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Home My WebLink AboutItem 8.1 SPA RequestPegasesCITY CLERK FILE # 0410-55 AGENDA STATEMENT CZTY COUNCZL MEETZNG DATE: September 5, 2000 SUBJECT: ATTACHEMENTS: Pegasus Development Specific Plan Amendment Study Request (San Ramon Road Specific Plan at Amador Valley Boulevard and San Ramon Road) Report Prepared by: Eddie Peabody, Jr., Community Development Director RECOMMENDATION: ( 1. 2. 3. Specific Plan/Location Map Written Statements from Developer & Property owners Conceptual Site Plan Excerpts from San Ramon Road Specific Plan Resolution authorizing initiation of a Specific Plan Amendment Study Resolution denying initiation of a Specific Plan Amendment Study Receive staff presentation and public testimony Question staff and the public Adopt Resolution authorizing or denying request. FINANCIAL STATEMENT: None at this time. DESCRIPTION: Mr. Michael Clevenger of Pegasus Development Company representing three owners, John Nicandros, Michael Perkins and Irwin Eskanos is requesting a Specific Plan Amendment Study for three parcels located between Amador Valley Boulevard and the North Property line of the old Dublin Fishery. All three sites are located within Area three of the San Ramon Specific Area (see Attachment D). From South to North, the sites are as follows: 1.3 acres owned by Mr. Nichandros (vacant) .43 acre owned by Michael Perkins (site of Sleep EZ store) 1.5 acres owned by Irwin Eskanos (site of old Dublin Fishery) g:agendas/2000/CC Pegasus-SPA · COPIES TO: Applicants In-House Distribution ITEM NO. ~ The proposal is to amend the permitted uses for Area 3 of the San Ramon Road Specific Plan to allow office, restaurant and general retail uses for these three parcels. Nearby uses include Kindercare (just west of the Nichandros parcel); Kildara Homeowners Association to the west and general commercial uses to the North (Public Storage, etc). The Applicant proposes to merge the three parcels (see Site Plan) and create an office building up to four stories of 143,000 square feet, surface and underground parking along with a possible restaurant and plaza, with a landscaped area on San Ramon Road. Issues Should the comparison retail designation as presently designated for these sites be preserved along San Ramon Road? 2. Is office use appropriate for this area? Would office use at this proposed intensity be appropriate given the present streetscape of lower intensity buildings along San Ramon Road? o Will a stepped up to four story office use be compatible with the Kildera neighborhood to the west and adjacent commercial areas? Conclusion It is staffs position that it is appropriate to land plan and evaluate appropriate uses for these three parcels at the same time. Fragmented small ownership often creates small, dissimilar new projects with difficult access, parking and streetscapes. The development of one of these parcels may well preclude options on the other two. The designated fault line (and required 50-foot setback on either side) also is a major barrier to each of the three parcels. Staff believes that the Specific Plan Amendment Study is warranted. The City Council needs to determine whether a Specific Plan Study should be authorized. All other entitlements, land use, site plan and scale of any project would be addressed by the Planning Commission and City Council and will be decided in appropriate public hearings, if the City Council initiates the Study. Both approved and denial resolutions have been included for your evaluation. Recommendation Staff recommends that the City Council receive the staff presentation and public testimony; question staff and the public and adopt a Resolution either authorizing or denying the Specific Plan Amendment Study request. PARK CEL~,N~ SiAR~ARID OR RESi~F, N11AL 0 ~,~ ~DOR BLX/D PRDPDSED PEGASUS SPECIFIC PLAN AMENDMENT AREA ~- 9 ~ ~' ~ ATTACHMENT ' EGASUS DEVELOPMENT 32 Oakes Blvd. · San Leandro, CA 94577 Ph: (510) 553-0177 ° Fax: (510) 553-0176 /1 August 16, 2000 Eddie Peabody Community Development Director City of Dublin 100 Civic Plaza Dublin, CA 94568 RECEIVED AUG Z 3 2000 DUBLIN PLANNING PROPOSED CHANGE OF USE 7348 - 7400 SAN RAMON ROAD, DUBLIN, CALIFORNIA Dear Mr Peabody, I have enclosed herewith revised Site plans and Elevations for the upcoming City ' Council meeting. You have previously received letters from the property owners, authorizing the City to initiate the "Specific Plan Amendment Study. I hereby request The Community Development dept of the City of Dublin to Amend the Specific Plan to include Offices, Restaurants, and Retail uses that would be allowed under the current zoning, in addition to all Uses currently permitted under the"Specific Plan" It is my understanding this item will appear before the City Council on September 5, 2000. If there