HomeMy WebLinkAboutItem 6.2 GPABancorTraleeCITY CLERK
File 3 420-30
AGENDA STATEMENT
CITY COUNCIL MEETING DATE: July 20, 2004
SUBJECT:
ATTACHMENTS:
RECOMMENDATION:
FINANCIAL STATEMENT:
Public Hearing - PA 02-062 and PA 02-063 - General Plan
Amendments for Bancor Properties Tralee and San Ramon Village
Plaza Projects.
Report Prepared by: Deborah 'Ungo-McCormick, Planning
Consultant
1. Resolution Approving General Plan Amendments for Bancor
Properties Tralee and San Ramon Village Plaza Projects.
2. Minutes of the Planning Commission Meetings of May 11 and
June 22, 2004
1. Hear Staff presentation
2. Open Public Hearing
3. Take testimony from the Applicant and the public
4. Question Staff, Applicant and the public
5. Close Public Hearing and deliberate and:
6. Adopt the Resolution approving the General Plan Amendments
for the Bancor Properties Tralee and San Ramon Village Plaza
Projects; or
If the City Council wishes to deny either both or one of the
General Plat,. Amendments, continue this item to the August 3,
2004, City Council Meeting so that Staff can prepare the
appropriate revised resolution.
No financial impact
ANALYSIS:
Applicant, Bancor Properties, owner and representing Morey Greenstein, Trustee and Manager for Oliver
Properties, LLC, has submitted applications for approval of General Plan Amendments for the Tralee and
San Ramon Village Plaza Projects, respectively. State law allows four General Plan Amendments per
Element per year (except in the event of changes to the Land Use Element as a result of modifications to
the Housing Element). This approval would be the second General Plan Amendment for 200,4. In order
to avoid amendments in excess of the number permitted by State law, General Plan Amendments for
specific projects can be grouped together and adopted as one resolution. This method of approving
COPIES TO:
G:LPAgX2002\02-062 Bancor Pak-n-Save-Tralee\CC Meeting\CCSRTraleeSRVGPA7-20-04a-doc
In-House Distribution
Applicants
ITEM NO. ~
General Plan Amendments enables cities to approve several projects at the same time while o.nly counting
legally as one amendment. The City has done this in the past; a recent example is that of the Ikea and
Area F. These projects both included General Plan Amendments to the Land Use Element, adopted as
one General Plan Amendment by one resolution.
The projects by Bancor Properties include a text amendment to create a Mixed Use Category in the
Primary Planning Area and amendments to the General Plan Land Use Map from Retail/OffiCe to a Mixed
Use designation. Both projects, PA#02-062 (Tralee) and PA#02-063 (San Ramon Village Plaza) include
applications for Stage 1 and 2 Development Plan, Vesting Tentative Map and Site Development Review
to accommodate mixed-use developments. The Planning Commission reviewed both applications and is
forwarding Resolutions recommending approval of the project applications, subject to approval of the
proposed text amendment and General Plan Land Use Map Amendments for each project.
General Plan Text Amendment:
.Both project sites are located on properties that are currently designated Retail/Office, a categOry that
does not allow residential uses. Thus, General Plan Amendments are required for both properties to
Mixed-Use to allow the proposed developments: The Mixed Use land use category as currently exists in
the General Plan Land Use Map is only specifically permitted in the Downtown Core Specific Plan and
West Dublin BART Specific Plan. Mixed uses are also specifically encouraged in the NeighbOrhood
Commercial and General Commercial Areas in the Eastern Dublin Specific Plan. However, mixed uses
are not specifically allowed in the Primary Planning Area. Rather, there is a "Combination Classification"
that allows both Medium High Density and Retail Office on one site. Mixed-use projects typically include
a mix of uses that can occur both horizontally and vertically on a site. The "Combination Category" does
not provide for these types of mixed developments in the Primary Planning Area. Therefore, it is
recommended that a Mixed Use category be added to the Primary Planning Area that will allow the
conversion of existing commercial sites to allow miXed use development which can be accommodated on
a site both horizontally as well as vertically.
1
Where the General Plan currently allows the Mixed Use land use designation, thereis a mlmmum and
maximum Floor Area Ratio (FAR) and employee population density required. This is a mechanism that
is typically required to both encourage and control' massing and intensity of development. The existing
Mixed Use Categories in the Downtown Core and Western BART Specific Plan Areas have a minimum
FAR of .50 and maximum of 1.0. Because of their location, development is encouraged at high intensity
to create more urban type environment. In the case of the Primary Planning Area, however, there will be
sites where the adjacent uses are more suburban or at lower density and there is a need accommodate
transitions in land uses. In those areas development may be more appropriate a lower FAR. Itlis,
therefore, recommended that a lower minimum FAR be applied to mixed uses in the Primary Planning
Area to provide for these transitions in land uses. Additionally, in cases such as the San RamOn Village
Plaza Site, the full conversion will likely take place over time due to long term leases of some of the
existing tenants in the existing shopping center. In such cases, the FAR may not meet the minimum
threshold, but the site is in transition to a miXed use. It is, therefore, recommended that additional
language be added to provide for such "phased" conversions to a mixed use.
The Planning Commission is recommending that the following text is added to the General plan to create
a new Mixed Use Category in General Plan Chapter 1.8.1 Land Use Classification - Primary Planning
Area. This text would follow the Public/Semi-Public/Open Space Category.
"Mixed Use (FAR .30 to 1.00) employee density 200 -400 square feet per employee)
Encourages the combination of medium-to-medium high-density residential housing and at least one
non-residential use, such as office or retail, included in this classification. Office or retail ~uses
recommended are shopping center, stores, restaurants, business and professional offices, and
Page 2 of 8
entertainment facilities. An FAR of less than .30 is acceptable where existing tenancy conditions of
site do not permit immediate conversion of the entire site but it is determined that the site in process of
becoming a mixed-use site.
The Planning Commission considered the text amendment in conjunction with the San Ramon Village
Plaza Project at the May 11, 2004 meeting.
