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1~~~;~%Z STAFF REPORT C I T Y C L E R K
\`~'~L,F~ ~ ~ DUBLIN CITY COUNCIL File # ^~0~-0~
DATE: September 7, 2010
TO: Honorable Mayor and City Councilmembers
FROM: Joni Pattillo, City Manager
SUBJEC :''~Sierra Trinity Business Park Planned Development Rezone - Amendments to
Planned Development (PD) Zoning District (PA 85-032) to modify the allowable
uses within the zoning district, PLPA-2010-00023
Report prepared by Marnie R. Waffle, Senior Planner
EXECUTIVE SUMMARY:
The City Council will hold a second reading of City-initiated amendments to the Sierra Trinity
Business Park Planned Development (PD) zoning. The proposed amendments would expand
the allowable uses on the site consistent with the M-P (Industrial Park) Zoning District.
FINANCIAL IMPACT:
No financial impact.
RECOMMENDATION:
Staff recommends that the City
approving a Planned Development
for the Sierra Trinity Business Park.
E
S bmitted by:
Community Development
Director
Council: 1) Waive the reading and adopt an Ordinance
Rezone and a related Stage 1/Stage 2 Development Plan
Revie by:
Assistant City Manager
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ITEM NO. ~ " ~Z-
G: IPA#120101PLPA-Z010-00023 PD Rezone for SierrnTrinitylCC 09.07. IOICCSR 09.07. lO.doc
DESCRIPTION:
At the request of the City Council, Staff has been reviewing City regulations to determine if
there are any modifications that can be made that would provide assistance to businesses and
property owners due to the current economic climate. The Sierra Trinity Business Park Planned
Development (PD) zoning is overly restrictive and therefore places a burden on the current
property owner by restricting the types of businesses that can locate on the site. The City
Council directed Staff to amend the PD in order to expand the allowable uses on the site. An
Ordinance rezoning the site to allow more uses consistent with the site and the surrounding
area was considered by the Planning Commission and is being recommended to the City
Council for consideration.
At the August 17, 2010 City Councit meeting, Staff presented the proposed Planned
Development Rezone for the Sierra Trinity Business Park to the City Council (Attachment 1).
After deliberating, the City Council waived the reading and introduced an Ordinance approving a
Planned Development Rezone and a related Stage 1/Stage 2 Development Plan for the Sierra
Trinity Business Park. The City Council is currently requested to waive the second reading and
adopt the Ordinance (Attachment 2).
ATTACHMENTS: 1) August 17, 2010 City Council Staff Report (without
attachments).
2) Ordinance approving a PD (Planned Development)
Rezone and related Stage 1/Stage 2 Development
Plan for the Sierra Trinity Business Park located at
6701 Sierra Court.
Page 2 of 2
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STAFF REPORT
DUBLIN CITY COUNCIL
CITY CLERK
Fi1e # ^~~~-0[~
DATE: August 17, 2010
TO: Honorable Mayor and City Councilmembers
FROM: Joni Pattillo, City Manager
SUBJEC : PUBLIC HEARING: Sierra Trinity Business Park Planned Development
Rezone (Legislative) - Amendments to Planned Development (PD) Zoning
District (PA 85-032) to modify the allowable uses within the zoning district, PLPA-
2010-00023
Prepared By: Marnie R. Waffle, Senior P/anner ~
EXECUTIVE SUMMARY:
~~
At the request of the City Council, Staff has been reviewing City regulations to determine if
there are any modifications that can be made that woufd provide assistance to businesses and
property owners due to the current economic climate. The Sierra Trinity Business Park Planned
Development (PD) zoning is overly restrictive and therefore places a burden on the current
property owner by restricting the types of businesses that can locate on the site. The City
Council directed Staff to amend the PD in order to expand the allowable uses on the site. An
Ordinance rezoning the site to allow more uses consistent with the site and the surrounding
area was considered by the Planning Commission and is being recommended to the City
Council for consideration.
