalk Sale)
Accessory Uses:
As prOVided for III the regulations and procedures ofthc Zoning Ordinance.
Temporary Uses: The followin~ temporary uses arc allowed provided tbey meet the
regulations and procedures of the Zouin~ Ordinance for Temporary Uses:
I Traet and Sales Office/Model Home Complex
2. Arts and Crafts Fair
3. Fireworks Sale
4. Outdoor sale hy estabhshed business establishmcnt
2016
t J' FI
IJ () , ;. ,?
5 Subdivision signs, office, sales and equipment yard
6 Temporary Construction trailer
7 Pumpkin, Chnstmas Sales Lots
Note: Uses not specifically hsted shall require a mmor amendment to the Planned Development Zoning
District in accordance with Scction ~.32.0~0 ofthe Dublm Zoning Ordmance.
Under the proposed tenant mix, restaurant uses would account for 5,500 square feet of floor area. Pnor to
approvmg a tenant llnprovement / City busmess hcense lor additional restaurant floor area San Ramon
Village Plaza, the applicant shall provide evidence to the sahsfactJon of the Community Development
Dircetor that parking available at the center is adequate to support additJonal restaurant uses.
Dublin Zoniuf;: Ordinance - Applicable Requiremcnts; Except as specl ficall y modified by the
provIsIOns of this PD District Rezone/Development Plan, all apphcahle general requirements and
procedures ofthe Dublin Zoning Ordinance shall be apphed to the land uses designated in this PD District
Rezone.
2. Stage 1 and 2 Site Plan. See Sheet 4 of Exhibit A-I (project plans).
3. Site Area, Proposed Densities, Phasing and Development Regulations.
- --... _n. '~ 'n _.
PHASE NO. LOTI MAXIMllM NO. ACRES DU'S PD
PARCEL DWELLINGSI BUILDING lAC ST>l.GE
AREA NO.
. ---..
J 3 14 units I and 2
.--.......".......- ....__.._~"'~.,--- ..".~~-, .~"_._,.
2 2 17 LLnits I and 2
-..-----.--.....- .-..-.-- J and 2
3 2 21 units
4 2 4 units I and 2
n_.. ---
SUBTOTAL. 56 lTNTTS 2.94 18,02 l.nd2
I I 14,377 sq. ft. of co nun ercia I retail 1.6R 0 I anu2
.-- -"..-.
....-..--..--..- no. --...-.......
TOTAL 1,2,3 56 Units and 14,377 sq, ft 4.62 12.2 J and 2
tiummel'c!al retail
..--.-------.-
Residential Mcdium Densitv Homes (Townhome-stvle Condomimiums)
MimnlUIU Lot Size per d.u__ 2,000 sq. fl.
MaxImum densIty' 56 umts
Mimmum SIte Area. 2.24 acres
Mimlllwn Building Setbacks: 10' nllll1111Um
A. Public Street Frontage:
Front Yard Setback: 10' minimum;
SIde Yard Setback. 5' mmnuum
Rear Yard Setback: 10' minimum
Stair landings: 0' minimum,
Porches: 5' minimum
Elevated Decks: 5' minimum
ArchItectural ProJections/
Details and Bump Outs: 5' minimlll11
3016
B Private Street Frontage:
Front Yard Setback:
Side Yard Sethaek:
Rear Yard Setback.
Stair landings:
Porches:
Elevated Decks:
Archllectural Projections!
Details and Bump Outs:
C Non-Street Frontage:
Front Yard Setback:
SIde Yard Setback:
Rear Yard Setback:
Stair landings:
Porchcs,
Elevated Dceks:
Archit<;ctural Projections!
Details and Bump Outs:
Mimmull1 Slte Width.
MaxImum SIte Coverage'
Minimum Building Separation.
Maximum Height:
Parkll1g!Garages;
Commercial Retail/Office:
Lot Area.
A. Intcrior Lot:
B. Comer Lot:
Lot Width and Frontage:
A. Interior Lot:
B. Comer Lot:
Lot Deplli:
Setba"ks:
A. Front.
B SIde:
7' 0 r.:: :;
10' minimum,
5' minimum
0' minimum
4' mll1lmUm
3' minimum (from face of cur h)
0' minimum (from face of curb)
0' mllllnlUm (from face of cur h)
10' mmll11Um;
10'mll1lmum
10' mllllmum
4 ' m1l11m um
5' minimum
10' minimum
5' minimum (from assumed property line)
o
100%
10' mll1lmUm
Four or more dwelhngs: Three sturies or forty fivc fect
Aeecssory Stmctures: Height limits shall he as slaled m the
Dublin Zoning Ordinance.
Studio!1 hed. One eovcred and one guest space for each
two units
Two or more Bed: two covered per dwelling units; one guest
for each two units
Two-car tandem garages: Permitted
Compact spaces: 35% of total required spaces, maxImum
5,000 sq. ft. minimum
6,000 sq. ft. minimum
50 ft. mll111nUm
60 ft. minimum
100 ft. 111mimum
20 ft. minimum
o fl. mmimum, except shall be 10ft. where abutting residenhaJ
4016
'-f, 0 I):;;
C Street Side,
DRear
10 ft. minimum
o ft. minimum
Hcight:
36 ft. maxImum
Coverage:
N/A
Parking/Garagcs:
As req,ured by City of Dublin Off-street parkIng standards
Compact Spaces:
35'1., oftotal required parklllg, maximum
4. Architectural Standards. See attached Floor Plans and Elevations by The Dahlin Group, Sheets A.l
through A-IS, contained in Exhibit A-I (project plans). Any modifications to the project design shall
be substantially consistent with these plans and of equal or superior matcrials and design quality
5. Residential Phasing Plan. Thc residcntial site will be developed III phases as follows:
,
~
NO. OF UNITS
14 ~__~MR~Yl;;is)
_!?1,2.BMR* Umts)
21 () BMR* Umts)
-..- ...-.--
_~(OBMR* llnits)
PHASR
Phase I
Phase 2
Phase 3
Phase 4
'BMR ~ Below Market Rale
"''''The I.::ommcrcial component of the project will be constmcted as one (I) phase.
BUILDING NO.
3, 4 and 5
1,2 and 6_.
