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HomeMy WebLinkAbout05-035 Dublin Place Commercial Bldg AGENDA STATEMENT PLANNING COMMISSION MEETING DATE: April 25, 2006 PUBLIC HEARING: PA 05-35 Dublin Place Commercial Building - Planned Development Rezone with Stage 2 Development Plan and Site Development Review for a 17,500 square foot commercial building located at 7000 Amador Plaza Road. Report Prepared by: Jeff Baker, Associate PlannelQr ATTACHMENTS: 1. Resolution recommending the City Council approve a PD - Planned Development Rezone with Stage 2 Development Plan for 7000 Amador Plaza Road (P A 05-035) with draft Ordinance attached as Exhibit A. 2. Resolution approving Site Development Review Permit to construct a 17,500 square foot commercial building and related improvements at 7000 Amador Plaza Road (P A 05-035) 3. Vicinity Map 4. Project Plans 5. Color Elevation SUBJECT: RECOMMENDATION: 1. Open the public hearing; 2. Receive Staff presentation; 3. Receive testimony from the Applicant and the public; 4. Close public hearing; 5. Deliberate; 6. Adopt a Resolution (Attachment I) recommending City Council approve a PD - Planned Development Rezone with Stage 2 Development Plan for 7000 Amador Plaza Road; and 7. Adopt a Resolution (Attachment 2) approving Site Development Review for the pad building located at 7000 Amador Plaza Road. PROJECT DESCRIPTION: The project site is located at 7000 Amador Plaza Road within the Dublin Place Shopping Center. The Dublin Place Shopping Center is located at the northwest corner of Dublin Boulevard and Amador Plaza Road and is within the Downtown Core Specific Plan (Attachment 3). The project is located on the undeveloped portion of a parcel that includes Expo Design Center. This undeveloped site is the former location of the Dublin General Cinemas which had been approved for construction by Alameda County in 1979. The theater has since closed and the building was demolished in 2002. The Applicant currently requests approval of a Planned Development Rezone with a Stage 2 Development Plan, and a Site Development Review Permit to construct a 17,500 square foot commercial building and COPIES TO: Applicant Property Owner File Page 1 of9 ITEM NO,: g. 2 G:\PA#\2005\05-035 Mayfield Gentry Realty Advisors\PC\pcsr 4.25.06.doc related improvements including a plaza, landscaping and parking. Tenants have not been identified for the building but the tenant mix is anticipated to include 40% retail and 60% restaurant uses. ANALYSIS: Planned Development Rezone with Stage 2 Development Plan Chapter 8.32 of the Dublin Zoning Ordinance establishes the intent, purpose and requirements of the Planned Development District. The intent of the Planned Development Zoning District is to create a more desirable use of the land, a more coherent and coordinated development, and a better physical environment than would otherwise be possible under a single zoning district or combination of zoning districts. The Planned Development district requires that a Stage 1 and Stage 2 Development Plan be adopted to establish regulations for the use, development, improvement, and maintenance of the property within the requested Planned Development Zoning District. On April 16, 2002, the City Council approved a PD Planned Development Rezone for the Downtown Core Specific Plan area (Ordinance 03-02). This PD district requires a Stage 2 Development Plan and Site Development Review permit for all new development within the Specific Plan area. Therefore, the Applicant is requesting approval of a PD Rezone with a Stage 2 Development Plan as discussed below and included in Attachment 1. Statement of Proposed Uses: The Stage 2 Development Plan includes a statement of permitted, conditionally permitted, and temporary uses. Stage 2 Site Plan: The Stage 2 Site Plan depicts the building location, landscaping and plaza location, circulation system, and parking areas. Phasing Plan: The entire project is anticipated to be constructed in a single phase. Compatibilitv with Stage 1 Development Plan: The proposed Stage 2 Development Plan is generally consistent with the Stage 1 Development Plan included in the Downtown Core Specific Plan. Architectural Standards: The architectural design standards for the Stage 2 Development Plan are established by the architectural drawings prepared by the Michael Willis Architects. Development Regulations: The proposed Development Plan and development standards for the PD zoning district are as established in the Downtown Core Specific Plan and included in the Stage 2 Development Plan. Preliminary Landscape Plan: The Preliminary Landscape Plan includes the conceptual landscape design for the project. The Conditions of Approval for the Site Development Review Permit require the submittal of a Final Landscaping and Irrigation Plan. Site Development Review The Downtown Core Specific Plan includes Design Guidelines which provide a framework for an overall character and design consistency throughout the Specific Plan area. Their purpose is to ensure high quality site planning and architecture, and to promote a pedestrian oriented focus throughout the Specific Plan area. Staff worked with the Applicant to implement these Design Guidelines. However, the Applicant has identified constraints which they believe limit their ability to fully implement the Design Guidelines as discussed below. 