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Home My WebLink About08-010 Grafton Statn-CUP Stg2 DP & SDR & 06-061 Amndmt SUBJECT: A TT ACHMENTS: RECOMMENDATION: ~ PROJECT DESCRIPTION: AGENDA STATEM:ENT PLANNING COMMISSION DATE: June 24. 2008 PUBLIC HEARING: PA 08-010 - Conditional Use Permit for a Stage 2 Development Plan Minor Amendment and Site Development Review for two retail buildings in the Grafton Station shopping center and P A 06-061 amendment of the project Conditions of Approval which relate to the provision of Public Art for the four retail pad buildings previously approved by Resolution Number 07-09. Report prepared by Erica Fraser, Senior Planner 1) Resolution approving a Conditional Use Permit for a minor amendment to the adopted Stage 2 Development Plan with the modified Stage 2 Development Plan attached as Exhibit A. 2) Resolution approving a Site Development Review for four retail pads in the Grafton Station shopping center. 3) Resolution approving amendments to the Conditions of Approval for the Site Development Review for the four retail pad buildings previously approved by Resolution Number 07 -09 for P A 06-061. 4) Site Development Review plans. 1) Receive Staff presentation; 2) Open the public hearing; 3) Take testimony from the Applicant and the public; 4) Close the public hearing and deliberate; 5) Adopt Resolution (Attachment 1) approving a Conditional Use Permit for a minor amendment to the adopted Stage 2 Development Plan with the modified Stage 2 Development ?lan attached as Exhibit A; 6) Adopt Resolution (Attachment 2) approving a Site Development Review for four retail pads in the Grafton Station shopping center; and 7) Adopt Resolution approving amendments to the Conditions of Approval for the Site Development Review for the four retail pad buildings previously approved by Resolution Number 07-09 for PA 06-061. The Applicant has requested approval of a Site Development Review to construct two retail buildings, one 106,846 square foot building and one 16,600 square foot building, which will comprise the last phase of Grafton Station, which is an approximately 318,000 square foot retail shopping center. The proposed project also includes a Conditional Use Permit for a minor amendment to the Stage 2 Development Plan which was adopted by the City Council on September 5, 2006. and amended by the Planning Commission on March 27, 2008. The Applicant has propo:;ed a minor amendment to allow the Applicant to decrease the square footage of the big box store and increase the square footage of the COPIES TO: Property Owner/Applicant File fa, \ Page 1 of7 G:\PA#\2008\PA 08-010 Grafton Pads A and E\Pe Mtl! 6.24.08\PC Agenda StatemenI6-24-08.doc ITEM NO. restaurant building to include restaurant and retail uses (this will not result in an increase in the square footage ofthe development). The proposal also includes a request to modify the Conditions of Approval for PA 06-061 (four retail pad buildings) related to public art. The adopted Conditions of Approval for PA 06-061 require the developer to install public art on the site. The Applicant has requested that th{: developer be able to pay the in-lieu fee instead of installing art on the site. ANALYSIS: Stage 2 Development Plan Amendment The Stage 2 Development Plan for Grafton Station was adopted by the City Council in 2006 and was amended by the Planning Commission on March 27,2008. Since the approval of the Stage 2 Development Plan, the Applicant has begun work on preparing the Site Development Review plans for the two retail buildings (Pads A and E). While preparing the Site Development Review Plans, the Applicant determined that Pad A would need to be decreased in size to allow for loading areas at the back of the building. The Applicant then requested that 6,600 square feet be transferred from Pad A to Pad E to allow a larger building to be constructed which will contain restaurant and retail uses. The modification to the Development Plan will improve pedestrian circulation on the site by encouraging pedestrians to continue down Grafton Street to visit the additional retail business or the restaurant. By including retail uses in this building, Pad E will have better connectivity to the four retail buildings on Graton Street. Section 8.32.080 of the Zoning Ordinance allows the Planning Commission to approved minor amendments to a Development Plan by means of a Conditional Use Permit. The modi