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Item 4.2 - 2896 Westin 2nd Reading Page 1 of 3 STAFF REPORT CITY COUNCIL DATE: November 5, 2019 TO: Honorable Mayor and City Councilmembers FROM: Christopher L. Foss, City Manager SUBJECT: Westin Hotel PLPA-2019-00006 Prepared by: Amy Million, Principal Planner EXECUTIVE SUMMARY: The City Council will consider a request by the property owner to adopt an ordinance amending the Zoning Map and approving a Planned Development Zoning District with a Stage 2 Development Plan for the 5.88-acre site located on the southern portion of Site D-2 in the Dublin Transit Center. On October 15, 2019, the City Council held a public hearing and introduced this Ordinance. The City Council also approved Tentative Parcel Map No. 10949 and a Site Development Review Permit for the proposed 198 -room hotel, including 9,762 square feet of assembly space, and a restaurant. The City Council is now requested to hold a second reading of the Ordinance approving the Planned Development Zoning District and related Stage 2 Development Plan for the project. STAFF RECOMMENDATION: Waive the reading and adopt an Ordinance Amending the Zoning Map and Approving a Planned Development Zoning District with a Stage 2 Development Plan for the Westin Hotel Project. DESCRIPTION: Background The Dublin Transit Center area generally is bounded on the north by Dublin Boulevard, on the south by Interstate 580 (I-580) and the existing Dublin/Pleasanton BART Station, on the east by Arnold Road, and on the west by the Iron Horse Trail (Figure 1). In 2002, the City Council adopted entitlements establishing the Dublin Transit Center. This included General Plan and Eastern Dublin Specific Plan (EDSP) Amendments (Resolution No. 216-02) to incorporate this area into the EDSP area and establishing land uses, and Planned Development Zonin g with a Stage 1 Development Plan (Ordinance No. 21-02), which established the permitted uses; site areas and proposed densities; maximum number of residential units and non -residential square footage; and Page 2 of 3 a Master Landscaping Plan. The City Council also approved a Master Development Agreement (Ordinance No. 5-03) for the Dublin Transit Center in May 2003. The Dublin Transit Center project area allows for the development of 1,500 residential units west of Iron Horse Parkway, and two million square feet of campus office and up to 300 residential units to the east of Iron Horse Parkway with up to 70,000 square feet of retail uses at street level along Iron Horse Parkway and a one -acre Village Green. West of Iron Horse Parkway has been developed with the exce ption of Ashton at Dublin Station, which was approved for residential development in 2018. Project Site Site D-2 is located in the southeast corner of the Dublin Transit Center. The 12.3 -acre site is located south of Martinelli Way and north of Altamiran o Avenue between Campus Drive and Arnold Road. The site has a General Plan and EDSP land use designation of Campus Office and Planned Development Zoning with a Stage 1 Development Plan (Ordinance No. 21-02). The project site occupies approximately six acres of the southern portion of Site D-2 as shown in Figure 1. On October 15, 2019, the City Council held a public hearing to consider the proposed project, which includes a proposed 198-room hotel, including 9,762 square feet of assembly space, and a restaurant. A copy of the Staff Report for the October 15, 2019 meeting, without attachments, is included as Attachment 1. At the meeting, the City Council waived the reading and introduced an Ordinance to adopt a Planned Development Rezone with a related Stage 2 Development Plan. The City Council also adopted a resolution approving Tentative Parcel Map No. 10949 and the Site Development Review Permit for the Westin Hotel. The City Council will hold a second reading of the Ordinance amending the Planned Development Zoning District. The Ordinance is included as Attachment 2. Page 3 of 3 ATTACHMENTS: 1. City Council Staff Report dated October 15, 2019, without Attachments 2. Ordinance Approving Planned Development Zoning for Westin Hotel .