General Plan Land Use Map Amendments:
PA#02-063 - San Ramon Village Plaza
The project site is located within the Dublin Primary Planning Area. It consists of a 4.62- acre irregular
property on San Ramon Road that consists of three parcels and is currently developed with a
neighborhood shopping center known as San Ramon Village Plaza. The site is located east on San Ramon
Road, north of Bellina Street and south of Alcosta Boulevard. The Applicant is requesting approval of a
Mixed Use designation to allow retail, office and medium-high density residential over the entire 4.62-
acre site. The proposed new mixed-use project consists of the demolition of approximately 34,000 sq. ft.
of commercial buildings and parking lot area in the south portion of the site to provide for the
construction of 56 residential townhouse-style condominium units, and the remodeling of the remaining
14,377 sq. ft. of existing commercial building in the north portion of the site to compliment the residential
project to create a pedestrian-oriented mixed-use village. The development mix and densities proposed for
the San Ramon Village Plaza Project fall below the floor area ratio (FAR) of.30 - 1.0 and mix of uses to
be established in the proposed new Mixed-Use Category. The FAR of less than .30 is because existing
tenancy conditions of site do not permit immediate conversion of the entire site. However, the proposed
development would allow the site to begin the process of becoming a mixed use site. Therefore, the
proposed mixed-use designation for this site would be consistent with the requirements established in the
new Mixed,Use Category.
Conditions of approval of the PD Rezone Stage 1 and 2 Development Plan, Vesting Tentative Map and
Site Development Review state that those approvals will not be effective until such time as the General
Plan amendment to Mixed Use is approved by the City Council.
General Plan Consistency:
The proposed change in land use designation from retail office to mixed-use for this site requires the
evaluation of general plan consistency for the introduction of residential uses on this site. Areas of
potential impact or inconsistencies were evaluated in the environmental document for this project,
including trip generation, land use compatibility and noise related issues. A brief analysis of these issues
is discussed below:
Trip Generation: - The Traffic Study for the project (Omni Means - February 2004) concluded that fully
occupied, existing retail space would generate 27 AM peak hour trips and 68 PM peak hour trips. The
proposed mixed-use project would result in a reduction in retail use and would introduce residential use at
the project site. The traffic analysis determined that the proposed change to Mixed-Use as proposed by the
Stage 2 Development Plan would not significantly affect traffic flows in the project area. The net change
in the AM peak hour by 18 trips would not have negative impacts on the traffic flows and current levels of
service at adjacent intersections. During the PM peak hour, vehicle trips would be reduced by 5 vehicle
trips, a slight decrease over the projected trip generation that would result from the fully occupied existing
retail/office buildings on the site.
Page 3 of 8
Public Facilities: - The City of Dublin Parks and Recreation Master Plan concludes that thereI is a
deficiency of 5.3 acres of parkland in the primary planning area. The deficiency findings inClude
existing and th-is proposed new development. Although this project will be required to pay pUblic
facilities impact fees, it will still contribute to the deficiency set forth in the City of Dublin Parks and
Recreation Master Plan.
Land Use Compatibility: The proposed change from retail office to mixed-use also requires an evaluation
of compatibility of land uses, regarding the introduction of residential uses in a location that i.s primarily
developed with commercial to the north and single-family residential uses to the south. While. the
proposed townhouse residential uses in the southern portion of the site would be at a higher density than
the existing low density single-family residential uses to the south, it would be separated by the Zone 7
channel and Bellina Street. These features in addition to project development standards (setbacks,
landscaping buffer) will provide adequate transition between densities.
Noise: The site is located along a major arterial, San Ramon Road, and 1-680, that are determined to be
major noise sources. Measurements taken at the Site as part of the Noise Study by Rosen, Goldberg &
Der indicate that noise levels from these roadways will exceed the City's "normally acceptable" noise
level goal of CNEL of 65 dBA at the residences adjacent and in the vicinity of these two roadWays.
Exposure of residential units to noise levels over the City's normally acceptable goal is considered a
significant impact under CEQA. Noise impacts can also be mitigated through building design so that all
residential units meet the City's interior noise standards. However, the townhouses facing 1-680 and San
Ramon Road would be subjected to exterior noise levels exceeding 65dBA. This would require that the
design of the residences along San Ramon Road and 1-680 either eliminate front porches or incorporate a
solid balcony or porch railing (approximately 6 ft. high) made of wood, glass or acrylic materials, or be
fully enclose, which would required the elimination of some of the front porches and/or balconies. This
potential incompatibility can be addressed through building design, however, residents will need to be
made aware of the noise exposure levels along these streets.
ResidentiaI Land Use - 2.1.1 Housing Availability. Guiding Policy A encourages housing of x)aried types,
sizes and prices to meet current and future needs of all Dublin Residents (Same as Housing Element Goal
# 1). Implementation Policy B recommends designation of sites available for residential development in
the primary planning area for medium and medium-high density where site capability and access are
suitable and where the higher density would be compatible with existing residential development nearby.
The proposed redesignation of this site to a mixed-use that allows retail office and medium de~nsity
residential land use would provide for the construction of housing of varied types, sizes and prices in
accordance with Guiding Policy A and Implementation Policy B. The proposed mixed-use project
includes a residential component that includes town house style condominiums and common open space
areas to create a neighborhood environment that is compatible with the surrounding single-family
residential neighborhoods.
Residential Land Use - 2.12 Neighborhood Diversity. Guiding Policy A - Avoid economic segregation by
City sector. Implementation Policy B states that medium and medium-high residential densitibs shall be
allocated to development sites in all sectors of the primary planning area. The proposed introduction of
housing at the San Ramon Village site will also be consistent with these policies in that it provides for the
construction of a variation of housing types, sizes and prices of units to what is typically available in this
sector of the primary planning area. The project will also include affordable housing units interspersed
with the market rate units so that they are fully integrated in the fabric of the neighborhood.
Residential Land Use - 2.13 Residential Compatibility: Guiding Policy A - Avoid abrupt transitions
between single-family development and higher density development on adjoining site. Implementation
Policy B requires that all plans respect the scale of residential development nearby. The project proposes
Page 4 of 8
three story condominiums where the adjacent single-family neighborhood consists of primarily one and
two-stories in height. However, the project setbacks, open space and landscaping and architectural
detailing of the town house-style units provide appropriate transitions between adjacent single-family
residential neighborhoods. The project includes a planned development rezoning application, which is
consistent with Implementation Policy C - Require a planned development zoning process for all
development proposals over 6.0 units per gross residential acres.