is any change in the scheduling, or if you have any further questions please give me a call. Sincerely/x, Michael A Clevenger President CC: John Colon, Gateway Commercial Mike Perkins, Sleep World Paul Smith Kildare Homeowners Assoc. Michael Goldsworthy, ATI Architects D :\WPDOCSXDUBLNCTYXPBODY-4 .LTR ATTACHMENT ' ESKANOS & ADLER Attorneys at Law /! June 14, 2000 Mr. Eddie Peabody Community Development Director City of Dublin 100 Civic Plaza Dublin, CA 94568 Re: Proposed Change of Use 7400 San Ramon Road, Dublin, California APN 941-0040-2-16 Dear Mr. Peabody: I am in contract to sell my property to a local developer, Pegasus Development I, LLC. They intend to use my property as offices. As the owner of the above mentioned property on San Ramon Road, I am asking the City Council of Dublin to pass a resolution initiating a "Specific Plan Amendment Study" to allow the property to be utilized as offices. In the event the Amendment is granted, I do not want to prohibit any of the existing uses currently allowed in the specific plan, including the right to operate a restaurant. Please let me know of there is anything else you are in need of in order to expedite the review and approval process. Very truly yours, ESKANOS & ADLER Irwin J. Eskanos IJE:pma F:~DATA\WBMASTERS\GENERAL~LETTER. 00 1 ,wpd 2325 Clayton Road Concord, CA 94520 Eskanos &Adler is a Professional Corporation Ph. 925-969-1900 GI,~I~II[iNT ~I~ Fax: 925-969-1802 ATTA k esKa~os@es anos.com July 26, 2000 Eddie Peabody Community Development Director City of Dublin 100 Civic Plaza Dublin, CA 94568 /l PROPOSED CHANGE OF USE 7273 SAN' RAMON ROAD, DUBLIN, CALIFORNIA Dear Mr Peabody, I am working with local Developers, Paul Smith / Pegasus Development I, LLC. They intend to use my property as offices. As the owner of the above mentioned property on San Ramon Rd,( The former Irue Value Hardware store)- I am asking the City Council of Deblin to pass a resolution Initating a "Specific Plan Amendment Study" to allow the property to be utilized as offices In the event the Amendment is granted, I do not want it to prohibit any of the Exsisting Uses eatrently allowed for under the Exsisting Specific Plan.. Please let me know if them is anything else you are in need of in order to expidite the the review and Approval Process Sincerely ~ ~ Pegasus Development ~/~ehael Clevenger. 3 Panl Smith, D;.XW'P~UBLrN-I XDUBL1N-2.W'I'D TFITCll D ATTACHMEN'r 07-51-2000 12:14 9256024688 SLEEP SHOP CONCORD P.02 /I July 31, 2000 Mtoheel Perkins 17487 Almond Fld, Castro Valley, CA 94546 Mr. Eddie Peabody Community Development DIrector CIty of Dublin 100 Civic Plaza Dublin, CA 94588 Ri~: 7370 Sen Ramon Rd. APN 941-0040-2-10 Proposed ~hange of use Dear Mr. Peabody: As the owner of the above mentioned property I em asking the Dublin Dity 0ouneil to pass · resolution initiating e "Spedtic Plan Amendment Study" to allow the twoparty, when oomblned with the adjacent properties, to be utlfized as offices. in the event the Amendment Is granted I do not went to prohibit any of the existing uses ;urrently allowed In the Specific Plan. Please let me Know if there is anything else you will need to expecllte the review and approval proream. Thank you. I~ln~amly, Michael Perkins 'ATTACHMENT z 2 < A'FFACHMENT ,.~ Area 3 (San Ramon Road' Properties) 13.0+ Acres This area has the best potential. for the development of retail shopper stores oriented to providing additional comparison shopping goods for both Dublin and nearby community residents. Its location along a major street, proximity to the Regional Shopping Center (Stoneridge) and on the direct route to and from Interstate 580 for a large area give these properties a I~Dtentia! not found elsewhere in Dublin. It is the intent of this Specific Plan that the principel use of this area be reserved for retail shopper stores. Under certain circumstances, as noted below, .a limited amount of development can be fo~ personal service, financial institutions, or office uses as defined in this Plan. Permitted Uses /I - Retail commercial shopper goods uses such as: a. Family apparel " b. Household furnishings c. General merchandise stores d. Specialty stores that offer comparison goods based on price and quality. Eating and drinking establishments selling prepared food and liquor except those defined as drive-through; Special Provision - For shopping centers involving 4 acres or more: Up to 25% of the total gross floor area of any development can be for personal service, financial institution, or office uses as defined in 'this Plan. Conditional USe "=' 'Subjedt"t~ aPProva~'of"a"condition~lnase'permit~ .......................................... a. Any change from one established use to another permitted use. b. Community, religious and charitable institutions facilities and uses. Public facilities and