� CAF I STAFF REPORT CITY COUNCIL DATE: October 15, 2019 TO: Honorable Mayor and City Councilmembers FROM: Christopher L. Foss, City Manager SUBJECT: Westin Hotel (PLPA- 2019 - 00006) Prepared by: Amy Million, Principal Planner 1 =:4x9111Ihl=- -ill�,Ii1i1_1 : S The Applicant, LN Hospitality, LLG, is proposing to construct a 198 -room hotel, including 9,762 square feet of assembly space, and a restaurant on a proposed 5.88 -acre site located on the southern portion of Site D -2 in the Dublin Transit Center. The application includes a Planned Development Rezone with a Stage 2 Development Plan, a Site Development Review Permit and Tentative Parcel Map No. 10949. STAFF RECOMMENDATION: Conduct the public hearing, deliberate waive the reading and INTRODUCE an Ordinance Amending the Zoning Map and Approving a Planned Development District with a Stage 2 Development Plan; and, adopt the Resolution Approving a Site Development Review Permit and Tentative Map No. 10949 for the Westin Hotel Project. FINANCIAL IMPACT: All costs associated with processing the applications are borne by the Applicant. DESCRIPTION: Background The Dublin Transit Center area generally is bounded on the north by Dublin Boulevard, on the south by Interstate 580 (1 -580) and the existing Dublin/Pleasanton BART Station, on the east by Arnold Road, and on the west by the Iron Horse Trail (Figure 1). In 2002, the City Council adopted entitlements establishing the Dublin Transit Center. This included General (Plan and Eastern Dublin Specific Plan (EDSP) Amendments (Resolution No. 216 -02) to incorporate this area into the EDSP area and establishing land uses, and Planned Development Zoning with a Stage 1 Development Plan (Ordinance No. 21 -02), which established the permitted uses; site areas and proposed densities; maximum number of residential units and non - residential square footage; and Page 1 of 10 a Master Landscaping Plan. The City Council also approved a Master Development Agreement (Ordinance No. 5 -03) for the Dublin Transit Center in May 2003. The Dublin Transit Center project area allows for the development of 1,500 residential units west of Iron Horse Parkway, and two million square feet of campus office and up to 300 residential units to the east of Iron Horse Parkway with up to 70,000 square feet of retail uses at street level along Iron Horse Parkway and a one -acre Village Green. West of Iron Horse Parkway has been developed with the exception of Ashton at Dublin Station, which was approved for residential development in 2018. Project Site Site D -2 is located in the southeast corner of the Dublin Transit Center. The 12.3 -acre site is located south of Martinelli Way and north of Altamirano Avenue between Campus Drive and Arnold Road. The site has a General Plan and EDSP land use designation of Campus Office and Planned Development Zoning with a Stage 1 Development Plan (Ordinance No. 21 -02). The project site occupies approximately six acres of the southern portion of Site D -2 as shown in Figure 1. Figure 1. Vicinity Map )ublin Transit :enter Boundary Site D -2 0. 0 0 0 1 0 The subject site is a relatively flat and undeveloped field. Fallowing approval of the Dublin Transit Center project, the D -2 site has been disturbed consistently while used as a construction staging area for various other development projects in the Dublin Transit Center, including the Dublin /Pleasanton BART Station and associated garage. The current and approved future uses are provided in Table 1 below. Table 1. Surrounding Current and Approved Uses LOCATION PROJECT STATUS North Northern Portion of Site D -2 Vacant West BART Parking Garage Existing Page 2 of 10 LOCATION PROJECT STATUS Dublin Transit Center Parking Garage Future /Planned South Altamirano Avenue/ Interstate 580 Road constructed, City limit boundary East IDEA Retail Center Approved in 2018 Current Request The Applicant, LN Hospitality, LLC, is proposing to construct a 198 -room hotel, including 9,762 square feet of assembly space, and a 2,125- square -foot restaurant on the approximately six acres located on Site D -2 in the Dublin Transit Center. The current request for the proposed project includes: + Planned Development Zoning - Planned Development Rezone with a related Stage 2 Development Plan. + Site Development Review Permit - Site Development Review Permit for a 198 - room hotel, including assembly space (conference center), cafe, restaurant, pool and other related amenities. + Tentative Parcel Map — Tentative Parcel Map No. 10949 to subdivide the parcel into two developable parcels, with the hotel located on the southern parcel adjacent to Altamirano Avenue. ANALYSIS: Planned Development Zoning The application includes a Planned Development Rezone with a related Stage 2 Development Plan for the southern portion of Site D -2. The existing Planned Development Zoning Stage 1 Development Plan was approved by City Council on December 3, 2002, as part of the Dublin Transit Center Project (Ordinance No. 21 -02). The Stage 1 Development Plan allows for a hotel use and a net floor area ratio of 1.8 on Site D -2. The proposed Stage 2 Planned Development Zoning is consistent with the existing Stage 1 Development Plan and complies with the requirements of the Dublin Zoning Ordinance. The list of permitted and conditionally permitted uses as well as the site area and densities are as adopted by the existing Stage 1 Development Plan (Ordinance