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6.2 Commercial Corridor Design
19- - 182 `O`�LIFOU�� DATE: TO: FROM: STAFF REPORT CITY COUNCIL December 4, 2012 Honorable Mayor and City Councilmembers Joni Pattillo, City Manager(` 4x� T a CITY CLERK File #450 -20 SUBJECT: Commercial Corridor Design Guidelines: Creation of Design Guidelines for Commercial and Industrial Properties, Amendments to the Zoning Ordinance (Chapter 8.33 and Chapter 8.104), and an Amendment to the Zoning Map for the Purposes of Project Implementation (PLPA- 2012 - 00061) Prepared by Kristi Bascom, Principal Planner EXECUTIVE SUMMARY: The project includes the creation of design guidelines and a Zoning Ordinance Amendment (Title 8 of the Dublin Municipal Code). The Design Guidelines are intended to guide private improvements and new construction along commercial corridors that are not already addressed in a specific plan or design guidelines document. The Zoning Ordinance amendment includes the creation of Chapter 8.33 (Commercial Corridor Overlay Zoning District) to create an overlay zoning district for the City's commercial and industrial areas that are subject to the proposed Design Guidelines. The Zoning Ordinance Amendment also includes an amendment to Chapter 8.104 (Site Development Review) and the Zoning Map to depict the boundaries of the Commercial Corridor Zoning District. FINANCIAL IMPACT: None. RECOMMENDATION: 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) Adopt a Resolution approving the Commercial Corridor Design Guidelines; and 6) Waive the reading and introduce an Ordinance adding Chapter 8.33 to the Dublin Municipal Code (Zoning Ordinance) establishing the Commercial Corridor Overlay Zoning District and amending Section 8.104.040 relating to the Commercial Corridor Overlay Zoning District Site Development Review and amending the Zoning Map to add an Overlay Zoning District Designation to the Commercial Corridor area. Submitted By Reviewed By Director of Community Development Assistant City Manager Page 1 of 6 ITEM NO. 6.2 DESCRIPTION: Background One of the key initiatives of the City Council for Fiscal Year 2012 -2013 is to prepare design guidelines for new development along the City's commercial corridor that are not already subject to design guidelines or a specific plan. Dublin currently has three Specific Plans that contain land use regulations, development standards, and design guidelines for development within each specific plan boundary, including the Eastern Dublin Specific Plan (covers properties within the City limits east of Dougherty Road and the Iron Horse Trail), the Downtown Dublin Specific Plan (covers 284 acres in Dublin's commercial core), and the Historic Area Specific Plan (covers 38 acres adjacent to and around the Heritage Park on Donlon Way). In addition, the Scarlett Court Design Guidelines apply to 52 acres of land along Scarlett Drive and Scarlett Court between Dougherty Road and the Iron Horse Trail. The Commercial Corridor Design Guidelines are intended to provide guidance for new development and revitalization projects in areas of the City that are not already covered by another specific plan or design guidelines document. The goal is to ensure that development in all of the City's commercial neighborhoods meets the community's high standards and contributes to a positive image of the City of Dublin. There are approximately 187 acres of land in the Primary Planning Area (as identified in the General Plan) to which the proposed Commercial Corridor Design Guidelines would apply (see Figure 1 below). The properties are generally located on Dublin Boulevard, San Ramon Road, Village Parkway, Clark Avenue, Sierra Court and Lane, Dougherty Road, and Houston Place. Figure 1: Proposed Project Area F�� DuKi'I'n �l n -- i �Jbo z F o r Figure 1: Areas subject to compliance with - Proposed Project Area Camp Parks RFTA the Commerical Corridor Design Guidelines parcels _- ! City or Dublin - streets N � - Octoner 2012 Page 2 of 6 ANALYSIS: The Draft Commercial Corridor Design Guidelines (Exhibit A to Attachment 1) were developed to provide guidance to Applicants and consistency in design review. The guidelines apply basic design principles, which are general in nature and address compatibility, site planning, landscape, and building design - including the relationship between structures within an immediate area. Well- designed developments uphold their appearance, add to the value of properties, and remain viable places over long periods of time. The City Council, Planning Commission, and City Staff will use these guidelines to review the merits of all future development proposals for properties that are subject to these Design Guidelines. Design Guidelines Overview The document is divided into the following chapters: Chapter 1: Introduction — includes background information, applicability of the design guidelines, and a description of the design review process in Dublin; Chapter 2: Existing Conditions — includes a description of the existing setting and a future vision; and Chapter 3: Design Guidelines — includes sections specific to site planning, architectural guidelines, signage, lighting, landscaping, and guidelines for specific uses. More specifically, Chapter 3 provides detailed direction on: • General building design; • Building articulation; • Building materials and colors; • Roof forms; • Building frontage treatment including specific guidelines for anchor storefronts, typical storefronts; residential fronts, office /lodging fronts, auto service fronts, and public fronts; • Signage; • Private outdoor spaces; • Outdoor dining; • Lighting; • Fences, walls, hedges, gates; • Landscaping and paving; • Parking; • Loading and refuse areas; • Screening; • On -site pedestrian circulation; and • Street trees Much of the design guidance contained in the Commercial Corridor Design Guidelines came from the Downtown Dublin Specific Plan, which was prepared after many months of participation and discussion by members of the general public, stakeholders, the Planning Commission, and the City Council. The only section of the document that is entirely new is Section 3.6 "Design Guidelines for Specific Uses," which includes guidelines for unique and /or challenging use types such as drive - through and drive -up uses, entertainment uses, and convenience stores and service stations. Page 3 of 6 Although the Draft Commercial Corridor Design Guidelines apply to those parcels that have commercial or industrial land use designations, the Draft Commercial Corridor Design Guidelines include guidelines for multi - family residential development should this use type be considered on any parcels in the project area in the future. As a general rule, the context of the site and its surroundings should be considered when applying the Draft Commercial Corridor Design Guidelines to projects. In some areas, it may be important to strictly enforce or apply all applicable guidelines. In other areas, a more flexible interpretation could be allowed if the proposed design achieves the overall intent of compatible, cohesive design. The terms "shall," "should," and "may" are throughout the document. The term "shall" is used to denote a design standard where compliance is required. The term "should" is used to denote a guideline that is recommended, but not required in all circumstances. The term "may" is used to denote a design treatment that is allowed or optional. ZONING ORDINANCE AMENDMENT The implementing mechanism for the Design Guidelines will be an overlay zoning district — the same tool that is used to implement the Scarlett Court Design Guidelines. Staff proposes amendments to the Zoning Ordinance to add an overlay zoning district and to ensure internal consistency throughout the document. A new Chapter 8.33 is proposed to be added to the Zoning Ordinance establishing the Commercial Corridor Overlay Zoning District. Section 8.104.040, in the Site Development Review chapter of the Zoning Ordinance, is proposed to be changed to add reference to the new Commercial Corridor Overlay Zoning District. Lastly, the Ordinance will amend the Zoning Map to add an overlay zoning district designation to the Commercial Corridor area. Sections 1, 2, 3, and 4 of the draft Ordinance (Attachment 2) note the exact text amendments to the Zoning Ordinance. In summary, the new Chapter 8.33 is the implementation tool to ensure that the Commercial Corridor Design Guidelines are followed in the course of design review. PLANNING COMMISSION REVIEW The Planning Commission held a Study Session on the Commercial Corridor Design Guidelines on Tuesday, October 30, 2012 at 6:00 p.m. (Attachment 3). No members of the public attended. The Planning Commission discussed the content of the Guidelines, asked questions of Staff, and made recommendations on items to change or add into the document (Attachment 4). Staff made the requested modifications to the Draft Commercial Corridor Design Guidelines that were suggested by the Planning Commission. The Planning Commission held a Public Hearing on the Draft Commercial Corridor Design Guidelines and the proposed Zoning Ordinance Amendments on November 13, 2012 (Attachment 5). The Planning Commission voted 5 -0 to adopt a Resolution (Attachments 6 and 7) recommending approval of the Commercial Corridor Design Guidelines and the accompanying Zoning Ordinance Amendments to the City Council. Page 4 of 6 CONSISTENCY WITH THE GENERAL PLAN, SPECIFIC PLAN AND ZONING ORDINANCE: The creation of Chapter 8.33 (Commercial Corridor Overlay Zoning District) and the proposed amendments to Chapter 8.104 (Site Development Review) are consistent with the General Plan, applicable Specific Plans and the Zoning Ordinance in that the amendments are intended to implement design guidelines for uses which are consistent with the General Plan and the Zoning Ordinance and not located within a specific plan area. The proposed amendments do not change any land use designations or zoning designations. ENVIRONMENTAL REVIEW: This project is exempt from the California Environmental Quality Act (CEQA) per CEQA Guidelines Section 15061(b)(3). Section 15061(b)(3) states that CEQA applies only to those projects that have the potential to cause a significant effect on the environment. The adoption of the Design Guidelines and the Zoning Ordinance Amendment is an activity that is exempt from CEQA because they do not allow the construction of any building or structure, but sets forth the design guidelines that shall be followed if and when a building or structure is proposed to be constructed or a site is proposed to be developed under existing entitlements. This project, therefore, has no potential for resulting in significant physical change in the environment, directly or ultimately. NOTICING REQUIREMENTS /PUBLIC OUTREACH: City Staff held a Community Meeting on Thursday, October 18, 2012 to solicit feedback from property owners in the proposed project area. A public notice was sent to 105 property owners, and four property owners /managers attended the meeting. A brief presentation of the Draft Commercial Corridor Design Guidelines was provided by Staff and the meeting attendees provided general comments and feedback. No changes to the document were suggested and no