20f9 Site Plan Building Orientation: The Site Planning Design Guidelines guide the orientation and placement of structures to ensure an appropriate interface of structures to public places and parking areas. These guidelines encourage buildings to be oriented toward the street with a zero setback along sidewalks in order to promote pedestrian activity. The design guidelines encourage parking, service, and utilities to be located away from the street whenever possible in order to reduce their visual impact. The proposed building is setback a minimum of 10 feet from the back of sidewalk along Amador Plaza Road (Attachment 4). This location puts the building adjacent to the sidewalk to create a pedestrian edge along the street. A pedestrian plaza will be located to the north of the building as discussed below. Parking is located to the west of the building away from Amador Plaza Road and will be screened from view by the building consistent with the design guidelines. The front of the building is oriented to the west and north and will face the parking and plaza areas. The northern most tenant space will front on to this plaza and be visible from the street. The Applicant stated that it is necessary for the building to face the parking area in order to have a financially viable project. A site design that pushes the building back from the street and places parking adjacent to Amador Plaza Road would allow the building to face the street and parking. However, this layout would not be consistent with the intent of the Design Guidelines which encourage buildings to be located at the back of sidewalk. Also, it is not feasible for the Applicant to push the building back from the street to accommodate parking because of the Covenants, Conditions, and Restrictions (CC&Rs) for the Dublin Place Shopping Center. The CC&Rs restrict the location of the proposed building to the footprint of the former movie theater. Therefore, there is not enough space between the street and the building footprint to accommodate parking. Pedestrian Plaza: The Design Guidelines encourage pedestrian plazas to emphasize building entries and promote pedestrian activities. Plazas are also encouraged outside of restaurants to improve the pedestrian orientation and promote increased pedestrian activity. Further, the Downtown Core Specific Plan identifies an area adjacent to the project site as a potential location for a central plaza area that accommodates public gatherings. Staff directed the Applicant to incorporate a plaza area north of the proposed building to provide a pedestrian focal point and connect the building to Amador Plaza Road. The location of the plaza will allow motorists and pedestrians to view patrons in the plaza. Plaza amenities will include a freestanding tower element, landscaping and benches, as well as space for outdoor dining in the event that a restaurant occupies the adjacent tenant space. The tower is made from Green Screen (green metal lattice) to accommodate vines and provide a focal point for the plaza. The proposed plaza will be a unique feature that does not currently exist in the downtown area. It will provide a civic gathering place as described in the Downtown Core Specific Plan. The location will also help implement the pedestrian oriented focus of the Specific Plan. Pedestrian Connection: The Downtown Core Specific Plan encourages mid-block pedestrian connections between rear parking lots and the sidewalk. The Specific Plan further encourages these connections to be paved, lighted and landscaped. The Applicant has provided a mid-block pedestrian connection between the proposed building and the existing PetSmart building. Dublin Police Services requested a connection at this location to facilitate patrol of the area between the two buildings. This walkway will connect the sidewalk and the parking area to the west of the building thereby reinforcing the connection between the shopping center and 30f9 Amador Plaza Road. This connection will include lighting and landscaping to make a comfortable pedestrian experience during the day or evening. Service Area: A paved service area has been incorporated into the southeast corner of the Site Plan. This service area will serve the project site and the adjacent PetSmart building located immediately to the south. As previously stated, the Design Guidelines encourage such service areas to be located behind the building and away from the street. However, the PetSmart building has an existing loading dock that faces Amador Plaza Road. The owner of the PetSmart building holds an access easement over the project site to gain access to this loading dock. Therefore, the Applicant