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HomeMy WebLinkAbout5.6 Hexcel Redevelopment (PLPA-2022-00038)Agenda Item 5.6 STAFF REPORT DUBLIN CITY COUNCIL CALIFORNIA DATE: TO: FROM: SU B,JECT: October 1, 2024 Honorable Mayor and City Councilmembers Linda Smith, City Manager Hexcel Redevelopment (PLPA-2022-00038) Prepared by: Gaspare Annibale, Associate Planner EXECUTIVE SUMMARY: On March 19, 2024 and September 17, 2024, the City Council held a public hearing to consider the Hexcel Redevelopment project, which includes the redevelopment of an 8.81-acre site located at 11711 Dublin Boulevard. The project would demolish the existing 62,175-square-foot former Hexcel research and development building and construct a new 125,532-square-foot light industrial building to appeal to advanced manufacturing and life science uses with 217 parking stalls and related site improvements. Requested approvals include certification of a Final Environmental Impact Report, a Planned Development Rezone with a Stage 1 and Stage 2 Development Plan, Site Development Review Permit, and Heritage Tree Removal Permit. The City Council certified the Final Environmental Impact Report, introduced the Planned Development Zoning Ordinance and adopted a Resolution approving the Site Development Review Permit and Heritage Tree Removal Permit. The City Council is now being asked to waive the second reading and adopt the Ordinance approving the Planned Development Rezone for the Hexcel Redevelopment project. STAFF RECOMMENDATION: Waive the reading and adopt the Ordinance Amending the Zoning Map and Approving a Planned Development Zoning District With a Stage 1 and Stage 2 Development Plan for the Hexcel Redevelopment project. FINANCIAL IMPACT: The cost associated with processing the project application is borne by the Applicant. Page 1 of 3 1 DESCRIPTION: Background Overton Moore Properties is proposing to demolish the existing 62,175-square-foot former Hexcel research and development building located 11711 Dublin Boulevard and construct a new 125,532-square-foot light industrial building to appeal to advanced manufacturing and life science uses. Requested approvals include a Planned Development Rezone with a Stage 1 and Stage 2 Development Plan, Site Development Review Permit, and Heritage Tree Removal Permit. Figure 1. Project Location The City Council held public hearings to consider the proposed project on March 19, 2024 and on September 17, 2024. Please refer to Attachments 2 and 3 for a complete discussion of the proposed project. On September 17, 2024, the City Council adopted Resolution No. 105-24 certifying the Final Environmental Impact Report, waived the first reading and introduced an Ordinance amending the zoning map and approving the Planned Development Zoning District with a Stage 1 and Stage 2 Development Plan, and adopted Resolution No. 106-24 approving a Site Development Review Permit and Heritage Tree Removal Permit. The City Council is now being asked to waive the second reading and adopt the Ordinance (Attachment 1) amending the Zoning Map and approving a Planned Development Zoning District with a Stage 1 and Stage 2 Development Plan. ENVIRONMENTAL DETERMINATION: On May 15, 2023, the City issued a Notice of Preparation for an Environmental Impact Report (EIR) and held a public scoping meeting on May 25, 2023. The City received three letters regarding the scope of the EIR. Subsequently, a Draft EIR was prepared for the proposed project and circulated for a 45-day public review period from August 21, 2023, to October 5, 2023. The City received three comment letters during the public review period. In addition, a fourth letter was received after the public review period. Responses were prepared for each of the comments received by the City. The Draft EIR, comments and associated responses, and changes and clarifications to the Draft EIR constitute the Final EIR. On September 17, 2024, the City Council Page 2 of 3 2 adopted Resolution No. 105-24 certifying the Final Environmental Impact Report. STRATEGIC PLAN INITIATIVE: None. NOTICING REQUIREMENTS/PUBLIC OUTREACH: The City Council Agenda was posted. ATTACHMENTS: 1) Ordinance Amending the Zoning Map and Approving a Planned Development Zoning District with Stage 1 and Stage 2 Development Plan for the Hexcel Redevelopment Project 2) City Council Staff Report dated March 19, 2024, without attachments 3) City Council Staff Report dated September 17, 2024, without attachments Page 3 of 3 3 Attachment I ORDINANCE NO. XX — 24 AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF DUBLIN AMENDING THE ZONING MAP AND APPROVING A PLANNED DEVELOPMENT ZONING DISTRICT WITH A STAGE 1 AND STAGE 2 DEVELOPMENT PLAN FOR THE HEXCEL REDEVELOPMENT PROJECT PLPA 2022-00038 (APNS 941-1560-009-01 AND 941-1560-003-04) The Dublin City Council does ordain as follows: SECTION 1. RECITALS A. The property owner, Overton Moore Properties, proposes to redevelop an 8.81-acre site located at 11711 Dublin Boulevard. The project would demolish the existing 62,175-square- foot Hexcel research and development building and construct a new 125,532-square-foot light industrial building to appeal to advanced manufacturing and life science uses with 217 parking stalls and related site improvements. Requested approvals include a Planned Development Rezone Stage 1 and Stage 2 Development Plan, Site Development Review Permit and Heritage Tree Removal Permit. These planning and implementing actions are collectively known as the "Hexcel Redevelopment Project" or the "Project." B. The Project site includes two parcels totaling approximately 8.81 acres located north of the I- 580, south of Dublin Boulevard and residential and commercial uses, east of existing office buildings, and west of the U.S. Bank Branch, Dublin Heritage Park and Museums and Dublin Pioneer Cemetery. C. The Project site has a General Plan and Dublin Village Historic Area Specific Plan land use designation of Business Park/Industrial. D. The Project site is subject to zoning, where one half of the site is zoned Planned Development (Alameda County Ordinance No. 80-60) and the other half is zoned M-1 (Light Industrial). E. The proposed Project is consistent with the Business Park/Industrial land use designation but requires a Planned Development Rezone to accommodate the Project. F. The California Environmental Quality Act (CEQA), together with the CEQA Guidelines and City of Dublin CEQA Guidelines and Procedures require that certain projects be reviewed for environmental impacts and that environmental documents be prepared. G. Pursuant to the requirements of CEQA, the CEQA Guidelines and City of Dublin CEQA Guidelines and Procedures, the City prepared a Draft Environmental Impact Report (EIR) dated August 2023, and a Final EIR dated November 2023, for the proposed Project, which reflects the City's independent judgment and analysis of the potential environmental impacts of the Project. Ord. No. XX-24, Item X.X, Adopted XX/XX/2024 Page 1 of 8 4 H. The Draft EIR identified potentially significant impacts to air quality, biological resources, cultural and tribal resources, energy, geology and soils, and hazards and hazardous materials, most of which can be substantially reduced through mitigation measures. I. The Draft EIR was circulated for 45 days for public comment from August 21, 2023, to October 5, 2023. Comments received on the Draft EIR were responded to in the Final EIR dated November 2023. The Draft EIR, comments and associated responses, and changes and clarifications to the Draft EIR constitute the Final EIR. J. Following a properly noticed public hearing on December 12, 2023, the Planning Commission adopted Resolution No. 23-11, recommending that the City Council certify the Final EIR and adopt required CEQA Findings, and approve a Planned Development Zoning District with a Stage 1 and Stage 2 Development Plan, Site Development Review Permit and Heritage Tree Removal Permit, which Resolution is incorporated herein by reference and available for review at City Hall during normal business hours. K. On March 19, 2024, the City Council held a properly noticed public hearing on the Project, including the Planned Development Rezone Stage 1 and Stage 2 Development Plan, Site Development Review Permit and Heritage Tree Removal Permit at which time all interested parties had the opportunity to be heard, and continued the proposed project to a date uncertain. L. A Staff Report dated September 17, 2024, and incorporated herein by reference, described and analyzed the proposed Project, including the Planned Development Rezone Stage 1 and Stage 2 Development Plan, Site Development Review Permit, Heritage Tree Removal Permit and Final EIR, for the City Council. M. On September 17, 2024, the City Council held a properly noticed public hearing on the Project, including the Planned Development Rezone Stage 1 and Stage 2 Development Plan, Site Development Review Permit and Heritage Tree Removal Permit at which time all interested parties had the opportunity to be heard. N. The City Council considered the Final EIR prepared for the Project, and all above referenced reports, recommendations, and testimony prior to taking action on the Project. O. On September 17, 2024, the City Council adopted Resolution No. 105-24 certifying the Final EIR and adopting CEQA Findings, a Statement of Overriding Considerations and a Mitigation Monitoring and Reporting Program for the Project. P. The City Council did hear and use independent judgment and considered all said reports, recommendations, and testimony herein above set forth. SECTION 2: FINDINGS A. Pursuant to Section 8.32.070 of the Dublin Municipal Code (DMC), the City Council finds as follows. 