FINANCIAL IMPACT:
No financial impact.
RECOMMENDATlON:
Staff recommends that the City Council: 1) Receive Staff presentation; 2) Open the public
hearing; 3) Take testimony from the public; 4) Close the public hearing and deliberate; 5) Waive
the reading and introduce an Ordinance approving a Planned Development Rezone and a
related Stage 1/Stage 2 Development Plan for the Sierra Trinity Business Park.
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ubmitted By: Revie d y:
Community Development Director Assistant it anager
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DESCRIPTION:
Background
At the request of the City Council, Staff has been reviewing City regulations to determine if any
changes are necessary in order to provide assistance to businesses and property owners due
to the current economic climate. As part of this review, Staff has observed that the current
Planned Development regulations in place for the Sierra Trinity Business Park are placing a
burden on the current property owner by restricting the types of businesses that can locate on
the site.
On June 22, 2010, the City Council directed Staff to prepare an Ordinance rezoning the project
site to allow more uses consistent with the design of the site and uses allowed on the
surrounding properties (Attachment 1 and Attachment 2).
Project Site
The Sierra Trinity Business Park is located at 6701 Sierra Court on the northeast corner of
Sierra Court and Sierra Lane as shown in Figure 1 below. The site is comprised of several
buildings which include various types of tenant suites.
Figure 1: Sierra Trin
6701 Sierra
Court
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Ifqjhlln Sports
Business Park Location
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As shown in Figure 2 below, the Sierra Trinity Business Park is mostly surrounded by properties
which are zoned M-1 (Light Industrial). The M-1 Zoning District allows a variety of industrial and
related uses.
Page 2 of 5
ANALYSIS:
Existing P/anned Deve/opment Zoning District
The Sierra Trinity Business Park Planned Development (PD) Zoning District (PA 85-032) was
established by the City Council on July 22, 1985 (Attachment 3). The Planned Development
Zoning District is specific in the types of uses that are allowed to operate on the site. The
following is a summary of the uses allowed at the Business Park:
• Manufacturing or assembly;
^ Research assembly;
^ Industrial support (repair and/or maintenance of industrial parts);
^ Research laboratories and facilities;
• Wholesale;
^ Printing; and
^ Ancillary o~ce uses.
As noted above, only a few uses are permitted to operate in the Sierra Trinity Business Park.
This PD Zoning District is more restrictive than the surrounding area which is zoned M-1(Light
Industrial); the M-1 Zoning District allows a wider variety of industrial and other uses
(Attachment 4).
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Proposed Planned Deve/opment
The Sierra Trinity Business Park is unique in that it is designed and functions more like an office
park than a light industrial park. The site was designed with ample parking to support office
uses as well as light industrial uses. Most of the tenant suites do not have high ceilings and
large storage spaces with roll-up doors, which are typical of light industrial designed tenant
suites. As a result, the design of the Sierra Trinity Business Park is not consistent with the uses
allowed by the current PD Zoning District.
The property owners have had difficulty in the last few years renting out tenant spaces in the
Business Park because the allowable uses are not consistent with the design of the tenant
suites and because the PD Zoning District is overly restrictive. Many of the tenant spaces are
designed to accommodate office uses; however, office uses are not allowed in this PD Zoning
District. Similarly, the Tri-Valley YMCA would like to relocate from their current location in the
City of Pleasanton to the Sierra Trinity Business Park. However, indoor recreational facilities
such as the YMCA are not currently allowed to operate in this Zoning District.
The M-P (Industrial Park) Zoning District (Attachment 4) is more consistent with the design of
the Sierra Trinity Business Park. This Zoning Distriet allows a wide variety of uses including
Light Industrial, Office, Indoor Recreational Facilities, Community Facilities and other uses
which are consistent with an Industrial Zoning District. The M-P Zoning District is compatible
with the design of the site because it allows Office and Light Industrial uses and as previously
discussed, the existing site is designed similar to an Office Park rather than a Light Industrial
Park and Office uses are not permitted in the M-1, Light Industrial Zoning District.
