HomeMy WebLinkAboutOrd 22-98 Rez Koll Dublin CntrORDINANCE NO. 22 - 98
AN ORDINANCE OF THE CITY OF DUBLIN
AMENDING THE ZONING MAP TO REZONE PROPERTY LOCATED AT TIlE
SOUTHWEST CORNER OF DUBLIN BOULEVARD AND TASSAJARA CREEK
(APN: 986-0001-001-10, portion) TO A
PLANNED DEVELOPMENT ZONING DISTRICT AND
ADOPTING A DEVELOPMENT PLAN FOR
THE KOLL DUBLIN CORPORATE CENTER (PA 98-047)
WHEREAS, Jonathon Winslow, for the Koll Development Company, LLC
("Applicant/Developer") has requested approval of a Planned Development
Rezone/Development Plan, as represented in the Development Plan (Exhibits A-1 and A-2), to
subdivide a 35 _+ acre parcel and develop a corporate office center, including four office
buildings (a total of 596,704 square feet total), a future hotel (85,000 square feet) and retail
buildings (14,000 square feet); and
WHEREAS, Applicant/Developer has submitted a complete application for a Planned
Development Rezone, including a Development Plan (Exhibits A-1 & A-2) as required by Section
8.32 of the Zoning Ordinance which meets the requirements of said section, which is available
and onfile in the Planning Department; and
WHEREAS, the site will be rezoned from the Planned Development Campus
Office/General Commercial Prezoning Categories (PA 94-030) to Planned Development Campus
Office / General Commercial Zoning Districts ("PD/CO/C-2"); and
WHEREAS, a Development Agreement will be required prior to approval of a Final Map
for the project as required by the Eastern Dublin Specific Plan and the Conditions of Approval of
the Tentative Map and Site Development Review; and
WHEREAS, pursuant to the California Environmental Quality Act (CEQA), the
proposed project is within the scope of the Final Environmental Impact Report for the Eastern
Dublin General Plan Amendment and Specific Plan which was certified by the City Council by
Resolution No. 51-93, and the Addenda dated May 4, 1993, and August 22, 1994 (the "EIR"),
and that no additional significant impacts are expected and no new mitigation measures are
needed for site-specific environmental effects; and
WI:IEREAS, the Planning Commission held a public hearing on said applications on
November 10, 1998, and did adopt a Resolution recommending that the City Council approve the
Planned Development Rezoning and the Development Plan for PA 98-047; and
WHEREAS, a properly noticed public hearing was held by the City Council on December
1, and December 15, 1998; and
WHEREAS, the Staff Report was submitted recommending that the City Council approve
the application; and
WHEREAS, pursuant to section 8.32.070 and 8.120.050 of the Dublin Municipal Code,
the City Council makes the following findings:
1. The proposed Planned Development Zoning District meets the intent and purpose
of Chapter 8.32 of the Zoning Ordinance because it provides a comprehensive Development Plan
which will create a desirable use of land and an environment that will be sensitive to surrounding
land uses by virtue of the layo~ut and design of the architecture and site plan. The Project is within
the allowable density range for a Campus Office/General Commercial use on this site, and is
consistent with both the City of Dublin General Plan and Eastern Dublin Specific Plan.
2. Development under the Development Plan will be harmonious and compatible
with existing and future development in the surrounding area because the site plan has been
designed to be compatible with the proposed and approved plans for the neighborhood, including,
future residential to the north, future auto sales uses to the west, and future commercial uses to the
east of the project. Adequate setbacks and complementary architectural designs and landscaping
proposed in the Development Plan have been specially designed to enhance the area.
3. The project site is physically suitable for a commercial/office project in that it is
flat, has adequate access and is of a sufficient size to accommodate commercial uses.
Additionally, the Development Plan provides for a design that is consistent with the General Plan
and Eastern Dublin Specific Plan design guidelines for this type of development.
4. The proposed Amendment will not adversely affect the health or safety of persons
residing or working in the vicinity, or be detrimental to the public health, safety or welfare because
the Development Plan has been designed in accordance with the City of Dublin General Plan,
Eastern Dublin Specific Plan and Program EIR and Addenda.
WHEREAS, no final map shall be recorded for the Property until a development
agreement is recorded in accordance with the Eastern Dublin Specific Plan;
WHEREAS, the City Council did hear and use its independent judgment and consider all
said reports, recommendations and testimony hereinabove set forth.
NOW, THEREFORE, the City Council of the City of Dublin does ordain as follows:
SECTION 1.