-_.,..._."",'~
m7--,--~.9.aI!d 10
11
LOT NO.
3
2
2
>,
~~<'
"(,;"
~\...;
..(~w
~I.u.;;,
'!\~
i'>;(','.
6. Master Neighborhood Landscaping PIau/Preliminary Landscape Plan. Refer to Exhibit A-I
(project plans), Sheets L-l through L-7, Preliminary Landscaping Plan hy The Guzzardo Partnership
All Project monumentatlOn and entry signs shall conform to Sheets L-6 and L-7, Preliminary
Landscaping Images and Details of the Project Plans. A Final Landscapwg Plan will be required to
be submitted and approved pnor to building permit issuanec.
5of6
1 (J(,J;J-
7. Geueral Plan Consistency. San Ramon Village Plaza project lllcllldes a General Plan amendmcnt
which modifies General Plan maps and text for the project. The project PD-zoning and this Stage 1
and 2 Development Plan shall not be effective until the above general plan amendmcnts are approved
and efl'ective.
8. Inclusionary Zoning Regulations. To satisfy the City's lncluslonary Zoning Ordinance (Dublin
Mlmicipal Codc Chapter 8.68) and any amendments thereto, 12.5%, or 7 dwelhng llmts III the project
must he TncluslOnary llmts in accordanec with the regulations of the Ordmance. The
ApplIcant/Developer shall construct all 7 umts m Phases 1 and 2, and designate those units as for-sale
("ownership") lnclusionary units affordable to very low-, low-, and moderate-income households, and
shall enter into an agreement with the City to Impose appropriatc rcsalc controls and rental
restrictions on thc units, prior to recordation of final map
9. Aerial Photo. See Sheet 3 ol'Exhihit A-I (project plans).
10. Applicable Requirements of Dublin Zoning Ordinance. Except as specifically provided in this
Stage I and 2 Development Plan, the use, development, improvement and maintenance of the
Property shall be governed by the provisions of the Dllhhn Zoning Ordinance pursuant to section
8.32.060 C
II. Statement of compatibility with Stage 1 Development Plan. The Stage 2 porhon of thIs
Development Plan IS conSIstent wIth the Stage 1 porhon ol'this Development Plan.
G:\J'Aif\2006\06-034 Willows rn Amcndment\CClStage I and Stage 2 Development Plan. doc
6016
10 0 f.2"!-
CITY CLERK
Fi Ie # Dffi[5][OJ-[!I[ll]
AGENDA STATEMENT
CITY COUNCIL MEETING DATE: June 20, 2006
SUBJECT:
PUBLIC HEARlNG: PA 06-034 Amendment to an adopted
Planned Development Zoning District (PA 02-063) for Willows at
SlIn Ramon Village (formerly known as Bam:or Aleosta).
Report Prepared by Mamie R. Nw,:t.:io AS,wciate Planner
ATTACHMENTS:
1) Sheet 4 of the approved Project Plans titied "San Ramon Village
Plw.a Planned Development Rezoning Stage ] & Stage 2
Development Plan, Vesting Tentative Tract Map and site
Development Pennit, Tract 7437" dated received March 15,
2004 and stamped approved b) the City of Dublin.
2) Letter from Rancor Properties to the City of Dublin dated
October 18,2004
3) Building Permit ~ubmittal history
4) Letter from Braddock & Logan to the City nf Dublin dated
October 18, 2004
5) Letter from Braddock & T ,ngan to Bancor Propertics dated April
20, 2006.
6) Proposed Braddock &, Logan Phasing Plan.
7) Phased Occupal'cy Request Letter from Braddock & Logan to
the City of Duhlln dated May 22,2006
K) Response Letter from the City of Dublin to Braddock & Logan
regarding Braddock & Logan's Phased Occupancy Request dated
May 22, 2006.
9) Response Letter frnm Rradd",;k & Logan to thc City of Dublin
regarding Phased Occupancy Request dated Ma) 23, 2006
10) Sheet 2 of the approved Project Plans titled "San Ramon Village
Plaza Planned Development Rezoning Stage I & Stage 2
Development Plan, Vesting Tentative Tract Map and Site
Development Permit, Tract 7437" dated received March IS,
2004 and stamped approved by the City of Duhlln.
______________________________________________________.w__________~_____________p~______________6~~____~_~__~
COpy TO: Jeff Lavmnce, Braddock & Logan
Michael Banducci, Bancor Properties
RIck Corbett, BancoI' PropertIes
Project Planner
File
Page I of 13
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G:IJlt\11\2flOft\O&.OJ4 Willows PD Amcndmcnt\CC\CCSR 0#1-2n~Oh doc
Attachment 2
RECOMMENDATION: ~ I)
~i/ 2)
\X 3)
4)
S)
FINANCIAL STATEMENT:
PROJECT DESCRIPTION:
11)
.' Ilol";J..;L
Page 3 of the CIty Councll Agenda Statement dated May Hi,
2004
Residential phasing exhibIt.
San Ramon Village Plaza colored elevations.
Condition #9 of City Council Resolutwn 81-04 approving the
Vesting Tentahve Map and Site Dcvelopment Review for the
San Ramon Village Plaza Development project,
ReVIsed pages 5 and 7 to adopted Stage 1 & Stage 2
Development Plan (Ordinance 19-04).
Table 5 fi'om Ordinance 19-04 and Tablc 6 from City Council
Staff Report datl:ld May 18,2004
Planmng Commission Meeting Minutes of June 12. 2006 (10 he
sent under separate cover).
Planning Commission Rcsolution recommending City ell unci I
approval of an amendment to an adopted Phasing Plan for
Planned Development Zoning District (PA 02-0(3) for Willows
at San Ramon Villagc.
Ordinance approving an amendment to an adopted Phasing Plan
for Plarmed Development Zoning District (I' A 02-063) for
Willows at San Ramon Village and approving mlJlor reVIsions to
the Development Plan for Planned Development Zoning
Ordinance (PA 02-063).