1. The Hexcel Redevelopment Project ("the Project") PD-Planned Development Zoning meets the purpose and intent of DMC Chapter 8.32, in that it provides a comprehensive development plan that will be consistent with the General Plan and Dublin Village Historic Ord. No. XX-24, Item X.X, Adopted XX/XX/2024 Page 2 of 8 5 Area Specific Plan, and protects the integrity and character of the area by creating a desirable use of land that is sensitive to surrounding land uses by virtue of the layout and design of the site plan. The Project is planned comprehensively and will follow development standards tailored to the specific needs of the site. These standards will address issues such as building setbacks, architecture, landscaping and grading. The proposed building will blend with the natural features unique to the site through design and planning. The Applicant proposes an outdoor seating area and sufficient landscaping within new bi- retention areas and the new parking lot, along the site perimeter and the frontage of the building facade, which are consistent with the provisions and regulations for development set forth therein. 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 proposed Project would redevelop an existing developed site with a light industrial building catering to advanced manufacturing and life science uses, which is consistent with the General Plan and Dublin Village Historic Area Specific Plan. B. Pursuant to DMC Sections 8.120.050 A and B, the City Council finds as follows. 1. The PD-Planned Development Zoning for the Project will be harmonious and compatible with existing and potential development in the surrounding area, in that the proposed Project would redevelop an existing developed site with a light industrial building catering to advanced manufacturing and life science uses and has taken into account adjacent land uses. 2. The Project site is physically suitable for the type and intensity of the zoning district being proposed, in that the site is flat with existing access provided from Dublin Boulevard and is served by existing public utilities. The Project site conditions were documented in the EIR prepared for the Project, and the environmental impacts that have been identified will be mitigated to the greatest degree possible. There are no major physical or topographic constraints and, thus, the site is physically suitable for the type and intensity of uses proposed through the PD-Planned Development 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. In order to ensure adequate emergency vehicle access to all portions of the site, access is provided to the site from Dublin Boulevard. 4. The PD-Planned Development Zoning is consistent with and in conformance with the Dublin General Plan and the Dublin Village Historic Area Specific Plan, in that the proposed light industrial building is consistent with the existing Business Park/Industrial land use designation for the site, which allows non -retail businesses such as research, limited manufacturing and distribution activities, and administrative offices. The Project complies with this designation as it will provide for an attractive facility that appeals to advanced manufacturing and life science uses that will not generate nuisances related to emissions, noise, odors, or glare. C. Pursuant to CEQA, the City Council certified a Final EIR via Resolution No. xx-24 on September 17, 2024, prior to approving the Project. Ord. No. XX-24, Item X.X, Adopted XX/XX/2024 Page 3 of 8 6 SECTION 3: ZONING MAP AMENDMENT Pursuant to DMC 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 the previously adopted Planned Development Zoning (Alameda County Ordinance No. 80-60) and M-1 Zoning (Light Industrial): 8.81 acres located north of the 1-580, south of Dublin Boulevard, east of existing office buildings, and west of the U.S. Bank Branch, Dublin Heritage Park and Museums and Dublin Pioneer Cemetery, which includes the following Assessor's Parcel Numbers: 941- 1560-009-01 AND 941-1560-003-04 ("the Property"). A map of the rezoning area is shown below: SECTION 4. APPROVAL OF STAGE 1 AND 2 DEVELOPMENT PLAN The regulations for the use, development, improvement, and maintenance of the Property are set forth in the following Stage 1 and Stage 2 Development Plan for the entire 8.81-acre Project area, which is hereby approved. Any amendments to the Stage 1/Stage 2 Development Plan shall be in accordance with DMC Section 8.32.080 or its successors. Stage 1 and Stage 2 Development Plan This is a Stage 1 and Stage 2 Development Plan pursuant to DMC Chapter 8.32. This Development Plan meets all the requirements for both a Stage 1 and Stage 2 Development Plan and is adopted as part of the PD-Planned Development rezoning for the Hexcel Redevelopment Project (PLPA-2022-00005). The Planned Development zoning district and this Stage 1 and Stage 2 Development Plan provides flexibility to encourage innovative development while ensuring that the goals, policies, and action programs of the General Plan and provisions of DMC Chapter 8.32 are satisfied. 1. Statement of Uses Parcel 1 Permitted Uses (as defined by the Zoning Ordinance): Ord. No. XX-24, Item X.X, Adopted XX/XX/2024 Page 4 of 8 7 Industrial — Light (Warehouse and Distribution uses involving heavy truck traffic are not permitted) Office — Professional/Administrative Similar and related uses as determined by the Director of Community Development Conditional Uses: None Accessory Uses: Uses which are necessarily and customarily associated with, and are appropriate, incidental, and subordinate to the principal uses as determined by the Director of Community Development Parcel 2 No development or uses are permitted on Parcel 2. 2. Stage 1 and Stage 2 Site Plan The Stage 1 and Stage 2 Site Plan is shown below. TABULATION 33,866 F. 1� amyucl Kra 1- Effirt9r 1— I 1 — T9TAL 9UILL IN9 AREA 125,53 SF. LNT 9 T TI UNR C 2 ,947 B.F. 29,966 S u KIM MEM SITE PLAN GENERAL NOT. SITE PLAN GENERAL NO DUBLIN BOULEVARD LP • Project 11711 DUBLIN BLVD. Con• sultants: Ord. No. XX-24, Item X.X, Adopted XX/XX/2024 Page 5 of 8 8 3. Development Regulations The following Development Standards apply to Parcel 1 only. No development is permitted on Parcel 2. Floor Area Ratio 0.33 Maximum Building Height: 40 feet Maximum lot coverage 31 Parking Spaces Office: Up to 7,500 square feet - 1 per 250 square feet 7,501 to 40,000 square feet - 1 per 300 square feet 40,001+ square feet - 1 per 350 square feet Industrial — Light: 1 per 400 square feet of general purpose area, plus 1 per 1,000 square feet of warehouse or distribution area Parking Stall Dimensions Standards Per Dublin Municipal Code Chapter 8.76 (Off - Street Parking and Loading Regulations) Minimum Setbacks 10' front (along Dublin Boulevard) 10' side (along west and east property lines) 20' rear (along south property line) Signage Per Dublin Municipal Code Chapter 8.84 (Sign Regulations) 4. Phasing Plan. The Project will be built in one phase, first beginning with demolition, and followed by site preparation/grading, trench and foundation, exterior building construction, interior building construction and paving/landscaping. 5. General Plan and Specific Plan Consistency. The Project is consistent with the General Plan and Dublin Village Historic Area Specific Plan land use designation of Business Park/Industrial, which allows non -retail businesses such as research, limited manufacturing and distribution activities, and administrative offices. In addition, the proposed Project design will provide for an attractive building that appeals to advanced manufacturing and life science uses that will not generate heavy truck traffic and nuisances related to emissions, noise, odors, or glare and is consistent with the floor area ratio of 0.30 to 0.40 allowed in the Business Park/Industrial land use designation. 