Pursuant to Chapter 8.32, Title 8 of the City of Dublin Municipal Code the City of Dublin
Zoning Map is amended to rezone the following property ("the Property") to a Planned
Development Zoning District:
Approximately 35.0 acres generally located south of Dublin Boulevard, west of
Tassajara Road, and north of the 1-580 freeway, in the Eastern Dublin Specific
Planning area, more specifically described as Assessor's Parcel Number 986-
0001-001-10 (portion).
A map of the Property is outlined below:
1-580
PD / O-O / O-2
SECTION 2.
The regulations of the use, development, improvement, and maintenance of the Property
are set forth in the Development Plan (Attachments A- 1 and A-2 hereto) which is hereby
approved. Any amendments to the Development Plan shall be in accordance with section 8.32.080
of the Dublin Municipal Code or its successors.
SECTION 3.
Except as provided in the Development Plan for PA 98-047, the use, development,
improvement and maintenance of the Property shall be governed by the provisions of the Dublin
Zoning Ordinance.
SECTION 4.
The City Clerk of the City of Dublin shall cause this Ordinance to be posted in at least
three (3) public places in the City of Dublin in accordance with Section 36933 of the Government
Code of the State of California.
PASSED, APPROVED AND ADOPTED by the City Council of the City of Dublin this
15th day of December, 1998, by the following vote:
AYES:
Councilmembers Howard, Lockhart, McCormick, Zika, & Mayor Houston
NOES: None
ABSTAIN: None
ABSENT: None
ATTEST:
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DEVELOPMENT PLAN
INCLUDING
PROJECT DESCRPTION
CIVIL DRAWINGS
ARCHITECTURAL DRAWINGS
BUILDING PERSPECTIVES
(Bound document dated October 30, 1998,
provided under separate cover)
EXHIBIT A-I
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DEVELOPMENT PLAN
General Provisions
This is a Development Plan pursuant to Chapter 8.32 of the Dublin Zoning
Ordinance for the KolI Corporate Center project, located on the south side of
Dublin Boulevard, east of Tassajara Creek, West of Tassajara Road, and north of
Interstate 580 (APN 986~OOOl~OOl~10, portion). This Development Plan meets all of .
the requirements for Stage 1 and Stage 2 review of the project.
This Development Plan is also represented by the Tentative Map and Site Development
Review plans, the Landscape Plans, other plans, exhibits, and written statements
contained in the docwnent dated received October 30, 1998, labeled Exhibit A-I to the
Resolution approving this Development Plan (City Council Resolution No. 98------.J, and
on file in the Planning Department. The Planned Development District allows the
flexibility needed to encourage innovative development while ensuring that the goals,
policies, and action programs of the General Plan, Eastern Dublin Specific Plan, and
provisions of Section 8.32 of the Zoning Ordinance are satisfied.
1. Permitted Uses: The following uses are permitted for this "PD / C-2 / C-O"
(Planned Development/General Commercial/Campus Office) zoning district site.
a) Banks & Financial Services;
b) Contractor's Office;
c) Copying & Blueprinting;
d) Eating & Drinking Establishments;
e) Health Services/Clinics;
f) Laboratory;
g) Professional/Administrative Offices;
h) Parking Lot/Garage - Commercial;
i) Retail - General;
j) Retail- Neighborhood;
k) Retail ~ Service;
1) Day Care of 14 or fewer children;
m) School- trade school, college, university;
n) Similar and related uses as determined by the Director of Community
Development.
EXHIBIT A-2
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2. Conditional Uses:
a) AutomobileNehicle Brokerage, Rental;
b) Building Materials Sales;
c) Mini-Storage;
d) Storage of petrolewn products for on-site use;
e) Warehousing and distribution;
f) Community Facility;
g) Massage Establishments, in conjunction with a gymnasiwnlhealth club,
physical therapy;
h) Day Care Center - 15+ children;
i) Outdoor Mobile Vendor;
j) Outdoor Seating;
k) Temporary Outdoor Sale not related to on-site established business
(sidewalk sale);
I) Caretaker Residence;
m) Hospital/Medical Center;
n) Animal Sales and Services;
0) Auction Yard;
p) AutomobileN ehicle Sales and Service;
q) Bed and Breakfast inn;
r) Car Wash/Detailing;
s) Community Care Facility - Large;
t) Dance Floor;
u) Drive-in/Drive-through business;
v) Hotel/Motel;
w) Plant Nursery;
x) Recreational Facility/Indoor;
y) Recreational Facility/Outdoor;
z) Retail - outdoor storage;
aa) Service Station;
bb) Shopping Center;
cc) Similar and related uses as determined by the Director of Community
Development.
3. Dublin Zoning Ordinance ~ Applicable Requirements: Except as specifically
modified by the provisions of this PD District Rezone/Development Plan, all
applicable general requirements and procedures of the Dublin Zoning Ordinance
shall be applied to the land uses designated in this PD District Rezone.
