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HomeMy WebLinkAboutItem 8.3 6617DubBl GPA Study CTToY CLERK File # 420-30 AGENDA STATEMENT CITY COUNCIL MEETING DATE: September :L7 2002 SUBJECT: Initiation of a General Plan Amendment Study for 6617 Dublin Boulevard (the former Pak 'N Save site on the northwest comer of Dublin Blvd. and Dougherty Road, Assessor Parcel Number 941- 0205-009-08) Report Prepared by: Kristi Bascom, Associate Planner ATTACHMENTS: 1. Location Map 2. Letter from applicant requesting General Plan Amendment Study Initiation (with graphic attachments) 3. Resolution approving initiation of a General Plan Amendment Study 4. Resolution denying initiation of a General Plan Amendment Study RECOMMENDATION: ~ rT)/ 1. Receive Staff presentation and public testimony 2. Question Staff and the public 3. The City Council has the option to: a. Continue item to a date uncertain; or b. Adopt a Resolution approving the request; or ~ c. Adopt a Resolution denying the request. FINANCIAL STATEMENT: None at this time. DESCRIPTION: Mr. Michael Banducci, on behalf of Bancor Properties LLP, has submitted a request to change the General Plan land use designation for one parcel on the northwest comer of Dublin Blvd. and Dougherty Road, formerly home to Pak 'N Save grocery store (Attachment 1). The parcel is approximately 10.6 acres in size and currently has a general plan land use designation of Retail/Office and Automotive and a zoning designation of General Commercial, which allows a variety of commercial, retail, office, and automotive uses. Bancor Properties LLP is proposing to develop the site with a mixture of commercial retail and restaurant uses in combination with apartments, condominiums, and to wnhomes. This blend of land uses would require amending the General Plan from Retail/Office and Automotive to Mixed Use. The existing gas station at this same comer of Dublin Blvd. and Dougherty Road is not a part of this application.~ COPIES TO: Applicant and Property Owner G:\Bancor Pak N Save GPA\CC Staff Report PakNSave GPA.doe In-House Distribution ~ ITEM NO. /~ The 10.6-acre parcel is currently occupied with a 104,000 square foot building, originally built in the early 1970s. The building consists of 86,000 square feet of the former Pak 'N Save grocery store and 18,000 square feet of in-line retail space. The applicant envisions demolishing the existing building and constructing an entirely new project with approximately 40,000 square feet of retail space, 135 apartment/condominium units over the retail space, and approximately 112 townhouse-style units surrounding a "main street" type setting (Attachment 2). Existing and Proposed General Plan Land Use Designations with the maximum development potential I:~i~l ~~g~:~ii~iii ~ 104,000 square ft. ofretml space 40,000 square ft. of retail space I/}~llIlit~!i!i¢ii~ i gllliIgllli~iiiii~i:ii~i:l (max .5 F.A.R. up to 230,000 sqr. ft.) I'~: ~ ~:~'~ ~i~ ~::~ ~:~t" '~' 'Il ~i~: III!~ ~ Approximately 247 units (135 II~i }Ill! !1~ ~ iii~'~l,/~/t ~i !1~i~!!~: ~ii:I~i~ ii~tl apartments/condos, Issues Relating to Proposed Project: At this preliminary stage, there are several issues of concern that Staffhas identified on this project: 1. Economic impacts: Loss of retail potential. Although the former Pak 'N Save building is currently vacant, it represents'86,000 square feet of space that could be occupied by a retail tenant, generating a substantial amount of tax revenue for the City. If the land use designation were changed to Mixed Use according to this proposal, the amount of retail space would be less than half, having a considerable impact on the sales tax revenue able to be generated by the site. Staff has concerns that once the existing retail square footage is lost on the site and residential uses are developed, the retail square footage cannot be regained. 2. Traffic impacts. The intersection of Dublin Boulevard and Dougherty Road is one of the most impacted intersections of the City. There are other nearby residential and commercial projects that have received at least preliminary approvals which will cause further impacts to this intersection. Staff has concerns that a residential project on this site would add additional stress to this main point of entry into Dublin and main east-west travel corridor. 3. Land Use Compatibility impacts. 