No. 21 -02). The proposed Stage 2 Development Plan will establish the detailed development plan for the site including a preliminary site plan, development standards such as parking and signage, architectural standards, and a preliminary landscape plan. The draft Ordinance providing the details of the proposed zoning is included as Attachment 1. Page 3 of 10 The project is compatible with the land use concept to maximize transit opportunities presented by the adjacent Dublin /Pleasanton BART Station, conforms to the development standards adopted for the Dublin Transit Center, and contributes to a vibrant, pedestrian friendly environment. Parking The parking standards set forth in the Stage 1 Planned Development Plan for the Dublin Transit Center allows for a reduction in parking to encourage the use of public transit. The parking standards also encourage the shared use of the BART garage within hotel/conference/evening entertainment venues. Reflective of this approach, the hotel has proposed fewer parking spaces than required by the Zoning Ordinance. A parking analysis was conducted to assess the adequacy of the proposed project in accommodating the expected parking demand. For requests to deviate from the established parking standards, there are various tools available. One, which is commonly used, is a shared parking analysis using the Urban Land Institute (ULI) shared parking tool. The ULI tool incorporates parking observations from multiple mixed -use commercial projects to develop industry parking demand rates that are used as a guide in estimating parking requirements. The data and generation rates developed for the ULI rates were established before the introduction of Transportation Network Companies such as Uber and Lyft and relies heavily on auto - oriented locations with free onsite parking. The ULI tool resulted in a parking demand of 273 parking spaces. The parking analysis included a field parking demand evaluation of similar hotel sites in the Bay Area to develop a basis for estimating expected parking demand. For this evaluation, the Pleasanton Marriott, Walnut Creek Marriott and Westin Palo Alto were used. These hotels were selected for their similarity in guest room count, composition of onsite land uses (conference space, restaurant, etc.), proximity to BART or other regional transit stations, and room rates. Based on the comparison analysis, the proposed project is expected to generate a peak hour parking demand for approximately 165 spaces. The project proposes to provide 279 parking spaces, which is well within and would likely exceed the parking demand. The draft Ordinance reflects this requirement (Attachment 1). Site Development Review Site Plan, Access, and Circulation The building is located on the east side of the parcel with the front oriented to the south facing Altamirano Avenue and 1 -580 as shown on the Site Plan below (Figure 2.). The property has four access points including two driveways on Arnold Road, one on Altamirano Avenue and one on Campus Drive. The northern most driveway on Arnold Road provides emergency vehicle access along the north side of the building. Parking for the hotel is provided through surface parking on the north, west and south sides of the building. The primary guest entrance is enhanced with a large porte cochere providing for a covered drop off area as guests arrive via automobile. A second drop off area for buses is also provided further to the west. Guests arriving on foot from the Dublin Transit Center area or BART may also enter the building through a covered Page 4 of 10 walkway and outdoor plaza on the west side of the building. The project includes frontage improvements and landscaping consistent with the improvements throughout the Dublin Transit Center. Fiaure 2. Site Plan M. I � ' rr i ► � i I ■ The hotel's amenities, including 9,762 square feet of assembly space, cafe and restaurant, are located on the ground floor. The second floor features an outdoor pool and jacuzzi as well as an indoor fitness space. The outdoor pool area is located above the main entrance and includes landscaping, outdoor seating, and cabanas. The peaks of these features will be visible from the locations outside the building and add the backdrop of a rooftop garden. The restaurant, located on the east side of the building along the Arnold Road frontage, includes an entrance from the interior lobby as well as directly from the outside. A covered patio creates a large outdoor dining space along Arnold Road. This ground - floor activity enhances the pedestrian -rich character of the Dublin Transit Center. The site plan shows are large landscape area along Altamirano Avenue. The additional area is in anticipation of the Valley Link Project. This future project, to be undertaken