6. Inclusionary Zoning Regulations. The proposed Project is an industrial use type and is not subject to the Inclusionary Zoning Regulations (DMC Chapter 8.68) for the provision of affordable housing because the regulations apply only to residential development projects of 20 units or more. 7. Architectural Standards. The Project's architectural style utilizes a historic industrial adaptive reuse design approach that is industrial in nature and is unique to light industrial, advanced manufacturing and life science uses. Ord. No. XX-24, Item X.X, Adopted XX/XX/2024 Page 6 of 8 9 The architectural design of the Project shall reflect the following standards: • Incorporate features such as channel canopies and different wall planes and horizontal and vertical reveals to break down the building form into more human scale volumes. • Use varying colors, brick veneer, heights, low slope/flat roof construction, light fixtures, and landscaping to enhance the building detail at the pedestrian level. • Colors shall be neutral in nature, while bright/harsh primary colors shall be avoided. • Lighter building color applications for portions of the facade shall be used to provide interest. • Provide outdoor space for tenants, which allows for gathering and socializing, with landscaping, outdoor seating, enhanced paving treatment, and other features to provide an appropriate urban scale for the development. 8. Preliminary Landscaping Plan. The conceptual landscape design of the Project shall reflect the following standards: • Provide plentiful green space and natural habitat that utilizes a native and climate - adaptive planting palette to Dublin's Historic Area and is considered moderate or low water use. • Provide a generous landscape buffer along the perimeter of the project site to soften the main street frontage, rear and sides of the building, and reduce the mass of the building onto adjacent properties. • As shown on the Preliminary Landscape Plan, preserve existing trees where possible along the site perimeter to further enhance the landscape buffer and better integrate the new development into the surrounding community. • Utilize plants that provide a year-round vegetated landscape with seasonality, color, and interest for an attractive visual environment. 9. Aerial Photo. 10. Applicable Requirements of Dublin Zoning Ordinance. Except as specifically provided in this Stage 1 and Stage 2 Development Plan, the use, development, improvement, and maintenance of the property shall be subject to the regulations of the closest comparable Ord. No. XX-24, Item X.X, Adopted XX/XX/2024 Page 7 of 8 10 zoning district as determined by the Community Development Director and the Dublin Zoning Ordinance. No development shall occur on this property until a Site Development Review Permit has been approved. SECTION 5. 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 6. EFFECTIVE DATE This Ordinance shall take effect thirty (30) days following its adoption. SECTION 7. 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. PASSED, APPROVED AND ADOPTED this 1st day of October 2024, by the following vote: AYES: NOES: ABSENT: ABSTAIN: Mayor ATTEST: City Clerk Ord. No. XX-24, Item X.X, Adopted XX/XX/2024 Page 8 of 8 11 Attachment 2 IF STAFF REPORT DUBLIN CITY COUNCIL CALIFORNIA Agenda Item 6.1 DATE: TO: FROM: SU B,JECT: March 19, 2024 Honorable Mayor and City Councilmembers Linda Smith, City Manager Hexcel Redevelopment (PLPA-2022-00038) Prepared by: Gaspare Annibale, Associate Planner EXECUTIVE SUMMARY: The City Council will consider the Hexcel Redevelopment project, which includes the redevelopment of an 8.81-acre site located at 11711 Dublin Boulevard. The project would demolish the existing 62,175-square-foot Hexcel research and development building and construct a new 125,304-square-foot light industrial building to appeal to advanced manufacturing and life science uses with 217 parking stalls and related site improvements. Requested approvals include a Planned Development Rezone with a related Stage 1 and Stage 2 Development Plan, Site Development Review Permit, and Heritage Tree Removal Permit. The City Council will also consider certification of the Final Environmental Impact Report. STAFF RECOMMENDATION: Conduct a public hearing, deliberate, and take the following actions: 1) adopt the Resolution Certifying an Environmental Impact Report and Adopting Environmental Impact Findings, Findings Regarding Alternatives, a Statement of Overriding Considerations and a Mitigation Monitoring and Reporting Program for the Hexcel Redevelopment Project; 2) waive the reading and INTRODUCE the Ordinance Amending the Zoning Map and Approving a Planned Development Zoning District with Stage 1 and Stage 2 Development Plan for the Hexcel Redevelopment Project; and 3) adopt the Resolution Approving a Site Development Review Permit and Heritage Tree Removal Permit for the Hexcel Redevelopment Project. FINANCIAL IMPACT: The cost associated with processing the project application is borne by the Applicant. Page 1 of 16 12 DESCRIPTION: Background Overton Moore Properties is proposing to demolish the existing 62,175-square-foot Hexcel research and development building located 11711 Dublin Boulevard and construct a new 125,304-square-foot light industrial building to appeal to advanced manufacturing and life science uses. The project site includes two parcels totaling 8.81 acres and is located in the Dublin Village Historic Area Specific Plan (Figure 1). Please refer to Table 1 below for surrounding uses. The project site has a General Plan land use designation of Business Park/Industrial and one half of the site is zoned Planned Development (Alameda County Ordinance No. 80-60) and the other half is zoned M-1 (Light Industrial). Figure 1. Project Location Table 1. Surrounding Land Uses Location Zoning General Plan Land Use Current Use of the Property North Single Family Residential (R-1) & Commercial Office (C- 0) Single Family Residential & Retail/Office Single Family/Briarhill Cabana Club & Dublin Office Building South I-580 I-580 I-580 East Retail Commercial (C- 1) & Agriculture (A) Parks/Public Recreation U.S. Bank Branch, Dublin Heritage Park and Museums, and Dublin Pioneer Cemetery West Planned Development (PD) Retail/Office DeSilva Gates Office Buildings On July 10, 1980, the Alameda County Board of Supervisors adopted Ordinance No. 80-60, which rezoned the western half of the project site and the two commercial properties west of the project site Light Industrial to Planned Development (PD). The PD zoning allows for Commercial Office Page 2 of 16 13 (C-0) with some uses requiring a conditional use permit, such as a research and development laboratory. But the PD zoning does not permit the light industrial/warehousing uses being proposed. On August 1, 2006, the City Council adopted the Dublin Village Historic Area Specific Plan (Resolution No. 149-06). The Specific Plan provides guidelines for future development within the area to be sensitive to its historic past and to preserve and enhance the area's historical, cultural, and archaeological resources. Proposed Project The proposed project would redevelop Parcel 1 of the project site by demolishing the existing 62,175-square-foot Hexcel research and development building and constructing a new 125,304- square-foot, light industrial, concrete tilt -up building designed to appeal to advanced manufacturing and life science uses. Parcel 2, which is undeveloped and contains dense riparian vegetation, mature trees, and a portion of Dublin Creek, is not proposed for development. The proposed building would include 18,000 square feet of office, 30,000 square feet of light industrial, and 77,304 square feet of warehouse (accessory to the light industrial). There would be 119,304 square feet on the ground floor and 6,000 square feet of mezzanine office space on the second floor. The proposed building could accommodate up to four tenants, with each unit providing office space and loading docks. The project would construct new site improvements including a new trash enclosure, 217 on -site parking spaces, and associated site, frontage, and landscape improvements. There are 89 existing trees on Parcel 1, of which 65 trees would be removed, including one of four Heritage trees. Refer to Figure 2 for the proposed site plan and Attachment 9 for the Project Plans. Requested approvals include a PD Rezone Stage 1 and Stage 2 Development Plan, Site Development Review Permit and Heritage Tree Removal Permit. Page 3 of 16 14 Figure 2. Proposed Site Plan TABULATOR 4 AERIAL MAP R N 4 DUBLIN B L V u.e.udu.e.0..0 _a_ lila TOTALI BULDNO AR?B 1R5.304 S. . II 1 UNITT 1 LNrr B T 33.528 .F.