4. Site Plan & Architecture: See attached site and elevation plans contained in
Exhibit A-I, Development Plan. This Development Plan applies to the
approximately 37-acre site shown on this plan on the south side of Dublin
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Boulevard, west side of Tassajara Road. Any modifications to the project, or
development on the future hotel/retail site (Phase 3), shall be substantially
consistent with these plans and of equal or superior materials and design quality.
Development on the future hotel/retail site (Phase 3) requires approval of Site
Development Review by the City of Dublin.
5; Density: The maximwn square footage of the proposed development for the
parcels covered under this Development Plan (as shown on the site plan) are as
follows: .
Lot 1, Tract 7064 (Future retail site):
1.6 acres
7,000 square feet building area*
Lot 2, Tract 7064 (Future retail site):
1.6 acres
7,000 square feet building area*
Lot 3, Tract 7064 (Future hotel site):
2.6 acres
85,000 square feet building area *
Lot 4, (4~story office building):
5.53 acres
139,285 square feet building area
Lot 5, (4-story office building):
6.67 acres
139,285 square feet building area
Lot 6, (4~story office building):
6.42 acres
139,285 square feet building area
Lot 7, (6-story office building):
7.11 acres
178,849 square feet building area
Lot 8, (park & Ride facility):
1. 74 acres
no building area (parking only)
*NOTE: Densities for Lots 1,2, and 3 may be combined and re-alIocated
among these three lots in any manner within this portion of the project site,
but must be used for General CommerciallRetail uses and a hotel, unless an
amendment to this Planned Development is approved.
6. Phasing Plan. The Corporate Center will be developed in three phases. The First
phase will include the three four-story office buildings, Park & Ride lot, perimeter
landscaping, on-site entrance roads, and associated site work. The Second phase
will be the signature, six-story office building at the corner of Dublin Boulevard
and Tassajara Road. The third phase will include the Hotel/Retail parcel, which
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will likely be sold to a separate hotel developer. Third phase uses could be
constructed after the first phase when a critical mass of on-site customer support
is created. Any hotel/retail uses proposed for the vacant parcel (Lots 1, 2, and 3)
must be consistent with the standards established by this Development Plan, and
will require approval of a Site Development Review by the City of Dublin
Planning Commission.
7. Landscaping Plan.
Refer to attached landscaping plans included in Exhibit A-I, Development Plan
8. Development Standards
Refer to attached Development Regulations included in Exhibit A-I,
Development Plan
9. General Provisions
A) The project applicant/developer shall enter into a Development Agreement
with the City of Dublin prior to Final Map approval, which shall contain, but not
be limited to, provisions for financing and timing of on and off-site infrastructure,
payment of traffic, noise and public facilities impact fees, ownership and
maintenance of creek and open space areas, and other provisions deemed
necessary by the City to find the project consistent with the Eastern Dublin
Specific Plan.
B) The developer shall be required to pay a Public Facilities Fee in the amounts
and at the times set forth in City of Dublin Resolution No. 32-96, adopted by the
City Council on March 26, 1996, or in the amounts and at the times set forth in
any resolution revising the amount of the Public Facilities Fee.
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ANALYSIS OF PROJECT DENSITY
Eastern Dublin Specific Plan
According to the Eastern Dublin Specific Plan, 91.0 acres of Campus Office are allowed in the Tassajara
Gateway Planning Subarea (please see Appendix 3 - "Eastern Dublin Specific Plan Land use Summary
by Planning Subareas" and Figure 4.1, Land Use Map). According to Figure 4.2, Planning Subareas, and
Appendix 4 - "Eastern Dublin Specific Plan Land use summary By Land Owner," there are only two
properties within the Tassajara Gateway subarea where Campus Office is allowed: Parcels 5A and 58 in
the Santa Rita area, and the Pao-Un property. according to Appendix 4, the Pao-Lin property is
allocated up to 36.7 acres of campus office. Subtracting this from the 91.0 acres of Campus Office that
are allowed in the Tassajara Gateway Planning Subarea yields a balance of 54.3 acres of Campus Office
that can be developed on Sites 5A and 58. Campus Office Floor Area Ratio (FAR) is .4 and General
Commercial FAR is .25.