Commercial and Industrial Land Use - 2,2.3. Neighborhood Shopping Centers: Guiding PoliCy A -
Strengthen existing neighborhood shopping centers (including San Ramon Village Plaza). The proposed
redevelopment of the San Ramon Village Plaza site is consistent with this guiding policy in that the
redevelopment of the shopping center will help enhance the economic viability of the retail component
and the introduction of medium density residential uses within the project site will increase the population
in the area to help support the existing and new businesses.
In conclusion, the proposed General Plan Text Amendment and San Ramon Village Plaza project General
Plan Land Use changes are consistent with the City of Dublin General Plan, but will contribute .56 acres
to the 5.3 acre deficiency set forth in the City of Dublin Parks and Recreation Master Plan.
PA#02-062 - Tralee:
The project site is located within the Dublin Primary Planning Area. It consists of a 10.61- acre parcel that
is located north of Dublin Boulevard and west of Dougherty Road. It is currently developed with a vacant
neighborhood shopping center. The project site is currently designated Retail/Office, which does not
allow residential uses. The Applicant is requesting approval of a Mixed-Use designation to allow
approximately 35,000 square feet of ground level retail/office and 233 medium-high density residential
uses over the entire 10.61 acre site for an overall site density of 21.9 units per acres and a floor area ratio
(FAR) of approximately 0.75. The development mix and densities proposed for the Tralee Project are
consistent with the floor area ratio (FAR) of .30 - 1.0 and mix of uses to be established in the proposed
new Mixed-Use Category. ~
General Plan Consistency:
The proposed change in land use designation from retail office to mixed-use for this site requires the
evaluation of general plan consistency for the introduction of residential uses on this site. Areas of
potential impact or inconsistencies were evaluated in the environmental document for this project,
including trip generation, land use compatibility and noise related issues. A brief analysis of these issues
is discussed below:
Trip Generation: - The Traffic Study for the project (Omni Means 2004) concluded that fully occupied,
the 84,000 square-foot supermarket building and 20,000 square feet of specialty retail space Would
generate 9,474 daily trips, with 210 AM peak hour trips and 597 PM peak hour trips. The proposed
mixed-use project would result in a reduction in retail use and would introduce office and residential use
at the project site. The project would generate a daily trip generation of 3,853 trips, a reduction of 5,621
trips over the previous uses on the site. There would be a total of 218 AM peak hour trips and 270 PM
peak hour trips. The project's AM and PM peak hour trip generation is based on the net increase in
vehicles between the existing uses (supermarket and specialty retail) and the proposed uses (specialty
retail, restaurant, office and medium-high density residential). The traffic analysis determined that the
proposed change to mixed-use as proposed by the Stage 2 Development Plan would not significantly
affect traffic flows in the project area. The net change in the AM peak hour would be an increase of eight
vehicle trips. This four percent increase would not have negative impacts on the traffic flows and current
levels of service at adjacent intersections. During the PM peak hour, vehicle trips would be reduced by
Page 5 of 8
327 vehicle trips, a significant decrease over the projected trip generation that would result fr6m the fully
occupied existing retail/office buildings on the site.
Public Facilities: - The City of Dublin Parks and Recreation Master Plan concludes that there~ is a
deficiency of 5.3 acres of parkland in the primary planning area. The deficiency findings in the Plan
include existing and this proposed new development. Although this project will be required to pay public
facilities impact fees, it will still contribute to the deficiency set forth in the City of DUblin parks and
Recreation Master Plan.
Land Use Compatibility: The proposed change from retail office to mixed-use also requires an evaluation
of compatibility of land uses, regarding the introduction of residential uses in a location that i~ primarily
developed with commercial and light industrial uses. The proposed residential uses in the southern portion
of the site, would generally be compatible with the surrounding commercial uses on Dublin Boulevard. In
addition, the design of the mixed-use building as proposed, provides for the vertical separation between
residential and non-residential uses.
The northern portion of the site, where the low-rise townhouse development is proposed, is adjacent to
commercial and light industrial uses. Currently the areas immediately to north of the site is developed
with uses that appear to be compatible with the proposed residential townhouses, particularly those
located across the street on Sierra Lane. This area consists of light industrial office development, which
includes sufficient parking with little spill-over parking onto Sierra Lane. These properties have General
Plan Designations of business park industrial and zoning designations of Light Industrial; however, due to
the configuration of the buildings this area is unlikely to redevelop to include uses that would be
significantly incompatible with the proposed residential facing Sierra Lane.
The property to the west of the site is developed with a building that is occupied by an irrigation and
supPly company. That site also includes parking and outdoor storage areas. The Tralee ProjeCt includes a
6 ~t. wall along the boundary with this Site with landscaping along the east side of the wall. The wall is not
a sound wall, rather it is provided as a visual buffer/separation between the proposed residential portion of
the Project and the existing irrigation supply use. However, the use of this building and site could change
to another use in the future that is permitted by right in the M-1 District (such as contractor's '.storage yard,
trucking terminal, storage of petroleum use for on-site use), that could be incompatible with the proposed
residential uses.
On-street parking is an area of potential conflict. Trucks are known to park over-night on Sierra Lane in
front of the area where there will be townhomes. Late night arrivals as well as early morning diesel truck
start ups in front of homes with walk up porches that front on Sierra Lane, will cause some compatibility
issues with the residential units (noise, parking spaces and diesel fumes). While on-street parking is non-
designated to a specific use, there is often a perception that parking in front of residents is for residents
only and this may cause some potential conflicts between uses. A condition of approval (No. 89) of the
Site Development Review/Vesting Tentative Map Resolution included in this Agenda under the Tralee
Project Staff Report, has been provided. This condition requires that the CC&Rs for the project contain a
clause informing residents of the truck parking. It is likely, however, that should this project be approved
and residents purchase these units, that the City Council will see a request to remove commercial vehicle
parking from the Sierra Lane Industrial Park area in front of these homes.
Noise: The site is located along two major arterials, Dougherty Road and Dublin Boulevard that are
determined to be major noise sources. Measurements taken at the Site as part of the Noise StUdy by
Rosen, Goldberg & Der also indicate that Sierra Lane is a major noise source generally related to truck
pass-by traffic. Future noise levels from local roadways will exceed the City's "normally acceptable"
Page 6 of 8
noise level goal of CNEL of 60 dBA at the residences along Dougherty Road, Dublin Boulevard and
Sierra Lane. Exposure of residential units to noise levels over the City's normally acceptable goal is
considered a significant impact under CEQA. Noise impacts can also be mitigated through building
design so that all residential units meet the City's interior noise standards. However, the townhouses
facing Sierra Lane and Dougherty Road would be subjected to exterior noise levels exceeding 65dBA.