'Although there are other recently-built residential projects nearby (Archstone Apartments on Dougherty Road and the new "1180" duets on Scarlett Drive), there are no residential uses immediately adjacent to this site. Surrounding the property on all sides are a combination of light industrial and commercial uses. Some of these uses operate 24 hours a day, such as the gas station on the same comer as this parcel, and others have additional noise and nuisance characteristics. Staff is concerned that the existing adjacent land uses would not be compatible with the proposed residential uses at this site. Moreover, the industrial square footage located immediately adjacent to the project site is limited to two main areas within the City. Staff is concerned that further encroachment with incompatible uses into the industrial areas will result in confliCts which will ultimately force out the uses that are unique to these areas. Page2 ~/~ 4. Viability of small-scale retail businesses. Concerns have been expressed about the appropriateness and viability of this site for small retail establishments. Although a single-user retail business has not operated at this site for 10+ months, there is concern that dividing the retail square footage into several smaller spaces fronting an interior street with limited visual access to a major arterial road, such as Dublin Boulevard, may not prove successful. Other retail locations in Dublin with limited visibility have been challenged to overcome this hardship. In addition to Staff concerns about the merits of the proposal, the Community Development Department is currently working on a number of General Plan and Specific Plan Amendment Studies that were previously authorized by the City Council, including: 1. Valley Christian Center General Plan Amendment 2. Ikea PD/SDR/General Plan and Specific Plan Amendment 3. Community Facilities Study 4. Dublin Ranch Area F General Plan and Specific Plan Amendment 5. Bancor LLC/San Ramon Village Plaza (Alcosta/San Ramon Road) General Plan Amendment 6. Eastern Dublin Properties General Plan and Specific Plan Amendment and Resource Management Plan In addition to the above General Plan and Specific Plan Amendment Studies, 'Staff is also working On other development projects that the City Council identified as goals for this fiscal year. At this time Community Development Department Staff would not be able to complete this General Plan Amendment Study request due to the other above-listed commitments. Because of these issues, Staff recommends that this request to initiate a General Plan Amendment Study for the former Pak 'N Save site either be denied based on the four issues and concerns outlined above or that the item be continued until other General Plan Amendment studies have been completed and sufficient Staff time can be devoted to studying and resolving the complex concerns that have been identified in this report. Should the City Council approve the initiation of the proposed General Plan and Specific Plan Amendment Study, and once the applicant's complete package was submitted with a proposal for a General Plan Amendment, Tentative Subdivision Map, Site Development Review, and Planned Development rezoning, the Planning Manager would determine what Staff resources are available to begin a detailed review of the project. Staff'would work with the Applicant to: · Evaluate the proposed land use in relation to existing land uses; Evaluate the provision of services, police, fire, parks, etc. for new residents in this area; · Evaluate the provision of adequate infrastructure; and · Prepare the required environmental document. At this point, the City Council needs to determine whether a General Plan and Specific Plan Amendment Study should be authorized for the proposal. Both approval and denial resolutions have been included for City Council consideration (Attachments 3 and 4). RECOMMENDATION: Staff recommends that the City Conncil receive Staff presentation and public testimony; question Staff and the public, and adopt a Resolution either continuing the item to a date uncertain, authorizing or denying the General Plan Amendment Study request. -HOUSTON 6617 Dub-i-in Blvd. I PL. :' SIERRA ! HALL//~~._ / &P.D. / ._..