is required to provide a paved area in accordance with the easement. The project site will also utilize this service area to take off-street deliveries through the rear of the building. Access and Circulation: Primary access to the site will be from an existing driveway north of the project site on Amador Plaza Road. Additional access points will be provided from driveways that serve the Dublin Place Shopping Center along Amador Plaza Road, Amador Valley Boulevard and Dublin Boulevard. There is an existing private ingress/egress and parking easement across the entire shopping center to allow use ofthese driveways. Parking Analvsis: The project site is located within the existing Dublin Place Shopping Center. The shopping center has a reciprocal parking easement which means that all of the buildings share the parking spaces within the shopping center. The Applicant anticipates the tenant mix for the proposed building to include 40% retail and 60% restaurant uses. The proposed tenant mix would require 128 parking spaces (1 stall per 300 s.f. of retail space and 1 stall per 100 s.f. of restaurant space). The following table illustrates the number of required parking stalls for the center. Table 2 - Parking Requirements for the Dublin Place Shopping Center Building (Address) Size (sq. ft.) Parking Requirement Number of Stalls Required Anderson's TV (7590 15,300 1 stall!400 sq. ft. 38.25 Amador Plaza Rd.) Bank of the West (7533 7,300 I stall! 1 50 sq. ft. 48.7 Dublin Blvd.) Bassett (7575 Dublin 17,850 I stall/400 sq. ft. 44.63 Blvd.) Burlington and Toys R 121,040 1 stall/300 sq. ft. 403.5 Us (6850 and 6900 Amador Plaza Road) Carrows (7505 Dublin 5,000 1 stall/lOO sq. ft. 50 Blvd.) Administrative Offices 16,700 1 stall!250 sq. ft. 66.8 (7300 Amador Plaza Rd.) Elephant Bar (7202 8,356 1 stall/IOO sq. ft. 83.56 Amador Plaza Rd.) Expo Design Ctr. (7050 93,311 1 stall/300 sq. ft. 311.04 Amador Plaza Rd.) Lighthouse, Gamestop 10,678 1 stall/300 sq. ft. 35.6 and Metro PCS (7172- 7196 Amador Plaza Rd.) 40f9 PetSmart (6960 Amador 25,025 1 stall/300 sq. ft. 83.42 Plaza Rd.) Target (7200 Amador 124,249 1 stall/300 sq. ft. 414.2 Plaza Rd.) Video Only (6920 10,250 1 stall/400 sq. ft. 25.6 Amador Plaza Rd.) Proposed Commercial 17,500 (10,500 sq. ft. 1 stall/IOO sq. ft. 128.3 Building restaurant and 7,000 (restaurant) retail) 1 stal1/300 sq. ft. (retail) Total 317,243 SQ. ft. 1,733.6 As shown on the above table, a total of 1,734 parking stalls are required to support the existing shopping center, including the proposed commercial building. A total of 1,935 parking stalls exist today which results in a surplus of 20 1 parking stalls on-site. Landscape Plan The Preliminary Landscape Plan includes new landscaping around the building, enhanced parking lot landscaping, and minor modifications to the existing landscaping surrounding the site (Attachment 4). The Applicant is required to submit a Final Landscape Plan for review and approval by the Community Development Department (Condition 26) prior to commencing work. There are certain areas along Amador Plaza Road where the existing landscaping has become sparse and needs to be supplemented. In addition, it is possible that some of the existing landscaping will be damaged during project construction. Therefore, Condition 25 has been included which requires the Applicant to supplement any sparse or damaged landscaping to the satisfaction ofthe Community Development Director. Building Architecture East Elevation; The east elevation faces Amador Plaza Road and is one of the most important elevations when reviewing compatibility of the building with the shopping center and with the Downtown Core Specific Plan Design Guidelines. The east elevation has been designed to look like the front of the building because it faces Amador Plaza Road. However, this elevation will actually function as the back of the building. The doors on this elevation will be used as a service and employee entrance. This elevation has been divided into three distinct building forms with varied roof heights, cornices, and setbacks which promotes visual interest and reduces the overall building mass. The varying height and setback also creates a more pedestrian friendly environment by creating changes in the form and height. The right side of this elevation is located approximately 10 feet from the back of sidewalk. Store front windows face the sidewalk and strengthen the pedestrian connection as encouraged by the Design Guidelines. The wall is finished with split face block wainscoting and a cornice treatment that is consistent, with respect to design, with the cornices located on the adjacent Anderson's, Target, and Expo Design Center buildings located in this shopping center. Colorful striped awnings will add visual interest and pedestrian scale to this elevation. The center portion of this elevation is setback 15 feet to 25 feet from the building forms on either side to break up the massing and provide articulation. The four service entrances have been