fied Stage 2 Development is attached as Exhibit A to Attachment 1. The findings for the Conditional Use Permit can be found on page 2 of Attachment 1. Site Development Review Grafton Station was envisioned as an extension of the Village Commercial Center (commonly referred to as the Promenade) which is located along Grafton Street north of Dublin Boulevard. The design theme of Grafton Station and the Village Commercial Center is a "main street" which has developed over time from the early 1900's. The overall design theme mixes building styles and types that reflect building styles in the past which have been added to or modified over time. The layout of Grafton Station is shown on the map on the following page. Page 2 of7 <~<. {~.... r-lI~~:b~'~ON a~~.::-.~..-::_.:~.--..-..~..~.~J.Q}~j ~i~" ~:';::;:;:::..,#';;)] ~;;..:,,-. 2; '_ " i" ,i I . 1:'- ili ::/,'i,' ('-L..I'..'--' ,'-"';;'1._:. ,...... . .'ti /'-"':';':'~L~l ~ I! .,' I, I" ' .".. " -,.'tj, ' ,..r)!......-..----.IJ.-'. STflE!'L:::..fh-t.^ I =-- , '. . I!. :,' I / / r ~ "j' ". -___ -/ "~- ~I,..>,,, -..., / ---t : 1"* I ;1,' 1;/1/' !~"'W'" :AD'C.,. 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I. ftN0t~~:~~~:?B1r~F~~2':~':8~~~~~~i~~~==-ff' i 11<4 '1'!.iII!*~---.::~:wi~;~:~~~,' ~I _ ill ill, III '/'/'ll I I: AN:HOR'A' lL,i ,il12. I ii" Ii. ! r:.'?,~ l~r.l, IMPROVEM~r~~~~usEtf'!-ii } !g....t 1T"~- lt~: -- -- -- H- I j " r,-:I:-( .---- PO REZONE AREA JOUNDARY All pages referenced in the following sections can be found in Attachment 4. Overall Architecture The proposed design of these buildings will include "four sided" architecture where possible. Each building has been designed to have attractive elevations. Pad A (Sheets A-3 through A-7) Pad "A" has been designed to appear as though the building is a collection of warehouse buildings that were transformed into retail spaces over time. Each tenant space will have its own unique design to appear as though the building is a collection of four former warehow;e buildings. The building will be constructed with a variety of materials which include brick, stone, stucco and large areas of glass. The building design and materials will be carried onto all sides of the building for consistency on all building sides. Pad A (approximately 107,400 square feet) is located adjacent to Dublin Boulevard and will also face the parking lot. This building will be divided into four tenant spaces (see site plan on Sheet A-I). The building will be set back approximately 28 feet from Dublin Boulevard which is consistent with the setbacks established by the Stage 2 Planned Development. A landscape buffer will be planted between the building and Dublin Boulevard (the total depth is 28 feet which includes a 8 foot wide sidewalk).The entrances to the tenant spaces will be accessed from the parking lot located in the ;;enter of the shopping center. On the Dublin Boulevard elevation, the openings in the building have been spaced to reflect the size of rail box cars. The rail dock door openings can be seen which are fixed in place. Planters will be located in front of these doors to simulate fomler loading areas. These elements tie in with Pad B (which also faces Dublin Boulevard) which has been designed to simulate a former railroad station. A small mural will also be painted on the Dublin Boulevard elevation. A mural will be painted on the building wall to reflect Page 3 of7 typical advertisements seen during the early twentieth century which were often painted on buildings. The small mural will provide an interesting focal point on Dublin Boulevard and will connect with the mural on Pad B. At the rear of the building, screen walls and a landscape buffer will be installed to provide screening for the loading docks to each of the tenant spaces. Pad E (Sheets A-10 through A-ll) Pad E (approximately 16,560 square feet) is sited at the terminus of Grafton Street. The building will be separated from Grafton Street by a plaza. A small outdoor dinning area (1,744 square feet) for the restaurant will also be constructed adjacent to the building. Pad E is designed to appear as a former fire station. This building will have a combination of brick, stone and stucco materials. Windows will be provided on all elevations. A tower element will be included on the building to appear as though it was once a look-out or hose drying area for the fire station. The tower will be finished to match the rest ofthe building