~ C/VIC ~ DUBLIN SPORTS CENTER ', GF [] LIB. (OP£N\ JUNE 2003) BANCOR PROPERTIES LLC August 15, 2002 Honorable Mayor Janet Lockhart City of Dublin 100 Civic Plaza Dublin, CA 94568 RECEIVED Re: Request toAmendthe General Plan /l[J~ I {5 2002 6617 Dublin Boulevard, APN 941-0205-009-08 Dublin, California DUBLIN PLANNING Dear Mayor Lockhart: Bancor Properties respectfully requests the City of Dublin consider an amendment to the General Plan that will allow the development of an exciting and unique project that, along with the Dublin Sports Grounds, City Hall, and the new Library, will create a Dublin Town Center. As shown on the attached plans and rendering, our proposed project will include approximately 40,000 SF of retail space, 135 apartment/condominium units over the retail, and 112 townhouse units on the 10.6-acre parcel between Dublin Boulevard, Sierra Lane and Dougherty Road. The site is the former location of K-Mart, the Liquor Barn and most recently Pak 'N Save. As you know, Bancor Properties is focusing on developing high quality, village-type projects in downtowns and locations considered in-fill and "smart growth" areas in the East Bay and the Th-Valley. We strive to promote the village neighborhood and incorporate New Urbanism concepts by promoting walking to shopping, jobs and/or mass transportation. Typically, we look for properties that are underutilized, but have the potential to become a positive focal point of the neighborhood and the city as well. We do not believe every commercial site should be converted to housing, but we do believe the Pak 'N Save site is a perfect location for this type of project. The Pak 'N Save site is unique in that it is located in the center of town, it is across the street from a large park and the Civic Center, it is a short walk to mass transportation, existing and proposed major job centers, and is located on the comer of two arterial streets which generates enough traffic to support retail uses. The inclusion of the retail component into the project will produce revenue to support additional public services if necessary, and it will provide neighborhood services within walking distance to this project and the new projects on Dougherty Road. Additionally, the project will bring work force housing and traditionally more affordable type housing to Dublin. The Pak 'N Save site would provide a unique housing situation where City employees who work at City Hall, the Police Station, and the Library could walk to work, while 1459 FIRST STREET LIVER. MORE, CA 94550 PH. (925)455- 1072 FAX. (925) Mayer Janet Lockhart 8/15/2002 Page 2 of 2 other residents of the neighborhood could walk the other direction to the BART station, Hacienda Business Park, future businesses to the east on Dublin Boulevard (Digital Dublin) or even work on the new Main Street. Of the proposed residential units, approximately thirty of them would be rented or sold at below market rates, as required in the City's newly adopted ordinance. I realize that Bancor may face opposition to our proposal, because of the elimination of a commercial parcel, Which could attract a "Big Box" user. I have spoken to three respected retail brokers regarding the development of the Pak 'N Save site into a retail project only. They all agreed that it is considered an "island" location between the "downtown" retail area and the Hacienda Crossings, and. it is definitely not a "prime" retail site. According to the brokers, I would have a difficult time attracting any kind of anchor to the site at all. If you look at the history of the siteo many big name retailers have come and gone; Liquor Barn, K-Mart, and Pak 'N Save, as well as others in the immediate area (Smart & Final). The brokers did say we could attract some nice restaurants to the location; therefore, we have included two restaurant pads and a food court into our preliminary design. The project would also attract the typical neighborhood serving commercial uses such as a coffee shop, nail salon, video store, dry cleaners, etc. I truly believe combining residential with retail would be the best use for the site. It would create a project with character, ambience, and most importantly, long term viability. Dublin is already synonymous for its numerous "Big Box" retail and strip centers. What it needs is highly visible, unique (to the Bay Area) and attractive gateway project, which says "Yes, Dublin is a great place to shop, and it is a great place to live, too!" We are very excited about bringing this project to Dublin and we would like to begin the entitlement process with the City. The project requires a General Plan Amendment, and if possible, we would appreciate our proposed amendment be reviewed by the City Council at its earliest opportunity. Once again, I would appreciate the oppommity to meet with you, and if you have any questions or would like to discuss the project further, please do not hesitate to give me a call. Sincerely, Michael Banducci President Attachments cc: Jeri Ram, Planning Manager, City of Dublin City Council Members Zika, Sbranti, Oravetz, and McCormick Chad Otten, Safeway Inc. cAmydocument\projects\paknsave~ageneies\City of Dublin 8.15.02.doc IVIAIN STREET/VILLAGE SQUARE I~. DUBLIN VILLAGE .