HomeMy WebLinkAboutItem 6.2 ValleyCntr PD Rez
CITY CLERK
File # DfL71~0J-[d][Q]
AGENDA STATEMENT
CITY COUNCIL MEETING DATE: JULY 3, 2001
SUBJECT:
ATTACHMENTS:
RECOMMENDATION:
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DESCRIPTION:
PUBLIC HEARING - PA 00-010 Valley Center: Planned Development
Rezone
(Report prepared by: Andy Byde, Associate Planner)
1. Project Plans (site plan, building elevations, and conceptual landscape
plans)
2. City Council Ordinance adopting a Planned Development (PD)
Rezone/Development Plan (with Development Plan attached as Exhibit
A)
3. Planning Commission Staff Report dated June 12,2001, incorporated
herein by reference*
* Not attached, but available at the Planning Department, City Hall
1.
2.
3.
4.
5.
6.
7.
Hear Staff Presentation
Open Public Hearing
Hear Applicant's Presentation
Question Staff, Applicant and the Public
Close Public Hearing
Deliberate
Waive reading and introduce the Ordinance Attachment 2
amending the Dublin Zoning Ordinance to a Planned Development
(PD) Rezone/Development Plan (with Development Plan attached as
Exhibit A), and
Schedule the second reading ofthe Ordinance for the July 17, 2001
City Council meeting.
8.
Request for a Planned Development Rezone to accommodate a new 8,260 square foot building at the
northwest comer of Village Parkway and Amador Valley Boulevard (the 1 st floor would consist of 4,885
sq. ft. of retail and the second floor would consist of 3,375 sq. ft. of office). Additionally, the project
proposes to improve the parking lot and complete a fa<;ade improvement to the existing building known as
the Valley Center.
BACKGROUND:
The Valley Center was constructed in approximately the 1960's as a neighborhood serving retail center.
The property on the comer is currently vacant, however it was a former Unocal service station which was
removed, along with the underground service tanks which served the station. In July of 1997, Alameda
G:\P A#\2000\OO-OlO\cc staff rpt 8-27-01.doc
COPIES TO: Applicant
P A File
Project Planner
ITEM NO.--"J
County Environmental Health Department issued a Case Closure for the former Unocal Service Station
based upon groundwater and soil sampling and determined that the site presents no significant risk to
human health or the environment. The current zoning for the property which is occupied by the Valley
Center is zoned P-D (allowing uses within the C-l-Retail Commercial Zoning District) and the comer
property (former service station) is zoned C-N (neighborhood commercial).
In accordance with State law, a public notice was mailed to all property owners and occupants within 300
feet of the proposed project, to advertise the project and the upcoming public hearing. A public notice
was also published in the Tri- Valley Herald and posted at several locations throughout the City. As of the
mailing of this staff report the City has received no objections from surrounding property owners or
occupants regarding the current proposal.
On June 12,2001, the City of Dublin, Planning Commission voted 4-0-1 (with one Commissioner absent)
to approve the Site Development Review, and recommended that the City Council approve the Planned
Development Rezoning request for the Valley Center project.
ANALYSIS:
Project Site Location:
The project site is located at the north west comer of Village Parkway and Amador Valley Boulevard and
consists of three parcels. Surrounding land uses to the north include the Sutton Lane residential area.
Immediately to the west of the project is the former Fandango's Restaurant building which is on a separate
parcel and is owned by a separate property owner and for that reason is not part of this application.
Project Description:
The proposed project consists of remodeling the exterior of the Valley Center building and constructing a
new 8,260 square foot building on the comer of Village Parkway and Amador Valley Boulevard (the 1st
floor would be 4,885 sq. ft. of retail and the second floor would consist of 3,375 sq. ft. of office space).
The existing Valley Center will be accessed from two points along Amador Valley Boulevard, while the
proposed building at the comer will be accessed via the parking lot of the Valley Center and a new shared
driveway along the northern property line. An attractively landscaped comer feature is proposed at the
comer of Village Parkway and Amador Valley Boulevard with enhanced landscaping, widened sidewalk,
and an entry trellis.