12)
\3)
14)
15)
16)
17)
18)
19)
Receive Staff presentation;
Open the pubhc hearing;
Take testimony from thc Applicant and the pubhc;
Close the puhlic hearing and deliberate; and
Waive the reading and introduce an Ordinance (Attachment 19)
approving an amendment to an adopted Phasing Plan for Plarmcd
Developmenl Zoning District (PA 02-063) for Willows at San
Ramon Villagc and approving minor revisions to the
Development Plan for Planned Development Zoning Ordinance
(P A 02-063) or provide Staff direction on a different optlOn.
None.
In Novembcr of 2002, Bancor Properties submitted an apphcabon to amend the Gcncral Plan and Zoning
Map to allow for the redevelopment of an eXlstmg shopping center, San Ramon Village Plaza, With a
nux ed-use proJect. San Ranlon Village Plaza is :!:4.62 acres in size and is located east of San Ramon
Road hetween Alcosla Boulevard to the north and Bellina Street to the south,
I1le project consisted of the demolitIOn of appnlXlmately 34,000 squarc feet of existing commerCIal
buildmgs and assocIated parking lot areas to provide for the construction of 56 neSldential units on the
southern half of th" site and the remodeling of the remaining 14,377 square foot commercial building on
the northern half of the site (Attaclnnents I and 13).
Page 2 of13
1).0(.).;).
In conJuncllOn With the request for amelldments to the Gcneral PIau and Zoning Map, Bancor Propertl\'s
als,) soughl approvals for Stage 1 & Slage 2 Planned Dcvelopmcnt Laning, a Vestmg Tenla(Jve Map, and
S,te Development Review
in May 2004, the City Council approved Resolutlon RO-04 adopting a Mitigated Ncgative Deelaration and
Mil1gatmn Momlonng Program, and Resolution 81-04 approving a Vesting Telllallve Map and Site
Dcvelopmcnt Review lor thc San Ramon Village Plaza development project. These approvals wcre
contingent upon the City Council adopting the followmg: I) a Resolution approving amcndlncnts to thc
General Plan to add a new Mixed-Use land use classification in the Primary PhuUling Area and amending
the Latld Use Map for the project site; 2) an Ordinance amending the Zoning Map to re7.one the project
site; and, 3) an Ordinance approving related Stage I and Stage 2 Plmmed Development Zoning. The City
Council amcndcd the Zoning Map by Ordinance 19-04 on June I, 2004, and amend cd thc Gcncral Plan by
ResolutIon 144-04 on July 20,2004 A Final Map was approved on September 20, 2005, by City Councll
Rcsolution 179-05
The Planned Development zoning and Site Development Review approvals requIred that the project
move forward as a whole with the commercial remodel bemg constructed at the same time as the
re$ldenbal umts.
In a letter dated October 18, 2004 from Bancor Properl1es to the then-current Community Dcvelopment
Director, Mr Eddie Peabody, Buncor Properties expressed their commitment to facilitate the development
of the San Ramon Village Plaza mixed-use project. At that time Baneor Properties was in the proccss of
selling the resllientIal portlOn of the project to Braddock & Logan and the City cxpressed concern over the
timely completion of both thc commercial and residential portIOns of the project. Bancor Propertics
assured the City that the commercial remodel would pmceed III a timely fashion and provided the
followillg retail remodel schedule (Attachment 2):
. March 7, 2005 Secure building permits
. April 15, 2005 Begin eonstmction
. September 30, 2005 Complete conStructiOll
Baucor Properties submitted an application for building permits to remodel the remaining 14,377 square
foot commercIal huildlllg on February 10, 2005 and receivcd commcnts from Staff on March 29, 2005
(Attachment 3). The application is currently in third plan check review and Staff is reviewing the plans
for consistency with thc project approvals.
In a lettcr datcd Oelobcr 18, 2004 from Braddock & Logan to Mr. Peabody, Braddock & Logan expresscd
their intent to purchase the rcsidential portIOn of the project !tom Bancor Properties and provided a
timeline to begin site improvements for the rcsidential project (Attac1ullent 4). ThIS letter was. not locatcd
in City files and was submitted by Jeff Lawrence of Bmddnck & L:lgan at thc June 12, 2006 Planning
CommISSIOn meeting.
In Novcmbcr 2004, Braddock & Logan purchased a ::1:2.':)4 acre portion of the i4.62 acre project site for
thc construction of the 56 residential uniis. Bancor Properties retamed ownership of the remaining il.68
acre commercial portion of the project site.
Braddock & Logan obtained a demolition pemut on February fl, 2005 to demolish approximately 34,000
square feet of the eXlstmg commerCIal buildmg on the project site. The soils in this area were known to
he ctmtaminated hy a f\lrmer dry cleaner use which occupied a portion of tbe cnmmerelal hnilding;
thereforc, environmental rcmediation work needed to be accomphshed pn<lf to the construction of the 14
Page 3 of 13
'd 'I . h' I I d" h' Th .. k /.2,od+-l;;t-
rcsl entIa umts w Ie 1 were p annc lor t IS area. e envIronmental remediatIOn wor was compl!te
on June 27,2005
On Septcmbcr 27, 2005, Braddock & Logan commenced construcl111n on the residential portion of the
project.
In April of 2006, the City dIscussed with Braddock & Logan the requirement that the commercml portion
of the projcct nccdcd 10 bc completed prior to oecupallcy of any UOll un the residential portion of the
project and recommended that Braddock & Logan suhmlt a Phased Occupancy Plan in accordance wIth
the project approvals. In a letter dated April 20, 2006 Braddock & Logan reminded Bancor PropertIes of
the requirements set forth in a Real Estatc Purchase Agreemellt and Jomt Escrow Inslruetion between the
two parties that required the timely completion of all Improvements including thc development of the
commercial project (Attachment 5).
On May 19, 200t>, Braddock &. Logan submitted an apphcabon for a Temporary Usc Permit for the use of
four (4) units as a model home complex. The City issucd Braddock & Logan a temporary certificate of
occupancy for thc model home complex on June 9, 2006; Braddock & Logan is procceding with the sale
of illdividual residential units at theIr own nsk pending City COlIDcil action on their request for an
amendment to the Planned Developmcnt Zoning. The City agreed to grant temporary occupancy of the
models subject to a requirement that Braddock & Logan nohfy prospective homebuyers that the City will
not grant any occupancIes until the Planned Development Zoning has been changed.