by the Tri- Valley -San Joaquin Valley Regional Rail Authority, will connect the San Joaquin Valley with the Dublin /Pleasanton BART station via rail line. Implementation of the project would require widening of I -580, which would likely shift Altamirano Avenue north as well as the southern property line of the project site. The project is designed to accommodate these shifts without impacting the building or parking field. Architecture Page 5 of 10 The hotel's architecture has a contemporary aesthetic with angular lines and includes a variety of high - quality exterior materials and colors. Fagade treatments include stucco, wood, stone, composite panel with storefront glazing, and metal finishes. The design focuses on two main features and functions of the building, the "Podium" and the "Tower." The "Podium" encompasses the ground floor and the main public functions of the building including the entrance, lobby, restaurant and conference center. The entrances to each functional space are articulated through the various materials. The "Tower" is comprised of the upper five floors of the hotel where the functionality of the hotel rooms is displayed. The design is enhanced with boxes or groups of windows on the fagade to appear as if they are floating. According to the applicant, each space within the hotel is strategically placed to emphasize both aesthetics of the overall building and the functionality of each space within. The main entrance, which is enclosed with the porte cochere, as previously described, is enhanced by a water feature on the exterior wall. The water feature along with skylights and wood timber elements help to create a dynamic entry. The architecture elements described can be seen in the renderings below. Figure 3, Elevations Page 6 of 10 y t� The massing of the proposed building is consistent with the scale of the adjacent buildings within the Dublin Transit Center as well as the approved IKEA building to the east across Arnold Road. Landscaping The landscape palette and layout have been designed to be consistent with and completes the streetscape as identified in the Design Guidelines for the overall Dubbin Transit Center. An outdoor plaza is located on the west side providing a gathering space outside the conference center as shown in Figure 4. This space integrates a variety of planting areas with seating, plaza space and a covered walkway. Plantings and hardscape elements are used to create an inviting space while helping to define the entries. Fiqure 4. Outdoor Plaza I The landscape plan includes trees and stormwater treatment facilities in the parking lot to collect and treat on -site runoff and are a highlighted feature along the parking lot edge and Altamirano Avenue. The palette includes a variety of drought tolerant plant materials that are low maintenance and encourage water conservation. A Resolution approving a Site Development Review Permit is included as Attachment 2 with the project plans included as Attachment 3 (Exhibit A to Attachment 2) Page 7 of 10 Public Art Compliance The applicant intends to satisfy the City's public art requirement through the payment of in -lieu fees. Condition of Approval No. 17 confirms this intention. Tentative Parcel Map No. 10949 Tentative Parcel Map No. 10949 is proposed to subdivide the parcel into two developable parcels, with the hotel located on the southern parcel adjacent to Altamirano Avenue. As part of the project, full frontage improvements will be constructed along 'Parcel 2, Campus Drive will be extended through to Martinelli Way and interim improvements for vehicle and pedestrian access will be made along Parcel 1. A Resolution approving Tentative Parcel Map No. 10949 is included as Attachment 2 with Tentative Parcel Map No. 10949 included as Attachment 4 (Exhibit B to Attachment 2). CONSISTENCY WITH THE GENERAL PLAN AND ZONING ORDINANCE: The project site has a current General Plan and EDSP land use designation of Campus Office and Planned Development Zoning (Ordinance No. 21 -02). The proposed project is consistent with the land use designation and zoning as a hotel is a type of use permitted in the campus commercial land use designation. The project will contribute to the mix of land uses supported by the Dublin Transit Center. The proposed project has been reviewed for conformance with the Community Design and Sustainability Element of the General Plan. In addition, the project has been designed to be compatible with adjacent and surrounding development. Pedestrian circulation and gathering spaces have all been linked together with sidewalks and public and private streets. In general, the proposed project furthers the goals of the Community Design and Sustainability Element of the General Plan by providing a high quality of life and opportunities for future generations. REVIEW BY APPLICABLE DEPARTMENT AND AGENCIES: The Building Division, Fire Prevention Bureau, Public Works Department, and Dublin San Ramon Services District reviewed the project and provided Conditions of Approval where appropriate to ensure that the project is established in compliance with all local Ordinances and Regulations. Conditions of Approval from these departments and agencies have been included in the attached Resolution pertaining to the Site Development Review Permit and Tentative Parcel Map (Attachment 2). 