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HomeMy WebLinkAbout8.1 The Promenade at Dublin Ranch CUP/SDR PA08-006AGENDA STATEMENT PLANNING COMMISSION MEETING DATE: December 9, 2008 SUBJECT: PUBLIC HEARING: PA 08-006, The Promenade at Dublin Ranch (Parcel 5) - Site Development Reviem and Conditional Use Permits for a private recreation/fitness center (ClubSport), outdoor restaurant seating, and reduction of required p?lrking based on a shared parking plan for a 3.72 acre site at the northeast corner of Grafton Street and Dublin Boulevard (Parcel 5 of Tentative Parcel Map 9717), Applicant James Tong and Mei Fong Tong. Report Prepared by Mike Porto, Consulting Planner ATTACHMENTS: 1) Resolution approving Site Development Review and Conditional Use Permit(s) for The Promenade at Dublin Ranch (Parcel 5) PA 08-006. 2) Staff Report, Study Session October 14, 2008 w/o attachments. 3) Staff Report, Study Session November 12, 2008 w/o attachments. 4) Shared Parking Study dated November 5, 2008. 5) Planning Commission Study Session Minutes, October 14, 2008 and November 12, 2008 6) Applicant's Proposal/Design Pa(kage. RECOMMENDATION: 1) 2) 3) 4) 5) PROJECT DESCRIPTION: Receive Staff presentation; Open the public hearing; Take testimony from the Applicant and the Public; Close the Public Hearing and deliberate; and Adopt Resolution approving Site Development Review and Conditional Use Permit(s) for a private recreation /fitness center, outdoor restaurant seating, and :-eduction of required parking based on a shared parking plan The Promenade is described as the commercial component or Village Center district adopted with Area G of the Dublin Ranch Master Plan within the Eastern Dublin Specific Plan area. It has been planned as a 23+ acre area between Central Parkway on the north and Dublin Boulevard on the south. The Village Center development concept adopted with the Planned Development zoning for Area G allowed for six Village Center/Neighborhood Commercial sites and one Public/Semi-Public site to be centrally located along both sides of the proposed extension of Grafton Street. COPIES TO: The Applicant The Property Owner l?x'?+ tiT ey .? DUMUn i DUBLIN y 1 3 Map 1: Vicinity Map G:I PA#120081 PA 08-006 Club Sport Promenadel Plamring Commission 12.9.08W CSR Club Sport 12.9 08ftnal.doe Page 1 of 10 ITEM NO.?- I Location The project addressed by this application is proposed for a 3.72-acre site at the northeast corner of Dublin Boulevard and Grafton Street. This site is shown as Parcel 4 of Vesting Tentative Parcel Map (VTPM) 9717. An application recently has been submitted for VTPM 9717. It would subdivide The Promenade area into four (4) parcels, rather than the six development sites and incorporate the Public/Semi-Public site with Parcel 1 of VTPM 9717 and the Village Center development sites shown on the Plan for Area G. In addition to the Grafton Street right-of-way, VTPM 9717 delineates and establishes the right-of-way for Finnian Way an east-west streets which connects the residential projects both east and west of The Promenade. Chancery Lane is a north-south connector between Central Parkway and Finnian Way, and runs along the northerly portion of the westerly boundary of The Promenade adjacent to the neighborhood square. The project site (Parcel 4) would be located along the east side of Grafton Street between Dublin Boulevard which forms the southerly boundary of the site and Finnian Way which forms the site's northerly boundary. R 'War y? .k THE FROWNADe M AREA Lw"nr a. r;r U ; Ao% pie .S?'7YMIy? .. GRAMN STATSQN - AREAH PROJECT SITE Background/Previous Approvals Map 2: Project Site Area G (PA 98-069) covers approximately 86.9 acres and is bounded by Central Parkway on the north, Keegan Street on the east, Dublin Boulevard on the south, and Brannigan Street on the west. Areas F, G and H within the Dublin Ranch Master Plan were subject to Stage I and Stage 2 Planned Development Rezoning approved on March 21, 2000 by Ordinance 06-00. Subsequently, Area G was subdivided by Parcel Map 7148 which created four Medium-High and High Density Residential projects or neighborhoods (Parcels 2, 4, 5 & 6) that anchor the four corners of Area G and are situated along the easterly and westerly boundaries. From this initial subdivision, the Village Center or commercial area was envisioned for Parcel 3, an area of about 23 acres, including a Public/Semi-Public site along the south side of Central Parkway west of the proposed extension of Grafton Street. The Planned Development Plan also included a 5 acre neighborhood park and a 2 acre neighborhood square (both of which are now built). Page 2 of 10 Summary of Proposed Development/Use: The proposed development of Parcel 5 includes three structures: • ClubSport Athletic Club and Spa - Two-story building of approximately 47,669 square feet anchoring the southwest confer of the site at the intersection of Dublin Boulevard and Grafton Street. • Mercantile Building - A three-story building of approximately 52,716 square feet located at the northwest corner of the site facing Grafton Street south of Fiimian Way with retail and restaurant uses proposed for the ground floor and office space on the second and third floors. • Parking Structure - A four-level parking structure within the northeast portion of the site which includes 428 parking spaces in addition to 58 on-site parking spaces. Parcel 4 represents the first phase: of The Promenade, and would commence with the construction of the C1ubSport facility. Existing Use The natural topography for all of the 23+ acre area within VTPM 9717, including