Also in May of 2006, Braddock & Logan submitted a Phased Occupancy Plan for approval by the
Community Development Director. The Phascd Occupancy Plan sets forth Braddock & Logan's proposal
for the complction and phasing of the 56 residential units (Attachment 6). The Phascd Occupancy Plan
did not include the commercial remodel portion of the San Ramon Villagc Plaza development project. In
other words, the proposed Pbased Occupancy Plan allowed thc occupancy of all of the reSIdential umts
hefore the commercial remodel was complcted. Bccause the Phased Occupancy Plan was inconsistent
with the adopted Planned Dcvelopment Zoning for the project, the Community Development Director did
not approve the Phased Occupancy Plan tAttaclnnents 7.9).
Rather than revise their Phased Occupancy Plan, Braddock & Logan suhmltted an application on May 24th
requesting an amendment to Planned Development ZoIllng District (PA 02-063) to modify the adopted
Phasing Plan for the San Ramon Village Plaza dcvelopment project. The Phasmg Plan adopted by
Ordinance 19-04 establishes the phasing of the San Ramon Village Plaza project. Phase I includes the
construchon of 42 resldentlal umts and common open space (Lot 2) and the remodeling of 14,377 square
feet of commercial retail spacc (Lot I); Phase 2 includes the constructIon of the remaining 14 residcntial
units (Lot 3) (Attachment 10-11). Braddock & Logan IS proposing to amend the Phasing Plan to separate
the commercial remodel from the PhaSlllg Plan and allow lor thc construction of the 56 resIdenl1al S III
four (4) phases (Attachmcnt 121.
ANALYSIS:
Planned Development Zoning
The Stage 1 & Stage 2 Development Plan lor San Ramon Village Plaza estabhshes the permitted,
cunditHlnally pentllUed, and accessory uses for the projcct site; the site plan. site area and proposed
densities; maximum number of rcsidential units and non-residentIal square footages; a phasing plan,
master landscaping plan; development regulations; and archItectural standards, among other things.
Page 4 of 13
ill conjtl11ctlon with the preparation of a Stage 1 DtlveJopment Plan, a Phasing Plan is a.lso req\lired/l!fe f) 8-
Phasing Plan shows the boundarics, timing and scquencing, gross and net areas and densities, and non-
residential square footages for development within the entIre Planned Development Zoning District. The
Phasmg Plan also mcludes existing and proposed land uses; major features of the clfeulatlon system
including any existing and proposed freeways, arterials, and collector ~treets; and other infrastructurc
requircments sl1ch as watcr supply, wastewater collechon. treatment and disposal, and drainage systems.
Staie I & Stage 2 PlaIllled DeveJollment Zomng Phasmg Plan (PA 02.063)
The adopted Stage I and Stage 2 Planned Dcvelopment Zoning Phasmg Plan was established to ensure
that both thc commcrcial and residential components of the San Ramon Village Plaza projcct were
constructed concllrrently The Planned Development Zomng integrates thc commercial and residential
development areas to create a pedestrian-oriented mixed-use village, The residential umts have been
designed so that the frollt of Buildings 4, 10 and 11 face the remodeled commcrcial center and parking lot
(See Attachment I). AddItIonally, the Cllmmercial component has been designed with an archItectural
style and color palette that are compatiblc with thc architectural style and color palette of the residential
development to provide a cohesive look to the mixed-use development (Attachmcnt 13),
The adopted Phasing Plan for San Ramon Village Plaza includes two Phases:
. Phase I remodel of a 14,377 square foot commercial building on Lot 1 and the construction of 42
residential units on Lot 2,
. Phase IL construction of the remaining 14 residential units on Lot 3
The required environmental remediation on Lot 3 was the hasis for phasing thc project in two phases as it
allowed for the remodelmg of the commercial building on Lot I and construction of 42 resIdentIal umts
on Lot 2 to proeeed while thc environmcntal remediation was taking place on Lot 3. Braddock & Logan
successfully completed thc environmenIaI remediation pnor to secunng huilding permits and commencing
construction on the project. Currently, the construction of the 14 units on Lot 3 is nearing completion,
Proposed Braddock & Logan Phasing Plan
On May 9, 200t> Braddock & Logan submitted a Phased Occupancy Plan in accordanec with Site
Development Review Condition of Approval No 9 con tamed in Resolution 81-04 which states:
"If occupancy is requested to occur in phases, then all physical improvements within
each phase shall he required to he completed prior to occuponcy of any buildings within
that phase except for items specifically excluded in an approved Phased Oc<'upancy Plan
or minor handwork items approved by the Department of Community Development... "
(Attachment 14)
Braddock and Logan's proposed Phased Occupancy Plan identifics rcsidential occupancies occumng In
four (4) phases as follows (See Table I):
Phase I
Phase II
.' --~.~._..,.,_._-,-_.-
Phase m
Phase I V
. ORMrf-'ii;i;;;;'-Markei"Ra;e-
Table 1. ProDosed Braddock & LOl!au Phasiul! Piau
Phase ~uildin~~'..'",,_..__,._
3, 4 and 5
1, 2 _ll!:,9 6 .___ ~..,.._....
7 1\ Q and 10
..U....., .......
Lot No.