written comments had been received from the public at the time of publishing this Staff Report. A Notice of the Planning Commission Study Session on October 30, 2012, the Planning Commission Public Hearing on November 13, 2012, and a Notice of this public hearing were published in the Valley Times, posted at several locations throughout the City, and mailed to all property owners in the Commercial Corridor Overlay Zoning District, those within 300 feet of the proposed District, and all persons who have expressed an interest in being notified of meetings. The Staff Report for tonight's meeting was also available on the City's webpage. ATTACHMENTS: 1. Resolution approving the Commercial Corridor Design Guidelines, with the Design Guidelines attached as Exhibit A 2. Ordinance adding Chapter 8.33 to the Dublin Municipal Code (Zoning Ordinance) establishing the Commercial Corridor Overlay Zoning District, amending Section 8.104.040 of the Dublin Municipal Code (Zoning Ordinance) relating to the Commercial Corridor Overlay Zoning District Site Development Review, and amending the Zoning Map to add an overlay zoning district designation to the Commercial Corridor area, with the Zoning Map attached as Exhibit A 3. Planning Commission Study Session Staff Report dated October 30, 2012 Page 5 of 6 4. Planning Commission Study Session Meeting Minutes dated October 30, 2012 5. Planning Commission Staff Report dated November 13, 2012 6. Planning Commission Meeting Minutes dated November 13, 2012 7. Planning Commission Resolution 12 -40 recommending City Council approval of the Commercial Corridor Design Guidelines and recommending that the City Council adopt an Ordinance approving a Zoning Ordinance Amendment to add Chapter 8.33 to the Dublin Municipal Code (Zoning Ordinance) establishing the Commercial Corridor Overlay Zoning District and to amend Section 8.104.040 of the Dublin Municipal Code (Zoning Ordinance) relating to the Commercial Corridor Overlay Zoning District Site Development Review, and to amend the Zoning Map to add an overlay zoning district designation to the Commercial Corridor area Page 6 of 6 RESOLUTION NO. 12 - XX A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF DUBLIN APPROVING THE COMMERCIAL CORRIDOR DESIGN GUIDELINES PLPA- 2012 -00061 WHEREAS, one of the key initiatives of the City Council for Fiscal Year 2012 -2013 is to prepare design guidelines for new development along the City's Commercial Corridors that are not already subject to a specific plan or design guidelines document; and WHEREAS, the Commercial Corridor area consists of approximately 187 acres of land generally comprised of parcels designated for commercial and industrial uses located on Dublin Boulevard, San Ramon Road, Village Parkway, Clark Avenue, Sierra Court and Lane, Dougherty Road; and Houston Place; and WHEREAS, separate City Council approval of an Ordinance creating Zoning Ordinance Chapter 8.33, Commercial Corridor Overlay Zoning District; amending Chapter 8.104, Site Development Review; and amending the Zoning Map to add an overlay zoning designation to the Commercial Corridor Area will serve as an appropriate mechanism to ensure that improvements in the area are designed and built in compliance with the Commercial Corridor Design Guidelines; and WHEREAS, the California Environmental Quality Act (CEQA), together with the State guidelines and City environmental regulations, require that certain projects be reviewed for environmental impacts and that environmental documents be prepared; and WHEREAS, the project has been found to be Exempt from CEQA, according to CEQA Guidelines Section 15061(b)(3) because it can be seen with certainty that there is no possibility that the proposed Design Guidelines and Zoning Ordinance Amendments to the Dublin Municipal Code (Zoning Ordinance) may have a significant effect on the environment; and WHEREAS, the Planning Commission considered the Commercial Corridor Design Guidelines at their meeting on November 13, 2012 and recommended that the City Council approve the document (Resolution 12 -40); and WHEREAS, the City Council held a public hearing on the Commercial Corridor Design Guidelines and related amendments to the Dublin Municipal Code (Zoning Ordinance) on December 4, 2012, for which proper notice was given in accordance with California State Law; and WHEREAS, a Staff Report was submitted recommending that the City Council approve the Commercial Corridor Design Guidelines; and WHEREAS, the City Council, at its December 4, 2012 meeting, did hear and use its independent judgment and consider all said reports, recommendations, and testimony hereinabove set forth. NOW THEREFORE, BE IT RESOLVED THAT THE Dublin City Council does hereby approve the Commercial Corridor Design Guidelines attached hereto as Exhibit A and incorporated herein by reference. PASSED, APPROVED AND ADOPTED this 4th day of December 2012 by the following votes: AYES: NOES: ABSENT: ABSTAIN: ATTEST: City Clerk Mayor G: \PA# \2012 \PLPA - 2012 -00061 Comm Corridor Design Guidelines \CC hearing 12.04.2012 \CC Reso CCDGs.docx 2 c � W a o V � o w V Z 0 V 04 1 W .0 CD Z O w u E DC 0 w >1 o u � U � U u r L- 0 V N L w (6 Q V C a 0 V Ln m CD Ln Y O N � Q o ° Z c v O v N v b Q 4 0 � C L C c L bD A E M V V Q J L ro O bA IJ +�+ ro LL ^ 'ten t N LL a� i JJ v in e o Ln Z Y p Vf O E_ Y l�l1 C m N V1 N D co co V d N m r� J N � 'L Y U V � 0 7 .L Y 0 1 w d 0 V) Q m V V J--) (6 Q V C a 0 V Ln m CD Ln Y Ln H z W H z O LL O LLI J m F- r z O V D O H z W H a Q V r Lr% N Z' O W N J GJ O LLI tn V .a o Co ai .a D �, Q tn o a •� CC V V �_ X W N OG W Q c bA W •iA i LL � V N W M OG W Q bA C f0; a N v� c u Q •� V N •� V C +' J v, v -°Ja V tn J v tn — �_ V bA N M _ N = N M LA %0 1: 1: V N N V M M M M M M Z 0 V D 0 0 H Z Lii Z 0 W F- a V C O L V m m r C V GJ VI N 7 O bA 0 N 4O C: N 4' ° 'C ' t C a� vl " a= (L6 4- >, •C C (6 •- U1 _O •(6 a-' '�' i p N v '� > 0 0 L 7 b�0 fl C O vi OV Q O N UJ 4w N .L O V) O V 6 0 a + r0 7 O V v ro Q) bA v bA -6 a O ai v, ro V o v bA p +� v -6 `W 16 o� " ai a O +� }�- Q) _ -O � +-' by -O O �o v, L Ln in vi C O U1 v 0 ro ai v �, •v +, t 7 C bA bA •- 0 on O U1 •- t6 i i C C V vl U1 C L U1+-' N 7 '�' -O L vi L fl- v— u p Q) Q) a o v U1 7 C Q) O >° vii v° -p N C in •• LO ° N ' V •� �- U1 i ,> 44 Q C pV C O +�-' in •0 U1 C +�-' V o 6 E bA > p V (0 +-' N L O t6 C Q Q N .� O N > ° C 7 N 41 IU •� VI O V, N v N U1 (6 V n t v i -p n 4 N Vn � bA bo p U1 +-+ vl fl- 7 UJ i boa u 'v vi + N O ° n N C N O t .� .,� `° o °' a '� �-> Q) Ul vi o o in + o ro V a ro t t v v, v bA — ° L U! °+' 0 ° rho N ° ^n .� O i 0 v °_ W 1 � .0 v, o v o v, uA v> ,� 4° o O O v W Co v o `6 - 0- v v vi boo v v v° E o° E E a° o v a� °}' C -O -O >• 7 o z o bA O U1 O vi fl- �n O U1 U1 U! 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U Q) H 0 Ln C O Li W W O J N V 0 O Ln N a E m x w Ln Q) Q) 72 .7 V C W .7 N 0 43 N L H L a V A w V a \ \ 2 } \ § � \ j \ / \ / _ \ \ / / e m ' m & e # \ ® /� 5 5 */ s / /0 ® �2 § % ° Q ° } g E \ \ m ƒ 5 z E} 3 \ fu \ \ o § \ / / \ \ / § u = Q) )e Z m @ 2 o u\ e 0§ m / e/ m E\\ * ° > D m ° ® \ ° E fu ` _ \ \ D / \ / \ \ $ / Q) m o z { m m® 2 m 4 s % & —_ ' 3 / $ \ 0 2 t \ m m® G= u S g m) 2 a 3 y J fu ° $ z m m § m u e ) y= 3 m; E = z e o \ u ( \ » z 2 § { $ ` % _ > -0 m / \ 7 \ \ $ \ : / \ \ 0 4 g M o § 0 z o %� \ t\ u \t $ §7 _» 7 G 7 / % / $ /° [ / ® ® $ _ _ — ° >. e y& a a m § m= y V \ a o e` m) 3\ \ f ° 2 / U Q § ® / 3 . e \ § & = e e �° ) ek aa\ 2/ §e \ \) \ \ /$/ m 2 S m D E = y / y* t / E § _ �= z m o m m ° _� m o } f @\ m °° e 4-1 m&^ G g e m @/ o m —= — u� 4-1 ®£ > o t u= _ y£§ e m _ /$ \' 0 y i 3 2 o• U y m / a t z =±& t a m% � [-- . . . . . . \ \ 2 } \ § � \ j \ / \ / _ \ \ / / 2 >, m•m m z 2 / 0 \ \ > _ \y \\ / / \ \ / t \ %a >1 z =3 2 m\ ° / o ƒ \ / -1 Q) A \ / ) % » % g / @ \ @ _ 5 _ • § 5 ° z z 7 5 5 *» ƒ\ m t z %\ u 3� / E \ \ / / ƒ / \ 5 5 >, a 0 \ \ \ \ \ / \ 3" ) }/\ a /30 $ � � $ / 0 �` g § m \ e / § = w 3 y 2 \ m m g ° > 5 0 a = ' * y 2 M \§ 2 \V, o M E / y� § W , D// 3 / - y 5 > 7\ fu \$ 2 G D [ 0\ § � \ \ ` % / o \ © ) / > /: \ \ \ y } \ \ \ / Ln 2 / \ . . 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XX — 12 AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF DUBLIN * * * * * * * * * * * * ** ADDING CHAPTER 8.33 TO THE DUBLIN MUNICIPAL CODE (ZONING ORDINANCE) ESTABLISHING THE COMMERCIAL CORRIDOR OVERLAY ZONING DISTRICT AND AMENDING SECTION 8.104.040 RELATING TO THE COMMERCIAL CORRIDOR OVERLAY ZONING DISTRICT SITE DEVELOPMENT REVIEW AND AMENDING THE ZONING MAP TO ADD AN OVERLAY ZONING DISTRICT DESIGNATION TO THE COMMERCIAL CORRIDOR AREA PLPA- 2012 -00061 WHEREAS, one of the key initiatives of the City Council for Fiscal Year 2012 -2013 is to prepare design guidelines for new development along the City's commercial corridor; and WHEREAS, the Commercial Corridor area consists of approximately 187 acres of land generally comprised of parcels designated for commercial and industrial uses located on Dublin Boulevard, San Ramon Road, Village Parkway, Clark Avenue, Sierra Court and Lane, Dougherty Road; and Houston Place; and WHEREAS, approval of the Commercial Corridor Design Guidelines and the creation of Zoning Ordinance Chapter 8.33, Commercial Corridor Overlay Zoning District; an amendment to Chapter 8.104, Site Development Review; and an amendment to the Zoning Map to add an overlay zoning designation to the Commercial Corridor area will serve as an appropriate mechanism to ensure that improvements in the area are designed and built in compliance with the Commercial Corridor Design Guidelines; and WHEREAS, the existing underlying standard zoning designations of each parcel in the Commercial Corridor area will remain in full force and effect; and WHEREAS, the California Environmental Quality Act (CEQA), together with the State guidelines and City environmental regulations require that certain projects be reviewed for environmental impacts and that environmental documents be prepared; and WHEREAS, the project has been found to be Exempt from CEQA, according to CEQA Guidelines Section 15061(b)(3) because it can be seen with certainty that there is no possibility that the proposed Design Guidelines and Zoning Ordinance Amendments to the Dublin Municipal Code (Zoning Ordinance) may have a significant effect on the environment; and WHEREAS, the Planning Commission held public hearings on said amendments to the Zoning Ordinance on November 13, 2012 and adopted Resolution No. 12 -40 recommending that the City Council adopt this Ordinance; and WHEREAS, a properly noticed public hearing was held by the City Council on December 4, 2012; and Page 1 of 7 WHEREAS, pursuant to section 8.120.050.13 of the Dublin Municipal Code, the City Council finds that the Zoning Ordinance Amendments are consistent with the Dublin General Plan; and WHEREAS, the City Council did hear and use its independent judgment and consider all said reports, recommendations and testimony hereinabove set forth. NOW, THEREFORE, the City Council of the City of Dublin does hereby ordain as follows: SECTION 1. Addition of Chapter 8.33: Chapter 8.33 of the Dublin Municipal Code is hereby added to read as follows- CHAPTER 8.33 COMMERCIAL CORRIDOR OVERLAY ZONING DISTRICT 8.33.010 Purpose. The purpose of this Chapter is to establish a procedure to ensure that all development in the Commercial Corridor Overlay Zoning District is reviewed for substantial compliance with the Commercial Corridor Design Guidelines. 