This would require that the design of the residences along Sierra Lane either eliminate front porches or
incorporate a solid balcony or porch railing (approximately 6 ft. high) made of wood, glass or acrylic
materials. Residences fronting Dougherty Road would be exposed to a CNEL greater than 70 'dBA, which
would require that the balconies be eliminated (or fully enclosed). This potential incompatibility can be
addressed through building design, however, residents will need to be made aware of the noise exposure
levels along these streets. A condition of approval (No. 89) of the Site Development Review/VTM
Resolution included in this Agenda under the Project Staff Report, has been provided. This condition
requires that the CC&Rs for the project contain a clause informing residents of the noise levels along
these roads.
The proposed mixed-use designation at the Tralee Project site supports the following General Plan
Guiding Policies and Implementation Policies:
Residential Land Use - 2.1.1 Housing Availability. Guiding Policy A encourages housing of x;aried types,
sizes and prices to meet current and future needs of all Dublin Residents (Same as Housing Element Goal
# 1). Implementation Policy B recommends designation of sites available for residential development in
the primary planning area for medium high density where site capability and access are suitable and
where the higher density would be compatible with existing residential development nearby. The
proposed redesignation of this site to a mixed retail/office and high density residential land use would
provide for the construction of housing of varied types, sizes and prices in accordance with Guiding
Policy A and Implementation Policy B. While the site is located within a commercial area and is not in
close proximity to residential uses, it is designed as a neighborhood with common open space, recreation
and services, which will offer a range of housing types and price ranges.
Residential Land Use - 2.12 Neighborhood Diversity. Guiding Policy A - Avoid economic segregation by
City sector. Implementation Policy B states that medium and medium-high residential densities shall be
allocated to development sites in all sectors of the primary planning area. The proposed introduction of
housing at the Tralee Project site will also be consistent with these policies in that it provides for the
construction of a variation of housing types, sizes and prices of units to what is typically available in this
sector of the primary planning area. The project will also include affordable housing units interspersed
with the market rate units so that they are fully integrated in the fabric of the neighborhood.
Commercial and Industrial Land Use - 2. 2. 3. Neighborhood Shopping Centers: Guiding Policy A -
Strengthen existing neighborhood shopping centers. The proposed redevelopment of the Tralee Project
site would remove a large underutilized commercial center from the area, introduce residents to the area
and re-introduce a lesser amount of commercial retail office that would be provide neighborhood services
in the new community. Thus, the proposed project is consistent with this guiding policy in that the
redevelopment of the shopping center will help enhance the economic viability of the retail component of
this area through the introduction of high density residential to help support the existing and new
businesses.
In conclusion, the City Council will need to make a determination as to whether the issues identified
above for the Tralee Project are mitigated to the Council's satisfaction through the site design and the
conditions of approval for the Tralee Project approval. In addition, the Project will contribute 2.33 acres
to the 5.3 acre deficiency set forth in the City of Dublin Parks and Recreation Master Plan. If the City
Council determines that the issues are satisfactorily addressed, the General Plan Land Use Amendment
should be approved for this project. If, however, the City Council does not believe that this General Plan
Page 7 of 8
Amendment should be approved, then the previous action on the Tralee Project (Project Approvals)
would not be effective. The Developer would still have the option of working with Staff to redesign the
project to further mitigate the issues identified above.
Environmental Review:
The addition of the mixed-use land use classification to the General Plan, in and of itself, is e:~empt from
CEQA under the general exemption, Guidelines section 15061(b)(3).
On May 18, 2004, the City Council considered and approved the Planned Development Rezoning stage 1
and Stage 2 Development Plan, Vesting Tentative Map and Site Development Review for the San Ramon
Village Plaza. Thus, at this time the City Council adopted Resolution 80-04 approving the Mitigated
Negative Declaration and Mitigation Monitoring Program for the Project. The General Plan Amendment
to change the land use designation from Retail Office to Mixed Use was covered by the Mitigated
Negative Declaration and Mitigation Monitoring Program.
An Initial Study was prepared by the City for the Tralee Project (PA02-062), which includes an analysis
of the potential environmental effects of the proposed Project, including the change in land use
designation from Retail Office to Mixed Use. Based on the Initial Study, a Mitigated Negative
Declaration, which included the Initial Study was prepared and circulated for review and comments. The
Mitigated Negative Declaration was prepared for the Project with the finding that with the implementation
of Mitigation Measures contained in the Initial Study, the potential impacts of the project would be
reduced to a level of insignificance. The Resolution approving the Mitigated Negative Declaration is
included in the staff report for the Tralee Project PD Rezone Stage I and 2 Development permit, Vesting
Tentative Map and Site Development Review. The action by City Council to approve the Resolution will
precede the adoption of the Resolution approving the General Plan Amendment for this project.
Planning Commission Action:
Approval of General Plan Amendments requires action by the City Council based on a recommendation
from the Planning Commission. The Planning Commission reviewed both of these projects at their
meetings of May 11, 2004,and June 22, 2004.
The Planning Commission unanimously recommended approval of the Mixed Use Text Amendment and
San Ramon Village General Amendment at its meeting of May 12, 2004, and unanimously recommended
approval of the Tralee General Plan Amendment at its meeting of June 22, 2004.
RECOMMENDATION:
Staff recommends that the City Council: 1) Hear Staff presentation, 2) Open Public Hearing, 3) Take
testimony from the Applicant and the public, 4) Question Staff, Applicant and the public, 5) Close Public
Hearing and deliberate, and 6) Adopt the Resolution approving the General Plan Amendments for the
Bancor Properties Tralee and San Ramon Village Plaza Projects; or, if the City Council wishes to deny
either both or one of the General Plan Amendments, continue this item to the August 3, 2004, City
Council Meeting so that Staff can prepare the appropriate revised resolution.