$2�.699 S.F. Alt 1 1 T 1 T t R D J A 4' •L II II • t-innnriniirinn 11 HI II IIII II 111110 I H 1 ,I. 29.906 S{F. I u thrill lino H i u li 25.971 S.F. al =ME iliiuiii11111i MALL SRL FLAB A Analysis Planned Development Rezone To accommodate the proposed project, the applicant has requested a PD Rezone with a related Stage 1 and Stage 2 Development Plan. Dublin Municipal Code (DMC) Chapter 8.32 establishes the intent, purpose and requirements of PD zoning districts. The proposed PD would establish a detailed Development Plan for the site, including permitted and conditionally permitted uses, the overall development density and intensity (e.g., floor area ratio, building height, setbacks, etc.), parking requirements, and design guidelines. "Industrial -Light" and "Office - Professional/Administrative" uses as defined by the Dublin Zoning Ordinance would be the only uses allowed by the PD on Parcel 1. Warehouse and Distribution uses involving heavy truck traffic are not permitted. No development would be allowed on Parcel 2. Table 2 provides an overview of the proposed development standards for the project. The Ordinance providing the details of the proposed PD zoning district is included as Attachment 7. Page 4of16 15 Table 2. Development Standards Floor Area Ratio 0.33 Maximum Building Height 40 feet Maximum Lot Coverage 31% Parking Spaces Office: Up to 7,500 square feet, 1 per 250 square feet; 7,501 to 40,000 square feet, 1 per 300 square feet Industrial - Light: 1 per 400 square feet of general purpose area, plus 1 per 1,000 square feet of warehouse or distribution area Parking Stall Dimension Standards Per Dublin Municipal Code Chapter 8.76 (Off - Street Parking and Loading Regulations) Minimum Setbacks 10' front (along Dublin Boulevard) 10' side (along west and east property lines) 20' rear (along south property line) Signs Per to Dublin Municipal Code Chapter 8.84 (Sign Regulations) Site Development Review Permit The following is a summary of key components of the project associated with the Site Development Review Permit. Site Design and Access: The project site would be accessed from two existing driveways on Dublin Boulevard. The main driveway is located at the intersection of Dublin Boulevard and Hansen Drive and the secondary driveway is located at the northeastern corner of the project site (east of Hansen Drive adjacent to the U.S. Bank Branch entrance). Both driveways would provide access to all parking areas on -site and to the loading docks at the rear of the building. The loading docks would be screened from public view on Dublin Boulevard by the building and from the I-580 by new and existing landscaping on the south side of the project site. The project site also provides access to the adjacent office buildings to the west. The existing sidewalk along the property frontage would be extended into the project site and provide direct access to an outdoor seating area at the main building entrance. This would create a strong relationship between the street and the building and enhance the project's connectivity to the surrounding area. Architecture: The project's architectural style utilizes a contemporary design approach with muted taupe and earth tones to soften the building and allow it to blend more naturally with the landscape and color schemes commonly used in the vernacular of the late 19th century buildings in the Dublin Village Historic Area Specific Plan. The exterior employs simple details with clean lines in keeping with the simple shapes used on the historic buildings and mimicking the historic wood siding used on adjacent projects. The massing of the building is broken up using reveals, paint color changes and articulation, allowing the scale to visually appear pedestrian -oriented. This is further enhanced with pronounced trellis awnings along the windows and contrast color Page 5 of 16 16 blocking at the roofline. At the tenant locations and in the mezzanine areas, windows and glazing reflect a stronger vertical orientation with simple frames. The building would have two-story glazing at the proposed office spaces on the north, east and northwestern elevations, primarily along Dublin Boulevard, maximizing natural light into the office and mezzanine spaces and providing distinct office entrances for multiple tenants. Additionally, the stone monument and lighting standards reflect a similar design employed in other areas of the Historic Area. Refer to Figure 3 for the proposed building perspective. Figure 3. Proposed Building Perspective Landscaping: The project site would provide approximately 99,106 square feet of new landscape area, including a new parking lot, site perimeter, building facade, and bio-retention landscaping. Approximately 14,350 square feet of landscaping would be provided within the parking lot, 15,390 square feet would be provided along the perimeter of the project site, 6,680 square feet would be incorporated into the walkways and outdoor seating area, and 13,936 square feet provided within the bio-retention areas at the north, southeastern and western portions of the project site. The remaining landscape square footage includes existing landscaping that is to remain. Existing landscaping west of the main driveway and new landscaping east of the main driveway would provide a landscape buffer along Dublin Boulevard to help soften the project frontage. Furthermore, along the southern boundary of the project site, all existing landscaping would remain within Parcel 2, which provides a buffer from the I-580 and helps soften the project design at the rear of the building. The landscape plan features a low water usage plant palette, including a variety of drought tolerant trees, shrubs and ground cover to provide visual interest in texture and color while conserving natural resources. Native plants are utilized to encourage biodiversity in conjunction with the existing riparian vegetation and Dublin Creek on Parcel 2. New plant screening that matches the plant pallet found in the Historic Area is provided in the setback along Dublin Page 6of16 17 Boulevard to minimize any undesirable visual impacts. Refer to Figure 4 for the proposed plant pallet. Figure 4. Proposed Plant Pallet The landscape edge along the eastern property line provides for new shrubbery and trees to screen the project from the adjacent properties. The existing landscaping on the adjacent property to the east would provide a visual separation between the project site and the U.S. Bank Branch, Dublin Heritage Park and Museums and Pioneer Cemetery. Refer to Figure 5 for the proposed building perspective view from the Dublin Pioneer Cemetery. A condition of approval has been provided to ensure this landscaping is protected during grading/ construction activities. Large shade trees would be provided within the parking lot to provide a cooler environment, and reduce urban heat island effect. The landscape design preserves the existing Heritage trees on -site and incorporates them into the site design. Page 7 of 16 18 Figure 5. Proposed Building Perspective View from Dublin Pioneer Cemetery There are 89 existing trees on Parcel 1, of which 65 trees are proposed to be removed, including one of the four Heritage Trees as further discussed below. A total of 85 trees would be planted on Parcel 1. On Parcel 2, there are 108 trees, including 19 Heritage Trees, all of which would be preserved. Heritage Tree Removal Permit A Heritage Tree Removal Permit is required for any oak, bay, cypress, maple, redwood, buckeye and sycamore tree with a trunk or main stem 24 inches or greater in diameter measured four feet six inches above natural grade. There are four Heritage Trees on Parcel 1 and 19 on parcel 2 for a total of 23 heritage trees. One of the four Heritage Trees on Parcel 1 is proposed to be removed. That tree is a sycamore tree measuring 28.2 inches in diameter, which conflicts with the location of the proposed building. The Arborist Report is included as Attachment 10. CONSISTENCY WITH THE GENERAL PLAN, SPECIFIC PLAN AND ZONING ORDINANCE: The proposed project is consistent with the General Plan and Dublin Village Historic Area Specific Plan. The proposed project would provide space for light industrial uses that would cater to advanced manufacturing and life science tenants consistent with the Business/Industrial land use designation. Warehouse and distribution uses that would involve heavy truck traffic are not permitted. The proposed floor -area ratio (FAR) of 0.33 is within the FAR of 0.30 to 0.40 allowed in the Business Park/Industrial land use designation. Page 8 of 16 19 The Dublin Village Specific Plan provides