3
2
1
2
No. Of Units
14 (2 BMR* Vmls)
17 (2 BMR* Units)
21 (3 BMR'i' Vmts)
4lO BMR* Units)
Page 5 of 13
dd k' I ~ . f' I 'd !.I)O( JJ
Bra oc & Logan s proposcd Phased Occupancy P an set 1011h the phased occllpanclcs 0 tIC resl entIal
umts hut does not ldentlfy the phasmg of the commercial remodcl 011 Lot I 00 May Ill, 2000, the
Community Dcvelopment Director dcnicd Braddock & Logan's Phased Occupancy Plan for the lollowing
reasons:
. Bascd on a rcvicw of the Staff Report dated May 18, 2004, m~]udm!: the exhibits and minutcs,
the Phased Occupancy PJaIl request WaS found to he Inconsistent with thc intent and approvals
for the proJect. The City Council's approval clearly intended that tho commercial project be
completed in COl!Junchon WIth the residential portion of the project. The Stage 1 and Stage 2
Planned Development Zoning for the project indicated that the project would he completed 111
two phases. Phase 1 included the renovatIon of the commercial building and commcrcial
parkmg area and 42 resIdential umts m BLJildings 1-2 and 6-.11 Phase 2 included 14
residential units in Buildings 3 5 Braddock & Logan's proposed Phased Occupancy Plan
indicates Phase 2 would be completed before Phase 1 , and
. Condition No.9 of the Site Development ReView approvlll states that prior to receiving any
occupanCies, all physlca! ImprovemenU; are to be completcd prior to occupancy of any
buildings within that phllSe, cxccpt for items specifically excluded In an approved Phased
Occupancy Plan, or minor handwork Items, approved by the Department of Community
Development. Braddock & Logan's proposed Phased Occupancy Plan failed to mclude the
completion of the commercial remodel or parking area within Phalle 1
Bascd on the factors cited above, the Community Development Director found that the proposed Phased
Occupancy Plan was inconsistent with the adopted Stage I and Stage 2 Planned Development Zoning
Phasmg Plan and therefore could not grant approval of the proposed Phased Occupancy Plan. Rather than
suhmit a revISed Phased Occupanc)' Plan, Braddock & Logan submitted an application requesting an
amendment to thc Planned Dcvelopment Zoning Phasing Plan.
Planning Commission Meeting oj JUlie 12, 2006
The Dublin Zoning Ordinance allows the Director of Commumty Development to grant an amendmcnt to
an adopted PhUlI1lng Development ZOn1l1g District as an administrative action or the Plwming
Commission by means of a Conditional Use Pennit upon finding that" the amendment substanhally
eomplics with and docs uot materially change the provisions or intent of the adopted Planned
Development Zoning Distnct... It was SlaWs opmlOn that this finding could not be met with respeet to
Braddock & Logan's requcst to amend thc adopted Phasing Plan for Planned Development Zoning
DIstnct (PA 02-0(3), It was the City Council's mtent, m adopting the Phasing Plan that the commercial
remodel and residential cunstruction would occur concurrently Since Braddock & Logan's request did
not include phasing of the commercial remodel. the request was found to be a material change to the intent
of the Planned Development Zomng District and in accordancc with Section 8.32.080 of the Dublm
Zoning Ordinance the amendment rcquest must be processed as a Zoning Ordmance Amendment pursuant
to Chapter 8.120.
When an amendment to the Zonmg Ordm3I1ce is proposed, the Planning Commission's role, following a
public hearing, is to make a written recommendation to the City Council, WIth reasons for the
recommendation wld the relationship of the wllendment to the Generoll Plan, on whethcr to approve,
appnlVe WIth modificatIons, or disapprove the amendment
At the Junc 12, 2006 Planning Commission mccting, Staff presented five (5) options for the Plannin!:
Commission's consideration regarding Braddock & Logan's request for an amendment to the Planned
Development Zoning:
Page 6 of 13
/ h 0/;2')
1 Approval of Flraddock & Lngan Requesl. this option would allow the resIdentIal unIts llll Lots 2
and 3 to bo occupied independent of the commercIal remodel.
2. Dcnial or Braddock & Logan Request: this option would requIre thallhe commercial remodel on
Lot 1 and the 42 units on Lot 2 be complete" before the remaining 14 units on Lot 3 are
completed.
3 Approval of Alternative Amendment "A" this option requires that the 14 units on Lot 3 and the
commcreial remodel on Lot 1 be completed before the remaimng 42 units are completed.
4 Approval of AlternatIVe Amendment "B" this option would allow 14 umts to he occup,ed n<lW,
occupancy of an additional 17 units when the commercIal remodel is under construction, and
occupancy of the remllJnlng 25 umt~ when the commercial remodcl is completed,
5 Approval of an alternatIve amendment to be determined by the pllllUling Commission.
While these options arc listed numerically, they are not ranked III any order ofpreJ'erence.
Option #1. Approval of Braddock & Logan Reauest
As mentioned above, Braddock & Logan's proposed amendment would removc the commercial remodel
from the Phaslllg Plan and allow for the phasing of the residential units in four (4) distmct phases (Refer
to Table I above). Under this option, Braddock & Logan could obtain occupancics for all 56 units, in
accordance with theIr proposed Phasmg Plan, WIth no plan for thc completion of the COlmnerc18l remodeL
Aflalv.<is/Generlll Plan Consistencv
The '56 units have been under co~struetion since September of 2005 The model ho~e complex, which
consists of 4 units, is nearing completion and the construction of 14 additional units in Buildings 3-5 on
Lol3 is expected to be complete hy August of 2006. Currently, the commercial remodel IS m huilding
plan check review, and it is tUlknown at this time when building permIts would be issued or when
construction would commence or be completed.
Amending the adopted Phasing Plan to allow for the removal of the commercial remodel would cnablc
Braddock & Logan to obtain occupancy of all 56 UllltS regardless of the status of the commercial remodel.
Allhough the adopted Pl1aslng Plan reqUIres that the commercial rcmodel and residentJal construcllon of
42 units be completed as part of Phase 1 of the project, Braddock &, Logan does not own the commercial
portion of the prOject and thus has no control over the construction of the commercial remodel. Braddock
& Logan contends that by not having any control over the commercial construction schedule, they should
not be restflcted m obtaimng occupaocu:," of the residential units.
However, amcnding thc adopted Phasing Plan as proposed by Braddock. & Logan may be inconsistent
with the polieics ofthc General Plan in that Guiding Policy A under NeIghborhood Shopping Ccntcrs is to
strengthen existing neighborhood shopping centers. As approved, the Planned Development Zoning was
conslstent WIth thIS pollcy In that, the redevelopment ofthc San Ramon Village Plaza shoppmg center as a
mixed-usc project would help enhance the economic viability of the retail component and the introduction
of medium-density residential uses within the project sIte would increa.qe the population in the area to help
support the eXlstmg and new husmesses. Without the commercial remodel, the exlstmg commercml
center may remain underutiIized and in need of upgrading. The Mixed-Use land use category was
approved by the City Council to achieve the General Plan goal of strengthening neighborhood shopping
Page 7 of 13
centers Includmg San Ramon Village Plaza by redevelopmg the shopping centcr to cnhance the ecoh2f/.isJ ;J
viability of the retail component and mtroducmg medium-denslly residcntial uses within the project site.