Page 8 of 8
RESOLUTION NO. - 04
A RESOLUTION OF THE CITY COUNCIL
OF THE CITY OF DUBLIN
APPROVING AMENDMENTS TO THE GENERAL PLAN FOR THE TRALEE PROJECT
PA 02-062 AND THE SAN RAMON VILLAGE PLAZA PROJECT PA 02-063 BY Al)DING A
NEW "MIXED USE" LAND USE. CLASSIFICATION IN THE PRIMARY PLANNI ,~G AREA
AND AMENDING THE LAND USE MAP FOR THESE PROJECT SITES ACCORDINGLY
WHEREAS, the Applicant, Bancor Properties, on behalf of Morey Greenstein, Trust6e and
Manager for Oliver Properties, LLC (property owner), submitted applications for a 4.62-acre Project area
located within the Primary Planning Area of the Dublin General Plan ("the San Ramon Village Project").
The Amendment Area is generally located east on San Ramon Road between Alcosta Boulev~d and
Bellina Street. The applications include: a) An amendment to the text of the General Plan to add a
mixed-use category in the Primary Planning Area; b) Amendment to the General Plan land use map from
a designation of Retail Office to Mixed Use) Planned Development Rezoning consistent with the Land
Use Amendment; d) Stage 1 Development Plan for the entire 4.62 acre Amendment.Area; e) Stage 2
Development Plan for the entire 4.62 acre site; f) Vesting Tentative Tract Tentative Map No. 7437; and g)
Site Development Review for the entire site. The project proposes a total of 56 residential units of
medium density residential development and 14,377 sq. ft of retail/office use; and
WHEREAS, the Applicant/Owner, Bancor Properties, submitted applications for a project on a
10.61-acre site located within the Primary Planning Area of the Dublin General Plan ("the Tralee
Project"). The Amendment Area is generally located north of Dublin Boulevard and west of Dougherty
Road. The applications include: a) Amendment to the General Plan Land Use Map from a designation of
Retail Office to Mixed-Use; b) Planned Development Rezoning consistent with the General l~lan Land
Use Amendment; c) Stage I Development Plan for the entire 10.61 acre Amendment Area; d) Stage 2
Development Plan for the entire 10.61 acre site; e) Vesting Tentative Tract Tentative Map N6. 7457; and
f) Site Development Review for the entire site. The project proposes a total of 233 residential units of
high-density residential development and up to 34,950 sq. ft of retail/office use; and
WHEREAS, both the San Ramon Village Project site and the Tralee Project site are Currently
developed as retail commercial shopping centers; and
WHEREAS, both the San Ramon Village Project and the Tralee Project would amend the General
Plan text to create a new Mixed Use Category in General Plan Chapter 1.8.1 Land Use
Classification - Primary Planning Area.
WHEREAS, the addition of the Mixed-Use Land Use Designation to the General Plan, in and of
itself, is,exempt from CEQA under the general exemption, Guidelines section 15061(b)(3); and
WHEREAS, both the San Ramon Village Project and the Tralee Project would amend the
General Plan Land Use Map to change the land use designation of both sites from Retail/Office to Mixed-
Use to allow a combination of retail, office and medium-high density residential uses; and
WHEREAS, both the San Ramon Village Project and the Tralee Project would change the zoning
designation of the site from CN (Neighborhood Commercial) to PD (Planned Development) ~vith
corresponding land uses proposed for the General Plan Land Use Amendment. Permitted us~s and
Development Standards are included in the proposed Stage 1 and Stage 2 Development Plans; and
' A TACHMENT
WHEREAS, application of the Mixed Use land use classification to the San Ramon V, illage
Project was analyzed in an Initial Study prepared by the City, which includes an analysis of the potential
environmental effects of the San Ramon Village Project. Based on the Initial Study, a Mitigated Negative
Declaration, which included the Initial Study, was prepared and circulated for review and comments. The
Mitigated Negative Declaration was prepared with the finding that with the implementation of Mitigation
Measures contained in the Initial Study, the potential impacts of the San Ramon Village Project would be
reduced to a level of insignificance; and
WHEREAS, the City Council reviewed the staff report and the Mitigated Negative Declaration at
a duly noticed public hearing held on May 18, 2004 at which time all interested parties had the
opportunity to be heard; and
WHEREAS, on May 18, 2004, the City Council adopted Resolution 80-04 approving the
Mitigated Negative Declaration and related Mitigation Monitoring Program for the project. The
resolution is incorporated herein by reference; and
WHEREAS, application of the Mixed-Use Land Use Designation to the Tralee Project was
analyzed in an Initial Study prepared by the City, which includes an analysis of the potential
environmental effects of the proposed Project. Based on the Initial Study, a Mitigated Negative
Declaration, which included the Initial Study was prepared and circulated for review and cOm3T~ ents. The
Mitigated Negative Declaration was prepared for the Tralee Project with the finding that with the
implementation of Mitigation Measures contained in the Initial Study, the potential impacts of the project
would be reduced to a level of insignificance; and
WHEREAS, the City Council reviewed the staff report and the Mitigated Negative Declaration at
a duly noticed public hearing held on July 20, 2004 at which time all interested parties had the
opportunity to be heard; and ~
WHEREAS, on July 20, 2004, the City Council adopted Resolution - 04 appro~,ed the
Mitigated Negative Declaration and related Mitigation Monitoring Program for the Tralee Project. The
resolution is incorporated herein by reference; and
WHEREAS, a staff report, dated July 20, 2004 incorporated herein by reference, described and
analyzed the Projects, including the proposed Amendments to the General Plan; and
NOW, THEREFORE, BE IT RESOLVED that the foregoing recitals are true and correct and
made a part of this resolution.
BE IT FURTHER RESOLVED that the City Council hereby approves the following General
Plan Amendments based on findings that the amendment is in the public interest and that the General Plan
as so amended will remain internally consistent.
A. Amend General Plan Chapter 1.8.1 Land Use Classifications to include the following text
that would follow the Public/Semi-Public/Open Space Category (p. 8 of the Nov. 5, 2002 update).
"Mixed Use
Mixed Use (FAR .30 to 1.00) employee density 200 - 400 square feet per employee)
Encourages the combination of medium to medium high density residential housing
and at least one non-residential use, such as office or retail, included in this
2
classification. Office or retail uses recommended are shopping center, stores,
restaurants, business and professional offices, and entertainment facilities. A FAR of
less than .30 is acceptable where existing tenancy conditions of site do not permit
immediate conversion of the entire site but it is determined that the site in process of
becoming a mixed use site."