~::i~;-,~ BANCOR PROPI~I;,Ti ES X.~ct_.,\~{,,\N~). \L,\S()UEZ. EMSII-!K & PARTNERS '~ SITE SECTION I ~ I fl~0' qll' DUBLIN VILLAGE ~_,~.,,~.~, BANCOR PROPERTIES Md.A~^~D, ~,,ASQUEZ.' E. MSIEK-~ & PARTNERS RI I \11 \\( ti(JR DUBLIN STREET LEVEL D U B L IN VI L L A G E BANCOI~, PR()PI:~I,',T! I'~S COURTYARD --~ TYPICAL RESIDENTIAL LEVEL DUBLIN VILLAGE ----..~"--,, -,,,..,,),~,~--,,,o McLARANI). ¥ ASQt:~I:Z. EMSIf~K & PARTNI~RS - ._A .... ___. ': e ..... : =.,: ~ "~x ,} . -~ ~ R.~MP ~ RI{SlI)E~TIAI. PARKIS(i: t91 'I'(TI'AI. SPA('FS ~ I~,~.~1' LO~ER LEVEL DUBLIN VILLAGE BANCOI~ PROPI{RTIi~S RESOLUTION NO. - 02 A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF DUBLIN APPROVING THE INITIATION OF A GENERAL PLAN AMENDMENT STUDY FOR 6617 DUBLIN BOULEVARD (THE FORMER PAK 'N SAVE SITE ON THE NORTHWEST CORNER OF DUBLIN BLVD~ AND DOUGHERTY ROAD~ ASSESSOR PARCEL NUMBER 941-0205-009-08) WHEREAS, Mr. Michael Banducci, on behalf of Bancor Properties LLP, has submitted a request to change the General Plan land use designation for one parcel on the northwest corner of Dublin Boulevard and Dougherty Road; and WHEREAS, a General Plan Amendment would be required to allow a change in designation from Retail/Office and Automotive to Mixed Use; and WHEREAS, additional entitlements including zoning, site development review, subdivision map, and associated permits would need to be processed before development could occur; and WHEREAS, Section 65358(a) of the State of California Government Code states that an amendment to the General Plan shall be in a manner specified by the legislative body; and WHEREAS, the initiation request has been reviewed in accordance with the provisions of the California Environmental Quality Act (CEQA) and was found to be Categorically Exempt under Section 15306, Class 6 of the State CEQA Guidelines; and WHEREAS, a Staff report was submitted outlining the issues surrounding the request; and WHEREAS, the City Council did hear and consider all such reports, recommendations, and testimony hereinabove set forth and supports the initiation of a General Plan Amendment Study for the 10.6-acre site. NOW, THEREFORE, BE IT RESOLVED THAT the City Council of the City of Dublin does hereby approve the initiation request for a General Plan Amendment Study for 6617 Dublin Boulevard. BE IT FURTHER RESOLVED that the Applicant shall pay for all processing costs involved with the General Plan Amendment Study. PASSED, APPROVED, AND ADOPTED BY the City Council of the City of Dublin on this 17th day of September 2002, by the following votes: AYE S: NOES: ABSENT: ABSTAIN: Mayor ATTEST: City Clerk G:kBancor Pak N Save GPA\CC Resos PakNSave GPA.doc ATTACHMENT 3 RESOLUTION NO. - 02 A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF DUBLIN DENYING THE INITIATION OF A GENERAL PLAN AMENDMENT STUDY FOR 6617 DUBLIN BOULEVARD (THE FORMER PAK 'N SAVE SITE ON THE NORTHWEST CORNER OF DUBLIN BLVD. AND DOUGHERTY ROAD, ASSESSOR PARCEL NUMBER 941-0205-009-08) WHEREAS, Mr. Michael Banducci, on behalf of Bancor Properties LLP, has submitted a request 'to change the General Plan land use designation for one parcel on the northwest comer of Dublin Boulevard and Dougherty Road; and WHEREAS, a General Plan Amendment would be required to allow a change in designation from Retail/Office and Automotive to Mixed Use; and WHEREAS, additional entitlements including zoning, site development review and other associated permits would need to be proc. essed before development could occur; and WHEREAS, Section 65358(a) of the State of California Government Code states that an amendment to the General Plan shall be in a manner specified by the legislative body; and WHEREAS, the initiation request has been reviewed in accordance with the provisions of the California Environmental Quality Act (CEQA) and was found to be Categorically Exempt under Section 15306, Class 6 of the State CEQA Guidelines; and WHEREAS, a Staff report was submitted outlining the issues surrounding the request; and WHEREAS, the City Council did hear and consider all such reports, recommendations, and testimony hereinabove set forth and does not support the initiation of a General Plan Amendment Study for the 10.6-acre site. NOW, THEREFORE, BE IT RESOLVED THAT the City Council of the City of Dublin does hereby deny the initiation request for a General Plan Amendment Study for 6617 Dublin Blvd. PASSED, APPROVED, AND ADOPTED BY the City Council of the City ofDublin on this 17th day of September 2002, by the following votes: AYE S: NOES: ABSENT: ABSTAIN: Mayor ATTEST: City Clerk G:kBancor Pak N Save GPA\CC Resos PakNSave .GPA.doc ATTACHMENT 4