8.33.020 Intent. The intent of this chapter is to: A. Enhance the aesthetics of properties in the Commercial Corridor area; B. Guide the design of future development and improvements to reinforce the Commercial Corridor Design Guidelines; and C. Ensure that development in all of the commercial areas meets the community's high standards and contributes to a positive image of the City of Dublin. 8.33.030 Applicability. The Commercial Corridor Overlay Zoning District is a designation in addition to the standard zoning designation that each property in the area retains. The standard Zoning District contains all information regarding permitted and conditionally permitted uses, development standards, and regulations, while the Commercial Corridor Overlay provides a mechanism to review development on any of the properties in the District for substantial compliance with the Commercial Corridor Design Guidelines. 8.33.040 Projects subject to compliance with this Chapter: A. New Construction. Any new construction or additions to an existing structure within the Commercial Corridor Overlay Zoning District that alters the exterior appearance of the building. Internal tenant improvements are not subject to compliance with this Chapter. B. Exterior Modification of an Existing Structure. Any exterior modification of an existing structure located within the Commercial Corridor Overlay Zoning District, including but not limited to, facade renovation, new and /or additional windows and doors, and roof or ground- mounted mechanical equipment. Page 2 of 7 C. Modification to Site Layout. Any modification to site layout or site improvements in the Commercial Corridor Overlay Zoning District, including but not limited to, parking, walls and fencing, circulation, landscaping, accessory structures, or trash enclosures. D. Signs. Installation of new signs or replacement of sign copy in the Commercial Corridor Overlay Zoning District. 8.33.050 Application. The Applicant shall submit a complete Site Development Review application pursuant to Chapters 8.104 (Site Development Review) and Chapter 8.124 (Applications, Fees and Deposits), accompanied by a fee and such materials as are required by the Director of Community Development. 8.33.060 Notice Of Decision. A Notice of Decision shall be given consistent with Chapter 8.132, Notice and Hearings. No public hearing is required for Scarlett Court Overlay Zoning District Site Development Review unless the application is being considered is a permit which requires a public hearing pursuant to Chapter 8.132. 8.33.070 Concurrent Consideration. When a Commercial Corridor Overlay Zoning District Site Development Review is required for a project that is also subject to a Conditional Use Permit and /or Variance, it shall be approved, conditionally approved, or denied by the same decision -maker or body for those actions. 8.33.080 Required Findings. The following findings shall all be made in order to approve an application for Commercial Corridor Overlay Zoning District Site Development Review: A. Approval of the application is consistent with the purpose and intent of this Chapter. B. Any approval complies with the policies of the General Plan, with any applicable Specific Plans, with the development regulations or performance standards established for the standard Zoning District in which it is located, and with all other requirements of the Zoning Ordinance. C. The approval will not adversely affect the health or safety of persons residing or working in the vicinity, or be detrimental to the public health, safety and general welfare. D. The design of the project will provide a desirable environment for the development and an attractive environment for the public. E. The project is in substantial compliance with the applicable chapters of the Commercial Corridor Design Guidelines. 8.33.090 Action. The decision -maker for Commercial Corridor Overlay Zoning District Site Development Review applications shall be the Community Development Director (or his /her designee), the Zoning Administrator (or his /her designee) or the Planning Commission as set forth in Chapter 8.104 (Site Development Review). The decision -maker may approve, conditionally approve, or deny a Commercial Page 3 of 7 Corridor Overlay Zoning District Site Development Review based on the required findings in Section 8.33.080. 8.33.100 Amendment. The process for amending a Commercial Corridor Overlay Zoning District Site Development Review approval shall be the same as the process for approving a Commercial Corridor Overlay Zoning District Site Development Review application. The decision -maker for the Commercial Corridor Zoning District Site Development Review amendment shall be the same decision -maker that ultimately approved the Commercial Corridor Zoning District Site Development Review including approval on appeal. The Community Development Director or his /her designee may grant a Commercial Corridor Overlay Zoning District Site Development Review Waiver for applications approved by another decision -maker or body upon the determination that the modification is a minor project and in accordance with Section 8.33.110, Waiver, to an approved Commercial Corridor Overlay Zoning District Site Development Review. 8.33.110 Waiver to an approved Commercial Corridor Overlay Zoning District Site Development Review. The Community Development Director or his /her designee may allow a minor change to an approved Commercial Corridor Overlay Zoning District Site Development Review as a Waiver upon determining the following: A. The proposed change is in substantial conformance with the approved Commercial Corridor Overlay Zoning District Site Development Review; B. The proposed change is minor in scope; C. The proposed change is exempt from or not otherwise subject to the California Environmental Quality Act; and D. The proposed change is consistent with the conditions of approval for the Commercial Corridor Overlay Zoning District Site Development Review and is substantially consistent with the Commercial Corridor Design Guidelines. It is not the intent of this Chapter that a series of Commercial Corridor Overlay Zoning District Site Development Review Waivers be used to circumvent the need for full and complete Commercial Corridor Overlay Zoning District Site Development Review. 8.33.120 Waiver for a project that does not have an approved Commercial Corridor Overlay Zoning District Site Development Review. The Community Development Director or his /her designee may allow a minor change to an existing site or building in the Commercial Corridor Overlay Zoning District that does not have an approved Commercial Corridor Overlay Zoning District Site Development Review as a Waiver upon determining the following: A. The proposed change is minor in scope; B. The proposed change is Categorically Exempt from the California Environmental Quality Act; and Page 4 of 7 C. The proposed change is substantially consistent with the Commercial Corridor Design Guidelines. It is not the intent of this Chapter that a series of Commercial Corridor Overlay Zoning District Site Development Review Waivers be used to circumvent the need for full and complete Commercial Corridor Overlay Zoning District Site Development Review. 8.33.130 Commercial Corridor Design Guidelines. The Commercial Corridor Design Guidelines adopted by the City Council on December 4, 2012 by Resolution , and as may be amended thereafter, shall be used to guide the review of Commercial Corridor Overlay Zoning District Site Development Review applications. 8.33.140 Building Permits. Building Permits shall not be issued except in accordance with the terms and conditions of the Commercial Corridor Overlay Zoning District Site Development Review approval. 8.33.150 Ordinary Maintenance and Repair. Nothing in this section shall be construed to prevent the ordinary maintenance or repair of any existing exterior architectural feature on any property in the Commercial Corridor Overlay Zoning District that does not involve a change in design, material, or exterior appearance and when such maintenance or repair is conducted in accordance with Chapter 8.140, Non- conforming Structures and Uses. 8.33.160 Procedures. The procedures set forth in Chapter 8.96, Permit Procedures, shall apply except as otherwise provided in this Chapter. SECTION 2. Amendment to Section 8.104.040.G: Section 8.104.040.G of the Dublin Municipal Code is hereby amended to read as follows: G Commercial Corridor Overlay Zoning District. All improvements within the Commercial Corridor Overlay Zoning District shall be reviewed in accordance with and subject to Chapter 8.33, Commercial Corridor Overlay Zoning District. SECTION 3. Addition of Section 8.104.040.H: Section 8.104.040.H of the Dublin Municipal Code is hereby added to read as follows: H. All Other Improvements. All other improvements to structures or a site, which are not otherwise mentioned in this Chapter, shall be subject to a Site Development Review Waiver or Site Development Review, as determined by the Community Development Director. All other text in Chapter 8.104 not amended by this Ordinance remains unchanged. Page 5 of 7 SECTION 4. Amendment of Zoning Map: The Zoning Map is hereby amended to add an overlay designation to the Commercial Corridor Design Guidelines project area as shown in Exhibit A. Staff is hereby directed to amend the official Zoning Map of the City of Dublin to reflect the addition of the Commercial Corridor Overlay Zoning District designation to the parcels shown on the map. SECTION 5. Compliance with California Environmental Quality Act ( "CEQA'): The City Council declares that this ordinance is exempt from CEQA based on the following findings: This ordinance is exempt from CEQA pursuant to CEQA Guidelines Section 15061(b)(3), which provides that CEQA applies only to those projects that have the potential to cause a significant effect on the environment. This adoption of this ordinance is an activity that is exempt from CEQA because the ordinance does not, in itself, allow the construction of any building or structure. This ordinance, therefore, has no potential for resulting in a significant effect on the environment, directly or ultimately. Individual projects in the Scarlett Court area will be reviewed for compliance with CEQA. SECTION 6. Severability. The provisions of this Ordinance are severable and if any provision, clause, sentence, word or part thereof is held illegal, invalid, unconstitutional, or inapplicable to any person or circumstances, such illegality, invalidity, unconstitutionality, or inapplicability shall not affect or impair any of the remaining provisions, clauses, sentences, sections, words or parts thereof of the ordinance or their applicability to other persons or circumstances. SECTION 7. Effective Date. This Ordinance shall take effect and be enforced thirty (30) days following its adoption. SECTION 8. Posting. 