Architecture:
The comer building has been designed with a variety of elements to create visual interest including fabric
awnings, metal canopies, and large amounts of transparent glass, and accent tiles. A standing seam metal,
roof has been utilized for a new tower on the Valley Center and the roof on the proposed building would
provide a design relationship between the two buildings. The proposed building colors consist of
complementary rich earth tone colors which highlight the buildings undulation. The design of the fa<;ade
improvement proposed for the Valley Center and the design of the proposed comer building would be
consistent with one another.
Parking:
The proposed project's parking demand has been calculated based on City code requirements for general
retail and restaurant. The retail rate requires one parking space per 300 square feet of gross leasable area
2
(GLA), the office rate requires one parking space per 250 square feet, and restaurants require one parking
space per 100 square feet. Based on the existing tenants within the Valley Center and the proposed square
footage of the comer building, the project's parking supply of 85 parking spaces is adequate to serve the
intended uses (see the table below).
Retail Office Restaurant
Existing Sq. Ft. 13,925 0 120
Proposed Sq.Ft. 3,774 3,375 944
Total Sq. Ft. Per Land Use 17,699 3,375, 1,064
Parkina Soace Per So.Ft. 300 250 100
Total Spaces Per Land Use 59 14 11
Total ParkinQ Required 84
Traffic:
The City's Traffic Engineer has reviewed and approved the proposed project. Additionally, Public Works
staff have analyzed the site plan and have determined that vehicles will be able to circulate on and off the
site with no difficulty.
Consistency with the Village Parkway Specific Plan, General Plan and Zoning:
The project lies within the Village Parkway Specific Plan area with a Retail/Office designation.
Retail/Office uses include a range of general retail uses, as well as professional, business, corporate,
medical and dental buildings. Additionally, the site was designated as an "opportunity site," due to the
fact that the existing site was vacant. The Specific Plan anticipated that opportunity sites could playa
critical role in the transition of the area into a vital business/retail and pedestrian oriented urban place.
Staff has reviewed the project and recommends that the City Council finds the project compatible with the
Specific Plan, General Plan and the Zoning Ordinance.
Rezoning:
A new Planned Development (PD) Rezone is proposed to establish General Provisions and Development
Regulations for the project and to make the current zoning on the comer parcel and the parcel where the
Valley Center is located, consistent with one another. The comer parcel is zoned C-N, while the Valley
Center parcel is zoned P-D (with a C-l underlying zoning). The applicant has submitted a completed
application for a Planned Development Rezone and a Stage 1 and Stage 2 Development Plan as required
by Chapter 8.32 of Title 8 of the Dublin Municipal Code. The General Provisions and Development
Regulations are set forth in Exhibit A to Attachment 2 and are very similar to the PD the City Council
adopted across the street at the abandoned BP gas station site (7197 Village Parkway). The proposed
permitted and conditional uses are generally the same as permitted in the City's C-N Zoning District. This
application proposes to change subject properties zoning district from P-D and C-N to a new overall P-D.
Attachment 2 provides the proposed Ordinance and written text for the Planned Development Rezone.
3
Environmental Review:
This project has been found to be Categorically Exempt from CEQA under Section 15332, Class 32 of the
California Environmental Quality Act Guidelines, because the project qualifies as an infill project pursuant
to the CEQA Guidelines. The project consists of: (1) construction of a new 8,260 square foot office/retail
building; (2) improvement to the existing parking lot; and (3) completing a fa<;ade improvement to the
building known as the Valley Center. The project is consistent with all General Plan and Zoning
regulations and is currently served by all required utilities and public services.
CONCLUSION:
The project as conditioned is consistent with the Dublin General Plan and Dublin Zoning Ordinance. The
proposed project will provide an attractive development which is compatible with other land uses in the
immediate vicinity.
