HomeMy WebLinkAbout07-019 Emerald Place Retail Ctr - Stg 1 PD Rezoning
AGENDA STATEMENT
PLANNING COMMISSION MEETING DATE:: September 11, 2007
SUBJECT:
PA 07-019 - Stage 1 Planned Development Rezoning for a
305,000 square foot retail sho][)ping center (Emerald Place Retail
Center) on approximately 27.55 acres in the Eastern Dublin
Specific Plan area (formerly the site for the Hacienda Lifestyle
Center and Ikea)
Report Prepared by Kristi Basc'Jm, Consulting Planner
ATTACHMENTS:
1) Resolution recommending that the City Council adopt an
Addendum to both the Final Environmental Impact Report for
the Eastern Dublin General Plan Amendment and Specific Plan
(certified 5/10/1993) and the Supplemental Environmental
Impact Report for the Ikea Project (certified 3/16/2004), with the
Addendum and Supplement:rry Traffic Analysis included as
Exhibit A and the Initial Study for the Addendum included as
Exhibit B.
2) Resolution recommending that the City Council adopt an
ordinance rezoning 27.55 acres on the southwest corner of
Martinelli Way and Hacienda Drive to a Planned Development
Zoning District and approve the related Stage 1 Development
Plan for the Emerald Place Retail Center with the Draft
Ordinance that includes the Stage 1 Development Plan and
Stage 1 Site Plan included as Exhibit A.
3) Supplemental EIR for the Ikea Project (certified by the Dublin
City Council on March 16, 2004) - on file and available at the
Community Development Department.
4) Environmental Impact Report for the Eastern Dublin General
Plan Amendment and Specific Plan - on file and available at
the Community Development Department.
RECOMMENDATION:
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1) Open public hearing and receive Staff presentation;
2) Take testimony from the Applicant and the public;
3) Close the public hearing and deliberate;
4) Adopt Resolution (Attachment 1) recommending that the City
Council adopt an Addendum to both the Final Environmental
Impact Report for the Eastern Dublin General Plan Amendment
and Specific Plan (certified 5/10/1993) and the Supplemental
Environmental Impact Report for the Ikea Project (certified
3/16/2004), with the Add'~ndum and Supplementary Traffic
COPIES TO: Applicant/Prope1y Owner
File
Page 1 of6
ITEM No.8. a.
C:\Docurnents and Settings\maryjow\Local Settings\Temporary Internet Files\OLKCCIPCSR Stage I and Addendum.doc
Analysis included as Exhibit A and the Initial Study for the
Addendum included as Exhibit B; and
5) Adopt Resolution (Attachment 2) recommending that the City
Council adopt an ordinance rezoning 27.55 acres on the
southwest corner of Martinelli Way and Hacienda Drive to a
Planned Development Zoolng District and approve the related
Stage 1 Development Plan for the Emerald Place Retail Center
with the Draft Ordinance that includes the Stage 1 Development
Plan and Stage 1 Site Plan included as Exhibit A.
PROJECT DESCRIPTION:
The proposed Project consists of a Stage 1 Planned Development Rezoning application to allow a 305,000
square foot retail shopping center on approximately 27.55 acres in the Eastern Dublin Specific Plan area.
A map of the project area is shown below:
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The project as proposed consists of eleven buildings designed for:etail commercial uses. Five of the
buildings are "pad" buildings located closer to the perimeter of the site amongst the parking fields, and the
other six buildings are centered around a "Town Green" pedestrian wre. A site plan is shown below:
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The proposed gross square footage of the center is 305,000 square feet, which includes approximately
270,000 square feet devoted to retail uses and approximately 35,000 square feet for restaurant uses.
However, there is some flexibility proposed to be built into the Planned Development Zoning District that
would allow these numbers to vary within certain ranges related to the mixture of retail and restaurant
uses, as long as the overall vehicle trip generation rate for the project as a whole remains the same. The
details on square footage variation allowed are provided on page 8 Jf the Draft Ordinance (Exhibit A to
Attachment 2).
Background
In February 2001, the City Council approved the "Commerce One Project" that allowed for the
development of a four building, 780,000 square foot office complex on the subject site, which was then
designated for Campus Office uses in the General Plan. In August 2001, the Alameda County Surplus
Property Authority (property owner) informed the City that Commerce One was no longer in contract to
purchase the site. In 2003, a development application was submitted to the City of Dublin for a General
Plan and Specific Plan Amendment to change the land use designation on the property from Campus
Office to General Commercial, which was approved in 2004, for the IKEA project and the lifestyle center
on the subject site.