designed to look like individual storefronts. Each storefront protrudes approximately 6 inches from the wall plane to provide articulation. Windows, glass doors, and colorful awnings have a pedestrian scale and provide visual 50f9 interest along the street. A vertical trellis (Green Screen) will allow vines to grow and soften the appearance of this elevation. The left side of this elevation has the tallest roof height and largest building mass of the three building forms on this elevation. Split face block is the primary material on this section of the elevation. The upper portion of the wall is painted stucco, and finished with a cornice typical of other buildings within the shopping center. Double glass doors and awnings have been used to further the appearance of storefronts. Electrical equipment and refuse containers are internalized into the elevation. Solid double doors will provide access to these areas. The paved service area in the southeast corner of the site will provide access to the service and refuse area. West Elevation: The west elevation faces Target and Expo Design Center and will function as the front of the building. Like the east elevation, this elevation has been divided into three distinct building forms with varied roof heights, cornices, and setbacks to promote visual interest and breakup the massing of the building. The left side of this elevation includes large storefront windows, split face block wainscoting and a cornice treatment. Colorful striped awnings are proposed to add visual interest and differentiate this building mass. The entrance to this tenant space will be on the north elevation facing the plaza. The center portion of this elevation is setback 5 feet from the building forms on either side to break up the massing and provide articulation. Four individualized storefronts have been incorporated into the design for this section of the building. These storefronts protrude approximately 6 inches from the wall plane, and include window glazing, burgundy colored awnings and a cornice treatment that add a vertical element to the elevation. A vertical metal trellis is featured in two locations. This trellis will allow vines to grow and soften the appearance of the building. The right side of this elevation is the dominant building form with the tallest parapet and the largest mass. Split-face block is the predominant material and covers the lower 2/3 of the wall plan. The massing of this elevation is broken-up by large storefront windows and doors. This glazing will be shaded by Kelly Green awnings that add color and a pedestrian scale to this building form. North Elevation: The north elevation will face the proposed plaza and will be visible from Amador Plaza Road. The Plaza will accentuate the two entries on this elevation and strengthen the connection between the building and the street. This elevation will feature painted stucco walls and a cornice treatment consistent with the other elevations. In order to break up the building massing, the Applicant has incorporated a split face block wainscoting and a significant number of windows. Striped Awnings are included over the windows to provide additional color and visual interest. Condition 18 has been included in the draft resolution of approval for the SDR (Attachment 2) which requires the property owner to keep all awnings clean and in good repair. South Elevation: The south elevation faces PetSmart and the mid-block pedestrian connection between the two buildings. Although this elevation will not be visible from the street, the Applicant has incorporated materials and elements that are consistent with the rest of the building. The predominant element is split face block on the lower 2/3 of the wall. The upper portion of the wall will be finished with stucco and a cornice treatment. A series of windows will allow surveillance of the adjacent walkway by employees and customers. Building Colors: The building will be painted with a mixture of earth tones. The primary building color is a light tan (Tiffany Tan) and the cornice is a dark tan (Camel Tan). These colors will be complemented by three different colors of split-face block (Oak, Pottery, and Taupe). Distinct awning colors (Burgundy, Kelly 60f9 Green, and Plum, Yellow and Green stripes) which accent the building and provide visual interest. Overall, the colors provide a warm and attractive appearance for the building. The colors are compatible with each other and with the design of the building. The colors are also consistent with the colors in the Downtown which include a mixture of off-white, browns, reds and other warm colors. Compatibilitv with Vicinitv; The proposed building will be consistent with the design of other buildings in the shopping center as well as the Downtown. The building will include a variety of roof heights, wall planes and cornices which will be compatible with the buildings in the vicinity. The new building will have a mix of warm colors which are compatible with the existing shopping