Under this scenario, the FAR calculations are as follows:
Projects:
General Motors approved
Koll (proposed)
Total proposed/Approved
Square Footage Available:
Site 5A and 5B ==
FAR ==
Square Footage Possible ==
Available GC sq. ft. ==
Less Proposed Approved GC ==
Remaining GC sq. ft. ==
Convert to CO sq. ft. ==
Remaining CO sq. ft. ==
Less Proposed CO sq. ft. =
Shortfall of CO sq. ft. =
= 120,902 square feet retail
= 596,704 square feet office
" 99,000 square feet retail
= 596,704 square feet office
219,902 square feet retail
approximately 54.3 acres (per Specific Plan)
.4 FAR Campus Office (CO) or .25 FAR HotellRetail (GC)
946,123 square foot CO or 591,327 square feet GC
(Note: CO square footage is 1.6 times GC square footage)
591,327 square feet GC
-219,902 square feet GC
371,425 square feet of CO
371,425 x 1.6 == 594,280 square feet of CO
594,280 square feet of CO
596,704 square feet of CO
(2,424) square feet of CO
BACKGROUND ATTACHMENT 9
4d
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Additionally, the Koll developers are planning to provide an onsite deli of approximately 3,500
square feet in one of the office buildings during the first phase. Also, many of the tenants are
considering providing a cafeteria, gymnasium or other amenities. These onsite amenities
effectively reduce the total square footage of the project, particularly from a traffic perspective, as
the square footage of these amenities do not generate additional traffic trips to and from the
project and, in fact may reduce daytime trip generation by keeping some employees onsite for
daytime meals and/or exercise. As a result, the effective CO square footage for the Koll Dublin
Corporate Center would be 596,704, less approximately 3,500 square feet of onsite deli, yielding
a revised total of n6 more than 593,204 square feet of CO, which fits within the remaining
allowable 594,280 square feet of CO.
Updated Development Potential Matrix
The chart below illustrates the anticipated development potential for various sites in the Santa
Rita area, for properties included under the Alameda County Surplus Property Authority
ownership when the Eastern Dublin Specific Plan was adopted. This table updates and clarifies
certain density and square footage assignments for individual sites within the Santa Rita area,
based upon what has been developed or is anticipated for future sites. The total Average Square
Feet for all commercial, office, and public uses is 5,797,528, which is well below the 5,819,703
square feet approved by adoption of the Eastern Dublin Specific Plan.
Santa Rita Development Potential
Sile Name Developer Gross Land Use Mid-Baillie A vera U!:.....- Aver<lll.!:.....
Acres Densil~ Sq.Fl. Unils
1 Tassaiara Meadows Mission Peak Homes 14.8 Medium Residenlial 10 du/nc 148
2 Emerald Glen Park City of Dublin 56.3 Park NA
3 Tass. Commercial . 21.9 General Commercial 0.3 FAR 286,189
4 Park Residential 33,9 Medium Resldenllal 10.dll/ac 339
5 GM / KolI Dublin GM/KoII Real Eslale 52.1 Office/Commercial see Nole 737,579
G AuloNallon AuloNalion 28.9 General Commercial 0.21 FAR 269.463
7 Hacienda Crosslnas Oous 56.8 General -Commercial 0.21 FAR 530,536
, 8 California Creekside Kaufman and Broad 35.7 Low/Medium Hioh Res. 5.51016 du/ac 277
9 Sanla Rila Villas Securllv Capital 16.2 Medium Hioh Res. 20 du/ac 324
: 10 Elemenlarv School DUSD 11 School NA
11a JPI Jefferson JPI 18.5 Medium High Res. 20 du/ac 335
11 b Summer Glen Summerhill 69.2 Low/Med. Res. 4- 10 du/ac 328
12 public/Semi Public Alameda Counlv 88.5 Public/Semi Public 0.25 FAR 963 765
13 Creekside Bus. Park Onus 29.7 Induslrial/Office 0.37 FAR 478,681
14 Emerald Poinle Oous 35.3 Induslrial/Office 0.37 FAR 568,937
15 Cenlral Aoartmenls .34.6 Hiah Residenlial 35 du/ac 1211
16 PeopleSofl PeopleSofl 53 Camous Office 0.65 FAR 1,962,378
Tassalara Creek Alameda Counlv 29.1 Open Space NA
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Tolal 685.5 5,797,528 2902
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Nole Sile 5 Is desianaled as Campus Office (Cm al.4 FAR bul can also be develooed as General Commercinl( GCt al 25
: For lhe purposes of lIie Specific Plan, Ills assumed thaI the Slle will be developed as hair Campus Orfice and half .
: General comme~cial, al FARs of .4 and .25 respeclively (453,895 sq.fl. and 283,684 Sq.r!.) Dirferenl mixes 01 proje"cts
are permllled. wllh GC square feel eoulvalenl to 1.6 limes CO square feel. For examole a proiecl wilh 550 000 sq.fl
. of CO would Iimillhe remainder of lhe slle to ellher 223618 sa. II. of GC or 357790 SQ.fl of CO. . .
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