Loading...
HomeMy WebLinkAboutReso 102-86 SRRD SP AmendRESOLUTION NO. 102-86 A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF DUBLIN APPROVING AN AMENDMENT TO THE SAN RAMON ROAD SPECIFIC PLAN PA 86-049 SAN RAMON ROAD SPECIFIC PLAN - AMENDING THE LAND USE PLAN SECTION OF THE PLAN TO CREATE AREA 3B (SUB-AREA OF AREA 3 OF THE PLAN, CONSISTINGOF THE 1.4+ ACRE MORET PROPERTY), PROVIDING FOR DEVELOPMENT WHICH WOULD BE OFFICE, FINANCIAL INSTITUTION, OR PERSONAL SERVICE USE IN NATURE, AND AMENDING THE CIRCULATION SYSTEM AND GENERAL DEVELOPMENT CRITERIA SECTIONS OF THE PLAN WHEREAS, Roy J. and Ula D. Moret requested on March 10, 1986, that the Dublin City Council consider authorizing a SPecific Plan Amendment Study of a portion of Area 3 of the San Ramon Road Specific Plan (PA 86-018); and WHEREAS, the City Council, at its regularly scheduled meeting of April 14, I986, authorized the preparation of a Specific Plan Amendment Study to consider the merits of developing the 1.4+ acre Moret property as an office development, amending the land use restriction in the Specific Plan which limits the amount of office use that can be established in Area 3 of the Specific Plan; and WHEREAS, the City Council, consistent with the Planning Commission's recommendations on June 15, 1986, regarding PA 86-050.1 and .2, directed by minute order at their June 23, 1986, meeting that the Study be expanded to include the remaining, unstudied portion of Area 3; and WHEREAS, the Planning Commission did hold public hearings to consider the Specific Plan Amendment Study on August 18, 1986 and September 2, 1986; and WHEREAS, the August 18, 1986, Staff Report to the Planning Commission was submitted recommending that the Land Use Section of the Specific Plan be amended to establish a new Sub-Area in the Plan covering the Moret property (providing development which would be "predominantly" Office use in nature) and to further adjust the Land Use Section to allow uses in the remaining portions of Area 3 of the Plan to provide for up to 25% occupancy by Personal Service, Financial or Office uses and to also adjust the Circulation System Section and General Development Criteria Sections of the Plan; and WHEREAS, the Planning Commission did hear and consider all said reports, recommendations and testimony as herein set forth at their August 18, 1986, hearing; and WHEREAS, the Planning Commission provided consensus direction at their August 18, 1986, meeting for Staff to adjust the August 18, 1986, Draft Resolution prepared for the Specific Plan Amendment to eliminate any reference to the creation of a new Sub-Area in the Plan for the Moret property and to further adjust the Draft Resolution to have it reflect an amendment to the Land Use Section of the Plan to provide for the Moret property to be included as one of the properties in Area 3 of the Plan (above and beyond the Dublin Town and Country Shopping Center property) to be allowed to be developed with uses including a maximum 25% occupancy (cumulative total) by Personal Service, Financial, and Office uses; and WHEREAS, at the September 2, 1986, Planning Commission meeting, three of the Commissioners indicated reservations about the previously expressed consensus direction given by the Planning Commission at the August 18, 1986, meeting regarding the Land Use Regulations outlined for the 1.4+ acre Motet property; and WHEREAS, the Planning Commission was unable to establish a consensus opinion regarding the Land Use Regulations for the Moret property individually and for Area 3 in general; and -1- WHEREAS, as a result of their inability to reach a consensus agreement regarding the proposed amendments to the Land Use Plan Section of the San Ramon Road Specific Plan, the Commission directed Staff to forward PA 86-049 to the City Council without recommendation; and WHEREAS, proper notice of said public hearing was given in all aspects as required by law; and WHEREAS, the City Council did hold a public hearing on September 8, 1986, to consider the Specific Plan Amendment Study and continued the matter until September 22, 1986; and WHEREAS, pursuant to State and City environmental regulations, a Negative Declaration of Environmental Significance has been previously adopted for the Specific Plan Amendment Study (City CoUncil ReSolution No./OL86); and WHEREAS, the City Council finds that the proposed amendments to the San Ramon Road Specific Plan Amendment will not have a significant environmental impact; and WHEREAS, the proposed Specific Plan Amendments are appropriate for the subject properties in terms of providing for future development of land uses which will be compatible to existing and proposed land uses and will not overburden public services; and WHEREAS, the proposed Specific Plan Amendments will not have substantial adVerse effects on health or safety, or be substantially detrimental to the public welfare, or be injurious to property or public improvements; NOW, THEREFORE, BE IT RESOLVED THAT THE City Council amends the Land Use Plan Section of the San Ramon Road Specific Plan for the 1.4+ acre portion of Area 3 