discretion in applying various provisions in the design guidelines to specific projects. It is not anticipated that each guideline will apply equally to every project. In some cases, one or more of the guidelines may be relaxed to facilitate compliance with a more important or appropriate guideline for that project. In reviewing the proposed project, staff believes the intent and spirit of the design guidelines have been followed and the project respects its surroundings and honors the heritage and desired character of the area while balancing the economic development benefits this project would bring to Dublin. ENVIRONMENTAL DETERMINATION: Pursuant to the requirements of the California Environmental Quality Act (CEQA), the City prepared an Environmental Impact Report (EIR) for the proposed project. On May 15, 2023, the City issued a Notice of Preparation for an EIR and held a public scoping meeting on May 25, 2023. The City received three letters regarding the scope of the EIR. Subsequently, a Draft EIR was prepared for the proposed project and circulated for a 45-day public review period from August 21, 2023, to October 5, 2023. The City received three comment letters during the public review period. In addition, a fourth letter was received after the public review period. Responses have been prepared for each of the comments received by the City. The Draft EIR, comments and associated responses, and changes and clarifications to the Draft EIR constitute the Final EIR (Attachment 2). The environmental document prepared for the project is a Focused EIR that evaluates potential impacts of a limited number of environmental issue areas that the City determined to be significant (CEQA Guidelines Section 15063(c)(3)). After preparation of an Initial Study (Appendix A of Draft EIR, Attachment 6), the City determined that the proposed project would have significant or potentially significant impacts in the following topic areas that require further analysis and are, therefore, discussed in the Draft EIR: • Air Quality • Biological Resources • Cultural Resources* • Energy • Geology and Soils • Hazards and Hazardous Materials • Tribal Cultural Resources The Draft EIR concludes that the proposed project would have a significant and unavoidable impact on Cultural Resources (noted above with *). The remaining topic areas have mitigation measures that have been prepared to reduce impacts in these areas to a level that is less than significant. The information and analysis presented in the Initial Study provides substantial evidence for the conclusion, for all the topic areas listed below, that: 1) CEQA standards triggering preparation of further environmental review do not exist for those topics; and 2) impacts under these topics would result in no impact or be less than significant. Page 9of16 20 • Aesthetics • Agricultural and Forestry Resources • Greenhouse Gas Emissions • Hydrology and Water Quality • Land Use and Planning • Mineral Resources • Noise • Population and Housing • Public Services • Recreation • Transportation • Utilities and Service Systems • Wildfire There were no impacts identified for the topic area listed above and, therefore, no mitigation is required. An overview of all topic areas is provided below. Aesthetics There were no potentially significant impacts identified for aesthetics and, therefore, no mitigation is required. Agricultural and Forestry Resources There were no potentially significant impacts identified for agricultural and forestry resources and, therefore, no mitigation is required. Air Quality Demolition activities and construction of the proposed project would involve the use of offroad equipment, haul trucks, and worker commute trips that would generate short-term criteria air pollutant emissions. Operation of the proposed project would generate long-term emissions associated with daily employee vehicle trips, building energy consumption, reapplication of architectural coatings, use of consumer products, and maintenance/testing of the fire pump. However, construction -related emissions of the proposed project would not exceed the thresholds of significance recommended by the Bay Area Air Quality Management District (BAAQMD). The proposed project would implement BAAQMD's Basic Construction Mitigation Measures as noted in Mitigation Measure AQ-1 and be subject to BAAQMD Rules and Regulations for controlling fugitive dust emissions, which would reduce fugitive dust emissions during demolition and construction. Further, the proposed project would result in a net reduction of emissions compared to existing conditions and would not exceed BAAQMD thresholds of significance. The proposed project would not conflict with or obstruct implementation of the applicable air quality plan, and construction and operation of the proposed project would not result in a cumulatively considerable net increase of any criteria pollutant for which the region is non -attainment under an applicable federal or state ambient air quality standard. Therefore, this impact would be less than significant with mitigation. Page 10 of 16 21 Biological Resources The project would involve the removal of approximately 65 trees which could be used by birds during the nesting season. If a tree containing an active nest were to be removed during construction, such removal would result in nest destruction and failure. Due to this potential for loss of nests and due to potential disturbance of nesting birds from noise and vibration during project construction, the impact to nesting birds would be potentially significant. However, nesting bird avoidance measures would be implemented as a mitigation measure to protect nesting birds; therefore, impacts to candidate, sensitive, or special status species would be reduced to less than significant with mitigation. Further, the riparian corridor associated with Dublin Creek on Parcel 2 could be used as foraging habitat for common bats. As such, trees that would be removed as part of the project outside of riparian areas may provide suitable day or night roosting habitat for bat species. Given the availability of alternative natural habitat for hibernaculum in the vicinity of the project and based on planned tree replacement, impacts on the habitat for bats are not expected to be significant. However, if construction were to remove trees containing bats during the maternity or winter season, bat mortality could occur, and the impact on common bat species would be potentially significant. Implementation of roosting bat surveys and avoidance as a mitigation measure would ensure that impacts to wildlife movement, migration, or nursery sites would be reduced to less than significant with mitigation. Cultural Resources A historical resource evaluation was prepared for the existing Hexcel research and development building to assess its eligibility for listing in the California Register of Historical Resources (CRHR). The building was determined to be eligible for listing in the CRHR under Criterion 1 because it is significant at the national level for its associations within the Man in Space historic context published by the National Park Service and is, therefore, considered a historical resource for the purposes of CEQA. The significance of a historical resource is considered to be "materially impaired" when a project demolishes or materially alters the physical characteristics that justify the determination of a historical resources' significance. Because the proposed project would result in the demolition of the existing Hexcel building, the impact would be significant and unavoidable. CEQA requires that all feasible mitigation must be completed even if it does not mitigate project impacts below a level of significance. Therefore, the following mitigation measures would still be implemented as part of the project, even though they would not fully offset the loss of the resource, and the impact would remain significant and unavoidable: • Historic American Buildings Survey (HABS) Recordation: applicant shall document the Hexcel Corporation R&D facility prior to demolition consisting of a historical report and photographs. • Interpretive Displays: applicant shall install permanent interpretive displays or signage as prepared by an architectural historian for public exhibition detailing the history and Page 11 of 16 22 significance of the Hexcel Corporation R&D facility. Further, based on the existence of archeological resources within and adjacent to the project area, there is a high probability of encountering historic -period archeological resources during ground disturbance at the project site, particularly within those portions of the property closest to St. Raymond's Church and