HomeMy WebLinkAboutAttachmt 1 - Reso Recmd CC Adopt Ordinance Rez 27.45 acres
RESOLUTION NO. 08-xx
A RESOLUTION OF THE PLANNING COMMISSION
OF THE CITY OF DUBLIN
RECOMMENDING THAT THE CITY COUNCIL ADOPT AN ORDINANCE REZONING 27.45
ACRES ON THE SOUTHWEST CORNER OF MARTINELLI WAY AND HACIENDA DRIVE TO A
PLANNED DEVELOPMENT ZONING DISTRICT AND APPROVE THE RELATED STAGE 2
DEVELOPMENT PLAN FOR THE GREEN ON PARK PLACE RETAIL CENTER PROJECT
<APNS 986-0033-002 AND 986-0033-003) PA 07-019
WHEREAS, Blake Hunt Ventures submitted a Planned Development Rezoning and related Stage 1
Planned Development application for a 303,345 square foot commercial retail center (The Green on Park Place
retail center) located on the 27.45-acre subject site. The project is proposed to consist of271,023 square feet of
retail uses and 32,322 square feet of restaurant uses in a pedestrian-oriented outdoor center; and
WHEREAS, the project area boundaries include Martinelli WlY to the north, Hacienda Drive to the
east, Highway 580 to the south, and Arnold Road to the west; and
WHEREAS, on November 6, 2007, the City Council approved a Stage 1 Development Plan for the
project site; and
WHEREAS, the Draft Stage 2 Planned Development Ordinance IS attached as Exhibit A and
incorporated herein by reference; and
WHEREAS, a Staff Report, dated July 22, 2008 and incorporated herein by reference, described and
analyzed the proposed Planned Development Zoning District/Stage 2 Development Plan; and
WHEREAS, Pursuant to the California Environmental Quality Act, an Addendum to the Ikea Project
Supplemental EIR and the Environmental Impact Report for the Eastern Dublin Specific Plan and General Plan
Amendment was prepared for The Green on Park Place project (at that time still referred to as the Emerald
Place Retail Center project). The Addendum concluded that no new significant environmental impacts were
identified and no substantial increase in the severity of previously identified impacts had been discovered as a
result of the project. The Addendum includes the Initial Study, and along with the Supplementary Traffic
Analysis conducted, was adopted by the City Council on October 2, 2007 when the first reading of the Stage 1
Planned Development rezoning was approved; and
WHEREAS, the Planning Commission reviewed the Staff Report at a noticed public hearing on July
22, 2008, at which time all interested parties had the opportunity to be h{:ard.
WHEREAS, the Planning Commission did use its independent judgment and considered all said
reports, recommendations, and testimony hereinabove set forth.
NOW, THEREFORE, BE IT RESOLVED that the Planning Commission of the City of Dublin does
hereby make the following findings and determinations regarding said Stage 2 Planned Development Zoning:
A. The proposed amendment will be harmonious and compatible with existing and potential development
in surrounding areas because: 1) the proposed development is cOlsistent with the approved development
ATTACHMENT 1
for this property as approved under the Stage 1 Planned Devdopment Zoning; and 2) the proposed
development is consistent with the type of development, General Commercial, as envisioned in the
Eastern Dublin Specific Plan.
B. The subject site is physically suitable for the type and intensity of the zoning district being proposed
because: 1) the project site will have a Floor Area Ratio (FAR) of .26 which is consistent with the FAR
established in the Stage 1 Development Plan and the Eastern Dublin Specific Plan; and 2) the proposed
project will include retail and restaurant uses which is consistent with the land use designation of
General Commercial.
C. The proposed project will not adversely affect the health or safe:y of persons residing or working in the
vicinity, or be detrimental to the public health, safety, and .welfare because: 1) the project will comply
with all City of Dublin regulations.