In order to allow uses which are cansistent with the surrounding area and the design of the site,
Staff has prepared an Ordinance (Attachment 5) rezoning the project site to a PD Zoning
District consistent with the M-P Zoning District and adopting a related Stage 1 and Stage 2
Development Plan that allows uses on the site which are consistent with the M-P Zoning
District.
P/anning Commission Meeting
At the July 27, 2010 Planning Commission meeting, Staff presented the proposed Planned
Development Rezone for the Sierra Trinity Business Park to the Planning Commission
(Attachment 6). After deliberating, the Planning Commission adopted a Resoiution
recommending that the City Council adopt an Ordinance approving a Planned Development
Rezone with a related Stage 1/Stage 2 Development Plan for the Sierra Trinity Business Park
(Attachment 7).
CONSISTENCY WITH THE GENERAL PLAN AND ZONING ORDINANCE:
The proposed Planned Development Rezone is consistent with the General Plan land use
designation of Business Park/Industrial because the proposed Planned Development will allow
non-retail uses that do not involve heavy trucking or generate nuisances on the surrounding
properties. The proposed Rezone is consistent with the Zoning Ordinance in that the Rezone
will allow uses to operate on the site which are compatible with the surrounding area and the
proposed uses will increase the economic viability of the site.
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NOTICING REQUIREMENTS/PUBLIC OUTREACH:
In accordance with State law, a Public Notice was mailed to all property owners and occupants
within 300 feet of the proposed Project. A Public Notice was also published in the Valley Times
and posted at several locations throughout the City. To date, the City has received no
objections from surrounding property owners regarding the Project. The property owners of the
Sierra Trinity Business Park support the City's effort to rezone the site.
ENVIRONMENTAL REVIEW:
Pursuant to the California Environmental Quality Act (CEQA), Staff recommends that this
Project be found exempt from CEQA pursuant to Section 15601(b)(3) in that the Project is a
Planned Development Rezone for a property which is currently developed with uses that are
similar to that which will be permitted in the PD Rezone. Additionally, the site is located in an
urbanized area and is surrounded by developed properties which allow uses similar to the uses
that will be permitted under the PD Rezone and is consistent with the existing General Plan land
use designation of Business Park/Industrial.
The City's Traffic Engineer reviewed the project for the potential to create traffic impacts and
has prepared a Traffic Impact Assessment (Attachment 8) which discusses traffic related to the
proposed rezoning. The City's Traffic Engineer determined that the proposed rezoning will not
result in a significant increase in trips in the area and therefore will not result in significant traffic
impacts.
The Project is located on a developed site that has no value as habitat for endangered, rare or
threatened species, will not result in any significant effects relating to traffic, noise, air quality or
water quality, and can be adequately served by all required utilities and public services.
Therefore, the Project does not have the potential to create significant impacts on the
environment.
ATTACHMENT: 1. City Council Staff Report dated June 22, 2010 (without
attachments).
2. Draft City Council Minutes of June 22, 2010.
3. City Council Resolution No. 85-71 approving and establishing
findings and general provisions for a Planned Development
Rezoning concerning PA 85-032.
4. Chapter 8.12, Zoning Districts and Permitted Uses of Land
5. .
Ordinance approving a PD (Planned Development) Rezone and
related Stage 1/Stage 2 Development Plan for the Sierra Trinity
Business Park located at 6701 Sierra Court.
6. Draft Planning Commission Minutes of July 27, 2010.
7. Planning Commission Resolution 10-31 recommending that the
City Council adopt an Ordinance approving a Planned
Development Rezone with a related Stage 1/Stage 2
Development Plan for the Sierra Trinity Business Park.