Pioneer Cemetery, and a high probability of identifying Native American archeological resources, particularly within a 150-meter (493 foot) corridor centered on Dublin Creek. The possibility of encountering buried archaeological resources in the project area outside of the High Archeological Probability Area remains a concern as well, and per the mitigation measures in the Dublin Village Historic Area Specific Plan and associated Initial Study/Mitigated Negative Declaration, requires mitigation to avoid adverse impact. Therefore, the project would be required to implement archaeological and tribal monitoring and produce an archaeological testing plan and treatment and monitoring plan prior to the start of construction. Inadvertent discovery protocols would also be implemented should precontact or historic -age resources be discovered. Together these mitigation measures would reduce the potential impact on archeological and buried resources to less than significant with mitigation. Energy The proposed construction activities would increase energy consumption for the duration of project construction in the form of fossil fuels (e.g., gasoline, diesel fuel). However, the operation of the proposed project would result in a net reduction in energy consumption, primarily related to improved building energy standards and eliminating natural gas infrastructure. Energy consumption associated with the construction and operation of the proposed project would not be inefficient, wasteful, or unnecessary with the implementation of basic construction emission control practices per the air quality mitigation measures. Therefore, this impact would be less than significant with mitigation. Geology and Soils The project site is composed of artificial fill to depths ranging from 1.5 - 5 feet, with native Contra Costa Group sediments below the fill. Most grading and earthmoving activities at the project site would extend to a maximum depth of two to three feet below the ground surface and, therefore, would generally be confined to the artificial fill material, which is not paleontologically sensitive. However, in areas where the artificial fill only extends to 1.5 feet, excavation and grading would encounter the native Contra Costa Group materials, which are of high paleontological sensitivity. Furthermore, excavation to a maximum depth of approximately twelve feet would occur at the proposed on -site stormwater drainage pumps, which would also encounter the paleontologically sensitive Contra Costa Group materials. Therefore, project -related earthmoving activities could result in accidental damage to or destruction of unique paleontological resources, and this impact would be potentially significant. To minimize the potential for destruction of or damage to previously unknown unique, scientifically important paleontological resources during earthmoving activities at the project site, the applicant would be required to retain a qualified archaeologist or paleontologist to provide the necessary information to all construction personnel regarding the procedure for encountering fossil fuels. Construction work would immediately cease within 150 feet of the find and a recovery plan would be developed to record and undergo appropriate curation. Therefore, with the implementation of these mitigation measures construction -related impacts to unique paleontological resources would be less than significant Page 12 of 16 23 with mitigation. Greenhouse Gas Emissions There were no potentially significant impacts identified for greenhouse gas emissions and, therefore, no mitigation is required. Hazards and Hazardous Materials It has been recommended that a subsurface investigation be completed in the vicinity of the on - site areas for chemical use, storage, and handling to assess whether a release occurred in the past. If soil or groundwater has been previously contaminated at levels that exceed regulatory thresholds, this would represent a significant human health and environmental hazard because excavation work would be required during construction that could release these hazardous materials. Furthermore, demolition of the existing building could expose workers and the environment to hazardous materials such as lead paint and/or asbestos. Therefore, these construction -related impacts are considered potentially significant and require mitigation. Prior to earthmoving activities, a Phase II Environmental Site Assessment must be completed and the building must be sampled for lead paint and/or asbestos. With the implementation of these mitigation measures, potential construction -related impacts from accidental exposure to hazardous materials would be less than significant with mitigation. Hydrology and Water Quality There were no potentially significant impacts identified for hydrology and water quality and, therefore, no mitigation is required. Land Use Planning There were no potentially significant impacts identified for land use planning and, therefore, no mitigation is required. Mineral Resources There were no potentially significant impacts identified for mineral resources and, therefore, no mitigation is required. Noise There were no potentially significant impacts identified for noise and, therefore, no mitigation is required. Population and Housing There were no potentially significant impacts identified for population and housing and, therefore, no mitigation is required. Public Services There were no potentially significant impacts identified for public services and, therefore, no mitigation is required. Recreation There were no potentially significant impacts identified for recreation and, therefore, no Page 13 of 16 24 mitigation is required. Transportation There were no potentially significant impacts identified for transportation and, therefore, no mitigation is required. Tribal Cultural Resources The proposed project would include excavation of the parking lot to the south of the existing Hexcel building, which is adjacent to the marked boundary of the Pioneer Cemetery. Marked grave sites in the cemetery are within five feet of the property line shared with the project site. Historic documents suggest that the cemetery was larger than the currently marked boundary. Additionally, there is anecdotal evidence that the cemetery location was first used by the Ohlone and may also include burials of Native American and Mexican farm laborers who worked for Jose Maria Amador, interred prior to formal consecration of the cemetery in 1859. It is likely that the cemetery extends beneath the Hexcel parking lot, and possible that the cemetery includes Native American human remains. If so, the impact on tribal cultural resources would be potentially significant during earthmoving and excavation activities. Inadvertent/unanticipated discovery protocols would be implemented, ensuring tribal cultural resources encountered during construction would be treated in a culturally appropriate manner in consultation with Tribal Representatives and, therefore, the impact on tribal cultural resources would be less than significant with mitigation. Utilities and Service Systems There were no potentially significant impacts identified for utilities and service systems and, therefore, no mitigation is required. Wildfire There were no potentially significant impacts identified for wildfire and, therefore, no mitigation is required. The City Council resolution certifying the Final Environmental Impact Report is included as Attachment 1. To approve the project, the City Council must make findings regarding significant impacts and mitigation measures (Attachment 3), findings concerning infeasibility of alternatives and potential additional mitigation measures (Attachment 4), and will need to adopt a Statement of Overriding Considerations (SOC) (Attachment 5) that identifies all environmental impacts that cannot be mitigated and explains why the benefits of the project outweigh its unavoidable environmental impacts. The Mitigation Monitoring and Reporting Program is included as Attachment 6. The SOC is required in order to approve the project, if desired by a majority of the City Council. PLANNING COMMISSION REVIEW: On December 12, 2023, the Planning Commission held a public hearing to consider the proposed project. Two members of the public addressed the Commission regarding the project. After closing the public hearing and deliberating, the Planning Commission voted 3-2 to recommend approval of the Hexcel Redevelopment Project and adopted Resolution No. 23-11 (Attachment 11). In their Page 14 of 16 25 motion, the Planning Commission recommended that the Applicant consider incorporating more design elements found in the Dublin Village Historic Area Specific