D. The proposed Stage 2 Planned Development Rezone is consistent with the Dublin General Plan, Eastern
Dublin Specific Plan and the Stage 1 Planned Development Zcning because: 1) The architectural and
landscape design for The Green on Park Place provide a separate but complementary identity and an
appropriate pedestrian scale with commercial retail uses, restaunnts and other associated uses around an
interior park-like gathering space, The Green, while the proposed layout of buildings, landscaping and
parking are sensitive to future land uses to the west; 2) the overall design of the project is consistent with
the design requirements discussed in the Stage 2 Development Plan; 3) the proposed project is consistent
with the Eastern Dublin Specific Plan because the Plan states tLat regionally-oriented commercial uses
should be located south of Dublin Boulevard and near freeway interchanges where convenient vehicular
access will limit traffic impacts to the rest of Dublin and th{ retail center is intended to serve the
community as well as the region; 4) the overall project is consistent with the Floor Area Ratio (FAR)
(.26) and total development potential for the site as stated in the Stage 1 Development Plan; 5) the
proposed development is compatible with the General Plall Land Use designation of General
Commercial which allows for a retail and restaurant uses which the proposed project will achieve; 6) the
proposed project is consistent with the overall design requirem~nts of the Stage 2 Development Plan;
and 7) the proposed project meets the intent of the Dublin G(:neral Plan which discourages projects
which do not relate well to the surrounding developments and the proposed project is compatible with
the neighborhood which includes office and retail uses.
E. The proposed Planned Development Zoning District meets the purpose and. intent of Chapter 8.32
Planned Development Zoning District of the Dublin Zoning Ordinance because: 1) the proposed project
is consistent with the Eastern Dublin Specific Plan and the Stage 1 Development Plan; 2) the project site
includes attractive landscaping and site elements including a location for public art, light fixtures,
benches, plazas and pedestrian paths to create an attractive lands~ape palette and material palette for the
shopping center; and 3) the Stage 2 Development Plan includes design guidelines to create an attractive
shopping center which is compatible with the surrounding developments.
F. Development under the Planned District Development Plan will be harmonious and compatible with
existing and future development in the surrounding area becam,e: 1) the architecture at The Green on
Park Place combines a variety of materials, textures and colors intended to provide visual interest in the
project and to complement its surroundings; 2) as shown on the Landscape Plans, the proposed
landscaping is compatible with the existing and approved landscaping in the area including landscaping
along public rights of way and landscaping which is proposed for the overall site; 3) the overall design
of the project is consistent with the design requirements discussed in the Stage 2 Development Plan; 4)
the architecture of the building includes light fixtures, varying roof designs and heights, trellises, and
awnings and therefore is consistent with good design, which encourage the use of these elements; 5) the
project has been designed to screen all service and loading areas; 6) all mechanical equipment including
HV AC units and trash compactors are located behind screens; and 7) the parking lot includes a large
number of evergreen trees which will provide a canopy in the Plrking lot year round and therefore will
limit the expanse of parking lot and will provide an attractive element to the parking lot area.
BE IT FURTHER RESOLVED that the Dublin Planning Commission recommends that the City
Council adopt the attached ordinance amending the zoning map to rezone 27.45 acres of property on the
southwest comer of Martinelli Way and Hacienda Drive to the PD -Plmned Development Zoning District and
approving a related Stage 2 Development Plan for The Green on Park Place retail center (PA 07-019), based on
findings that the PD zoning and project as a whole is consistent with the General Plan and the Eastern Dublin
Specific Plan, is consistent with the purpose and intent of the Planned Development zoning district, and that
development of The Green on Park Place retail center project will be harmonious and compatible with existing
and future development in the surrounding area.
PASSED, APPROVED, AND ADOPTED this 22nd day of July 2008 by the following vote:
AYES:
NOES:
ABSENT:
ABSTAIN:
Planning Commission Chair
ATTEST:
Planning Manager
G:\PA#\2007107-019 BHV Lifestyle CenlerlPC mlg 7.22.08IPC Reso PD Ord.DOC
ORDINANCE NO. xx-OS
AN ORDINANCE OF THE CITY OF DUBLIN
AMENDING THE ZONING MAP TO REZONE PROPERTY TO THE
PD -PLANNED DEVELOPMENT ZONING nISTRlCT AND
APPROVING A RELATED STAGE 2 DEVELOPMENT PLAN FOR
THE GREEN ON PARK PLACE RET AIIL- CENTER
PA 07-019
The Dublin City Council does ordain as follows:
SECTION 1: Findings
A. Pursuant to Section 8.32.070 ofthe Dublin Municipal Code, the City Council finds as follows.
1. The Green on Park Place Retail Center ("the Project") PD..Planned Development zoning meets
the purpose and intent of Chapter 8.32 in that it provides a comprehensive development plan that
creates a desirable use of land that is sensitive to surrounding land uses by virtue of the layout and
design of the site plan, and uses creative design and a mix of complementary uses to establish the
project as a focal point for the area.