RECOMMENDATION:
Staff recommends the City Council open the Public Hearing, deliberate and adopt the following
resolutions:
1. Waive reading and introduce the Ordinance Attachment 2 amending the Dublin Zoning Ordinance
to a Planned Development (PD) Rezone/Development Plan (with Development Plan attached as
Exhibit A); and
2. Schedule the second reading of the Ordinance for the July 17,2001 City Council meeting.
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ORDINANCE NO. - 01
AN ORDINANCE OF THE CITY OF DUBLIN
AMENDING THE ZONING MAP TO REZONE PROPERTY, LOCATED ON THE NORTH
WEST CORNER OF VILLAGE P ARKW A Y AND AMADOR VALLEY BOULEVARD AND
FURTHER IDENTIFIED AS APN 941-175-21-2, 941-175-21-8, AND 941-175-21-6 TO A
PLANNED DEVELOPMENT ZONING DISTRICT ESTABLISH GENERAL PROVISIONS AND
ADOPT A DEVELOPMENT PLAN FOR PA 00-010, FOR PA 00-010, VALLEY CENTER
WHEREAS, Peter Shutts has requested approval of a Planned Development Rezone to
accommodate a new 8,260 square foot building at the comer of Village Parkway and Amador Valley
Boulevard. Additionally, the project proposes to modify the existing building and parking lot known
as the Valley Center located at 7325 Amador Valley Boulevard, and further identified as APN 941-
175-21-2,941-175-21-8, and 941-175-21-6; and
WHEREAS, Applicant/Developer has submitted a completed application for a Planned
Development Rezone and a Stage 1 and Stage 2 Development Plan as required by Chapter 8.32 of Title 8
of the Dublin Municipal Code which meets the requirements of said Chapter; and
WHEREAS, a completed application for a Planned Development Rezone is available and on file in
the Dublin Planning Department; and
WHEREAS, the Planning Commission has recommended approval of the Planned Development
Rezone and the Development Plan for P A 00-010; and
WHEREAS, a properly noticed public hearing was held by the City Council on July 3,2001; and
WHEREAS, a Staff Report was submitted recommending that the City Council approve the
application; and
WHEREAS, this project has been found to be Categorically Exempt from CEQA under Section
15332, Class 32 of the California Environmental Quality Act Guidelines, because the project consists
of construction of a new retail/office building which is consistent with all General Plan and Zoning
regulations and currently served by all required utilities and public services; and
WHEREAS, proper notice of said hearing was given in all respects as required by law; and
WHEREAS, the City Council did hear and use their independent judgment and considered all said
reports, recommendations and testimony hereinabove set forth; and
WHEREAS the Dublin City Council does hereby make the following findings and determinations
regarding said proposed Planned Development Rezone:
1. The proposed Planned Development Zoning meets the intent and purpose of Chapter 8.32
of the Zoning Ordinance because it provides a comprehensive Development Plan which will create a more
desirable use of land than would have been provided under existing zoning or in combination with any
other existing Zoning District. Additionally, the Planned Development will create an environment that is
sensitive to environmental features by virtue of the site layout and building architecture. The proposed
Development Plan is also consistent with the General Plan land use category of Retail/Office.
Attachment 2
gr 05 IS
2. The subject site is physically suitable for the type and intensity of the PD Zoning District
because it is a relatively level vacant site, of sufficient size to accommodate the proposed project, and is
near all necessary public facilities.
3. Development under the Planned Development District Development Plan will be
harmonious and compatible with existing and future development in the surrounding area.
4. The proposed Amendment will not adversely affect the health or safety of persons residing
or working in the vicinity, or be detrimental to the public health, safety or welfare because the
Development Plan has been designed in accord with the Dublin General Plan.
5. The Planned Development Rezone is harmonious and compatible with eXlstmg and
potential development in the surrounding area because design elements and conditions of approval of Site
Development Review insure that impacts to. surrounding existing and potential development are
insignificant; and
NOW, THEREFORE, the Dublin City Council does ordain as follows:
Section 1:
Pursuant to Chapter 8.32, Title 8 ofthe City of Dublin Municipal Code the City of Dublin Zoning
Map is amended to rezone the following property ("the Property") to a Planned Development Zoning
District:
the property located at the comer of Village Parkway and Amador Valley Boulevard known as the Valley
Center identified as 7325 Amador Valley Boulevard, and further identified as APN 941-175-21-2, 941-
175-21-8, and 941-175-21-6.
A map of the rezoning area is shown on the following page:
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SECTION 2.