B. Amend Figure l-la Dublin General Plan Land Use Map to change the land use designation
for the San Ramon Village Project site (as shown below) from Retail/Office to Mixed-Use.
C. Amend Figure 1-1 a Dublin General Plan Land Use Map to change the Land Use
Designation for the Tralee Project site (as shown below) from Retail/Office to Mixed-Use.
PASSED, APPROVED, AND ADOPTED this 20th day of July 2004 by the following vote:
AYES:
NOES:
ABSENT:
ABSTAIN:
Mayor
ATTEST:
City Clerk
GSPA#k2002\02-062 Bancor Pak-n-Save-Tralee\CC Meeting\CCresTraleeSRVGPA7-20.doc
4
CALL TO ORDER
Pi ni g Commissio Mi tes
A regular meeting of the City of Dublin Planning Commission was held on Tuesday, May 11,
2004, in the Council Chambers located at 100 Civic Plaza. Commissioner Fasulkey called the
meeting to order at 7:00 p.m.
ROLL CALL
Present: Commissioners Fasulkey, King, and Machtmes; Jeri Ram, Planning Manager; Andy
Byde, Senior Planner; Michael Stella; Sr. Civil Engineer; Kristi Bascom, Associate Planner; Pierce
Macdonald, Associate Planner; Deborah Ungo McCormick, Planning Consultant; and Maria
Carrasco, Recording Secretary.
ABSENT: Cm. Jennings, and Nassar
ADDITIONS OR REVISIONS TO THE AGENDA - None
MINUTES OF PREVIOUS MEETINGS - April 27, 2004 were approved as submitted.
ORAL COMMUNICATION - None
WRITTEN COMMUNICATIONS - None
PUBLIC HEARINGS
8.1 PA 02-063 Bancor Properties - San Ramon Village Plaza, General Plan Amendment,
Planned Development Rezone/Stage 1 Development Plan, Stage 2 DeveloPment Plan,
Vesting Tentative Map and Site Development Review. The proposed development
consists of the redevelopment of an existing commercial center on a 4.62-acre site located
at 8909 San Ramon Road.
Cm. Fasulkey opened the public hearing and asked for the staff report.
Deborah McCormick, Planning Consultant presented the staff report and explained that the
reason the project is back before the Planning Commission is it is being referred for text
amendments. Staff is currently processing two applications that include requests to amend the
land use map from Retail/Office to a Mixed Use designation. One of those applications is the
Bancor Properties San Ramon Village Plaza Project that the Planning Commission considered at
its April 13, 2004 public hearing and recommended for approval to the City Council. A second
project, also proposed by Bancor Properties, will be forwarded to the Planning Commission this
summer and proposes a mixed-use development at the former Pac N Save Site.
No changes in project are being proposed for the San Ramon Village Site Project, other than
textual changes to conform to the proposed new Mixed Use category in the General Plan. The
85
ATTACHMENt.
Planning Commission is asked to approve the amended resolutions for the San Ram.on Village
Project and recommended General Plan Amendment change to add a new Mixed use category
in the Primary Planning Area of the General Plan.
It is recommended that the Planning Commission adopt the amended Resolution
recommending that City Council adopt a Mitigated Negative Declaration and Mitigation
Monitoring Program; adopt the amended Resolution recommending that City Council approve
a General Plan Amendment to allow Mixed Use in the Primary Planning Area; adopt the
amended Resolution recommending that the City Council approve an Ordinance approving a
Planned Development Rezone/Stage 1/Stage 2 Development Plan; and adopt the amended
Resolution recommending that City Council approve the Vesting Tentative Map 7437 and the
Site Development Review.
Cm. Fasulkey asked if there were any questions of Staff; hearing none he asked if the Applicant
wished to speak.
The Applicant did not wish to speak.
Cm. Fasulkey closed the public hearing and asked for a motion
On motion by Cm. King, seconded by Cm. Machtmes, by a 3-0 vote the Planning Commission
approved
RESOLUTION NO. 04 - 33
A RESOLUTION OF THE PLANNING COMMISSION
RECOMMENDING CITY COUNCIL ADOPTION OF A MITIGATED NEGATIVE
DECLARATION AND MITIGATION MONITORING PROGRAM FOR THE B, ANCOR
PROPERTIES SAN RAMON VILLAGE PLAZA PROJECT
(PA 02-063)
RESOLUTION NO. 04 - 34
A RESOLUTION OF THE PLANNING COMMISSION
RECOMMENDING THAT THE CITY COUNCIL APPROVE AMENDMENTS 'TO THE
GENERAL PLAN FOR THE PROJECT KNOWN AS BANCOR PROPERTIES SAN RAMON
VILLAGE PLAZA
(PA 02-063)
RESOLUTION NO. 04-35
A RESOLUTION OF THE PLANNING COMMISSION
RECOMMENDING THAT THE CITY COUNCIL ADOPT AN ORDINANCE
REZONING THE BANCOR PROPERTIES SAN RAMON VILLAGE PLAZA M ,.IXED-USE
DEVELOPMENT PROJECT TO PD-PLANNED DEVELOPMENT AND ADOPTING
RELATED STAGE 1 AND STAGE 2 DEVELOPMENT PLANS
(PA 02-063)
RESOLUTION NO. 04-36
A RESOLUTION OF THE PLANNING COMMISSION
RECOMMENDING APPROVAL BY CITY COUNCIL OF THE VESTING TENTATIVE
MAP AND SITE DEVELOPMENT REVIEW
FOR SAN RAMON VILLAGE PLAZA DEVELOPMENT PROJECT
(PA 02-063 - Tract No. 7437)
8.2
PA 04-018 Tassajara Road/Fallon Road Ultimate Right of Way Alignment -
Establishment of an ultimate right-of-way alignment for the future widening of a portion
of Tassajara Road to six (6) vehicle lanes and for the future construction of a pOrtion of
Fallon Road to include four (4) vehicle lanes within the Eastern Dublin Planni~ng Area
pursuant to Dublin Municipal Code Chapter 7.68
Cm. Fasulkey opened the public hearing and asked for the staff report.