Plan area. Since the Planning Commission meeting, the Applicant has made the following changes to the project plans to address the Commission's comments: • Revised building colors to include muted earth tones to soften the building allowing it to blend more naturally with the landscape and the color schemes used on buildings in the Historic Area. • Modified the windows and glazing to reflect a stronger vertical orientation with simple frames in keeping with the Historic Area. • Provided more pronounced trellis awnings along windows. • Added a contrast color at the top of the building to reduce the massing. • Integrated stone monumentation within the landscape area near the front of the building, which is similar to what can be found in the Historic Area. • Incorporated light standards that reflect a similar design employed in other areas of the Historic Area. • Matched the plant pallet found in the Historic Area along the project frontage. STRATEGIC PLAN INITIATIVE: None. NOTICING REQUIREMENTS/PUBLIC OUTREACH: Two City -led Community Meetings were held on October 25 and 26, 2023, to provide Dublin residents with information about the proposed Hexcel Redevelopment project. Staff provided a presentation that included an overview of the City's development review process and the proposed project. Questions were asked about the project's impact on infrastructure capacity and the general contractor that would be used for the project. Comments were also provided regarding the EIR and project design. In accordance with State law, a public notice was mailed to all property owners and occupants within 300 feet of the proposed project to advertise the project and upcoming public hearing. A public notice was also published in the East Bay Times and posted at several locations throughout the City. A Planning 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. ATTACHMENTS: 1) Attachment 1- Resolution Certifying an Environmental Impact Report and Adopting Environmental Impact Findings, Findings Regarding Alternatives, a Statement of Overriding Considerations and a Mitigation Monitoring and Reporting Program for the Hexcel Redevelopment Project Page 15 of 16 26 2) Attachment 2 - Exhibit A to the Resolution - Final Environmental Impact Report 3) Attachment 3 - Exhibit B to the Resolution - Findings Concerning Significant Impacts and Mitigation Measures 4) Attachment 4 - Exhibit C to the Resolution - Findings Concerning Infeasibility of Alternatives and Potential Additional Mitigation Measures 5) Attachment 5 - Exhibit D to the Resolution - Statement of Overriding Considerations 6) Attachment 6 - Exhibit E to the Resolution - Mitigation Monitoring and Reporting Program 7) Attachment 7 - Ordinance Amending the Zoning Map and Approving a Planned Development Zoning District with Stage 1 and Stage 2 Development Plan for the Hexcel Redevelopment Project 8) Attachment 8 - Resolution Approving a Site Development Review Permit and Heritage Tree Removal Permit for the Hexcel Redevelopment Project 9) Attachment 9 - Exhibit A to the Resolution - Hexcel Redevelopment Project Plans 10) Attachment 10 - Arborist Report 11) Attachment 11 - Planning Commission Resolution No. 23-11 Page 16 of 16 27 Attachment 3 IP �ls STAFF REPORT DUBLIN CITY COUNCIL CALIFORNIA Agenda Item 6.1 DATE: TO: FROM: SUBJECT: September 17, 2024 Honorable Mayor and City Councilmembers Linda Smith, City Manager Hexcel Redevelopment (PLPA-2022-00038) Prepared by.• Gaspare Annibale, Associate Planner EXECUTIVE SUMMARY: The City Council will consider the Hexcel Redevelopment Project, which redevelops an 8.81-acre site located at 11711 Dublin Boulevard. The project would demolish the existing 62,175-square- foot former Hexcel research and development building and construct a new 125,532-square-foot light industrial building with 217 parking stalls and related site improvements. The project was first presented to the City Council on March 19, 2024, and the City Council continued the project to a date uncertain so the Applicant could address City Council comments related to the overall project design, compatibility with the Dublin Village Historic Area Specific Plan, and landscape buffer to adjacent properties. The Applicant has since revised the project design and landscaping in response to comments. Requested approvals include a Planned Development Rezone with a related Stage 1 and Stage 2 Development Plan, Site Development Review Permit, and Heritage Tree Removal Permit. The City Council will also consider certification of the Final Environmental Impact Report. STAFF RECOMMENDATION: Conduct a public hearing, deliberate, and take the following actions: 1) adopt the Resolution Certifying an Environmental Impact Report and Adopting Environmental Impact Findings, Findings Regarding Alternatives, a Statement of Overriding Considerations, and a Mitigation Monitoring and Reporting Program for the Hexcel Redevelopment Project; 2) waive the reading and INTRODUCE the Ordinance Amending the Zoning Map and Approving a Planned Development Zoning District with Related Stage 1 and Stage 2 Development Plans for the Hexcel Redevelopment Project; and 3) adopt the Resolution Approving a Site Development Review Permit and Heritage Tree Removal Permit for the Hexcel Redevelopment Project. FINANCIAL IMPACT: The cost associated with processing the project application is borne by the Applicant. Page 1 of 7 28 DESCRIPTION: Background Overton Moore Properties is proposing to demolish the existing 62,175-square-foot Hexcel research and development building located 11711 Dublin Boulevard and construct a new 125,304-square-foot light industrial building to appeal to advanced manufacturing and life science uses. Requested approvals include a PD Rezone Stage 1 and Stage 2 Development Plan, Site Development Review Permit, and Heritage Tree Removal Permit. Figure 1. Project Location On March 19, 2024, the City Council held a public hearing to consider the Hexcel Redevelopment Project. At the meeting, the City Council raised concerns with the project design and compatibility with the Dublin Village Historic Area Specific Plan, and landscape screening to buffer uses to the north and east of the project site. At the conclusion of the discussion, the City Council continued the project to a date uncertain in order to provide time for the applicant to address these concerns. Revisions to the Project Since the March City Council meeting, the Applicant has made the following changes to the project to address the City Council's comments and concerns, and these changes have been incorporated into the Site Development Review Permit: • Revised the project design with the use of brick veneer and muted taupe and earth tones to complement the brick and soften the building. The massing of the building is broken up using reveals, paint color, material changes, and articulation, allowing the scale to reflect a pedestrian orientation. The exterior employs channel canopies with hanging rod details above the entrances inspired by historical industrial buildings, black channel trim around the storefront system featuring gray glazing carrying the theme of the canopy, brick wainscot flanking the main entrances and storefront glazing, accent paint to match the brick color and provide continuity across building facades, and recessed arch details inspired by historical brick arched windows. At the tenant locations and in the mezzanine areas, windows and glazing reflect a stronger vertical orientation with simple frames. The Page 2 of 7 29 building would have two-story glazing at the proposed office spaces on the north, east and northwestern elevations, primarily along Dublin Boulevard, maximizing natural light into the office and mezzanine spaces and providing distinct office entrances for multiple tenants. • Added a wood fencing element at the entrance to tie with Heritage Park, including a wood arbor, fences flanking the main entrance, and stone bases. • Refined the landscape plan to better match the existing landscape around Heritage Park. • Added more trees and shrubbery and modified the shrubbery to a fast-growing species to provide additional screening from Dublin Boulevard at the north and from Heritage Park to the east. • Included a stone monument commemorative plaque and located it at the northeast corner of site to provide high visibility. With this revised design the applicant proposes a slightly larger and taller building, 228 square feet larger and six inches taller. The planned development zoning limits the floor area ratio (FAR) to 0.33 and the maximum building height to 40 feet. Even with the minimal increase in the building area, the project would still meet the allowable FAR of 0.33. The new building