The regulations of the use, development, improvement, and maintenance of the Property are set
forth in the Development Plan for PA 00-010, Valley Center, subject to the attached "General Provisions
and Development Standards" (Exhibit A) which constitute regulations for the use, improvement, and
maintenance of the property (APN's 941-175-21-2, 941-175-21-8, and 941-175-21-6). Except as
specifically included in Exhibit A attached and made a part of this Resolution, development and operation
of land use activities within this Rezone shall be subject to the current City of Dublin Zoning Code. Any
amendments to the Development Plan shall be in accordance with section 8.32.080 of the Dublin
Municipal Code or its successors. The Planned Development Rezone shall be in substantial conformance
of the Land Use and Development Plan (comprised of the Site Development Review) with the General
Provisions and Development Standards approved with this Planned Development Rezone.
SECTION 3.
Except as provided in the Development Plans, the use, development, improvement and
maintenance of the Property shall be governed by the provisions oftheI;>ublin Zoning Ordinance.
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SECTION 4.
The City Clerk of the City of Dublin shall cause this 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.
SECTION 5.
This ordinance shall take effect and be enforced thirty (30) days from and after its passage.
PASSED AND ADOPTED BY the City Council of the City of Dublin, on this _th day of
2001, by the following votes:
AYES:
NOES:
ABSENT:
ABSTAIN:
Mayor
ATTEST:
City Clerk
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II ~ 15
STAGE 1 AND STAGE 2
DEVELOPMENT PLAN
This is a Development Plan for the Valley Center pursuant to Chapter 8.23 of the Dublin
Zoning Ordinance for the property located at the northwest comer of Village Parkway
and Amador Valley Boulevard (APN 941-175-21-2, 941-175-21-8, and 941-175-21-6).
This Development Plan meets all of the requirements for Stage 1 and Stage 2 review of
the proj ect.
The land use designations for this P A 00-10 PD Zoning District are established to: a)
accommodate a range of community-serving retail and mixed-use projects incorporating
retail, service and/or office uses; b) provide appropriately located areas for retail stores,
offices, and service establishments, offering commodities and services required by
residents of the City and its surrounding market area; c) provide opportunities for retail
stores, offices, and service establishments to concentrate for the convenience of the
public and in mutually beneficial relationship to each other, d) provide adequate space to
meet the needs of modem commercial development, including off-street parking and
truck loading areas; and e) minimize traffic congestion and to avoid overloading of
utilities by preventing the construction of buildings of excessive size in relation to the
amount of land around them.
This Development Plan includes: development standards, permitted, conditional and
prohibited uses; design standards and Stage 1 and 2 site plan; labeled Exhibit 1A to the
Ordinance approving this Development Plan and on file with the Planning Department.
The Planned Development District allows the flexibility needed to encourage innovative
development while ensuring that the goals, policies, and action programs of the General
Plan, Downtown Dublin Specific Plan, and provisions of Section 8.23 of the Zoning
Ordinance are satisfied.
This Development Plan includes Site Development Review plans, other plans, exhibits,
and written statements contained in the PA 00-010 file, and on file in the Planning
Department. The Planned Development District allows the flexibility needed to
encourage innovative development while ensuring that the goals, policies, and action
programs of the General Plan and provisions of Section 8.32 of the Zoning Ordinance,
are satisfied.
1) Permitted uses/Site Area/Densities:
Permitted uses:
Community-serving retail uses, including, but not limited to:
a) General Merchandise Store
b) Discount Retail Store
c) ClothinglFashion Store
Exhibit A
/l-. '" 15
d) Shoe Store
e) Home Furnishing Store
t) Office Supply Store
g) Home Appliance/Electronics Store
h) Home Improvement/Hardware Store
i) Music Store
j) Hobby/Specialty Interest Store
k) Gifts/Specialty Store
1) Jewelry and Cosmetic Store
m) Drug Store
n) Auto Parts Store
0) Toy Store
p) Book Store
q) Pet Supplies Store
r) Sporting Goods Store (without the sale of firearms)
s) Grocery/food Store
t) Video Rentals
Office and service establishments, including, but not limited to:
a) Bank/Savings and Loan
b) Real Estate/Title Office
c) Travel Agent
d) Legal
e) Accounting
t) Medical and Dental
g) Optometrist
h) Architect
i) Employment Agency
j) Hair/Beauty Salon
k) Cleaner and Dryer
I) Shoe Repair
Exhibit A
13 ~ 15
m) Key Shop
n) Tailor
0) Athletic Club
p) Formal Wear/Rental
q). Other Administrative and Professional Office
r) Technical Access Center
s) Tele-commuting Center
Eating and drinking establishments including, but not limited to:
a) Restaurant
b) Delicatessen
c) Specialty Food (e.g. bagel shop)
d) Bakery
e) Cafes
f) Ice Cream Shop
g) Sandwich Shop
Conditional Uses:
a) In-Patient and Out-patient health facilities as licensed by the State Department of
Health Services
b) Wine and Liquor bar with on-sale liquor license
c) Micro-Brewery
d) Video Arcade
e) Sporting Goods Store (with sale of firearms)
f) Public and semi-public facilities (Governmental or institutional-type facilities.