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. PASSED, APPROVED, AND ADOPTED BY the City Council of the City of Dublin on this 4t" day of December 2012, by the following votes: AYES: NOES: ABSENT: Page 6 of 7 ABSTAIN: ATTEST: City Clerk Mayor G: \PA# \2012 \PLPA - 2012 -00061 Comm Corridor Design Guidelines \CC hearing 12.04.2012 \CC Ord.docx Page 7 of 7 Residential Commercial Industrial Commercial Corridor Overlay R-1 (Minimum Lot Area) Single Family A) tlal C -O + Commercial Offce 11-P -P Industrial Park OF��Dp��2 �i�✓ � STAFF REPORT a2 PLANNING COMMISSION DATE: October 30, 2012 TO: Planning Commission SUBJECT: PLPA- 2012 -00061 Study Session to discuss the Draft Commercial Corridor Design Guidelines Report prepared by Kristi Bascom, Principal Planner EXECUTIVE SUMMARY: The purpose of this Study Session is to review the Draft Commercial Corridor Design Guidelines. RECOMMENDATION: Staff recommends that the Planning Commission receive Staff's presentation and provide Staff with direction on the Draft Commercial Corridor Design Guidelines. Submitted By Reviewed By Principal Planner Assistant Community Development Director COPIES TO: File ITEM NO.: Page 1 of 5 GAPA #120121PLPA -2012 -00061 Comm Corridor Design GUidelinesTIC SS 10.30.20121PC Study Session SR 10.30.2012.docx DESCRIPTION: Background One of the key initiatives of the City Council for Fiscal Year 2012 -2013 is to prepare design guidelines for new development along the City's commercial corridor. The Commercial Corridor Design Guidelines are intended to create a set of "rules" for new development and revitalization projects in areas of the City that are not already covered by another specific plan or design guidelines document. The goal is to ensure that development in all of the City's commercial neighborhoods meets the community's high standards and contributes to a positive image of the City of Dublin. Dublin currently has three Specific Plans that contain land use regulations, development standards, and design guidelines for development within each specific plan boundary, including the Eastern Dublin Specific Plan (covers properties within the city limits east of Dougherty Road and the Iron Horse Trail), the Downtown Dublin Specific Plan (covers 284 acres in Dublin's commercial core), and the Historic Area Specific Plan (covers 38 acres adjacent to and around the Heritage Park on Donlon Way). Lastly, the Scarlett Court Design Guidelines apply to 52 acres of land along Scarlett Drive and Scarlett Court between Dougherty Road and the Iron Horse Trail. There are approximately 187 acres of land in the Primary Planning Area (as identified in the General Plan) to which the proposed Commercial Corridor Design Guidelines would apply (see Figure 1 below). The properties are generally located on Dublin Boulevard, San Ramon Road, Village Parkway, Clark Avenue, Sierra Court and Lane, Dougherty Road; and Houston Place. Fiqure 1: P z. 0 Figure 1: Areas subject to compliance with the Commerical Corridor Design Guidelines osed Proiect Area - Proposed Project Area Parcels Streets 2of5 Camp Parks RFTA ` _ I City of Dublin The purpose of this Study Session is to provide the Planning Commission an opportunity to review the Draft Commercial Corridor Design Guidelines and provide input before the draft document is finalized and presented to the Planning Commission for a recommended action by the City Council. ANALYSIS: The Draft Commercial Corridor Design Guidelines (Attachment 1) were developed to provide guidance to applicants and consistency in design review. Attachment 1 is a black and white version of the document, but a full -color version is available to view on the City's website at the following link: http:// www .dublin.ca.gov /index.aspx ?nid =174 The guidelines apply basic design principles, which are general in nature and address compatibility, site planning, and building design - including the relationship between structures within an immediate area. Well- designed developments uphold their appearance, add to the value of properties upon resale, and remain viable places over long periods of time. City Council, Planning Commission, and City Staff will use these guidelines to judge the merits of all future development proposals for commercially- designated properties. Design Guidelines Overview The document is divided into the following chapters: Chapter 1: Introduction — includes background information, applicability of the design guidelines, and a description of the design review process in Dublin; Chapter 2: Existing Conditions — includes a description of the existing setting and a future vision; and Chapter 3: Design Guidelines — includes sections specific to site planning, architectural guidelines, signage, lighting, landscaping, and guidelines for specific uses. More specifically, Chapter 3 provides detailed direction on: • General building design; • Building articulation; • Building materials and colors; • Roof forms; • Building frontage treatment including specific guidelines for anchor storefronts, typical storefronts; residential fronts, office /lodging fronts, auto service fronts, and public fronts; • Signage; • Private outdoor spaces; • Outdoor dining; • Lighting; • Fences, walls, hedges, gates; • Landscaping and paving; • Parking; • Loading and refuse areas; • Screening; • On -site pedestrian circulation; and • Street trees Much of the design guidance contained in the Commercial Corridor Design Guidelines came from the Downtown Dublin Specific Plan, which was prepared after many months of participation 3 of 5 and discussion by members of the general public, stakeholders, and the Planning Commission. The only section of the document that is entirely new is Section 3.6 Design Guidelines for Specific Uses," which includes guidelines for unique and /or challenging use types such as drive - through and drive -up uses, entertainment uses, and convenience stores and service stations. Although the Draft Commercial Corridor Design Guidelines apply to those parcels that have commercial or industrial land use designations, the Draft Commercial Corridor Design Guidelines include guidelines for multi - family residential development should this use type be considered on any parcels in the project area in the future. The implementing mechanism for the Design Guidelines will be an overlay zoning district — the same tool that was used when the Scarlett Court Design Guidelines were adopted in 2006. NEXT STEPS: The Draft Commercial Corridor Design Guidelines will be finalized based on input received at the Planning Commission Study Session. The final draft will be presented to the Planning Commission for a recommendation to the City Council at a public hearing in November. NOTICING REQUIREMENTS /PUBLIC OUTREACH: City Staff held a Community Meeting on Thursday, October 18, 2012 to solicit feedback from property owners in the proposed project area. A public notice was sent to 105 property owners, and four property owners /managers attended the meeting. A brief presentation of the Draft Commercial Corridor Design Guidelines was provided by Staff and the meeting attendees provided general comments and feedback. No changes to the document were suggested and no written comments had been received from the public at the time of publishing this Staff Report. A Notice of this Study Session was published in the Valley Times, posted at several locations throughout the City, and mailed to all property owners in the Proposed Project Area and all persons who have expressed an interest in being notified of meetings. The Staff Report for tonight's meeting was also available on the City's webpage. ATTACHMENTS: 1. Draft Commercial Corridor Design Guidelines (dated October 30, 2012) 4of5 GENERAL INFORMATION: APPLICANT/: City of Dublin PROPERTY OWNER: Various LOCATION: Various parcels per Figure 1 in Staff Report ASSESSORS PARCEL NUMBER: Various GENERAL PLAN LAND USE DESIGNATION: Includes Retail /Office, Retail /Office and Automotive, Business Park /Industrial, Business Park /Industrial and Outdoor Storage, Mixed Use, and Medium -High Density Residential and Retail /Office SPECIFIC PLAN LAND USE DESIGNATION: Not applicable SURROUNDING USES: Various RESOURCES: General Plan Zoning Ordinance Downtown Dublin Specific Plan Scarlett Court Design Guidelines 5 of 5 Planning Study Session Minutes Tuesday, October 30, 2012 CALL TO ORDER A special meeting of the City of Dublin Planning Commission was held on Tuesday, October 30, 2012, in the City Council Chambers located at 100 Civic Plaza. Chair Wehrenberg called the meeting to order at 6:03:39 PM ATTENDEES Present: Chair Wehrenberg, Vice Chair O'Keefe; Commissioners Brown, Bhuthimethee and Schaub; Luke Sims, Community Development Director; Jeff Baker, Assistant Community Development Director; Kristi Bascom, Principal Planner; and Debra LeClair, Recording Secretary. ABSENT: None 1.1 PLPA- 2012 -00061 Study Session to discuss the Draft Commercial Corridor Design Guidelines Kristi Bascom, Principal Planner, presented the project as outlined in the Staff Report. Cm. Schaub stated that, at one time, the Planning Commission had talked about creating a Scarlett Court Specific Plan but wanted to wait until Camp Parks was completed and asked if that is still the case. Jeff Baker, Assistant Community Development Director, answered that in lieu of creating a Scarlett Court Specific Plan the City has done a few things instead, i.e., streamlining the process for auto uses, creating the design guidelines and will not be creating a specific plan for the Scarlett Court area at this time. Cm. Schaub stated that there had been a concern regarding an exception for drive -thru windows for a pharmacy and asked if that had been addressed in the Commercial Corridor Design Guidelines (CCDG). Ms. Bascom responded that the design guidelines are guidelines; there are a few items that are prescriptive but most are considered "should be done." She stated the intent is that Staff, the Planning Commission and the City Council will be able to use the document as a guideline. It can also be provided to property owners and developers who are looking for guidance as to the designs the City would like to have in the Commercial Corridor. Cm. Brown understood the definition of "should" but read that in some cases, "should" can also mean "required." nning Commission I Octo6er30, 2012 Commerda(Co rrdor Design Guidelines Ms. Bascom responded that the intent is that "shall" is a requirement but "should" means not required. She stated that on Page 11 of the Guidelines it states the term "shall" is used to denote a design standard where compliance is required; the term "should" is used to denote a guideline that is recommended but not required in all circumstances; the term "may" is used to denote a design treatment that is optional. She stated those are the three levels of requirement. Cm. Schaub asked if Floor Area Ratios are included in the Design Guidelines. Ms. Bascom answered no. She clarified that the Commercial Corridor Design Guidelines (CCDG) are based on the Downtown Dublin Specific Plan (DDSP) which is a very inclusive document which included the floor area ratio. She stated that the CCDG has everything in it related to design in the commercial corridor area but does not speak to land use, development intensity, set- backs, or building heights; those items remain in the zoning that applies to the individual parcels. Chair Wehrenberg stated that the CCDG talks