8. Memo from the City's Traffic Engineer.
Page 5 of 5
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ORDINANCE NO. XX - 10
AN ORDINANCE OF THE CITY COUNCIL
OF THE CITY OF DUBLIN
APPROVING A PD (PLANNED DEVELOPMENT) REZONE AND RELATED STAGE 1/STAGE
2 DEVELOPMENT PLAN FOR THE SIERRA TRINITY BUSINESS PARK
LOCATED AT 6701 SIERRA COURT
(APN 941-0205-001-46)
PLPA-2010-00023
THE CITY COUNCIL OF THE CITY OF DUBLIN DOES HEREBY ORDAIN AS FOLLOWS:
Section 1. RECITALS
A. This Ordinance rezones the subject property located at 6701 Sierra Court from PD,
Planned Development (PA 85-71) to PD, Planned Development (PLPA 2010-00023).
Section 2. FINDINGS AND DETERMINATIONS
A. Pursuant to Section 8.32.070 of the Dublin Municipal Code, the City Council finds as
follows:
1. The Sierra Trinity P/anned Development Zoning including a Stage 1/Stage 2
Development P/an, meets the purpose and intent of Chapter 8.32 because: it allows
for an expansion of uses for the existing development which are compatible with the
allowable uses for the surrounding properties and with the design of the site and
creates a desirable use of land that is sensitive to surrounding land uses because the
proposed uses in the Planned Development are consistent with the permitted and
conditional uses for the surrounding properties which are zoned M-1, Light Industrial.
2. The PD rezone for Sierra Trinity will be harmonious and compatib/e with existing and
potentia/ development in the surrounding area in that: 1) the proposed uses are
consistent with the M-P, Industrial Park Zoning District and therefore enhance the use
of the existing site which is developed with office and industrial tenant suites; 2) the
permitted and conditionally permitted uses are consistent with the surrounding area
which is zoned, M-1, Light Industrial; and 3) no modifications are proposed to the
existing site.
B. Pursuant to Section 8.120.050.A and B of the Dublin Municipal Code, the City Council finds
as follows:
The PD Rezone with Stage 1/Stage 2 Development P/an for the Sierra Trinity
Business Park will be harmonious and compatib/e with existing and potential
development in the surrounding area in that: 1) the proposed uses enhance the use of
the existing site which is developed with Office and Industrial tenant suites; 2) the
permitted and conditionally permitted uses are consistent with the surrounding area
which is zoned, M-1, Light Industrial; and 3) no modifications are proposed to the
existing site.
Page 1 of 5
ATTACHMENT 2
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2. The project site is physically suitable for the type and intensity of the zoning district
being proposed because: 1) the Planned Development Rezone will expand the
permitted and conditionally permitted uses on the site; 2) the expanded uses will
provide an economic stimulus to the site in that the existing site is developed with a
variety of office and industrial tenant suites and the existing Planned Development is
overly restrictive and limits the types of uses that may locate on the site; 3) the
proposed PD Rezone is compatible with the surrounding area which is currently
developed and is zoned M-1, Light Industrial which allows for a variety of industrial
uses; 4) the proposed Planned Development is consistent with the existing General
Plan land use designation of Business Park/Industrial; and 5) the site is currently has
a variety of Industrial and Office uses, and is therefore physically suitable for the type
and intensity of the proposed Planned Development Zoning district.
3. The PD rezoning with Stage 1/Stage 2 Deve/opment P/an will not adversely affect the
health or safety of persons residing or working in the vicinity or be detrimenta/ to the
public hea/th, safety and we/fare because: the Rezone will allow uses which are
consistent with the permitted and conditionally permitted uses for the surrounding
properties.
4. The PD rezoning with Stage 1/Stage 2 Deve/opment P/an is consistent with the Dublin
Genera/ P/an because: the proposed uses are consistent with the General Plan Land
use designation of Business Park/Industrial in that the PD Rezone will allow uses that
are non-retail and will not generate nuisances to the surrounding area.
C. Pursuant to the California Environmental Quality Act (CEQA), on , the City
Council found that the Project is exempt from CEQA pursuant to Section 15601(b)(3) in
that the Project is a Planned Development Rezone for a property which is currently
developed with uses that are similar to that which will be permitted in the PD Rezone.