and will provide a unique focal point for this building. Parking (Sheet C3) A majority of the parking spaces necessary to support this phase oftbe project have already been approved as part of phase 2 of Grafton Station. All of the parking spaces necessary to support Pad A are currently under construction in conjunction with the construction of the four retail pad buildings, recently approved by the Planning Commission. An additional 26 parking stalls will also be constructed in front of Pad A (east side of the building) and 21 parking stalls will be constructed in the rear of Pad A (eastern side of the building) for employee parking. An additional 122 parking stalls will be constructed near Pad E. The following table provides information on the total number of parking stalls required to support the entire Grafton Station development. When reviewing the required number of parking stalls for the site, please refer to the following table and not the table provided in the project plans because it does not include all of the buildings on the site in the calculation. T bl 1 ROd P kO a e : eqDlre ar 1D2 Building Total Square Footage Parking Required per Required Parking Stalls Zoning Ordinance Pad A 1 07,400 1/30CI 358 PadB 11,900 1/30CI 39.66 Pad C-l 12,594 1/30CI 41.98 Pad C-2 15,522 1/30C' 51.74 PadD 9,068 1/30C' 30.23 Pad E Restaurant 10,000 1/10C 100 Pad E Retail 6,600 1/30C 22 Pad E Outdoor Dining 1,744 1/ tOC 1 7.44 Lowe's 138,135 1/30C 460.45 Lowe's Garden Center 31,659 1/1,000 31.66 Total Stalls Required 1,153 A total of 1,153 parking stalls are required in order to support the existing and proposed uses at Grafton Station. A reciprocal parking easement for the entire shopping center has formed a "pool" of parking. This means that all parking within Grafton Station can be used by customers and employees and can also be used when calculating the total number of parking spaces provided. The following table provides information on the number of parking spaces constructed or proposed in Grafton Station. Page 4 of7 a e : ar 1D2 rOVl e Parking Area Parking Stalls Provided Pads A-D 618 PadE 122 Lowe's 544 Total Stalls Provided 1,284 T bl 2 P kO P od d Once complete, there will be a surplus of 131 parking stalls within the shopping center. This surplus will accommodate additional needs for parking, such as restaurants and fnancial services, if those uses choose to locate in Grafton Station (these uses require more parking than retail uses per the Zoning Ordinance). Landscaping Adjacent to the parkway strip on Dublin Boulevard and Pad A, attra:tive shrubs and groundcover will be planted. Plants will also be planted in the raised planters adjacent tc Pad A. A row of Acacia and Ginko Biloba trees will be planted in front of Pad A (between Pad A and the parking lot). Additionally, decorative urns with attractive landscaping will be located in front of Pad A at varying intervals. A plaza area with large canopy trees, shrubs, benches and a water feature will be located at the terminus of Grafton Street, adjacent to the traffic circle. The parking lot adjacent to Pad E will be planted with large shade trees and accent trees to match the landscaping in the parking lot for the remainder of Grafton Station. The findings for the Site Development Review can be found on pages 2-4 of Attachment 2. Public Art PA 06-061 (four retail pad buildings also known as phase 2) was approved with Condition of Approval Number 125 which required the Applicants to install public art on-sit,~. After researching the type of public art that could be installed (based on the value of the art that must be provided per the Public Art Program Ordinance), the Applicant determined that a piece of art would be provided that would not be substantial enough to fit in with the development. Therefore, the Applicant is requesting to modify the condition requiring the placement of an art fiece on the site. In order to remove the requirement to install public art in on the site, Condition of Approval Number 125 must be amended. Staff recommends that Condition of Approval Number 125 be amended to read as follows: "Public Art In-Lieu Contributiono In lieu of acquiring ard installing a public art project, the Applicant has elected to and shall make a public art in-lieu contribution payment in accordance with Chapter 8.58 ofthe Dublin Municipal Code and shall comply with the Public Art Compliance Report submitted by Applicant, dated June 6, 2008 and on fik with the Planning Department. The public art in-lieu contribution payment shall be made prior to the issuance of the first building permit in the project in the amount specified in Dublin Municipal Code section 8.58.050.B (non- residential building more than 50,000 sq. ft.)