Ooti!?1!.J!!~,.. DCllial of BraddocI,;.'ii,_J"ggJ!!l..R!;ill!!;'st
Under tIllS opllon, the adopted Phasmg Plan would remain in effcct and the commercial remodel would
necd to be completcd concurrcntly with thc 42 units located 011 Lot 2. llpon completion of the
commcrcial remodel, these 42 units could be occupied. Following tho gran ling of occupancies for the 42
units on Lot 2, the rernainmg 14 umts on IAll3 could he occupied.
Analvsis/General Plan Consiste'l':v'
As mentioned above, Braddock & Logan has been under construction Sillee September of 2005
According to their construction schedule, the 14 Imits which make up Pbase 2 of the project will be the
first units to be completed and ready for occupancy as early as August of this year. By denying Braddock
and Logan's request to amend the adopted Phasing Plan, these 14 Ul11ts would remain vacant until such
time that Phase 1, the commercial remodel alld the construction of 42 residential units, is completed.
By not amending the adopted Phasing Plan, the prOject would remain consistent with the General Plan as
approved by the City Council in June of2004
Oction #3. Acoroval of Alternative Amendment "A" to the Phasing Plan
Under the first of the altemahves developed hy Staff, a modified Phasing Plan would allow for Braddock
& Logan to obtain occupancies of 14 units in Buildings 3-5 on Lot 3 but would restrict further
occupanCIes from bemg granted until such tIme tbat construction of the commercial remodel was
complete and approved by all applicablc City departments and agencies. Upon complel1on and City
approval of the commercial remodel, the remainmg 42 umts could obtain occupancies (Scc Table 2
below).
1'able 2. Modified Phasinl! Plan - Alternative Amendment "A"
Phase No. of Units/Souare Footal!e BuildiuII No.
14 Residential Units Buildings 3-5
14377 so. ft. Commercial Building
42 Rcsiq,~!j.~L.!dE.j):~ Buildings 1-2, 6~10 and 11 (Models)
1
2
Alla(vslslGclleral Plan Consistency'
The adopted Phasing Plan requires the constructIOn of 42 units in Buildings 1-2,6-10 and lion Lot 2 as
parI of Phase 1 and the remaining 14 units in Buildings 3-5 on Lot 3 as Phase 2. The modified PhaSing
Plan essentially reverses the phasing of the residential units by 111l0Wll\g the 14 units on Lot 3 to bc
constructed as part of Phase 1 and the remaining 42 units on Lot 2 to be constructed as Phase 2. ThIS
coincides willI Braddock & Logan's construction schedule In that the 14 units on Lot 3 arc already under
construction and are expected to be ready for occupancy in August of 2006. Occupancies of the
residential units in Phase 2 would be granted following the completion of construction and final approval
of thc commcrcial remodel by all applicable City departments and agencies. While occupancies for the
rcmaining 42 units would not be granted until the completion of the commercIal remodel, Braddock &
Logan could procccd with the construction of these units.
This modified phasing plan would be consistcnt with the General Plan policy to strengthen neIghborhood
shopping centers because it would ensure the eventual redevelopment of San Ramon VilIagc Plaza and
therehy enhance the economlC vlahihly of the retail component. The introduction of medium-denSity
rcsidcntial uses within the project site would incrcasc the population in the area to help support eXisting
and new businesses.
Page 8 of 13
Ootion #4_ Aooroval of AlternatIve Amendment "B" to the Phasing I>!,!I1
The sec<llld aHemative developed by Staff would allow the following:
,<<of))
I) Braddock & Logan could obtain occupancies now for 14 umts 111 Buildings 3-5
2) Braddock & Logan could obtain OCCupaJ1Cles for an add\lional17 units in Buildings 1,2 and 6 once
the commercml remodel was under construction.
3) Braddock & Logan could obtain OCcupanCies for the remaming 25 units in Buildings 7.11 once the
commercial remodel was completed (See Table 3 below).
Table 3. Modified Phllsin!! Pllln - Alt~~!1.Rtlv~.~mendment "B"
_I.'~ase__ '-_ No, of U nits/Souare Footal'e
1 14 Residcntial Units
2a 14,377 sq. ft. under constmction
2b 17 Residcntial Units
-,,,....._"'.."".--
3a 14,377 sq. ft.complctcd
3b 25 Residential Units
BuiIdjnll}~~o.
Buildinl!s 3-5
Commercial Building
Buildinl!S I, 2 and 6
Commercial Building
Buildings 7-10 and II (Models) ____
Analvsis/Geneml Plan Consistency'
This modified Phasing Plan establishes milestones which must be reached 111 order for Braddock &, Logan
to obtain residcntial occupancies. This alternative takes mto consideration Braddock & Logan's
construction schedule and proposed phasmg of residenhal units while at the same time ensuring that the
City Council's mtenhon of having the commcrcial remodel and residentlul construction occur
simultaneously
Similar to Option #3, Alternative Amendment "A", Braddock & Logan could immediately obtain
occupancies of 14 units in Buildings 3-5 Once buildmg permIts are secured for the commercial remodel
and construction commences on the fa9ade improvements, Braddock & Logan could then obtlllU
occupancies for an addlhonal 17 units in Buildings I, 2 and 6. Upon completion of construchon and final
approval of the commercIal remodel by all applicable City dcpllrtments and agencies, Braddock & Logan
could then obtain occupancics for thc rcmaining 25 units.
TIlls modified phasing plan would also remain consistent with the General Plan pohcies which were cited
in thc original approvals in that it requires the commercial remodel to be complctcd concurrently with the
conSlrUCl1On und occupancy oHhe residential units.
Ootion #5. Another Amendment t<;J he determmed by lhe Planning Commission
The Plal1llmg ComIDlssloll was also given the option to propose an alternative amendment by modifying
the proposcd alternatives or c~cating a new alternative.