2. Development of The Green on Park Place Retail Center under the PD-Planned Development
zoning will be harmonious and compatible with existing and future development in the
surrounding area in that the retail use of the site would ttilize the close proximity of 1-580
freeway. The land uses and site plan provide effective transitions to the surrounding development
of campus office, retail and the 1-580 freeway.
B. Pursuant to Sections 8.120.050.A and B of the Dublin Municipal Code, the City Council finds as
follows.
1. The proposed PD-Planned Development zoning for The Green on Park Place Retail Center
will be harmonious and compatible with existing and potenjal development in the surrounding
area in that the retail use of the site would utilize the close proximity of 1-580 freeway. The land
uses and site plan provide effective transitions to the surrounding development including adjacent
campus office buildings, 1-580 freeway, and retail uses.
2. The project site is a relatively flat, infill site, with existing infrastructure (including roads,
sewer, storm drain, potable and recycled water, natural gas, and electricity) located immediately
adjacent to the site with no major or unusual physical or topographic constraints and thus is
physically suitable for the type and intensity ofthe proposed PD-Planned Development district.
3. The proposed 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 de'lelopment regulations and standards
and will implement all adopted mitigation measures.
4. The PD-Planned Development zoning is consistent with the Dublin General Plan and Eastern
Dublin Specific Plan in that the retail center is consistent with the General Commercial land use
designation for the site.
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EXHIBIT A TO
ATTACHMENT 1
C. Pursuant to the California Environmental Quality Act, the City Council adopted an Addendum to the
Eastern Dublin EIR and the Ikea Project Supplemental EIR and certified that it reviewed and considered
the previously-certified EIR and SEIR in Resolution 184-07 on October 2, 2007, prior to approving the
Stage 1 Development PlanIPlanned Development Zoning District for the Project.
SECTION 2:
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 property described below to a Planned Development Zoning District:
27.45 acres generally located south of the future roadway know as Martinelli Way, east of Arnold
Road, north of 1-580, and west of Hacienda Drive, including APNs 986-0033-002 and 986-0033-
003..
("the Property"). A map of the rezoning area is shown below:
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SECTION 3.
The regulations for the use, development, improvement, and maintenance of the Property are set forth in
the following Stage 2 Development Plan for the Project area, which is hereby approved. Any
amendments to the Stage 2 Development Plan shall be in accordance with section 8.32.080 of the Dublin
Municipal Code or its successors.
Stage 2 Development Plan for The Green on Park Place Retail Center
This is a Stage 2 Development Plan pursuant to Chapter 8.32 of the Dublin Zoning Ordinance. This
Development Plan meets all the requirements for a Stage 2 Development Plan and is adopted as part of
the PD-Planned Development rezoning for The Green on Park Place Retail Center, PA 07-019. The
Stage 2 Development Plan consists of the items and plans identified below, many of which are contained
in the application materials on file with the City in PA 07-019, ircorporated herein by reference and
available for review at the Dublin City Hall.
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The PD-Planned Development District and this Stage 2 Development Plan provides flexibility to
encourage innovative development while ensuring that the goals, policies, and action programs of the
General Plan, Eastern Dublin Specific Plan, and provisions of Chapl:er 8.32 of the Zoning Ordinance are
satisfied.
1. Statement of Compatibility with Stage 1 Development Plan. The Stage 2
Development Plan is consistent with the Stage 1 Development Plan, which was approved
by the Dublin City Council on November 6, 2007. This Stage 2 Development Plan
refines the nature and extent of commercial uses identified in the Stage 1 Development
Plan, slightly increases the total amount of allowable commercial uses based on a traffic
analysis showing no additional traffic generation, and slightly reduces the amount of retail
area that may be substituted for restaurant uses as compared to the Stage 1 Development
Plan maximum floor area ratio provisions. These revisions are minor and maintain the
intent, character, and integrity of the project and are consistent with the Stage 1
Development Plan.
2. Statement of Uses.
Permitted Uses:
General outdoor seating areas (plaza seating areas, benches, chairs, cafe tables) not dedicated to a
specific user are permitted throughout the project area in any location.
Retail uses including the following:
. Home Furnishings Store
. ClothinglFashion Store.
. Office Supply Store.