height (40'6") is inclusive of the parapet, which is an architectural feature. Per the Dublin Municipal Code (DMC), architectural features may be a maximum of 15 percent higher than the height limit of the applicable zone, therefore, the new building design complies with the allowable height limit. Figure 3. Proposed Building Perspective Existing landscaping west of the main driveway and new landscaping east of the main driveway would provide a landscape buffer along Dublin Boulevard to help soften the project frontage. Furthermore, along the southern boundary of the project site, all existing landscaping would remain within Parcel 2, which provides a buffer from Interstate-580 and the rear of the building. Large shade trees in the parking lot area would provide shade and reduce the urban heat island effect. The landscape design preserves the existing heritage trees on site and incorporates them into the site design. New landscape screening which includes 48 trees and matches the plant pallet Page 3 of 7 30 found in the Historic Area is provided along Dublin Boulevard to screen and soften the building from public view. This includes preserving the existing trees and planting 38 new trees ranging from 15 feet to 70 feet tall at maturity and new fast-growing shrubbery. Figures 4 and 5 below are renderings of the landscaping. Figure 4. Proposed Dublin Boulevard Frontage Landscaping Figure 5. Proposed Parking Lot Landscaping The landscaping along the eastern property line provides new shrubbery and trees to screen the project from the adjacent properties. A total of 18 trees would be provided east of the proposed building, which includes one existing Chinese elm tree to remain and 17 new trees ranging in height from 30 feet to 50 feet at maturity. Shrubbery eight feet in height at maturity would also be planted to further buffer the site in addition to the existing landscaping on the adjacent property to the east between the project site and the Dublin Heritage Park and Museums and Pioneer Cemetery. A condition of approval has been provided to ensure this landscaping is protected during grading/construction activities. Specifically, the new landscaping southeast of the proposed building would provide screening Page 4 of 7 31 from the Dublin Pioneer Cemetery and the dense tree canopy on the cemetery property. In addition to the shrubbery noted above, 14 new trees would be planted in this area to screen the building from view of the cemetery. Figure 6 shows the proposed building perspective view from the Dublin Pioneer Cemetery. Figure 6. Proposed Project Site View from Dublin Pioneer Cemetery The draft Ordinance amending the Zoning Map and approving Planned Development Zoning with related Stage 1 and 2 Development Plans is included as Attachment 7. The Resolution approving the Site Development Review Permit and Heritage Tree Removal Permit is included as Attachment 8, with the Project Plans (Attachment 9) and the Arborist Report (Attachment 10). A complete discussion of the project is provided in the Staff Report of March 19, 2024 (Attachment 12). ENVIRONMENTAL DETERMINATION: Pursuant to the requirements of the California Environmental Quality Act (CEQA), the City prepared an Environmental Impact Report (EIR) for the proposed project. On May 15, 2023, the City issued a Notice of Preparation for an EIR and held a public scoping meeting on May 25, 2023. The City received three letters regarding the scope of the EIR. Subsequently, a Draft EIR was prepared for the proposed project and circulated for a 45-day public review period from August 21, 2023 to October 5, 2023. The City received three comment letters during the public review Page 5 of 7 32 period. In addition, a fourth letter was received after the public review period. Responses have been prepared for each of the comments received by the City. The Draft EIR, comments and associated responses, and changes and clarifications to the Draft EIR constitute the Final EIR (Attachment 2). The environmental document prepared for the project is a Focused EIR that evaluates potential impacts of a limited number of environmental issue areas that the City determined to be significant (CEQA Guidelines Section 15063(c)(3)). After preparation of an Initial Study, the City determined that the proposed project would have significant or potentially significant impacts in the following topic areas that require further analysis and are therefore discussed in the Draft EIR: • Air Quality • Biological Resources • Cultural Resources* • Energy • Geology and Soils • Hazards and Hazardous Materials • Tribal Cultural Resources The Draft EIR concludes that the proposed project would have a significant and unavoidable impact on Cultural Resources (noted above with *). The remaining topic areas have mitigation measures that have been prepared to reduce impacts in these areas to a level that is less than significant. Attachment 12 provides an overview of all topic areas. After the EIR was prepared for the project, the applicant revised the architecture and landscape plan and increased the size of the building by 228 square feet and increased the height by six inches in response to City Council concerns, as discussed above. These changes would not affect any of the conclusions in the Initial Study and EIR because they are related to visual changes that would result in making the proposed building blend in better with the surrounding Historic Area. The minimal increase in the footprint and height would not substantially change the visual appearance or bulk/scale of the building such that the initial study conclusions regarding aesthetics would be affected. The minimal increase to the size of the building would not substantially change the required excavation and grading. The proposed changes would not result in any additional or more severe impacts from what was already analyzed, and no new mitigation measures are required. The City Council resolution certifying the Final Environmental Impact Report is included as Attachment 1. To approve the project, the City Council must make findings regarding significant impacts and mitigation measures (Attachment 3), make findings concerning infeasibility of alternatives and potential additional mitigation measures (Attachment 4), and adopt a Statement of Overriding Considerations (SOC) (Attachment 5) that identifies all environmental impacts that cannot be mitigated and explains why the benefits of the project outweigh its unavoidable environmental impacts. The Mitigation Monitoring and Reporting Program is included as Attachment 6. Page 6 of 7 33 STRATEGIC PLAN INITIATIVE: None. NOTICING REQUIREMENTS/PUBLIC OUTREACH: Two City -led Community Meetings were held on October 25 and 26, 2023, to provide Dublin residents with information about the proposed Hexcel Redevelopment project. Staff provided a presentation that included an overview of the City's development review process and the proposed project. Questions were asked about the project's impact on infrastructure capacity and the general contractor that would be used for the project. Comments were also provided regarding the EIR and project design. In accordance with State law, a public notice was mailed to all property owners and occupants within 300 feet of the proposed project to advertise the project and upcoming public hearing. A public notice was also published in the East Bay Times and posted at several locations throughout the City. A Planning 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. ATTACHMENTS: 1) Resolution Certifying an Environmental Impact Report and Adopting Environmental Impact Findings, Findings Regarding Alternatives, a Statement of Overriding Considerations, and a Mitigation Monitoring and Reporting Program for the Hexcel Redevelopment Project 2) Exhibit A to the Resolution - Final Environmental Impact Report 3) Exhibit B to the Resolution - Findings Concerning Significant Impacts and Mitigation Measures 4) Exhibit C to the Resolution - Findings Concerning Infeasibility of Alternatives and Potential Additional Mitigation Measures 5) Exhibit D to the Resolution - Statement of Overriding Considerations 6) Exhibit E to the Resolution - Mitigation Monitoring and Reporting Program 7) Ordinance Amending the Zoning Map and Approving a Planned Development Zoning District with Stage 1 and Stage 2 Development Plan for the Hexcel Redevelopment Project 8) Resolution Approving a Site Development Review Permit and Heritage Tree Removal Permit for the Hexcel Redevelopment Project 9) Exhibit A to the Resolution - Hexcel Redevelopment Project Plans 10) Arborist Report 11) Planning Commission Resolution No. 23-11 12) March 19, 2024 Staff Report (without attachments) Page 7 of 7 34