14►1►111.191 1,16 14 Z IIF,1111111:11vi1415 On May 10, 1993, the Dublin City Council adopted Resolution No. 51 -93, certifying an Environmental Impact Report (EIR) for the Eastern Dublin General Plan Amendment and Specific Plan (SCH #1991103064). Upon certification of the Eastern Dublin General Plan Amendment and Specific Plan EIR, the City Council adopted mitigation measures, Page 8 of 10 a mitigation monitoring and reporting program and a Statement of Overriding Considerations. On November 19, 2402, the Dublin City Council adopted Resolution No. 215 -02, certifying an EIR for the Dublin Transit Center (SCH #2000112039). This EIR analyzed amendments to the Dublin General Plan and Specific Plan, a Stage 1 Planned Development Zoning, a Parcel Map and a Development Agreement for the Dublin Transit Center project. The Planned Development zoning for the D -2 site allocated 950,000 square feet of office use. Subsequent to the approval of the Dublin Transit Center project, it was incorporated into the !Eastern Dublin Specific Plan area. The EIR contains mitigation measures to be applied to any development within the project area, including the project. The EIR identified significant and unavoidable impacts with respect to project exceedances of Bay Area Air Quality Management District air quality standards on a project and cumulative level, cumulative traffic impacts, and impacts to mainline freeway segments. Pursuant to the California Environmental Quality Act (CEQA) Guidelines Section 15162, the proposed project was examined to determine if another environmental document should be prepared. The City conducted a review to determine if the proposed project met any of the standards requiring the preparation of supplemental environmental review under CEQA. Based on a review of the project, the environmental analysis in the Dublin Transit Center EIR and all the information in the project record as a whole, the City has determined that there is no substantial evidence that any of the standards are met. The proposed project is within the scope of the project covered by the Dublin Transit Center EIR. Approval of the project will not create any site- specific operations giving rise to environmental effects different from those examined by the EIR. The mitigation measures adopted as part of the mitigation monitoring and reporting program addressed the impacts of the project site. Specific mitigation measures from the Dublin Transit Center EIR that are applicable to the project are noted in an Addendum to the Dublin Transit Center EIR prepared for the project. The Addendum is included as Attachment 5. which the Addendum relies, is available for during normal business hours. PLANNING COMMISSION REVIEW: The 2002 Dublin Transit Center EIR, upon review at the Planning Division in City Hall The Planning Commission considered this project at their regular meeting on September 24, 2019, and recommended unanimous approval. No members of the community addressed the Commission. The Planning Commission Resolutions recommending approval of the project are included as Attachment 6. PUBLIC NOTICING: In accordance with State law, a public notice was mailed to all property owners and occupants within 300 feet of the project site. A public notice also was published in the East Bay Times and posted at several locations throughout the City. A Planning Page 9 of 10 Application sign was posted on the project site and the project was also included on the City's development projects webpage. A copy of this Staff Report has been provided to the Applicant. ATTACHMENT'S: 1. Planned Development Ordinance with Stage 2 Development Plan 2. City Council Resolution Approving a Site Development Review Permit and Tentative Parcel Map 3. Exhibit A to Attachment 2 Project Plans Site Development Review 4. Exhibit B to Attachment 2 Tentative Parcel Map 10949 5. CEQA Analysis - Addendum 6. Planning Commission Resolutions 19 -08 and 19 -09 has Foss, City Manager 101712019 Page 10 of 10 ORDINANCE NO. xx – 19 AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF DUBLIN * * * * * * * * * * * * * * AMENDING THE ZONING MAP AND APPROVING A PLANNED DEVELOPMENT ZONING DISTRICT WITH A RELATED STAGE 2 DEVELOPMENT PLAN