about building heights and felt it might be an existing factor. Ms. Bascom agreed that it is in the existing conditions which are a general description of the area to which the design guidelines apply. Chair Wehrenberg asked if the CCDG would include higher standards for Green Building for those commercial spaces or rely on the Green Building Ordinance. Ms. Bascom answered the Green Building Ordinance sets the requirements and the CCDG guidelines are above and beyond those. Chair Wehrenberg understood but felt that commercial spaces use more waste and more energy and asked if higher standards for commercial spaces should be considered in the CCDG. Ms. Bascom felt the CCDG would not be the appropriate document for higher Green Building standards. Mr. Baker agreed and stated that the Green Building Ordnance and the Building Code addresses some of the factors. He felt this document is directed at only the design of the commercial spaces. Chair Wehrenberg felt this document could be an opportunity to recommend higher standards for Green Building. Cm. Schaub stated there are many guideline documents now, i.e.; DDSP, Sustainability Element of the General Plan, etc. He asked what the hierarchy would be of those various documents. Ms. Bascom responded that, for all the properties to which the CCDG apply, the General Plan is always the overarching document and all the elements within the General Plan; Land Use Element, Community Design and Sustainability Element, etc. apply City -wide, then the Zoning Ordinance. She stated that there are some areas of the City that have a specific plan that contains the zoning as well as the development standards and design guidelines. She stated that the General Plan Land Use describes the allowable land uses; the zoning district for individual Tfanning Commission 2 octo&r30, 20.12 Commercial Co r (Design C Cznes parcels sets forth the development standards and then the additional layer being added by the CCDG are design guidelines that offers guidance and suggestions for design on those parcels. Cm. Brown referred to the graphic in the CCDG regarding sidewalks that suggested there should be a 5 foot wide, unobstructed walkway. He asked if the City has plans to create those sidewalks on Village Parkway or would the individual property owner be responsible for their area of the sidewalk. Ms. Bascom answered that the Village Parkway District is part of the DDSP so that would not be covered by this document. She stated the graphic was taken out of the DDSP. She stated that typically the property owner is responsible for the sidewalk in front of their property. The City has capital improvement projects where funds are set aside for streetscape improvements. She mentioned there is a streetscape improvement project in process along Golden Gate Drive between the BART station and Dublin Blvd. She stated the City is devoting a substantial resource into sidewalk improvements, pedestrian lights and tree grates, etc. She stated that the intent of the graphic Cm. Brown referred to is just to show how the City would like to have an outdoor dining area look and not to suggest that all commercial properties will look the same in the front. Cm. Bhuthimethee asked if this Commercial Corridor has not been previously defined, will this document define it. Ms. Bascom answered that these design guidelines are intended to capture the areas that are not covered by another document already. Cm. Bhuthimethee asked if the rest of the commercial properties are included in this document. Ms. Bascom answered yes; the idea for this document is to cover all the commercial properties in a document. Cm. Bhuthimethee asked if CCDG is an in -house document because some of the graphics are similar to the DDSP. Ms. Bascom answered that this document is not intended to recreate the wheel, but it is intended to capture all those parcels that are not in a specific plan or in the Scarlett Court Design Guidelines. She stated that Staff created the document in -house and borrowed heavily from the DDSP, which had been through an exhaustive public outreach process with a lot of input from the Planning Commission and other members of the City. She stated they also used the Scarlett Court Design Guidelines. She stated that the only new information is in the last section of Chapter 3 that has design guidelines that are related to specific uses. Cm. Bhuthimethee felt this document is more specific than the DDSP. Ms. Bascom responded that it was not intended to go further, because it was borrowed from the DDSP. She stated that the CCDG only deals with commercial and industrial parcels. Cm. Bhuthimethee felt that the DDSP also only deals with commercial parcels. PfanningCommission 3 Oczo6er3O, 2012 Commercia(Co rDesign CJuiderines Ms. Bascom responded that there is commercial and 1,300 residential units within the DDSP area. She stated that if the Planning Commission felt the CCDG should be modified then this is the time to suggest those modifications. Cm. Brown referred to Page 24 which states that evergreen trees are encouraged within parking lots. He mentioned a recent Citibank project where trees damaged the parking lot. He suggested being more specific regarding the types of trees encouraged within parking lots so that the damage problem does not happen again. Ms. Bascom felt the intent of having the evergreen trees is for shade on a year -round basis. She suggested adding verbiage stating "evergreen trees that are suitable for smaller areas are encouraged." She felt that Staff always intends for landscaping to be suitable and contextual to the specific project. Cm. Bhuthimethee suggested adding large canopy trees to create shade also. Cm. Schaub felt it would be a good idea to have a list, which can be shared with developers, of trees that are encouraged to be planted and a list of trees that are discouraged, similar to the Streetscape Master Plan. Ms. Bascom stated that the Streetscape Master Plan is used primarily for street trees not private, on -site landscaping. She stated, with private, on -site landscaping, Staff is more generous with allowing the developer to design a landscape pallet that works with the building, the site and the architecture. There is generally no certain species or landscape pallet for private development. Mr. Baker added that the City's process has changed since the Citibank building was built (the project Cm. Brown was referring to). The City now has a design review process which includes review by a landscape architect to ensure the appropriateness of the plant pallet. He felt that, having language in the CCDG that suggests that the trees should be appropriate for that location, gives Staff the basis to ensure the appropriate tree size. He stated that, while Staff could produce a list of trees, it would be difficult to have an all- inclusive list versus including broad language that can be used to provide that guidance. Cm. Schaub felt that the Planning Commission has identified trees that work well and trees that don't work as well. Cm. Bhuthimethee referred to Page 13, Appropriate Screening Methods; she asked if building walls include low masonry walls. She also asked if it would be useful to add onto the list, under the Utility Screening section, some items that are addressed later on in the document, such parking lots, trash enclosures, recycling facilities and loading areas. Ms. Bascom stated that the sections are broken up by utilities that need to be screened from view, and then there is a separate area that speaks to loading and unloading and another separate section for trash enclosures. She asked if Cm. Bhuthimethee would like to add something. Cm. Bhuthimethee answered no. She asked if "building walls" means the wall of the building. Atnnang Commission 4 oc%o6er3O, 2012 CommerdafCo r Design Guidelines Ms. Bascom responded it could be a wing wall, an extension from the building or a masonry wall. She asked if it would be clearer to spell that out. Cm. Bhuthimethee answered yes; be more specific and indicate a masonry wall or low masonry wall. Cm. Bhuthimethee asked if there is a section regarding building facades that do not face the street. Ms. Bascom stated the building facades are discussed in Section 3.2. Cm. Bhuthimethee suggested adding something regarding the retail storefronts such as some kind of awnings at the pedestrian scale or some type of detailing at the pedestrian scale and asked if that would be appropriate for this section of the document. Ms. Bascom stated that this would be the section to address that concern. Cm. Schaub stated the Planning Commission wants to avoid the situation of a building that is very visible but ends up with blank walls and cited an example of an existing building. He felt that was an example of a building that was not required to add any type of architecture to the back side which was more visible than the other sides. Ms. Bascom referred the Commission to Page 31 where the finished materials and colors are discussed and states that they should be complementary to one another and appropriate to the architecture of the style and character of the building. Mr. Baker added that the first two bullets on Page 29, Section 3.2.1 addresses this scenario and states "if not visible from the public realm the design of side and rear facades may be simpler and more casual ... and requires consistent design, materials, colors and architectural treatments where visible in the public realm." Ms. Bascom added that they should include materials that are consistent and complementary to the front facade and goes on to state that all buildings shall be designed with similar architectural elements, materials, and colors as the front facade. Cm. Schaub mentioned that this section is similar to Conditions of Approval the Planning Commission has included for most residential projects that require the sides of houses, within the public realm view, to have the same architecture as the front facade. Ms. Bascom asked if there was text Cm. Schaub wanted to add. She felt that Page 29 captures the flavor of what he was concerned about. Cm. Schaub answered that he did not feel it was necessary to add additional language. Cm. Bascom responded that, on Page 29, the second bullet states that if the building is not visible from the public realm, the design of the side and rear facades may be simpler. 