In 2004, the City Council approved the development of a 317,000 square foot Ikea retail store and a
137,000 square foot "lifestyle center" on approximately 27.55 acres at the northwest corner of Interstate
580 and Hacienda Drive, Blake Hunt Ventures acquired the parcel of land where the lifestyle center was
to be built, and they received Site Development Review approval for the construction of the Emerald
Place Lifestyle Center on 13.0 acres of the 27.55 acres. In late 2006, Ikea withdrew their plans to build a
store in Dublin, and Blake Hunt Ventures moved to acquire the Ik'~a parcel as well and to enlarge and
redesign their commercial shopping center on the entire 27.55 acres.
In an effort to deliver a successful lifestyle center project, Blake Hunt Ventures has committed to working
closely with the City of Dublin on the design of the new, expanded center, and sought early input on the
overall design of the center from Staff and the Planning Commission. On February 12, 2007, the
Planning Commission went on a field trip with Staff and the Applicant to four different shopping areas in
the Bay Area. Subsequent to the field trip, the Planning Commission had a study session on February 27,
2007 and provided feedback to the Applicant's design team on their preferences for the look and feel of
the center.
Since the field trip and the study session, the Applicant has been finalizing the purchase of the property
and has been preparing the Stage 1 Development Plan. At this time, the Applicant is finalizing the
architectural drawings for the project and will be submitting their Stage 2 Planned Development Zoning
and Site Development Review application shortly. In the meantime,ln an effort to meet various deadlines
for the purchase of subject property, the Applicants have chosen to move ahead with the Stage 1 Planned
Development Rezoning application for the property at this time. The Stage 2 PD and SDR application
should follow within the next several months and Staff anticipates a Design Review Study Session with
the Planning Commission in late Fall of this year.
Planned Development Rezoning and Stage 1 Development Plan.
The Stage 1 Development Plan (Exhibit A to Attachment 2) provides greater detail on the project
proposal. According to Chapter 8.32 (Planned Development) of the Dublin Zoning Ordinance, a Stage 1
Development Plan is intended to:
A Establish a Plrnned Development Zoning District through which one 0r more properties
are planned as a unit with development standards tailored to the site.
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B. Provide maximum flexibility and diversification in the development of property,
C. Maintain consistency with, and implement the provisions of, the Dublin General Plan and
applicable specific plans,
D. Protect the integrity and character of both residential md non-residential areas of the City.
E. Encourage efficient use ofland for preservation of sersitive environmental areas such as
open space areas and topographic features.
F. Provide for effective development of public facilities :md services for the site.
G. Encourage use of design features to achieve development that is compatible with the area.
H. Allow for creative and imaginative design that will promote amenities beyond those
expected in conventional developments.
A Stage 1 Development Plan is required to contain the following items:
1. Zoning
2. Statement of proposed uses
3. Stage 1 Site Plan (Conceptual only)
4. Site Details
5. Maximum development density permitted
6. Phasing Plan
7. Conceptual Landscape Plan
8. Consistency with General Plan and any specific plans
9. Consistency with Inclusionary Zoning Regulations
10, Aerial Photo
The following section will briefly analyze each item of the Emerald Place Retail Center Stage 1
Development Plan.
1. Zoning. The Zoning for the subject property is PD-Planned Development (PA 07-019).
2. Statement of Proposed Uses. The Project will provide a variety of commercial land uses
including retail, eating, drinking and entertainment establishments, office, personal service,
and other general commercial uses. These uses are permitted on the site assuming that the
development regulations of the Dublin Zoning Ordinance can be met.
3. Stage I Site Plan. The Stage 1 Site Plan is a general, ~chematic depiction ofthe location of
the proposed buildings and uses on the site. Minor adjustments to internal vehicle
circulation routes, pedestrian connections within and to the project, parking requirements
and layout, and a more precise site plan will be developed at the subsequent PD Zoning
District/Stage 2 Development Plan. Precise infrastructure improvements, which have
already been discussed preliminarily, will also be fonnalized in the Stage 2 Development
Plan.
4. Site area. proposed densities. and development regulations. The Stage 1 Site Plan shows a
retail center with a total of 305,000 square feet. Acc::>rding to the plans submitted by the
Applicant, it is anticipated that 270,000 square feet will be devoted to retail uses and
35,000 square feet could be devoted to restaurant uses. However, the Stage 1
Development Plan allows for some flexibility in this allocation. At the least, 293,800
square feet of building will be constructed on the subjt:ct property, including a minimum of
248,000 square feet of retail and maximum of 45,000 Bquare feet of restaurant. At the high
end, a maximum of 327,400 square feet of building will be constructed on the site,
including a maximum of312,400 square feet of retail :md a minimum of 15,000 square feet
restaurant. These vari"tions are intended to provide some flexibility to the Applicant as
they recruit businesses alld finalize their tenant mix, while still staying within the
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acceptable range of traffic to be generated by the project based on the different uses. The
traffic analysis is fully explained as part of the CEQA Addendum for the project. The
Supplementary Traffic Analysis is included in Exhibit A to Attachment 1)
5, Phasing Plan. The project site will be graded, improved, and constructed as a whole, but
will be broken up into different building permit submittals,
6. Conceptual Landscape Plan. The Conceptual Landscape Plan is part of the Project
Application and is being refined as the Stage 2 Development Plan is being developed.