Public facilities include: schools, libraries: city office buildings; State, County and
other public agency facilities: post offices, fire stations: and utilities. Semi-public
facilities include: churches; theaters; community centers; and hospitals).
g) Other uses that could possibly meet the intent of the Planned Development (PD)
District - Community-Serving Retail; Office and Service Establishments; and
Eating and Drinking uses.
Prohibited Uses:
a) Drive-in/Drive- Through Business
b) Service Station
Exhibit A
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3) Development Standards:
Setbacks
a) Front and Side Yard (Street Side)
(1) Village Parkway: 6 feet minimum
(2) Amador Valley Blvd.: 6 feet minimum for structures, zero for landscape
and parking.
b) Rear and interior side yard (Westerly and Northerly property lines)
(a) 0 feet minimum
Height Limitations:
a) 3 stories, 45 feet high
4) Parking
a) All uses for the site shall comply with Chapter 8.76 Off Street Parking and
Loading Regulations of the Dublin Zoning Ordinance.
b) All parking shall be located on the Street sides of the development
5) Landscaping:
a) All required setback areas, including the comer area of the property (Village
Parkway and Amador Valley Boulevard) shall be properly designed and
landscaped in order to establish a high level of development quality while
providing for neighborhood identity where appropriate. The design shall utilize
street tree plantings with complementary landscape materials.
b) The comer landscaping should incorporate significant landscape, including
specimen trees and special "city entry" image treatment whenever appropriate.
The design shall ensure that any comer landscape plan conforms with the Traffic
Visibility Area requirements of the Dublin Zoning Ordinance to protect the public
. safety.
Exhibit A
I~ ~. J5
6) Outdoor Seating:
Outdoor seating for the eating and drinking establishments is allowed within the PD
Zoning District and may be located in the easterly and southerly setback areas provided
these uses do not occupy more than 50% of the setback area.
7) Design Standards:
General Commercial Design Standards
a) Any new building developed at the site shall achieve a human scale and interest.
The building shall exemplify a sense of proportion to the physical site and
surrounding properties. The building design shall incorporate building elements,
such as wall insets, trellises, towers, overhangs, and other projections, which may
help produce a proportionate building and reduce the scale of a large building.
b) The building color shall be compatible with the neighborhood and shall reinforce
the visual character of the environment of the proposed buildings. Integral
coloring of concrete, stucco and similar materials is encouraged. Bright colors
may be used to provide an attractive and distinctive accent to the building.
c) The choice of materials, colors, signs and the level of architectural detailing for
the new buildings shall be thoughtfully integrated into the design of all building
elevations.
Retail Commercial Center Design Standards
a) All new retail commercial development with eating and drinking establishments
may incorporate an outdoor seating area, activity plaza or courtyard to enhance
pedestrian use, public and civic interaction and events.
b) All furniture and accessories provided for the outdoor seating area shall be
compatible with the architectural design of the building.
c) In order to promote a pedestrian environment, the ground floor level of the
buildings shall include display windows, courtyard entrances and other elements
of pedestrian interest.
8) Proposed Development:
a) Any additional development proposed for the site shall be subject to a new
Development Plan pursuant to Chapter 8.32 of the Zoning Ordinance and a Site
Development Review Permit. The decision maker for the Site Development
Review shall be the Community Development Director (and his/her designee).
b) New office building developments shall be encouraged to include a mix of
community - serving retail uses, and eating, drinking and entertainment
establishment-type uses.
Site Area: approximately 14,609 square feet (0.335 Acres)
Densities: .25 to .50 Floor area Ratio
Exhibit A