FOR THE WESTIN HOTEL PROJECT APN: 986-0034-014-00 PLPA 2019-00006 The Dublin City Council does ordain as follows: SECTION 1. RECITALS A. The Applicant, LN Hospitality, LLC, is proposing to construct a 198-room hotel, including lobby, café, assembly space, and restaurant on a proposed approximately 5.88-acre site located on a portion of Site D-2 in the Dublin Transit Center. The proposed development and applications are collectively known as the “Project”; and B. The Project Site is located on Altamirano Avenue between Campus Drive and Arnold Road within the Eastern Dublin Specific Plan area, and more specifically within the Dublin Transit Center Village area; and C. On November 19, 2002, the City Council certified the Dublin Transit Center EIR which included the subject site identified as a portion of Site D-2. Upon approval of the Dublin Transit Center EIR, the City Council adopted mitigation measures, a mitigation monitoring program and a Statement of Overriding Considerations (Resolution No. 215-02, incorporated herein by reference); and C. On December 3, 2002, City Council approved the Planned Development Sta ge 1 Development Plan for the Dublin Transit Center Project, which included the subject site identified as a portion of Site D-2 (Ordinance No. 21-02); D. Pursuant to the California Environmental Quality Act (CEQA) Guidelines Section 15168(c)(2), the project was examined to determine if another environmental document should be prepared. The analysis concluded that the environmental impacts of the Project were analyzed in the Dublin Transit Center EIR. There is no substantial evidence in the record that any new effects would occur, that any new mitigation measures would be required, or that any of the conditions triggering supplemental environmental review under CEQA Guidelines section 15162 exists; and E. Following a properly noticed public hearing on September 24, 2019, the Planning Commission adopted Resolution 19-08, recommending approval of the Planned Development Rezone and related Stage 2 Development Plan, which resolution is incorporated herein by reference and available for review at City Hall during normal business hours; and F. On October 15, 2019, the City Council held a properly noticed public hearing on the project, including the proposed Planned Development Zoning Stage 2 Development Plan, at which time all interested parties had the opportunity to be heard; and 1 G. Staff Report dated October 15, 2019, and incorporated herein by reference, described and analyzed the Project, including the Planned Development Rezone and related Stage 2 Development Plan, for the City Council; and SECTION 2. FINDINGS A. Pursuant to Section 8.32.070 of the Dublin Municipal Code, the City Council finds as follows. 1. The Project PD-Planned Development zoning meets the purpose and intent of Chapter 8.32 in that it provides a comprehensive development plan that creates a desirable use of land that is sensitive to surrounding land uses by virtue of the lay out and design of the site plan. 2. Development of the Project under the PD-Planned Development zoning will be harmonious and compatible with existing and future development in the surrounding area in that the site will provide a new commercial use in an area that has similar uses nearby and is also adjacent to existing and future workplaces and residential neighborhoods. B. Pursuant to Sections 8.120.050.A and B of the Dublin Municipal Code, the City Council finds as follows. 1. The PD-Planned Development zoning for Project will be harmonious and compatible with existing and potential development in the surrounding area in that the proposed Site Plan has considered a land use type and intensity that is compatible with the adjacent development. The land use and site plan take advantage of the existing BART station and bus transfer center to provide, encourage and facilitate use of transit facilities. The purpose and intent provides a comprehensive plan that is tailored to the transit orientation of the site and creates a desirable use of land that is sensitive to the surrounding uses, from campus office, multi‐family residential, neighborhood park, and public/semipublic uses. 2. The project site is physically suitable for the type and intensity of the zoning district being proposed in that the project site is flat with existing transit facilities and no major or unusual physical or topographic constraints and, thus, is physically suitable for the type and intensity proposed. Utility and street connections exist or can be easily extended to the property. The project site conditions were documented in the Environmental Impact Report (EIR) that was previously certified, and the environmental impacts that have been identified will be mitigated to the greatest degree possible. There are no site challenges that were identified in the EIR that will present an impedim ent to utilization of the site for the intended purposes. There are no major physical or topographic constraints and thus the site is physically suitable for the type and intensity of the commercial uses approved through the PD zoning. 