2'lanning commission 5 October3o, 2012 Comrnerdaa[CorridorDesign Guidelines Cm. Schaub agreed. Chair Wehrenberg asked if Cm. Bhuthimethee was in agreement with the two bullets on Page 29. Cm. Bhuthimethee agreed. Chair Wehrenberg felt there were a variety of different items covered in different areas of the document, including covering windows with signage. Ms. Bascom stated window covering is included in the Zoning Ordinance but felt it was good to repeat the standard in this document. Chair Wehrenberg felt the document incorporates a lot of green standards including window covering. Cm. Schaub referenced a storefront that he felt covered their windows extensively. Mr. Baker offered to look at the stores that he was referring to. Cm. Schaub felt that some storefront window signage and coverings are not consistent with what has been required of others. Chair Wehrenberg felt that concern had been addressed with Zoning Ordinance guidelines that would allow only a percentage of the window to be covered for advertising. Mr. Baker responded that there are regulations in the Zoning Ordinance that would apply to this store and agreed to send Code Enforcement for an inspection. Cm. Bhuthimethee asked Cm. Schaub what the term "public realm view' meant and if it includes the view from the parking lot as well as the street. Cm. Schaub answered yes, both; he mentioned the residential projects that were required to take into consideration the public realm view in regards to corner houses, and houses with second stories that can be seen from the public realm. Cm. Bhuthimethee suggested adding that landscaping is also encouraged in order to soften the view of the side and rear facades if the building fagade is plain. Cm. Schaub added that the Planning Commission struggled with some projects using grates with plants on it for architecture. He stated that was discouraged because the plants die without maintenance and some Applicants choose not to provide maintenance. Chair Wehrenberg felt that considering the lessons learned from previous projects the CCDG has covered the landscaping concerns well. T&nning Commission 6 octo6er 3(i, 2012 Commerdaf Corridor Design (uidefines Cm. Bhuthimethee felt it was good to have structured parking included and wanted to see more because in the future there could be more structured parking and a lot of cities fail to address it. She suggested possibly adding awnings in the "Articulating the Fagade" section. Chair Wehrenberg referred to a parking structure that the Applicant tried to keep as open as possible for security purposes. Cm. Bhuthimethee felt that parking structures make a statement and mentioned a parking structure in Walnut Creek that looks like a building and when compared to a BART parking structure it makes a big difference. She asked to include a section encouraging depth in color or other interest that might match surrounding buildings, possibly metal or precast; or artwork on the walls, large murals, and mentioned a mural on the side of a parking structure in Palo Alto that was very interesting. Cm. Schaub asked if that type of artwork would have to go to the Arts Commission. Mr. Baker answered, if it was being designed as public art, it would go the Arts Commission. Chair Wehrenberg felt that maintenance of murals on parking structures could be an issue with graffiti. Cm. Schaub wanted to see any type of mural on a blank wall go to the Arts Commission. Chair Wehrenberg agreed. Mr. Baker suggested adding language regarding the use of a public art mural, which would go to the Arts Commission. Cm. Bhuthimethee agreed. Cm. Schaub was in support of the project. Cm. O'Keefe was in support of the project. Cm. Brown was in support of the project. Chair Wehrenberg was in support of the project. Cm. Bhuthimethee asked if the CCDG included landscape accent lighting recommendations. She felt that lighting makes a big difference in the look of the project. Ms. Bascom answered that the CCDG speaks about primarily sidewalks and walkways, outdoor spaces and outdoor seating areas where it's more geared towards pedestrian gathering and providing lighting for safety as opposed to enhancements. Cm. Brown asked if she was referring to street lighting. nning Commission Octo6er30, 2012 Commerda[ConidorDesiqn Guidehnes Cm. Bhuthimethee answered no; she felt that lighting itself can be very attractive. Cm. Schaub mentioned the attractive lighting on the Sports Authority building. Ms. Bascom stated that the document speaks about building lighting but not about accent lighting for landscaping. She stated Staff can add landscaping accent features should be considered. Chair Wehrenberg asked when the project would come back to the Planning Commission. Ms. Bascom answered the project is scheduled for the Planning Commission meeting on November 13, 2012 and she would present the changes made here tonight. Mr. Baker stated that the Planning Commission would review the final draft document and then make a recommendation to the City Council for adoption. Cm. Brown asked who would review the draft after the changes are made from what was done at this meeting. Mr. Baker answered it will come back to the Planning Commission. He stated that the document has been reviewed internally, Staff met with community members and this Study Session was another opportunity for the community, as well as the Planning Commission, to address concerns. He stated that the next step is to incorporate the feedback from tonight's meeting into the final draft. Staff will bring the CCDG back to the Planning Commission at a public hearing for a recommendation to the City Council and the implementation of Zoning Amendments. ADJOURNMENT - The meeting was adjourned at 6:52:30 PM Respectfully submitted, Doreen Wehrenberg Chair Planning Commi ion ATTEST: Jeff Baker Assistant Community Development Director G: \ MINUTES \2012\ STUDY SESSIONS \ PC SS Draft Design Guidelines 10.30.12.doc 8 Ot' I DATE: TO: STAFF REPORT PLANNING COMMISSION November 13, 2012 Planning Commission SUBJECT: PUBLIC HEARING: PLPA- 2012 -00061 Commercial Corridor Design Guidelines. Creation of design guidelines for commercial and industrial properties, amendments to the Zoning Ordinance (Chapter 8.33 and Chapter 8.104), and an amendment to the Zoning Map for the purposes of project implementation Report prepared by Kristi Bascom, Principal Planner EXECUTIVE SUMMARY: The project includes the creation of design guidelines and a Zoning Ordinance Amendment (Title 8 of the Dublin Municipal Code). The Design Guidelines are intended to guide private improvements and new construction along commercial corridors that are not already addressed in a specific plan or design guidelines document. The Zoning Ordinance amendment includes the creation of Chapter 8.33 (Commercial Corridor Overlay Zoning District) to create an overlay zoning district for the City's commercial and industrial areas that are subject to the proposed design guidelines. The Zoning Ordinance Amendment also includes an amendment to Chapter 8.104 (Site Development Review) and the Zoning Map to depict the boundaries of the Commercial Corridor Zoning District. The Planning Commission will review and make a recommendation to the City Council regarding the proposed design guidelines and the Zoning Ordinance Amendments. RECOMMENDATION: Staff recommends that the Planning Commission: 1) Receive Staff presentation; 2) Open the public hearing 3) Take testimony from the public; 4) Close the public hearing and deliberate; and 5) Adopt a Resolution recommending City Council approval of the Commercial Corridor Design Guidelines and recommending that the City Council adopt an Ordinance adding Chapter 8.33 to the Dublin Municipal Code (Zoning Ordinance) establishing the Commercial Corridor Overlay Zoning District and amending Section 8.104.040 relating to the Commercial Corridor Overlay Zoning District Site Development Review and amending the Zoning Map to add an Overlay Zoning District Designation to the Commercial Corridor area. V-Y) S+ 6c ,S Submitted By viewed By Principal Planner Assistant Community Development Director COPIES TO: File ITEM NO.: � Page 1 of 6 G:1PA #120121PLPA- 2012 -00061 Comm Corridor Design GuidelineslPC hearing 11.13.20121PCSR 11. 13.2012. docx Background One of the key initiatives of the City Council for Fiscal Year 2012-2013 is to prepare design guidelines for new, development along the City's commercial corridor that are not already subject to design guidelines or a specific pilan, The Commercial Corridor Design Guideli�nes are intended to provide guidance for new devel�opimeint and revitalization projects in areas of the City that are not already covered by another specific plain or design guidelines document, The goal is to ensure that development in all of the City's commercial neighborhoods meets the community's high standards and contributes to a pos,itive image of the City of Dublin. mom ANALYSIS: The Draft Commercial Corridor Design Guidelines (Exhibit A to Attachment 1) were developed to provide guidance to Applicants and consistency in design review. Exhibit A is a black and white version of the document, but a full -color version is available to view on the City's website at the following link: http: / /www.dublin.ca.gov /index.aspx ?nid =174 The guidelines apply basic design principles, which are general in nature and address compatibility, site planning, landscape, and building design - including the relationship between structures within an immediate area. Well- designed developments uphold their appearance, add to the value of properties, and remain viable places over long periods of time. The City Council, Planning Commission, and City Staff will use these guidelines to review the merits of all future development proposals for commercially- designated properties that are subject to these Design Guidelines. Design Guidelines Overview The document is divided into the following chapters: Chapter 1: Introduction — includes background information, applicability of the design guidelines, and a description of the design review process in Dublin; Chapter 2: Existing Conditions — includes a description of the existing setting and a future vision; and Chapter 3: Design Guidelines — includes sections specific to site planning, architectural guidelines, signage, lighting, landscaping, and guidelines for specific uses. More specifically, Chapter 3 provides detailed direction on: • General building design; • Building articulation; • Building materials and colors; • Roof forms; • Building frontage treatment including specific guidelines for anchor storefronts, typical storefronts, residential fronts, office /lodging fronts, auto service fronts, and public fronts; • Signage; • Private outdoor spaces; • Outdoor dining; • Lighting; • Fences, walls, hedges, gates; • Landscaping and paving; • Parking; • Loading and refuse areas; • Screening; • On -site pedestrian circulation; and • Street trees Much of the design guidance contained in the Commercial Corridor Design Guidelines came from the Downtown Dublin Specific Plan, which was prepared after many months of participation and discussion by members of the general public, stakeholders, the City Council, and the Planning Commission. The only section of the document that is entirely new is Section 3.6 "Design Guidelines for Specific Uses," which includes guidelines for unique and /or challenging 3of6 use types such as drive - through and drive -up uses, entertainment uses, and convenience stores and service stations. Although the Draft Commercial Corridor Design Guidelines apply to those parcels that have commercial or industrial land use designations, the Draft Commercial Corridor Design Guidelines include guidelines for multi - family residential development should this use type be considered on any parcels in the project area in the future. As a general rule, the context of the site and its surroundings should be considered when applying the Draft Commercial Corridor Design Guidelines to projects. In some areas, it may be important to strictly enforce or apply all applicable guidelines. In other areas, a more flexible interpretation could be allowed if the proposed design