. Home Appliance/Electronics Store.
. Hardware Store.
. Gifts/Specialty Store.
. Jewelry and Cosmetic Store.
. Book Store.
. Sporting Goods Store.
. Grocery Store.
. Other retail establishments similar to the foregoing.
Office and service establishments including the following:
. Financial Services, Bank, Savings and Loan.
. Real Estate/Title Office.
. Travel Agent.
. Legal.
. Accounting.
. Medical, Dental.
. Optometrist.
. Architect.
. Employment Agency.
. Hair/Beauty Salon.
. Dry Cleaners.
. Formal Wear/Rental.
. Other Administrative and Professional Office.
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. Technology Access Center.
. Video Rentals.
. Commercial School.
Eating, drinking and entertainment establishments including he following:
. Eating and Drinking Establishments up to a total 0:' 32,322 square feet, including the
following:
[] Full-service, sit down restaurant
[] Quick-service/high turnover restaurant
[] Micro-Brewery or other Specialty Fooc establishment
. Eating and Drinking Establishments - sit down or take away, with no table service, including
such uses as a coffee house, delicatessen, bakery, ice cream shop, smoothie shop, sandwich
shop, or other uses determined as to be similar by the Community Development Director and
the City Traffic Engineer. These uses typically have a~etail component to the business and
are permitted throughout the project in any location.
. Stand-alone Outdoor Drinking/Dining area (not associated with a restaurant) with On-Sale
Liquor License up to 500 square feet total throughout the project site. Stand-alone outdoor
drinking/dining areas is defined as a tenant and/or use that is stand-alone (not supplemental
to an indoor restaurant) and where all or a majority of the seating space is outside. Examples
include a wine or liquor bar.
. Outdoor dining areas (supplemental to an existing indoor restaurant) subject to Site
Development Review Waiver up to 2,500 square feet total throughout the project site.
Outdoor dining area is defined as a controlled outdoor dining space (not enclosed in a
building, but enclosed with a fence or barrier), which is supplemental to an indoor restaurant
and dedicated to the use of a single tenant or tenants.
Conditional Uses:
Community, Religious and Charitable Institutional Facilities.
Public Facilities and Uses.
Veterinary Office.
Recycling Center.
Permanent outdoor retail sales not associated with an existing business.
Dance Floor.
Prohibited Uses:
Drive through facilities.
3. Stage 2 Site Plan. Sheet A1.01 of the Project Plans, prepared by BCV Architects, and dated
received 7/8/08. (Attached to Planning Commission StaffRepor: as Attachment 5)
4. Site Area, Proposed Densities, and Development Regulations.
Gross area of site: 27.45 acres
Net area of site: 27.45 acres
Maximum Building Heights:
Signage
Minimum Lot Size
Up to two stories. 55' to top of roof Jarapet
Pursuant to an approved Master Sign Program
25,000 square feet
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Maximum lot coverage
Maximum Building Area
Maximum Floor Area Ratio
Maximum Outdoor Dining area
Parking Stall Dimensions Standards
Minimum Building- Property Line /
Access Easement Setback
Minimum Pkng- Prop. Line Setback
Parking Spaces Required:
Retail: 1 space per 300 SF
Restaurant: 1 space per 100 SF
Outdoor Dining Area
(supplemental to an indoor
restaurant): 1 space per 200 SF
Stand-alone Outdoor
Drinking/dining Area (not
supplemental to an indoor
restaurant): 1 space per 100 SF
35%
303,345 square feet (may be increas{:d to 322,746 square feet)
(includes 271,023 square feet retail "lith ancillary office uses, up to 32,322
square feet restaurant)
Notes:
For each one square foot of allowed .:estaurant square footage that is used for
retail instead, 2.12 square feet of retail square footage is permitted. However,
the project shall contain no less than 15,000 square feet of restaurant area.
Conversely, for each square foot of restaurant space above 32,322 square feet
that is developed, 2.12 square feet of retail square footage shall be removed
from the 271,023 square foot retail a"ea. The project shall contain no more than
45,000 square feet of restaurant uses.
Maximum building area is approved as shown on Sheet Al.OI of the Project
Plans (not individual building floor 1=lans). Square footage for the enclosed
trash rooms, movable kiosks, building electrical rooms, or enclosed
loading/delivery areas shall not be c(,unted toward the maximum building area.