Estimated Cunstruction Timelines
A typical f~ade remodel proJect, such as is being proposed at San Ramon Village Plaza, could be
constructed wllhm 8-10 months. Bancor Properties' original estimate proposed (hat It would take
approximately 5 months to completc the commereial remodel (See Tahle 4) below. It is Imknown at this
time when construction would commence as BuiIdmg Pennlts have not yet bccn issued. Staff is currently
reviewing the plans for consistency With the ongmul approvals to detennine whether changes proposed by
Bancor Properhes are slgmficant enough to warrant City Council rcview and approval.
Page 9 of 13
...-.-.--
/q IJJ;;'J_
Table 4. Estimated Construction Timelines*
Construction Completed
Commcrcial Remodel
Unknown
Unknown (possibly
pnor to Octoher lOOt>)
5 months** (March
~007)_
Phas<: I
Phase IT
Residential Construction
August 2006
October 200u
Pemll(S Issued
ConstructJon Commenced
Phase III
January 2007
~-"
Phase IV FebrualV 2007
.Alllimelilles are tSli'"1l1ed. UnC"reseell c"nstru'ti"n delays and market coilditions could alter these timclinc'_
"According tn ..tim.ted time frame prnvidod hy Bancnr Pr<>pcrtics in aletler dated October 18, 2004 (Attachment 2).
Under Option #3, Alternative Amendment "A" it would be highly ulIlikely that the commercial remodel
could be completed prior to the complehon nfBnlddock & Logan's proposed Phasc II (17 units) bccause
Bancor PropertIes hllll yet 10 secure Building Permits and commence construction of the commercIal
remodel and Braddock & Logan estimates that Phase II would be ready for occupancies by October 2006
(See Tllble 4 ahove).
Under Option #4, Alternative Amendment "B", the commercial remodel could possibly be under
construction by October 2006 at which time Braddock & Logan antieipates being ready to request
occupancies of Phase II but it is unlikely that the commercial rcmodel would be completed by January
2007 when Braddock & Logan anticIpates being ready to request occupancies for Phase ill (See Table 4
ahove).
As stated earher in this report, the Buildillg Pemnts for the 56 units have been issued and construction is
in progress; however, no Permits have been issued for the commercial remodel (See Attachment 3 for
timeIinc on Building Permit process). In order for Bancor PropertJ.es to Ohlain Building Permits for the
commercial remodel, their Building Permit application would need to be approved by all applicable City
departments and agencles_ Per Section 7.28 of the Dublin Municipal Code, final landscape plans and
grading and improvement plans would also need to be approved by the Planning Division and Public
Works Department, respectively, before the Building DivisIOn could Issue Building Permits. Bancor
Properties submitted the Final Landscape Plans to the Planning Division for third review on May 23, 2006
and suhmitted gradmg and improvement plans to the Public Works Department on May 24, 2006 for
second review
Staff Discussions with Applicant
Staff discussed Option #3, Alternative Amendmcnt "A" and Option #4, Alternative Amendment "B" wlth
Jeff Lawrence of Braddock & Logan. Me. Lawrence mdicated that their prefcrencc is to move forward
wIth tbelr proposed Phasmg Plan which alloWS the residential units to be constructed in four (4) Phases
and removcs the commercial rcmodcl from thc Phasing Plan. Braddock & Logan has mdicated that they
do not have control ovcr the cOlTunercial remodel because they do not own the property on which it is
located.
Minor Clean-up Items to Stage I and Stage 2 Development Plan (Ordinance 19-04)
As a part of this Planned Dcvclopmcnt Zoning amendment, the following changes are heing proposed to
the adopted Stage 1 and Stage 2 Development Plan m order to correct typographical erroTS and minor
inconsistencies between the Development Plan (Ordinance. 19-04), the City Council Staff Report dated
May 18, 2004 and the approved Project Plans. A total of four (4) changes arc being proposed. These
changes would be made to pages Sand 7 of the adopted Stagc I and Stage 2 Development Plan (See
Attachment 15).
Page 10 of 13
Proposed Clean-up Tlem No.1 .70 IJ! } ).
Scction 3 on pagc 5 titlcd "Sitc Area, Proposed Densities, Phasmg and Oevelopmcnt Rcgulations" Minor
typographlcal erroTS were found m lhe chart (See Tablc 5 in Attachment 15) WhlCh are mconslSlent with
the chart providcd in the City C0Ill1cil StatTRcport, dated May 18, 2004 (See Table 6 in Attachment 16).
StalTis propoRing the lullowing changes (Scc Tablc 71:
Tobie 7. Proposed Chanlles to DeveloD11.'ent!'lan Chart (Ordinance 19-04)
PHASE NO. LOT/ MAXIMUM NO. ACRES DlI'S PD
PARCEL DWELLINGS/ /AC STAGE
BUILDING AREA NO.
-... ".'~--' -..
1 + 2 ~ 42 CONOOMINfUMS 2.23 19.28 1 and 2
& COMMON OPEN
SPACE
2 J H 14 CONDOMINIUMS 71 18.30 I and 2
SUBIOI AL. _.- 56 INIUMS 2.94 18.02 I and 2
_0'._. '..
CalHfflf,lreu,1 1 G 14.377 sq. ft. of 1.68 0 1 and 2
retail/sfHae I 0,- . rt':tail
TOTAL 1, 2, 3 56 4.62 12.2 1 and 2
The changes proposed would correct minor inconsistencies and typographical errors and are not
considered substantive changes. The changes outlined in Table 7 include the folIowmg:
. Change the "Commercial retaiVoffice" text in the Phase No. column to a numerical "I" consistent
Wlth the chart prov,ded m the May 18, 2004 City Council Staff Report and Sheet 2 of the approved
Project Plans.
. Change the "I" in the Lot/Parcel column to a "2" COnSIstent with the chart provided in the May 1!l,
2004 City CoulIcil StaffReporl and Sheet 4 ofthe approvcd Project Plans.
. Change [he title orthe column "Maximum No Dwellings" to "MaJuffium No. DweI1ings/BuiIding
Area" consistent with thc ehart provided in the May 18, 2004 City Council Staff Rcport.