uses. Prohibited Uses - All retail commercial uses defined as convenience stores, including: a. Grocery stores b. Drug stores c. Liquor stores. d. Drive-in and drive-through restaurants which sell food, drugs, and other household goods for Consumption in a short time. All other retail stores and personal services not mentioned above including new and used vehicle sales and/or vehicle re_rmir and service, service stations, banks, dry cleaners, medical services, garden stores, auto parts stores, and other similar stores and services. - Residential uses. - Office uses. - Industrial uses. ATTACHMENT RESOLUTION NO. 00- A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF DUBLIN A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF DUBLIN INITIATING THE PEGASUS SPECIFIC PLAN AMENDMENT STUDY WHEREAS, a Specific Plan Amendment request has been made by Mike Clevenger of Pegasus Development on behalf of John Nichandros, Michael Perkins and Irwin Eskanos for office, restaurant and retail uses for three parcels located; and WHEREAS, the Specific Plan Amendment to proposed Area 3 of the San Ramon Road Specific Plan would allow office restaurant and retail uses as permitted uses; and WHEREAS, Section 65453 (a) of the State of California Government Code states that an amendment to a specific plan shall be in the same manner as a general plan; and WHEREAS, the initiation request has been reviewed in accordance with the provisions of the California Environment Quality Act (CEQA) and was found to be Categorically Exempt under Section 15306, Class 6 of the State CEQA Guidelines which consist of basic data collection, research, and resource evaluation activities which do not result in a serious or major disturbance to an environmental resource; and WHEREAS, the consolidation of three smaller parcels into a 3.23 acre parcel would provide a site that is physically appropriate for office, restaurant and other retail uses; and WHEREAS, these uses would be appropriate at one of the major intersections in the city; and WHEREAS, this location with its significant traffic volumes would be very advantageous to such a USe, and WHEREAS, the use would provide additional office and retail capacity within Dublin; and WHEREAS, the City Council did hear and consider all said reports, recommendations and testimony hereinabove set forth and is in support of a Specific Plan Amendment study to determine the appropriate land use and Specific Plan designation for the property before making a decision as to the merits of requested specific entitlements. NOW, THEREFORE, BE IT RESOLVED that the City Council does hereby initiate the Pegasus Specific Plan Amendment Study; and the Staff is authorized to retain consultant services to complete necessary staff reports. BE IT FURTHER RESOLVED that the Applicant shall pay for all processing costs involved with the Specific Plan Amendment Study. Attachment 5 PASSED, APPROVED, AND ADOPTED this 5th day of September 2000 AYES: NOES: ABSENT: ABSTAIN: ATTEST: Mayor City Clerk J~ g :\OOreso\pegasusre sotoC C RESOLUTION NO. 00- A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF DUBLIN //4 II A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF DUBLIN DENYING THE INITIATION OF THE PEGASUS SPECIFIC PLAN AMENDMENT STUDY WHEREAS, a Specific Plan Amendment request has been made by Mike Clevenger of Pegasus Development on behalf of John Nichandros, Michael Perkins and Irwin Eskanos for office, restaurant and retail uses for three parcels located; and WHEREAS, Section 65453 (a) ofthe State of Califomia Government Coda states that an amendment to a specific plan shah be in the same manner as a general plan; and WHEREAS, the initiation request has been reviewed in accordance with the provisions of the California Environment Quality Act (CEQA) and was found to be Categorically Exempt undar Section 15306, Class 6 of the State CEQ A Guidelines which consist of basic data collection, research, and resource evaluation activities which do not result in a serious or major disturbance to an environmental resource; and WHEREAS, the City Council did hear and consider all said reports, recommendations and testimony hereinabove set forth on this issue; and WHEREAS, the project is not consistent with the San Ramon Road Specific Plan which intends that the site be devoted to retail commercial shopper uses; and WHEREAS, the project would negatively impact a very busy intersection; and WHEREAS, it is not in the best interests of the City of Dublin to initiate a Specific Plan Amendment Study at this time. NOW, THEREFORE, BE IT RESOLVED that the City Council does hereby deny the initiation of the Pegasus Specific Plan Amendment Study. PASSED, APPROVED, AND ADOPTED this 5m day of September 2000 AYES: NOES: ABSENT: ABSTAIN Mayor ATTEST: City Clerk g:\00resoNpegasusresodmyingtoCC Attachmere 6