center colors which include tan, brown, white and various accent colors. The mix of windows on the building will promote interest and will be compatible with the buildings in the Downtown which have a mix of window forms. Signage The Dublin Town Center Master Sign Program was previously approved for the Dublin Place Shopping Center. The proposed project is subject to this existing master sign program. The signs shown on the plans are for conceptual purposes and not part of this application. The Applicant will need to submit a permit for signs which will be reviewed against this master sign program. General Plan Consistency The City of Dublin General Plan includes land use designations and development densities. The General Plan Land Use designation for the project site is Retail/Office. The Retail/Office land use designation permits a range of uses that include retail stores and restaurants. The proposed Stage 2 Development Plan includes a list of permitted, conditionally permitted, and temporary uses (Attachment 1) which are consistent with this land use designation. The General Plan permits a Floor Area Ratio (FAR) of 0.25 to 0.80. The 7.78-acre project site includes the proposed retail pad building and the existing Home Expo. The two buildings have a combined FAR of 0.32, which is consistent with the density range established for this land use. Specific Plan Consistency The Downtown Core Specific Plan land use designation for the site is Commercial A, which is anticipated to include larger retail centers, service, and restaurant uses. The project site is located within the larger Dublin Place Shopping Center. The proposed retail and restaurant uses are consistent with the intent of the Specific Plan and are also consistent with the surrounding uses. The design ofthe proposed building meets the requirement in Section 6.0 of the Downtown Core Specific Plan because it creates a design which focuses attractive architectural elements to the street as well as all four sides of the building, and is compatible with surrounding buildings, and creates a pedestrian plaza area in a location consistent with the location identified in the Downtown Core Specific Plan. Noticing Requirements: A public hearing notice for this project was sent to all property owners and residents/tenants within 300 feet ofthe subject property as required by state law. The public notice was also published in the Valley Times in accordance and posted at several locations throughout the City. Review by City Departments: The Public Works Department, Building Division, Alameda County Fire Department, Police Services, Dublin San Ramon Services District, and the Alameda County Flood Control District have all reviewed the proposed project. Conditions of approval from these agencies are included in the proposed Resolution (Attachment 1). 70f9 ENVIRONMENTAL REVIEW: The California Environmental Quality Act (CEQA), together with the State guidelines and City environmental regulations require that certain projects be reviewed for environmental impacts and that environmental documents be prepared. On December 19, 2000, the Dublin City Council adopted the Downtown Core Specific Plan and companion Initial Study/Negative Declaration. The current project at 7000 Amador Plaza Road has been found to be consistent with the Initial Study/Negative Declaration prepared for the Downtown Core Specific Plan in December 2000. CONCLUSION: This application has been reviewed by the applicable City departments and agencies, and their comments have been incorporated into the Conditions of Approval for the project. The proposed project, as conditioned, is consistent with the Dublin General Plan, the Downtown Core Specific Plan, and the Planned Development Zoning District in which the project site is located and represents an appropriate project for the site. RECOMMENDATION: Staff recommends that the Planning Commission: 1) Open the public hearing; 2) Receive Staff presentation; 3) Receive testimony from the Applicant and the public; 4) Close public hearing; 5) Deliberate; 6) Adopt the Resolution (Attachment 1) recommending City Council approve a PD - Planned Development Rezone with Stage 2 Development Plan for 7000 Amador Plaza Road; and 7) Adopt the Resolution (Attachment 2) approving Site Development Review for the pad building located at 7000 Amador Plaza Road. 80f9 GENERAL INFORMATION PROPERTY OWNER! APPLICANT: Chauncey Mayfield, PFRS Dublin Corporation, 535 Griswold Street, Ste. 1300, Detroit, MI 48226 LOCATION: 7000 Amador Plaza Road ASSESSORS PARCEL NO.: 941-0305-040 EXISTING ZONING: Planned Development - Downtown Core Specific Plan GENERAL PLAN DESIGNATION: Retail/Office SURROUNDING USES: LOCATION ZONING GENERAL PLAN LAND CURRENT USE OF USE PROPERTY Site Planned Develooment (pm Retail/Office Vacant North PD Retail/Office Vacant Restaurant Building (Eleohant Bar) South PD Retail/Office PetSmart East PD Retail/Office Dublin Honda & Retail/restaurant buildinQ West PD Retail/Office Target and Expo Design Center 90f9