of the Plan identified as the Moret property creating Area 3B and, introduces the following amended land use restrictions for that newly defined Sub-Area which identify the uses permitted, conditional uses, and uses specifically prohibited from being established. Creating Area 3B (Sub Area of Area 3, consisting of the Moret Property) 1.4+ Acres Unlike the remainder of the area identified as Plan Area 3, the 1.4+ acre Moret property is not viewed as having the same high potential for the development of retail shopper stores. The property's location at the northern edge of Area 3 of the Plan, its size, configuration and the presence of an active fault, collectively serve to compromise the feasibility of developing the site for Retail Shopper Use. In light of the above, Area 3B is established to permit occupancy by Office, Financial Institution, and Personal Service Uses subject to the following limitations: - Up to a maximum occupancy of 50% of the total gross floor area of any development (cumulative total) can be for Retail Shopper and Eating and Drinking Establishments. Permitted Uses - Office including, but not limited to, the following: ae Optometrist Medical and Dental Legal Accounting Architect Employment Agency Real Estate Other Administrative and Professional Office -2- Financial Institution establishments including, but not limited to, the following: Bank without drive-up facilities Savings and Loan without drive-up facilities Finance Company Small Loans Brokerage Insurance Personal Service establishments including, but not limited to, the following: a. Beauty Shop b. Barber Shop c. Shoe Repair d. Cleaner and Dryer e. Laundry f. Figure Salon g. Photographer h. Formal Wear/Rental i. Interior Decorator j. Travel Agent k. Key Shop 1. Dressmaking or Knitting Shop m. Tailor Shop n. Handicraft Shop Retail shopper establishments including, but not limited to, the following and restricted to a maximum of 50% of the total gross floor area of the facility: ae g. h. i. j. k. General Merchandise Stores Clothing Stores Shoe Stores Home Furnishings Stores Home Appliances/Music Stores Hobby/Special Interest Stores Gifts/Specialty Stores Jewelery and Cosmetic Stores Home Improvement Centers Drug Stores Auto Parts Stores. and similar uses that offer comparison goods based on price and quality. Eating and drinking establishments including, but not limited to, the following and restricted to a maximum of 50% of the total gross floor area of the facility: g. h. i. j. k. Restaurant Cocktail Lounge Donut Shop ICe Cream Parlor Sandwich Shop Specialty Food Delicatessen Bakery Candy or Nuts Health Food Wine and Cheese with on-sale liquor license from State of California Conditional Uses Subject to approval of a Conditional Use Permit be Community, religious and charitable institution facilities and uses. Public facilities and uses. Veterinary Office. Commercial recreation facility, other than a theater, if within a building. Tavern Recycling Centers, when operated in conjunction with a Permitted Use on the same premises. In-patient and out-patient health facilities as licensed by the State Department of Health Services. Prohibited Uses - Ail retail commercial uses defined as convenience stores, including: Grocery Stores Liquor and Wine Stores Drive-in and Drive-through Restaurants Meat, Fish or Poultry Stores and other stores which sell food and other household goods for consumption in a short time. Ail other retail stores not mentioned above including new and used vehicle sales and/or vehicle repair and service, service stations, and other similar stores and services. Residential uses. Industrial uses. BE IT FURTHER RESOLVED THAT THE City Council amends the Circulation System Section of the San Ramon Road Specific Plan to add the following direction to future development projects covering properties in Area 3 of the Plan located north of the extension of Amador Valley Boulevard. The following "Key Items" shall be added to the Circulation System Section. - Restrict access to San Ramon Road to the development of a single "shared driveway" between the Moret property and the Rivers-Barton property. - Development of the "shared driveway" with a 35 foot width with 25 foot Curb radius returns and a restriction of any on-site circulation connection to the driveway within 50 feet of the San Ramon Road curb line. - Development of two "shared driveways" on the north side of the Amador Valley Boulevard extension respectively located 120+ feet and 430+ feet west of San Ramon Road. - Refinement to the location and nature of pedestrian/bicycle easements from Shadow Drive through to San Ramon Road. BE IT FURTHER RESOLVED THAT THE City Council amends the General Development Criteria Section of the San Ramon Road Specific Plan as follows: Sub-Category 2 - Compatibility of Uses - The following text is added to this Sub-Category: Applications for Planned Development Zoning in Area 3 of the Plan involving commercial lands adjoining existing or planned multi-story construction shall have included as part of the development plan review application plan cross sections to detail