Michael Stella, Senior Civil Engineer presented the staff report and explained the proposed
Ultimate Right-of-Way Lines for Tassajara Road and Fallon Road will establish a right-of-way
alignment for the future widening of Tassajara Road to six lanes, and the future northern
extension of Fallon Road to four lanes. These future roads will include sidewalks, bi,cycle lanes,
right and left turn pockets, traffic signals, and raised landscape medians. For Tassajara Road,
the alignment will extend from the northern boundary of Dublin Ranch Phase I near. Shadow
Hills Drive to the Alameda County/Contra Costa County line, generally following the existing
road. For Fallon Road, the alignment will extend from a planned intersection at Tassajara Road
to a point approximately 1,500 feet south-east of the intersection for connection with.the portion
of Fallon Road to be constructed as part of Dublin Ranch Area A. The right-of-way width for
this road is 110 feet. These alignments are intended to satisfy Mitigation Measure 3.3/14.0 of
the Eastern Dublin General Plan Amendment and Eastern Dublin Specific Plan, and will
preclude property owners from constructing buildings or other structures within the.
established right-of-way lines. The proposed ultimate right-of-way lines for Tassajara Road and
Fallon Road are in conformance with the General Plan and satisfy Mitigation Measure 3.3/14.0
of the Eastern Dublin General Plan Amendment and the Eastern Dublin Specific Plan. The
Mitigated Negative Declaration adequately addresses the CEQA environmental review
requirements for the project. It is therefore appropriate to recommend that the City Council
8.2
PA 02-062 Bancor Properties, Tralee General Plan Amendment, Planned Development Rezone/
Stage 1 Development Plan, Stage 2 Development Plan, VeSting Tentative Map and Site
Development Review The proposed development consists of the demolition . n of an
existing commercial center on a 10.61 acre site to provide for the construction of a mixed use
development that includes 233 flat and town home-style multi-family units, and up to 34,950
sq.ft, of commercial building area for retail office and restaurant use.
Cm. Fasulkey asked for the staff report.
Deborah Ungo McCormick, Planning Consultant presented the staff report and explained that the
proposed project consists of the demolition of the existing commercial building and parking]ot area to
provide for the construction of a mixed-use development, The site previously was occupied' by the Pac
N Save food market and other retail services including a pool hall. Pac N Save vacated the site
approximately two years ago. The pool hall lease has expired and will be relocating to another site
The new development cOnsists of mixed-use mid and low-rise buildings and town_home style
condominiums. The Village Center is proposed on the southerly portion of the site and would consist
four buildings containing retail and office space on the ground floor facing Dublin Boulevard and the
"Main Street" of the Village Center, 12 townhome style condominium units on the ground facing Tralee
Village Drive and 118 apartments/condo units within three-stories above.
The townhome-style condominiums in the northerly half of the site total 103 units contained in 20 three-
story buildings distributed across the northerly and easterly portions of the site. The project includes a
Village Green that provides common open space and recreation area, and contains a clubroom,
restrooms and swimming pool for the use of residents. This area will be landscaped with trees, shrubs
and lawn, and contains a children's play area, a fountain, benches and pathways.
The application includes a General Plan Amendment to change the land Use designation from Retail
Office to Mixed Use. The Planning Commission has previously forwarded to the City CounCil a'~
recommendation to appove a Mixed Use Category in the Primary Planning Area~ This project is
consistent with that designation. Additionally, the project includes a Stage 1 and 2 Development Plan
which establishes the permitted and conditional uses, development standards and phasing for the
project. The phasing plan for the project allows two phases.
Site Development Review for the project includes approval of the location and design of all Tralee
Project site features, including silting of buildings, on-site parking features, recreational and open space
features, landscape plan and architectural design of the townhouses and mixed-use building. While the
Site Development Review includes parking layout and general siting for the commercial building on Lot
5, it does not include approval of the elevations.
The developer has submitted Vesting Tentative Map 7437 that proposes the subdivision of the existing
10.61-acre parcel into 5 lots. Lots 1, 2 and 3 would be developed in Phase I and will contain 103 town
house-style units, a common open space/recreation area, including a pool, tot lot and play areas, and
private streets. Lots 4 and 5 would be developed in Phase 2 and contain the mixed-use, mid'rise
buildings and freestanding commercial pad.
The Applicant proposes primarily three new types of walls/fences for this project. An ornamental 6 ft.
concrete block fence is proposed along the northwestern perimeter of the site, In addition, the project
also includes a low retaining wall along Dublin Boulevard and a wall along Dougherty Road. For the
Dougherty Road wall, the Applicant is proposing two alternatives, one includes a 4-foot stucco finish
wall with 2-feet of metal work on top to match the architecture of the building, and brick pilasters evenly
spaced along the wall. An alternative design consists of a metal fence of open design option with brick
132 ~ ~tne i~2, 2004
pilasters. Both alternatives will include landscape planting in front along Dougherty Road. S~aff
requested that the Applicant provide these altemative designs to allow the Planning Commi§sion and
City Council to determine what is more appropriate for the Dougherty Road frontage. This application
has been reviewed by the applicable City Departments and agencies, and their comments ha~,e been
incorporated into the Stage 1 and 2 Development Plan and conditions of approval for Vesting Tentative
Map and Site Development Review. The proposed project is consistent with the Dublin Gen. eral Plan,
and represents an appropriate project for the site. The Planning Commission is charged with the
approval of vesting tentative maps and site development reviews, while the City Council approves
rezonings and general plan amendments. However, since this project was consider a high priority
project in the City Council's 2003-2004 Goals and Objectives, Staff is recommending that the Planning
Commission transfer approval of the Vesting Tentative Map and Site Development Review to the City
Council.
Staff recommends that the Planning Commission adopt the Resolution, recommending that City Council
adopt a Mitigated Negative Declaration and Mitigation Monitoring Program; adopt the Resolution
recommending that City Council approve a General Plan Amendment; adopt the Resolution
recommending that City Council approve an Ordinance approving a Planned Development 'Rezone/
Stage 1 / Stage 2 Development Plan and adopt the Resolution recommending that City Council approve
the Vesting Tentative Map 7457 and the Site Development Review, with direction on which design is
preferred for the perimeter wall along Dougherty Road.
Cm. Fasulkey asked if there were any questions of Staff.
Cm. Jermings asked if there would be an issue with noise along Sierra Lane.