Additionally, the site is located in an urbanized area and is surrounded by developed
properties which allow uses similar to the uses that will be permitted under the PD
Rezone and is consistent with the General Plan Land use designation of Business
Park/Industrial. The Project is located on a site that has no value as habitat for
endangered, rare or threatened species, will not result in any significant effects relating to
traffic, noise, air quality or water quality, and can be adequately served by all required
utilities and public services; and
Section 3. ZONING MAP AMENDMENT
Pursuant to Chapter 8.32, Title 8 of the City of Dublin Municipal Code, the Dublin Zoning Map is
amended to rezone the following property ("the Property") to a PD-Planned Development
district:
13.86± gross acres within APN 941-0205-001-46 DOC 2000 345287 for PLPA-2010-
00023
A map of the rezoning area is shown below:
Page 2 of 5
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Section 4. STAGE 1/STAGE 2 DEVELOPMENT PLAN
The regulations for the use, development, improvement, and maintenanc
property are set forth in the following Stage 1/Stage 2 Development Plan,
approved. Any amendments to the Stage 1/Stage 2 Development Plan shall
with Section 8.32.080 of the Dublin Municipal Code.
1. Statement of uses.
Intent. Industrial
located areas for
due to emissions,
e of the subject
which is hereby
be in accordance
Park land use designations are established to: a) reserve appropriately
non-retail uses that do not involve heavy trucking or enerate nuis
noise or open uses.
g ances
Permitted Uses
Permitted Uses shall be the same as the uses identified in Section 8.12.050 of the Dublin
Zoning Ordinance for the M-P, Industrial Park Zoning District.
Conditional Uses
Conditional Uses shall be the same as the uses identified in Section 8.12.050 of the Dublin
Zoning Ordinance for the M-P, Industrial Park Zoning District.
The permit type and reviewing body for these conditional uses shall be the same as the
reviewing body for the uses in the M-P, Industrial Park Zoning District listed in Chapter 8.12,
Zoning District and Permitted Uses of Land, of the Zoning Ordinance.
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Accessory Uses
Accessory uses shall be the same as would be permitted in the M-P, Industrial Park Zoning
District in accordance with Chapter 8.40, Accessory Structures and Uses Regulations of the
Zoning Ordinance.
Temporary Uses
Please refer to Zoning Ordinance Chapter 8.108, Temporary Use Permit, for a list of
permitted temporary uses and permit procedures.
2. Stage 1 and Stage 2 Site Plan.
3. Site area, density, development regulations, architectural standards and landscaping.
The Planned Development shall be consistent with the regulations for the M-P, Industrial
Park Zoning District and the regulations for the Business Park/Industrial General Plan land
use designation.
4. Statement of Consistency with General Plan.
The PD rezoning and related Stage 1/Stage 2 Development Plan is consistent with the
General Plan land use designation of Business Park/Industrial.
Section 5. The use, development, improvement, and maintenance of the Project area shall
be governed by the provisions of the M-P, Industrial Park Zoning District and of the Dublin
Zoning Ordinance except as provided in the Stage 1/Stage 2 Development Plan.
Page 4 of 5
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Section 6. EFFECTIVE DATE AND POSTING OF ORDINANCE
This Ordinance shall take effect and be in force thirty (30) days from and after the date of
its passage. The City Clerk of the City of Dublin shall cause the Ordinance to be posted in at
least three (3) public places in the City of Dublin in accordance with Section 36933 of the
Government Code of the State of California.
PASSED, APPROVED AND ADOPTED BY the City Council of the City of Dublin, on this
_ day of 2010 by the following vote:
AYES:
NOES:
ABSENT:
ABSTAIN:
Mayor
ATTEST:
City Clerk
G: IPA#120101PGPA-2010-00023 PD Re=one for SierraTrinatylCC 08.17. ]OICC Ordinance PD.DOC
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