achieves the overall intent of compatible, cohesive design. The terms "shall ", "should ", and "may" are throughout the document. The term "shall" is used to denote a design standard where compliance is required. The term "should" is used to denote a guideline that is recommended, but not required in all circumstances. The term "may" is used to denote a design treatment that is allowed or optional. ZONING ORDINANCE AMENDMENT The implementing mechanism for the Design Guidelines will be an overlay zoning district — the same tool that is used to implement the Scarlett Court Design Guidelines. Staff proposes amendments to the Zoning Ordinance to add an overlay zoning district and to ensure internal consistency throughout the document. A new Chapter 8.33 is proposed to be added to the Zoning Ordinance establishing the Commercial Corridor Overlay Zoning District. Section 8.104.040, in the Site Development Review chapter of the Zoning Ordinance, is proposed to be changed to add reference to the new Commercial Corridor Overlay Zoning District. Lastly, the Ordinance will amend the Zoning Map to add an overlay zoning district designation to the Commercial Corridor area. Sections 1, 2, 3, and 4 of the draft Ordinance (Exhibit B to Attachment 1) note the exact text amendments to the Zoning Ordinance. In summary, the new Chapter 8.33 is the implementation tool to ensure that the Commercial Corridor Design Guidelines are followed in the course of design review. Attached is a Planning Commission Resolution (Attachment 1) recommending that the City Council adopt an Ordinance that accomplishes three things: 1) Approves the Commercial Corridor Design Guidelines (Exhibit A to Attachment 1); 2) Approves a Zoning Ordinance Amendment to add Chapter 8.33 to the Zoning Ordinance to establish the Commercial Corridor Overlay Zoning District and amends Section 8.104.040 of the Zoning Ordinance relating to the Commercial Corridor Overlay Zoning District Site Development Review (Exhibit B to Attachment 1); and 3) Amends the Zoning Map to add an overlay zoning district designation to the Commercial Corridor area (Exhibit C to Attachment 1). CONSISTENCY WITH THE GENERAL PLAN, SPECIFIC PLAN AND ZONING ORDINANCE: The creation of Chapter 8.33 (Commercial Corridor Overlay Zoning District) and the proposed amendments to Chapter 8.104 (Site Development Review) are consistent with the General Plan, applicable Specific Plans and the Zoning Ordinance in that the amendments are intended to implement design guidelines for uses which are consistent with the General Plan, applicable 4of6 Specific Plans and the Zoning Ordinance. The proposed amendments do not change any land use designations or zoning designations. ENVIRONMENTAL REVIEW: This project is exempt from the California Environmental Quality Act (CEQA) per CEQA Guidelines Section 15061(b)(3). Section 15061(b)(3) states that CEQA applies only to those projects that have the potential to cause a significant effect on the environment. The adoption of this Ordinance is an activity that is exempt from CEQA because the Ordinance does not, in itself, allow the construction of any building or structure, but it sets forth the design guidelines that shall be followed if and when a building or structure is proposed to be constructed or a site is proposed to be developed under existing entitlements. This Ordinance, therefore, has no potential for resulting in significant physical change in the environment, directly or ultimately. NOTICING REQUIREMENTS /PUBLIC OUTREACH: City Staff held a Community Meeting on Thursday, October 18, 2012 to solicit feedback from property owners in the proposed project area. A public notice was sent to 105 property owners, and four property owners /managers attended the meeting. A brief presentation of the Draft Commercial Corridor Design Guidelines was provided by Staff and the meeting attendees provided general comments and feedback. No changes to the document were suggested and no written comments had been received from the public at the time of publishing this Staff Report. A Notice of this public hearing was published in the Valley Times, posted at several locations throughout the City, and mailed to all property owners in the Commercial Corridor Overlay Zoning District, those within 300 feet of the proposed District, and all persons who have expressed an interest in being notified of meetings. The Staff Report for tonight's meeting was also available on the City's webpage. PLANNING COMMISSION REVIEW The Planning Commission held a Study Session on the Commercial Corridor Design Guidelines on Tuesday, October 30, 2012 at 6:00 p.m. No members of the public attended. The Planning Commission discussed the content of the Guidelines, asked questions of Staff, and made a few recommendations on items to change or add into the document (Attachment 2). Staff made the requested modifications to the Draft Commercial Corridors Design Guidelines that were suggested by the Planning Commission. ATTACHMENTS: 1. Resolution recommending City Council approval of the Commercial Corridor Design Guidelines and recommending that the City Council adopt an Ordinance approving a Zoning Ordinance Amendment to add Chapter 8.33 to the Dublin Municipal Code (Zoning Ordinance) establishing the Commercial Corridor Overlay Zoning District and to amend Section 8.104.040 of the Dublin Municipal Code (Zoning Ordinance) relating to the Commercial Corridor Overlay Zoning District Site Development Review, and to amend the Zoning Map to add an overlay zoning district designation to the Commercial Corridor area, with the Draft Commercial Corridor Design Guidelines included as Exhibit A, the draft Ordinance included as Exhibit B, and the figure illustrating the affected parcels as Exhibit C. 2. Draft Study Session Minutes dated October 30, 2012 5 of 6 GENERAL INFORMATION: APPLICANT: City of Dublin PROPERTY OWNER: Various LOCATION: Various parcels per Figure 1 in Staff Report ASSESSORS PARCEL NUMBER: Various GENERAL PLAN LAND USE DESIGNATION: Includes Retail /Office, Retail /Office and Automotive, Business Park /Industrial, Business Park /Industrial and Outdoor Storage, Mixed Use, and Medium -High Density Residential and Retail /Office SPECIFIC PLAN LAND USE DESIGNATION: Not applicable SURROUNDING USES: Various RESOURCES: General Plan Zoning Ordinance Downtown Dublin Specific Plan Scarlett Court Design Guidelines 6of6 DRAFT DRAFT Planning Commission Minutes Tuesday, November 13, 2012 CALL TO ORDER /ROLL CALL A regular meeting of the City of Dublin Planning Commission was held on Tuesday, November 13, 2012, in the City Council Chambers located at 100 Civic Plaza. Chair Wehrenberg called the meeting to order at 7:00:24 PM Present: Chair Wehrenberg; Commissioners Schaub and Brown; Jeff Baker, Assistant Community Development Director; Kit Faubion, Assistant City Attorney; Kristi Bascom, Principal Planner; Linda Smith, Economic Development Director; and Debra LeClair, Recording Secretary. Absent: Vice Chair O'Keefe and Cm. Bhuthimethee ADDITIONS OR REVISIONS TO THE AGENDA — NONE MINUTES OF PREVIOUS MEETINGS — Vice Chair O'Keefe and Cm. Bhuthimethee were absent from the meeting and Cm. Schaub was absent from the October 9, 2012 meeting, therefore, the minutes of the October 9, 2012 meeting were not approved as there was no quorum. On a motion by Cm. Brown and seconded Chair Wehrenberg the minutes from the October 30, 2012 Study Session were approved as written. ORAL COMMUNICATIONS — NONE CONSENT CALENDAR — NONE WRITTEN COMMUNICATIONS — NONE PUBLIC HEARINGS — 8.1 PLPA 2011 -00003 — Moller Ranch (Braddock & Logan Services, Inc.) General Plan and Eastern Dublin Specific Plan Amendments, Planned Development rezone with related Stage 1 and Stage 2 Development Plan, Vesting Tentative Tract 8102, a Development Agreement and a Supplemental Environmental Impact Report. Jeff Baker, Assistant Community Development Director, briefly discussed the project and recommended that the Planning Commission continue the item to a date uncertain in order to finish the response to comments on the Supplemental EIR. Chair Wehrenberg opened the public hearing and having no speakers, closed the public hearing. On a vote of 3 -0 -2, with Vice Chair O'Keefe and Cm. Bhuthimethee being absent, the Planning Commission voted to continue the item to a date uncertain. 41tanning Commission Arovem6e'r /3, 2012 (kqpkaw `JOleelillif 148 DRAFT DRAFT �� 8.2 PLPA- 2012 -00060 Community Benefit Agreement and Development Agreement for the Kingsmill Group Mixed -Use Retail /Residential project at the former Crown Chevrolet site in Downtown Dublin. Linda Smith, Economic Development Director, presented the project as outlined in the Staff Report. Cm. Brown asked about income qualifications of the applicants for the affordable housing portion of the project. Ms. Smith answered that she did not have income level information but stated the project would primarily serve special needs veterans, as well as those veterans eligible for housing vouchers through the Alameda County Housing Authority. Cm. Brown asked if the 76 affordable housing units will continue to be affordable housing restricted to veterans. Ms. Smith responded that there is a typical 55 year deed restriction on the affordable units. She added that the project will be primarily marketed to special needs veterans and veterans and their families. She stated that they will also ensure there will be a supply of multi- bedroom apartments for veterans with families, not only those veterans in transition. Cm. Schaub asked how many units are planned for the Dublin Blvd side of the project. Ms. Smith answered, there are 314 units planned. Cm. Schaub asked, with this type of development agreement, would a future Planning Commission be able to reduce the number of units in the project if they felt it was too dense for Dublin Blvd or would they be bound by the number of units mentioned in the agreement. He was concerned with the number of units in a nearby project and asked what the unit count was for that project. Ms. Smith answered the Essex project has 309 units on 3.8 acres. Cm. Schaub was concerned with building units close to Dublin Blvd and asked if a future Planning Commission could reduce the number of units in the project or would the development agreement lock in the number of units. Mr. Baker answered that the unit count would be allocated to the developer but the design of the building would not. He compared this project to the Essex project which is 3.8 acres with 309 units; this project is 314 units on 5 acres, which is a larger site. Cm. Schaub felt the design could be stepped back to keep the units back from the street. Mr. Baker referred to Cm. Brown's question regarding income requirements for the affordable units; Section 6.2.2 of the agreement states "...restricts the use of Parcel B to the provision of 41tanning Commission Arovem6e'r /3, 2012 (kqpkaw `JOleelillif 149 DRAFT DRAFT affordable housing for low- income households whose incomes do not exceed eighty percent (80 %) of the area median income as adjusted for actual household size..." Cm. Schaub felt that it may be harder to rent to veterans in the future, but the units could be offered to other low- income residents who are not veterans. Ms. Smith agreed and stated