3. The PD-Planned Development zoning 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 welfare in that the project will comply with all applicable development regulations and standards and will implement all adopted mitigation measures. 4. The PD-Planned Development zoning is consistent with and in conformance with the 2 Dublin General Plan, in that the proposed hotel is consistent with the Campus Office land use designation for the site. C. On November 19, 2002, the City Council certified the Dublin Transit Center EIR which included the subject parcel identified as Site D-2 (Resolution No. 215-02). Pursuant to CEQA Guidelines Section 15168(c)(2), the project was examined to determine if another environmental document should be prepared. The analysis concluded that the environmental impacts of the Project were analyzed in the Dublin Transit Center EIR. There is no substantial evidence in the record that any new effects would occur, that any new mitigation measures would be required, or that any of the conditions triggering supplemental environmental review under CEQA Guidelines Section 15162 exist. SECTION 3: ZONING MAP AMENDMENT Pursuant to Chapter 8.32, Title 8 of the City of Dublin Municipal Code, the City of Dublin Zoning Map is amended to rezone the property described below to a Planned Development Zoning District and supersedes and replaces the previously adopted zoning (Ordinance No. 21-02): Approximately 5.88 acres of the 12.3-acre parcel (referred to as Site D-2 in the Dublin Transit Center) located on Altamirano Avenue between Campus Drive and Arnold Road. The subject site is the southern portion of Assessor Parcel Number 986-0034-014-00. (“the Property”). A map of the rezoning area is shown below: SECTION 4. APPROVAL OF STAGE 2 DEVELOPMENT PLAN The regulations for the use, development, improvement and maintenance of the project site are set forth in the following Stage 2 Development Plan, which is hereby approved. Any amendments to the Stage 2 Development Plan shall be in accordance wit h Chapter 8.32 of the Dublin Zoning Ordinance or its successors. 3 Stage 2 Development Plan for Project This is a Stage 2 Development Plan pursuant to Chapter 8.32 of the Dublin Zoning Ordinance. This Development Plan meets all the requirements for the Stage 2 Development Plan set forth in Chapter 8.32 of the Dublin Zoning Ordinance and is adopted as part of the Planned Development Zoning for the Westin Hotel Project (PLPA-2019-00006). This Stage 2 Development Plan is consistent with the Stage 1 Development Plan adopted for this site by Ordinance No. 21-02. The Planned District and this Stage 2 Development Plan provides flexibility needed to encourage innovative development while ensuring the goals, policies and action programs of the General Plan, Eastern Dublin Specific Plan, and provisions of Chapter 8.32, Planned Development Zoning District of the Zoning Ordinance are satisfied. 1. Statement of Compatibility with Stage 1 Development Plan. The Westin Hotel Stage 2 Development Plan is consistent with the Stage 1 Development Plan for D-2 of the Dublin Transit Center, in that it provides for a hotel use as approved in Ordinance No. 21-02. 2. Statement of Uses. Permitted, Conditional and Accessory Uses shall be as adopted by Ordinance No. 21-02, the Dublin Transit Center Stage 1 Planned Development Zoning Development Plan (PA00 -013). 3. Stage 2 Site Plan. The following Stage 2 Site Plan is conceptual. Final site design shall be determined by the Site Development Review Permit. 4 4. Site area and proposed densities. Site area and densities shall be as adopted by Ordinance No. 21-02, the Dublin Transit Center Stage 1 Planned Development Zoning Development Plan (PA00-013). 5. Development regulations. Maximum Building Height 75 feet Minimum Lot Size None Maximum lot coverage None Maximum Floor Area Ratio 1.26 (net) and 1.80 (gross) Minimum Building Setbacks Northern Property Line 20’ Eastern Property Line 15’ Western Property Line 15’ Southern Property Line 15’ Parking Spaces (minimum) 279 spaces Signage Pursuant to an approved Master Sign Program 6. Architectural Standards. The architectural style is modern with clean lines and enhanced bold geometry using high- quality materials and a complimentary color palette. The architectural design shall reflect the following standards: • Employ high quality materials to provide visual interest in the project and to complement its surroundings. • The