HomeMy WebLinkAboutOrd 11-24 Amending the Zoning Map and Approving a PD Zoning District with a Stage 1 and Stage 2 Development Plan for the Hexcel Redevelopment ProjectDocusign Envelope ID: 831E1557-0310-4D64-B37D-D29C9044561F
ORDINANCE NO. 11 — 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.
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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
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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.
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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):
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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
4 .n-
AERIAL MAP
DUBLIN
AMIl
out �1 11111111
I , In llllllllillllf IIIE,
UNIT
33,805 .F.
h,
T9TAL BUILL INB ABEp
126,53 SF.
LNT e T TI UNR C
21,947 S.F. 29,966 SIF.
28Q F.
CODE ANALYSIS
SOE PLAN GENERAL NOTES
C
SITE PLAN GENERAL NOTES
Devloper
DUBLIN
BOULEVARD
LP
•
Dorm
11711
DUBLIN BLVD.
OLOJISA
l�
•
DAB-A1,1
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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.
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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
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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: Councilmembers Hu, Josey, Qaadri, Thalblum and Mayor McCorriston
NOES:
ABSENT:
ABSTAIN:
Signed by:
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ATTEST:
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City Clerk
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