that while the project will be marketed to veterans, the goal would be to ensure that the units are occupied with low- income residents. Chair Wehrenberg opened the public hearing. Woodie Carp, Senior Project Developer, Eden Housing, spoke in favor of the project. He stated that Eden housing was asked to participate in the project and was happy to. He stated that the project will primarily serve veterans and the families of veterans as a rental project. The project will be restricted to residents with income at or below 80% Area Median Income (AMI) but stated that EDEN Housing targets populations with incomes which are much lower and could be below 50% AMI, with some units as low as 30% of AMI. He stated that the specific funding program being requested would be to serve a special needs population, which in this situation would be disabled veterans. The specific program requires that at least 50% of the total units be rented to the special needs population. The units may be rented to veterans and their families but will also be offered to low- income households. Chair Wehrenberg asked if they would be offering any other services to the veterans other than housing. Mr. Carp answered no; Eden has executed a Memorandum of Understanding (MOU) with Sentinels of Freedom, an organization that works with disabled veterans for on -site services. Chair Wehrenberg asked if the project would be strictly housing with no group rooms for meetings or for the resident's use. Mr. Carp responded that all their projects are designed to include a services office as well as a counseling office that would be available for the Sentinels of Freedom or other service providers to utilize. He stated there is also a community room for the residents to use for other programs as well as programs provided by Eden. He stated that through the tax credit program, Eden is required to provide services for the residents. Ms. Smith added that the project is located across from the Chabot/Las Positas College site that has done work with returning veterans. She stated Staff has started initial discussions with Chabot/Las Positas College regarding how the college can support the project. Cm. Brown asked how mobility /accessibility issues will be dealt with in the project. Mr. Carp answered that the concept will be a 4 -story structure with an elevator and an adjacent 4 -story garage structure that will be accessible from every level. Every unit will be built so that it can be converted to a fully accessible unit and there will be fully equipped, ADA accessible units per the code. He stated Eden will determine how many additional accessible units will be built in order to meet the needs of the population. 41tanning Commission Arovem6e'r /3, 2012 (kqpka w .`J leer iwaif 150 DRAFT DRAFT Cm. Schaub felt the project was located in an ideal area which is close to amenities and transportation. He asked if active service members and their families would also be eligible for this project and given priority. Mr. Carp answered yes; it is being evaluated and Eden will work closely with the Fair Housing Attorney to ensure compliance with all fair housing rules and regulations. If possible, Eden would consider a priority for families of veterans and families of active service members, but stated that a minimum of 50% of the units would have to be reserved for the special needs population. Chair Wehrenberg closed the public hearing. Chair Wehrenberg agreed that the project is in a perfect location, and stated she is in support of the project. Cm. Brown felt this was the first Community Benefit Agreement in the Downtown Dublin Specific Plan (DDSP). Ms. Smith stated this project is the first agreement under the adopted DDSP. Cm. Brown felt this is a good model and is in support of the project. On a motion by Cm. Schaub and seconded by Cm. Brown, on a vote of 3 -0 -2, with Vice Chair O'Keefe and Cm. Bhuthimethee absent, the Planning Commission adopted: RESOLUTION NO. 12 -39 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF DUBLIN RECOMMENDING THAT THE CITY COUNCIL ADOPT AN ORDINANCE APPROVING A COMMUNITY BENEFIT /DEVELOPMENT AGREEMENT BETWEEN THE CITY OF DUBLIN AND DIAMOND HEIGHTS INVESTMENTS IV, LLC. FOR A MIXED -USE RETAIL /RESIDENTIAL PROJECT 8.3 PLPA- 2012 -00061 Commercial Corridor Design Guidelines. Creation of design guidelines for commercial and industrial properties, amendments to the Zoning Ordinance (Chapter 8.33 and Chapter 8.104), and an amendment to the Zoning Map for the purposes of project implementation. Kristi Bascom, Principal Planner, presented the project as outlined in the Staff Report. Chair Wehrenberg opened the public hearing and having no speakers, closed the public hearing. The Planning Commission was in support of the project and the revisions made at the Planning Commission Study Session on October 30, 2012. 41tanning Commission Arovem6e'r /3, 2012 (kqpkaw .`J leelaaaif 151 DRAFT DRAFT On a motion by Cm. Brown and seconded by Cm. Schaub, on a vote of 3 -0 -2 with Vice Chair O'Keefe and Cm. Bhuthimethee absent, the Planning Commission adopted: RESOLUTION NO. 12 - 40 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF DUBLIN RECOMMENDING CITY COUNCIL APPROVAL OF THE COMMERCIAL CORRIDOR DESIGN GUIDELINES AND RECOMMENDING THAT THE CITY COUNCIL ADOPT AN ORDINANCE ADDING CHAPTER 8.33 TO THE DUBLIN MUNICIPAL CODE (ZONING ORDINANCE) ESTABLISHING THE COMMERCIAL CORRIDOR OVERLAY ZONING DISTRICT AND AMENDING SECTION 8.104.040 RELATING TO THE COMMERCIAL CORRIDOR OVERLAY ZONING DISTRCT SITE DEVELOPMENT REVIEW AND AMENDING THE ZONING MAP TO ADD AN OVERLAY ZONING DISTRICT DESIGNATION TO THE COMMERCIAL CORRIDOR AREA �� 8.4 Eastern Dublin Specific Plan Amendment to Eliminate the Requirement for Development Agreements and related Financing Plans and Infrastructure Sequencing Programs. Kit Faubion, Assistant City Attorney, presented the project as outlined in the Staff Report. The Planning Commission was in support of the project. Chair Wehrenberg opened the public hearing and having no speakers, closed the public hearing. On a motion by Cm. Schaub and seconded by Cm. Brown, on a vote of 3 -0 -2, with Vice Chair O'Keefe and Cm. Bhuthimethee absent, the Planning Commission adopted: RESOLUTION 12 - 41 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF DUBLIN RECOMMENDING THAT THE CITY COUNCIL AMEND THE EASTERN DUBLIN SPECIFIC PLAN TO ELIMINATE THE REQUIREMENT FOR DEVELOPMENT AGREEMENTS AND RELATED FINANCING PLANS AND INFRASTRUCTURE SEQUENCING PROGRAMS NEW OR UNFINISHED BUSINESS — NONE OTHER BUSINESS - NONE 41tanning Commission Arovem6e'r /3, 2012 (kqpka w .`J leer iwaif 152 DRAFT DRAFT 10.1 Brief INFORMATION ONLY reports from the Planning Commission and /or Staff, including Committee Reports and Reports by the Planning Commission related to meetings attended at City Expense (AB 1234). 10.2 Mr. Baker mentioned there will be a Study Session regarding the Economic Development Element of the General Plan scheduled for Tuesday, December 11, 2012 at 6:00 pm. 10.3 Mr. Baker discussed the upcoming agendas for future Planning Commission meetings. 10.4 Chair WehrenbergR mentioned that the Downtown Regional Sign Appeal will be heard at the November 20t City Council meeting. Mr. Baker agreed. ADJOURNMENT — The meeting was adjourned at 7:34:05 PM Respectfully submitted, Doreen Wehrenberg Planning Commission Chair ATTEST: Jeff Baker Assistant Community Development Director G:IMINUTESI201ZPLANNING COMMISSIOM 11. 13.12 DRAFT PC MINUTES. docx 41 tanning inn Coaaaaaaissio n Arovemr) ./ 3, 2012 (kqpkaw `Alle lilllif 153 RESOLUTION NO. 12 - 40 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF DUBLIN RECOMMENDING CITY COUNCIL APPROVAL OF THE COMMERCIAL CORRIDOR DESIGN GUIDELINES AND RECOMMENDING THAT THE CITY COUNCIL ADOPT AN ORDINANCE ADDING CHAPTER 8.33 TO THE DUBLIN MUNICIPAL CODE (ZONING ORDINANCE) ESTABLISHING THE COMMERCIAL CORRIDOR OVERLAY ZONING DISTRICT AND AMENDING SECTION 8.104.040 RELATING TO THE COMMERCIAL CORRIDOR OVERLAY ZONING DISTRCT SITE DEVELOPMENT REVIEW AND AMENDING THE ZONING MAP TO ADD AN OVERLAY ZONING DISTRICT DESIGNATION TO THE COMMERCIAL CORRIDOR AREA PLPA- 2012 -00061 WHEREAS, one of the key initiatives of the City Council for Fiscal Year 2012 -2013 is to prepare design guidelines for new development along the City's Commercial Corridors that are not already subject to a specific plan or design guidelines document; and WHEREAS, the Commercial Corridor area consists of approximately 187 acres of land generally comprised of parcels designated for commercial and industrial uses located on Dublin Boulevard, San Ramon Road, Village Parkway, Clark Avenue, Sierra Court and Lane, Dougherty Road; and Houston Place; and WHEREAS, approval of the Commercial Corridor Design Guidelines and the creation of Zoning Ordinance Chapter 8.33, Commercial Corridor Overlay Zoning District; an amendment to Chapter 8.104, Site Development Review; and an amendment to the Zoning Map to add an overlay zoning designation to the Commercial Corridor Area will serve as an appropriate mechanism to ensure that improvements in the area are designed and built in compliance with the Commercial Corridor Design Guidelines; and WHEREAS, the existing underlying standard zoning designations of each parcel in the Commercial Corridor area will remain in full force and effect; and WHEREAS, the California Environmental Quality Act (CEQA), together with the State guidelines and City environmental regulations require that certain projects be reviewed for environmental impacts and that environmental documents be prepared; and WHEREAS, the project has been found to be Exempt from CEQA, according to CEQA Guidelines Section 15061(b)(3) because it can be seen with certainty that there is no possibility that the proposed amendments to the Dublin Municipal Code (Zoning Ordinance) may have a significant effect on the environment; and WHEREAS, the Planning Commission held a public hearing on the Commercial Corridor Design Guidelines and on said amendments to the Dublin Municipal Code (Zoning Ordinance) on November 13, 2012, for which proper notice was given in accordance with California State Law; and WHEREAS, a Staff Report was submitted recommending that the Planning Commission recommend City Council approval of the Commercial Corridor Design Guidelines and approval of the amendments to the Dublin Municipal Code (Zoning Ordinance); and WHEREAS, the Planning Commission at its November 13, 2012 meeting did hear and use its independent judgment and consider all said reports, recommendations, and testimony hereinabove set forth. NOW THEREFORE, BE IT RESOLVED THAT THE Dublin Planning Commission does hereby recommend that the City Council approve the Commercial Corridor Design Guidelines attached hereto as Exhibit A, adopt the Ordinance attached hereto as Exhibit B, and amend the Zoning Map to affect the parcels shown on the figure attached hereto as Exhibit C. votes: PASSED, APPROVED AND ADOPTED this 13th day of November 2012 by the following AYES: Wehrenberg, Schaub, Brown NOES: ABSENT: O'Keefe, Bhuthimethee ABSTAIN: Planning Commission Chairperson ATTEST: Assistant Community Development Director G: \PA# \2012 \PLPA - 2012 -00061 Comm Corridor Design Guidelines \PC hearing 11.13.2012 \PC Reso CCDGs and ZOA.docx 2