the proximity and relationship of the relative land uses. -4- Redevelopment of the East Bay Iceland, Inc. property shall reflect a site plan layout which attempts to maximize the coordination between its planned uses and the adjoining Dublin Town & Country Shopping Center property to the north as regards building location and orientation, vehicular and pedestrian cross access,' landscape treatment and use of ancillary structures (location and design). Sub-Category 3 - Circulation Improvements- The following text is added to this Sub-Category: Circulation improvements established in conjunction with the development of the portion of Area 3 of the Plan located north of the Amador Valley Boulevard extension shall reflect the Findings and Recommendations of the TJKM Memorandum dated April 23, 1986 (see Appendix B). Development of the 0.4 acre stem remainder (346~' x 51±') extending easterly to San Ramon Road from the southeast corner of Area 2.of the Plan shall be subject to the Planned Development (PD) Rezoning process and shall be developed as part of a coordinated site plan tying the stem either to the Morrison Homes-Kildara Project and/or to the adjoining properties located north or south of the stem. Sub-Category 4 - Physical Constraints - The following text is added to this Sub-Category: Geologic Reports prepared in conjunction with the Development Plan requests covering undeveloped or marginally developed properties in Area 3 of the Plan may require on-site sub-surface trenching to assess potential geotechnical hazards. Sub-Category 5 - Noise - The following text is added to this Sub-Category: Acoustical Reports may be required to be prepared in conjunction with the building permit process for any new commercial or residential developments in the Plan Aera. Where required, said studies shall determine existing and future noise levels and shall outline specific construction and design measures that will be taken, as necessary, to provide the appropriate noise attenuation. Sub-Category 6 - Setbacks - The following text is added to this Sub-Category: Building setbacks for new development in Area 3 adjacent to the easterly limits of Area 2 can be reduced to 15 feet if it can be demonstrated that visual and acoustic privacy for existing or planned residential uses in Area 2 can be provided with this lesser setback standard. The setback standard observed at the northern limit of Area 3 shall be determined at the time of development plan review. The building location(s) shall be such to maximize the privacy of the residential development at the north side of Martin Canyon Creek and shall take into consideration the existing vegetation canopy in the Creek. Sub-Category 9 - Existing Vegetation - Project Landscaping - This Sub-Category is created with the following text: 9. Existing Vegetation - Project Landscaping - To the greatest extent feasible, the existing vegetation within the Martin Canyon Creek corridor extending through the Plan Area shall be left undisturbed. Said vegetation shall be utilized and enhanced to serve as a natural buffer strip between land uses in the Plan Area and as a design element, with use of appropriate building design and siting, to compliment and enhance new development adjoining the Creek area. Existing, mature trees located in the Plan Area which are located outside the Creek corridor shall be retained as feasible and incorporated into the project design of new developments? -5- Project landscaping shall be of a design, mass, scale and relationship to promote harmonious transitions between adjoining projects and land uses and to create an internal sense of order and provide a desirable environment for occupants, visitors and the general community. Project landscaping shall serve as a design feature to provide conceptual compatibility with the immediate environment of the site. Sub-Category 10 - Project Architecture - This Sub-Category is created with the following text: 10. Project Architecture - The following Design Standards shall be considered and applied, as applicable, to new development in the Specific Plan Area: Ae Consistency and compatibility with applicable elements of the City's General Plan. Be Conceptual compatibility of design with the immediate environment of the site. Ce Appropriateness of the design to the site and function of the project. De Promotes harmonious transitions in scale and character in areas between different designated land uses. Compatibility with future construction both on and off the site. Expresses an appropriate sense of identity with its function. Ge Creates an internal sense of order and provides a desirable environment for occupants, visitors, and the general community. He Utilizes materials, textures, colors, and details of construction which are an appropriate expression of its design concept and function and are compatible with the adjacent and neighboring structures and functions. PASSED, APPROVED AND ADOPTED this~day of September, 1986. AYES: Councilmembers Hegarty, Moffatt, Vonheeder and Mayor Snyder NOES: ABSENT: % ~ '~City- Clerk Councilmember Jeffery None -6-