." In addition to the proposed amendment of Condition of Approval Number 125, one new condition is proposed to be added which requires the Applicant to provide an easement so that the City can install art on the site in the future. Attachment 4 includes potential locations for public art on the site. An easement Page 5 of7 will be required to be filed for these sites per the new Conditions of Approval. The new Condition of Approval Number 126 would read as follows: "Public Art Easement and Access Easement. The Applicant shall reserve a site and provide a public art easement and an access easement to the City within the development project for a future public art project in accordance with Dublin Municipal Code Section 8.58.050." The proposed amendment to the project Conditions of Approval will allow the Applicant to pay the public art in-lieu fee. The City Council would then have the discretion to use the funds to install public art in a location that the City Council deems appropriate. The applicable findings cal be found on page 2 of the Resolution in Attachment 1. The Compliance Report for Public Art is included in the project plans (Attachment 4). The Conditions of Approval for P A 08-010 also allows the Applicant to pay the in-lieu fee for the two new retail buildings. ENVIRONMENTAL REVIEW: The project has been reviewed under the California Environmental Quality Act (CEQA), State CEQA Guidelines and the Dublin Environmental Guidelines. The City COLlncil approved a Mitigated Negative Declaration by Resolution No. 34-00 pursuant to the CEQA for Dublin Ranch Area H in 2000. An Addendum to the Eastern Dublin Specific Plan area Program Environmental hnpact Report which was certified by the City Council by Resolution No. 51-93, was adopted by the City Council on August 15, 2006 for the Grafton Station project. The proposed retail buildings ere included in the scope of the 1999 Mitigated Negative Declaration and subsequent Addendum. CONCLUSION: The Applicant is proposing two buildings in the Grafton Station shopping center which combines attractive architecture and landscaping to provide for an attractive retail center for the community. The two retail buildings are attractively designed with an interesting mix of architecture. The proposed buildings will also have a variety of high quality materials which are consistent with the "main street" design theme of the project. The landscaping for the two retail buildings will also be attractively designed and will promote a unique shopping center for the City. RECOMMENDATION: Staff recommends that the Planning Commission: 1) Receive Staff presentation; 2) Open the public hearing; 3) Take testimony from the Applicant and the public; 4) Close the public hearing and deliberate; 5) Adopt Resolution (Attachment 1) approving a Conditional Use Permit for a minor amendment to the adopted Stage 2 Development Plan with the modified Stage 2 Development Plan attached as Exhibit A; and 6) Adopt Resolution (Attachment 2) approving a Site Developml:nt Review for four retail pads in the Grafton Station shopping center. Page 60f7 GENERAL INFORMATION: APPLICANT: Jim Tong Stanforth Holding Company 4690 Chabot Drive Suite 100 Pleasanton, CA 94588 PROPERTY OWNER: Jim Tong Stanforth Holding Company 4690 Chabot Drive Suite 100 Pleasanton, CA 94588 LOCATION: South of Dublin Boulevard and north ofNorthside Drive and 1-580 ASSESSORS PARCEL NUMBER: 985-0036-009 GENERAL PLAN DESIGNATION: General Commercial and General ComnerciaVCampus Office SPECIFIC PLAN AREA: Eastern Dublin Specific Plan EXISTING ZONING AND LAND USE: Planned Development SURROUNDING USES: Location Zoning General Plan JLand Use Current Use of Property Site PD- Planned General Comm ercial Vacant (the Lowe's Development and General building was recently CommerciaVCllllpus approved and in Office Building Permit plan check) North PD- Planned High Density and High Density Development Neighborhood Residential Units and Commercial Vacant South N/A N/A 1-580 Freeway and City of Pleasant on East PD- Planned Campus Office Vacant Development West PD- Planned General Commercial Vacant Development Page 7 of7