. Change "43" in tbe Maximum No. Dwellmgs column to "42" consistent with Sheet 4 of the
Project Plans and add the word "Condominiums"
. Change "13" in thc Maximum No. Dwellings column to "14" consistent with Sbeet 4 of the
ProJect Plans and add the word "Condomininms"
. Add thc word "Condominiums" following 56 in the Subtotal row under column Maximum No
Dwelhngs/Building Area.
. Changc thc "0" in thc Maximum No. Dwellings/Buildmg AIea column to "14,377 sq ft. of
commcreial rctail" consistent with the chart provIded m the May 18,2004 City Council Staff
Report.
. Under the column PD Stage No add "and 2" to the commercial rctail row
. Under the colunm PD Stage No. add "I and 2" to the Total row
Proposed Clean,uD Item No.2
On page 5, the "Nute" following Temporary Uses stotcs, "Uscs not specifically approved throue:h the Sitc
Developmcl1t Review for the project shall rcquirc a Site Development ReView Waiver approval by thc
Community Development Director" Uses arc not approved through the Site Development Review
process, they are a function of the zoning. Therefore, a Site Development Rcvicw Waiver to allow for
uses nol speclfically approved thnmgh a SIte Development Rcvicw would be an maccurate statement.
Page 11 of 13
This "Note" IS proposed to he revised to read as follows: "Uses not speci fically listcd shall requtr1: f). )-
mmOf amendment to the P!UllllOd Development Zoning Distnct In accordancc with Section !U2.OfW ofthe
Dublin Zoning Ordinance."
Proposed Clean-up Hem No.3
Section 5 on pagc 7 titlcd "Phasing Plan" This sectIOn should refer to Sheet 2 ofExhihll A-I (pTClJecl
plans) not Sheet 4
proposed Clean-up Item No.4
Section 9 on pagc 7 titlcd "Aerial Photo" This sechon should refcr to Sheet 3 of Exhibit A-I (pTClJecl
plans) not Sheet 2.
Planning C",,,missiolf Action
The Planmng COmnllSSlOn dIscussed at length the four options Staff presented at thc Junc 12, Z006
Planning Commission mocting (Attachment 17).
Dunng deliberations, the Planning Commission acknowledged the City Council's intent when approVing
the San Ramon Village Plaza development project that the commcrcial remodel and construetion oC 56
resldenbal umts was to occur simultaneously and expressed concern over separating the two components
ofthc project as proposed by Braddock & Logan. The Commission discussed the options and fell that the
three alternatives which bed residential occupancies to any portion of the commercial remodel, did not
aclneve the goal of ensuring that the commercial remodel would be completed simultaneously with the
residential units. Because Braddock & Logan was ISsued Building Permits for the construction of the
residential portion of the project and because Bancor Properties has not adhered to the construction
schedule that they preVIOusly outlined to City Staff, the CommiSSIon felt that Braddock & Logan should
be allowed to separate themselves from the eonunerclal remodel and obtain occupancies of their umts.
Jeff Lawrence of Braddock & Logan was at the hearing; there wcre no representuhves from Bancor
Properties at the Plallmng Commission meeting.
On a vote 3-1-1, with onc Commissioner being absent, the Planning Commission approved Resolution 06-
15 recommending City Council approval of Braddock & Logan's request to amend the Planned
Development Zomng Phasmg Plan to separatc the residential portion of the project from the commercial
portion (Attachmcnt 18). The Planning CommISSion found that their recommendation to the City Council
is consistent with the General Plan In that no changcs arc proposed to the land uses for the Zoning District
theref\Jre the amendment remains consistent with the General Plan land llSe designation of Mixed,Use.
Thc Commission also found that the amendment IS consistent with General Plan Gulding Policy A under
Secbol1 2.2.3 Nelghhorhood Shopping Ccnters which is to strengthen existing neighborhood shopping
centers. The Commission felt that the upgrading of surrounding commercial properties in the City of San
Ramon and the upcoming proposed remodel of the Shell Gas Station adjacent to the San Ramon Village
Pl"",a shoptlmg center would rcsult in an economic incentive for Bancor Propcrtics to redevelop the
commcrcial portion of the project. The Planning Commission also felt that by allOWing Braddock &
Logan to proceed with the occupuncy orthe residential portion of the project would result in an incrcase in
the populal1on wlthm walking distance of the commercial center whIch would help support existing and
new husinesses and thus contributc to the economic viabihty of thc shopping center
With respect to the minor clean-up Items to the Planned Development Zoning, the Planning Commission
voted 4-0-1, with one CommiSSIOner being absent, recommending City Council approval (Attachmcnt
18)_
Page 120fl3
CONCLUSION:
J';) of);L
Brddduck & Logan t~ seeking an amendment to the adopted Plmmed Development Zoning District (PA
02-0(3) to modify the Phasing Plan lor Willows at San Ramon Village Plaza projcct. Willows is part ofa
mixed-use development project whICh mcludes the remodeling of a 14,377 square fool commerdal
buildlOg and the construcllOn of 56 residential units, Braddock & Logan has pruposcd a modificd Phasing
Plan which rcmovcs thc commercial remodel from the Phasing Plan and allows for the phasmg of lhe
residential units in four (4) phases. Staff provided Ibur options for the PlwIDlT)g COmml$SlOn'S
consideration and sought dlrectiun on which alternative the Plannmg Commission would Iikc to
recommend to tbe City Council. Thc PllllUling CommissIOns recommendation to the City Council is to
approve Bmddock & Logan's request to amend the adopted Phasing Plan to allow occupancies of the 56
re~idential units. Thc Planning Commission IS also recommending to thc City Council the approval of
minor clean-up items to the Planned Development Zoning for thc San Ramon Village Plaza development
prOJect.
RECOMMENDATION:
Staff recommends that the City Council: 1) Reeeive Staff presentatIon; 2) Open the public hearing; 3)
Take testimony from the Applicant mid the public; 4) Close !he public hearing and deliberate; and, 5)
Waive the reading and introduce an Ordinance (Altacbment '19) approving an amendment to an adopted
Phasing Plan for Planned Development Zoning District (PA 02-063) for Willows at San R.I.lmon Village
and approving minor revisions to thc Development Plan fOf Planned Development Zoning Ordinance (P A
02-063) or provide Staff direction Oll a dJfferent option,
Page 13 of 13