7. Consistencv with General Plan and Eastern Dublin Specific Plan. The proposed project is
consistent with the General Plan and Eastern Dublin ~:pecific Plan land use designations of
General CommerciaL
8. Inclusionary Zoning Regulations. The project ccntains only commercial uses. The
Inclusionary Zoning Regulations do not regulate non-residential projects.
9. Aerial Photo. An aerial photo has been submitted with the Project Application.
ENVIRONMENTAL ANALYSIS:
On May 10, 1993, the Dublin City Council adopted Resolution 53-93 approving the Eastern Dublin
Specific Plan and General Plan Amendment. At the same time, the City Council adopted Resolution 53-
91 certifying a Program Environmental Impact Report for the Eastern Dublin Specific Plan and General
Plan Amendment, hereinafter referred to as the Eastern Dublin EIR (SCH 91103064). This
Environmental Impact Report evaluated the environmental impacts associated with developing the 6,920
acre Eastern Dublin planning area with a range of residential, commercial, light industrial, open space,
parks, schools, and other public uses.
In 2003, a development application was submitted to the City of DLblin for a General Plan and Specific
Plan Amendment to change the land use designation on the subject property from Campus Office to
General CommerciaL The development proposal for the 27.55 acre subject property included a 317,000
square foot Ikea retail store and a 137,000 square foot "lifestyle" retail center on the southwest corner of
Hacienda Drive and Martinelli Way.
A Supplemental EIR was completed, which examined the potential impacts of the Ikea store and the
neighboring lifestyle center. On March 16, 2004, the City Council ct:rtified the Supplemental EIR (SEIR)
via Resolution 44-04. The Council's approval included findin:~s and a Statement of Overriding
Considerations related to supplemental Air Quality and Traffic Impacts identified in the SEIR.
The development that is now proposed to take place on the subject property is different than the project
that was analyzed in the Ikea Project Supplemental EIR. In order to determine if there were any
environmental impacts that were present with the revised project proposal that were not already addressed
(and mitigated if necessary) in the Supplemental EIR, an Initial Study was completed (Exhibit B to
Attachment 1). The Initial Study, dated August 3, 2007, determined that although the overall project size
is smaller than the original Ikea/Lifestyle Center project, an additionaI examination of potential impacts to
the traffic and circulation section of the SEIR should be completed to ensure that no new significant
environmental impacts could be identified and that no increase in the severity of the previously-identified
impacts would be discovered.
An Addendum to the Supplemental EIR and the Environmental Impact Report for the Eastern Dublin
Specific Plan and General Plan Amendment has been prepared which compares the two projects, assesses
the traffic generation rates of the proposed project in relation to that which was analyzed in the SEIR, and
concludes that no new significant environmental impacts have been identified and no substantial increase
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in the severity of previously identified impacts has been discovered. The Addendum, along with the
Supplementary Traffic Analysis conducted, is included as Exhibit A to Attachment 1.
The Applicant/Developer is required to comply with all applica',le action programs and mitigation
measures of the Ikea Project Supplemental Environmental Impact Report (SEIR), the Final Eastern
Dublin Specific Plan and General Plan Amendment EIR, and the Mitigation Monitoring and Reporting
Plans (MMRP) of both documents.
CONCLUSION:
This application has been reviewed by the applicable City departments and agencies, and their comments
have been incorporated into the Stage 1 Development Plan, The proposed project is consistent with the
Dublin General Plan, Eastern Dublin Specific Plan, and represents an appropriate project for the site,
RECOMMENDATION:
Staff recommends that the Planning Commission: 1) Open public hearing and receive Staff
presentation; 2) Take testimony from the Applicant and the publk; 3) Close the public hearing and
deliberate; 4) Adopt Resolution (Attachment 1) recommending that the City Council adopt an
Addendum to both the Final Environmental Impact Report for the Eastern Dublin General Plan
Amendment and Specific Plan (certified 5/10/1993) and the Supplemental Environmental Impact Report
for the Ikea Project (certified 3/16/2004), with the Addendum and Supplementary Traffic Analysis
included as Exhibit A and the Initial Study for the Addendum induded as Exhibit B; and 5) Adopt
Resolution (Attachment 2) recommending that the City Council adopt an ordinance rezoning 27.55
acres on the southwest corner of Martinelli Way and Hacienda Dri\e to a Planned Development Zoning
District and approve the related Stage 1 Development Plan for the Emerald Place Retail Center with the
Draft Ordinance that includes the Stage 1 Development Plan and Stage 1 Site Plan included as Exhibit
A.
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