Small, movable retail kiosks are pernitted in the project's common areas and
are not included in the maximum building area square footage as they are not
fixed buildings. A total often (10) kiosks are permitted at the project site.
.26 Floor Area Ratio (may be increased to .27 FAR as provided below)
Note:
.26 FAR with site plan and building configuration shown on the site plan (Sheet
Al.01), however for each one square foot of restaurant square footage that is
used for retail instead, 2.12 square feet of retail square footage is permitted,
which would increase the FAR to a maximum of .27
Up to 2,500 square feet of Outdoor dining areas (supplemental to an indoor
restaurant) throughout the project sitt:.
Up to 500 square feet of Stand-alone Outdoor Drinking/Dining area
Any outdoor seating/dining area associated with a single grocery tenant in
Building 500 may be permitted through a Site Development Review Waiver and
is not subject to these square footage restrictions.
Per Chapter 8.76 Off-Street Parking .\.nd Loading Regulations of the Dublin
Zoning Ordinance
20' at 1-580, Hacienda Drive and Arnold Road.
0' on Martinelli Way.
5' from property line at public streets and Cal Trans right of way (1-580)
1,246 spaces minimum, based on the following uses:
271,023 SF = 904 spaces
32,322 SF = 324 spaces
Maximum permitted: 2,500 SF = 13 spaces
Maximum permitted: 500 SF = 5 spLces
5
Notes:
If an office use (not incidental to a retail or restaurant use) or a financial service
use is established in the Project, additional parking shall be provided at the
rates noted below.
Office
1 space per 250 SF
1 space per 150 SF
If any other permitted uses are established that have different parking
requirements per Chapter 8.76 of the Dublin Zoning Ordinance, parking shall be
provided accordingly.
The small, movable retail kiosks located in the project's common areas are not
required to provide additional parkin~.
Any outdoor seating/dining area associated with a single grocery tenant in
Building 500 is not required to provide additional parking.
Bank or Financial Services
5. Architectural Standards. The architectural design of the project shall reflect the following standards
as illustrated in the Project Plans labeled Attachment 5 to the Planning Commission Staff Report,
subject to Site Development Review approval by the City Counci .
The architectural design shall:
· Employ a variety of materials, textures and colors to provide visual interest in the project and to
complement its surroundings.
· Use diversity of colors and textures in the concrete tilt panels to provide a varied and interesting
base form for the buildings.
· For Green-oriented buildings, incorporate features such as different wall planes, heights, wall
textures, roof elements, storefront designs, awnings, canopies, trellises, base treatments, blade
signs, light fixtures, and landscaping to contribute layers of detail at the pedestrian level.
· Outlying pad buildings may be more uniform in appearance, with a clean, squared-off look with
substantial metal and wood accent and roof elements.
· The Green shall provide a multi-functional outdoor space where people will gather and socialize,
with landscaping, pavilions with outdoor seating, enhanced paving treatment, water features, and
other features to provide an appropriate urban scale for the center.
6. Phasing Plan. The project site will be graded, improved, and constructed as a whole, but will be
broken up into different building permit submittals.
7. Preliminary Landscape Plans. Sheets L-l through L-9, inclusive, of the Project Plans (labeled
Attachment 5 to the Planning Commission Staff Report).
8. Applicable Requirements of Dublin Zoning Ordinance. Except as specifically provided in this
Stage 2 Development Plan, the use, development, improvement end maintenance ofthe Property shall
be governed by the C-2 (General Commercial Zoning District) provisions of the Dublin Zoning
Ordinance pursuant to Section 8.32.060.C. No development shall occur on this property until a Site
Development Review permit has been approved for the property.
9. Compliance with adopted mitigation measures. The Applicant/Developer shall comply with all
applicable action programs and mitigation measures of the East{m Dublin Specific Plan and General
Plan Amendment EIR and the Ikea Project Supplemental EIR.
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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.
SECTION 5.
This ordinance shall take effect and be enforced thirty (30) days from and after its passage.
PASSED AND ADOPTED BY the City Council of the City of Dublin, on this 19th day of August 2008,
by the following votes:
AYES:
NOES:
ABSENT:
ABSTAIN:
Mayor
ATTEST:
City Clerk
G:\PA#12007\07-019 BHV LiJeslyle CenlerlPC mlg 7. 22.08\CC Slage 2 PD Orddoc
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