architecture is articulated through unique materiality but a common architectural expression of wood, stone, and synthetic stucco finishes. • The overall character and feel of the area shall use a variety of cohesive styles, materials, colors and textures. • Use diversity of textures in the building finishes providing a varied and interesting base form for the buildings. • The simple form of the building is enhanced by the juxtaposition of protruding planes, material textures, and colors. • The design for the entries to parking area should be articulated and detailed such that employees and visitors can easily identify pedestrian and vehicular access points. • Provide functional amenities and spaces where hotel guests and visitors will gather and socialize, with landscaping, outdoor seating, enhanced paving treatment, and other features to provide an appropriate urban scale for the development. 5 • Incorporate features such as different wall planes, heights, wall textures, roof elements, signs, light fixtures and landscaping to contribute layers of detail at the pedestrian level. • The hotel entrance is designed with architectural elements that portray a welcoming gesture of the functionality of the space and its charismatic ambiance to celebrate the arrival. Details may include a porte cochere, skylights, a water feature or art to create an atmosphere that allows for natural lighting, tranquility and serenity. Illustrative examples of architectural style: 6 7. Preliminary Landscape Plan. The landscape design of the project shall include the following: • Native and/or drought‐tolerant plants and trees are strongly encouraged to minimize the amount of water for irrigation. Landscaping treatments should include a variety of trees, grasses, shrubs, and groundcovers as well as a diversity of species. • All areas not used by buildings, walkways, driveways, parking, storage or loading/unloading should be landscaped. Landscaping includes live material, which may be accented with non‐living material such as rock or gravel. • Soil type, sun and wind exposure, and other such factors should be considered when choosing landscaping species and locations. • Landscaping should be planted in a manner that at maturity will not damage neighboring properties, block sunlight from surrounding buildings, or otherwise degrade the integrity of adjacent uses. • Groundcover should be planted so that 100 percent coverage will be achieved within two years. • The base of the buildings should be landscaped to soften the edges. Accent landscaping should be provided at major focal points, such as near entries and pedestrian gathering areas. • Large deciduous trees are encouraged on the west and south sides of buildings to block wind and summer heat and to utilize winter solar heat. Evergreen trees are encouraged for areas needing windbreaks. • The public right‐of‐way, sidewalks, and on‐site pedestrian walkways should be lined with a landscaped strip and shade trees are encouraged along sidewalks to minimize the impacts of the sun on pedestrians. • Driveway entrances to parking lots should have an attractive and defined design. Landscape treatments and decorative paving materials are encouraged at driveway entrances. Illustrative example of landscape layout: 7 8. Consistency with General Plan and any applicable Specific Plan. The proposed project is consistent with the General Plan and Eastern Dublin Specific Plan land use Campus Office, which permits a floor area ratio of 0.25 to 0.80 and accommodates a range of office and other non-retail commercial use. In addition, the project will not be detrimental to the public interest, health, safety, convenience or welfare of the City. 9. Inclusionary Zoning Regulations. The Inclusionary Zoning Regulations do not regulate non -residential projects, so therefore this is not applicable. 10. Applicable Requirements of the Dublin Zoning Ordinance. Except as specifically provided in the Stage 1 Development Plan (Ordinance 21 -02) and this Stage 2 Development Plan, the use, development, improvement and maintenance of the Property shall be governed by the closest comparable z oning district pursuant to section 8.32.060C or its successor. SECTION 5. POSTING OF ORDINANCE The City Clerk of the City of Dublin shall cause this Ordinance to be posted in at least three (3) public spaces in the City of Dublin in accordance with Section 36933 of the Government Code of the State of California. SECTION 6. EFFECTIVE DATE This Ordinance shall take effect thirty (30) days following its adoption. PASSED AND ADOPTED BY the City Council of the City of Dublin, on this 5th day of November 2019, by the following votes: AYES: NOES: ABSENT: ABSTAIN: _____________________________ Mayor ATTEST: _____________________________ City Clerk