Ms. McCormick stated a noise analysis was conducted and the noise along Sierra is not constant. It will
not be an issue to meet interior noise requirements and will be mitigated fully through building
? construction. However, some of the porches would be exposed to noise levels that exceed the City's
· ~ standards for exterior recreation area and may require that either noise barrier be included (i.e. clear
· · ~ glass or flexiglass) or be eliminated. The applicant has included a sample elevation that shows the
elevations without porches. Final approval would be by the Community Development Director.
Cm. Jennings asked if that was Staff's recommendation for a 10-foot setback rather than a 207foot setback
to Sierra Lane.
Ms. McCormick stated it was the applicant request for an effect he wanted to create.
Cm. 'Jennings asked if there would be public/private parking along Sierra Lane.
Ms. McCormick stated the residential component of this project would be fully parked on site. The
townhomes have 2 car garages and guest parking is provided in the surface parking areas. Parking on
Sierra Lane is for public use and could not be designated to nor restricted for project residents use only.
Cm. Jennings stated the concern is near the restaurant.
Ms. McCormick stated the commercial parking would be a shared parking area.
Ms. Ram stated the assumption is the uses will vary in terms of need. The commercial will have a
parking need during the day, and the residential in the evening.
Cm. Jermings asked if non-residents could get into the residential portion of the project.
133
Ms. McCormick stated yes, particularly along Tralee Drive.
Cm. Fasulkey asked if the public art piece would go before the Heritage and Cultural Arts Commission.
Ms. McCormick stated yes but the final approval will come from the Community Development Director.
Cm. Fasulkey asked for clarification on the "Dan Dykes" bus shelter design. Is that the artist that
designed the bus shelters along Dublin Blvd?
Ms. McCormick stated yes.
Mike Banducci, Applicant and Developer for the project, addressed the Planning Commission. Through
the process the project has become a very nice project. The project is located in Central Dublin near the
BART Station. Because of the location it is important not to dump a typical suburban type
neighborhood. They worked on creating an urban style, mixed use project. He discussed the design and
vision for the project. He introduced the architect, John Walter.
John Waldren stated they are very excited to get involved with this project. It takes a special developer
to want to do this type of development. He explained the building types, layout, design and
architectural features for the Planning Commission.
Gary Leeman, Landscape Architect, stated a lot of thought has gone into this project. He explained that
there are a lot of unique and distinctive spaces for the site and discussed the landscaping plans for the
site.
Cm. Machtmes asked for a visual sense of how much pedestrian space and plaza space will be available.
Mr: Leeman said it would be a substantial amount of space.
Cm. Machtmes asked for square footage in the plaza area.
Mr. Leeman referred the question to Mr. Waldren.
Mr. Waldren stated approximately 40 feet by 80 feet.
Cm. King asked for clarification on the turn around and the flow of traffic. What would make people
want to come there?
Mr. Leeman said there was some discussion on making it a grander entrance but part of the traffic report
recommended scaling it down.
Cm. Nassar asked about the purpose of the eastern wall.
Mr. Leemah said it provides a decorative effect and minor acoustical provisions.
Cm. King asked if on Tralee Village Drive is it residential on one side and commercial on the, other side.
Mr. Banducci stated it is residential on both sides.
Cm. Fasulkey why the oak trees being used are not native species to California.
134 .7'~ln~ .~2. ;. 005
Mr. Leeman stated that they wanted a larger scale tree that could perform better.
Cm. Machtmes asked if there is a list of tenants.
Mr. Banducci said they do not have a list of tenants but have potential tenants that have contacted them.
Cm. King asked if it would be a destination stop for people.
Mr. Banducci said yes; and it will generate pedestrians. He stated it is also a good retail site.
Cm. Fasulkey closed the public hearing.
There was discussion regarding the design of the wall along Dougherty. Commissioner Jennings and
Commissioner Nassar noted that open design would be preferable and consistent with what has been
approved for Sybase. The Planning Commission concurred to forward a recommendation fQr a open
fence design along Dougherty Road.
Cm. King stated that this is a very exciting project and he complimented the design.
On motion by Cm. Machtmes, seconded by Cm. Jennings, by a vote of 5-0 the Planning Commission
unanimously approved
RESOLUTION NO. 04 - 49
A RESOLUTION OF THE PLANNING COMMISSION
RECOMMENDING CITY COUNCIL ADOPTION
OF A MITIGATED NEGATIVE DECLARATION.AN? MITIGATION MONITORING ~PROGRAM
FOR THE BANCOR PROPERTIES TRALEE PROJECT PA 02-062
RESOLUTION NO. 04 - 50
A RESOLUTION OF THE PLANNING COMMISSION
RECOMMENDING THAT THE CITY COUNCIL APPROVE
AN AMENDMENT TO THE GENERAL PLAN TO CHANGE THE LAND USE DESIGNATION TO
MIXED USE FOR THE PROJECT KNOWN AS BANCOR PROPERTIES - TRALEE PROJECT
PA 02-062
RESOLUTION NO. 04 - 51
A RESOLUTION OF THE PLANNING COMMISSION
RECOMMENDING THAT THE CITY COUNCIL ADOPT AN ORDINANCE
REZONING THE BANCOR PROPERTIES TRALEE MIXED-USE DEVELOPMENT PROJECT TO
PD-PLANNED DEVELOPMENT AND ADOPTING RELATED STAGE 1 AND STAGE 2
DEVELOPMENT PLANS PA 02-062
RESOLUTION NO. 04 - 52
A RESOLUTION OF THE PLANNING COMMISSION
RECOMMENDING APPROVAL BY CITY COUNCIL OF THE VESTING TENTATIVE MAP AND
SITE DEVELOPMENT REVIEW
FOR TRALEE DEVELOPMENT PROJECT
PA 02-062 (Tract No. 7457)
NEW OR UNFINISHED BUSINESS - None
Jeri Ram stated that the City Council addressed the Loukinoff appeal and suggested moving the house.
It will go back before the City Council for further review.
Also, the Hites vehicular storage lot was appealed to the City Council.
OTHER BUSINESS (Commission/Staff Informational Only. Reports)
ADJOURNMENT - The meeting was adjourned at 10:15 pm.
Respectfully submitted,
ATTEST:
Planning Commission Chairperson
Planning Manager
136
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