Parcel 4, generally is flat with a slight slope (1% average) from the northwest to the southeast. It has been rough graded based on the conditions of approval for Tract 7148, and currently is vacant; there are no significant or substantial plant materials on site. Recently, the site had been used for the staging and storage of materials and equipment for the many construction projects currently in progress and recently competed in the vicinity. These temporary uses all have been removed, and the site now is completely vacant. With construction almost completed for all of the residential uses planned for Area G, the Promenade area is the only portion of this planning area that remains undeveloped. a THE PRO., - PAPC?. 2 vwa:? cvnrEa FINNAN WAY i Si v --- -----'- m. < 22 N AY N FF A y D a ? . F -- Mat) 3: Proposed Site Plan Surrounding Uses The project site is bounded: a) to the north, across the proposed extension of Finnian Way, by Parcel 2 of The Promenade which currently is vacant property approved for Village Center/Neighborhood Commercial uses and is shown as Development Sites VC2 ar.d VC4 of the approved Planned Development Plan; b) to the east by a multi-use trail system separating the project site from the high- density residential Site H2 developed as The Terraces, a 636-unit residential townhouse project; c) to the south and southwest across Dublin Boulevard by vacant property designated for Campus Office Development within Area H, and by the Grafton Station development site, which is currently under construction; and d) to the west by Parcel 3 of The Promenade, currer tly vacant. Page 3 of 10 The residential projects comprising Area G are identified below. Construction is complete for three of the neighborhoods and being completed for the Terraces. Occupancy is in progress in the Terraces to the east of the project site. Table 1: SURROUNDING RESIDENTIAL NEIGHBORHOODS Location w/in Area G Project Name No. of Units Land Use General Plan/EDSP NE The Courtyards 281 units Medium High Density Residential NW The Cottages 200 units Medium High Density Residential SE The Terraces 626 units High Density Residential SW The Villas 289 units High Density Residential 1396 units ANALYSIS: Planning Commission Study Sessions The proposed project was presented at two Planning Commission Study Sessions (See Attachment No 6, Minutes from November 11, 2008 Study Session). The first was held on October 14, 2008 where questions were raised and concerns expressed about the architecture and durability of certain exterior materials proposed for the C1ubSport Building and fagade along Dublin Boulevard. Also discussed were the shared parking concept and the conformity with the original Stage 2 Development Plan. (See Attachment No. 2) A revised elevation was submitted and discussed at the Study Session of November 11, 2008 to determine whether the concerns expressed previously had been adequately addressed. (See Attachment No. 3) The proposed solution is described in the discussion below on Architecture. Site .Development Review: The Site Development Review is intended to address: 1) proposed building architecture; 2) site layout; 3) access; 4) compatibility with surrounding and adjacent uses; 5) effects on residents and workers; and 6) insuring an attractive environment. The three structures proposed for the project are described as follows: C1ubSport Athletic Club and Spa - The project anchor is the C1ubSport Athletic Club and Spa. This use would occupy a two-story building of approximately 47,669 square feet situated at the southwest corner of the site, or the northwest corner of the intersection of Dublin Boulevard at Grafton Street. This full-service private fitness center, spa, anJ recreation facility would provide a fitness area (weight room and specialized workout areas) grou ) exercise rooms, pool, spa, aerobics rooms, spa treatment rooms, offices, locker rooms, ar.d a cafe with outdoor seating. Administrative offices and a child care area are also includes. Cafe and outdoor seating will be restricted to 2,644 square feet (Attachment 1 pg.19, Condition No. 121). The entrance to the building is located off of an internal pedestrian paseo connecting Grafton Street with a multi-use regional trail that runs along the easterly boundary of the project site. Entrance access to the building also is available from Grafto:i Street which connects to the main lobby, day spa, and workout area on the first floor. The frtne,.s rooms and associated facilities are located on the second floor. The C1ubSport Cafe will be located on the ground floor of the building along the paseo in the section closest to Grafton Street. The cafe will serve as the focal social area and will be open to the public, as well as to club members. An outdoor dining area is proposed as part of the cafe. The pool and deck are situated in an interior courtyard at the southerly portion of the facility closest to Dublin Boulevard ,and will include a lap pool, Jacuzzi, and deck space. Page 4 of 10 C1ubSport would have up to 85 permanent staff members with a maximum of 35 individuals working on the premises during any given shift. C1ubSport would be open from 5:00 am to 11:00 pm Monday through Friday and from 6:00 am to 10:00 pm on weekends. • Mercantile Building - A three-story building of approximately 52,716 square feet would be located at the northwest corner of the site facing Grafton Street south of Finnian Way. Retail and restaurant uses are proposed for the ground floor totaling 18,C 00 square feet. The restaurant uses are proposed at a maximum of 7,190 square feet of the 18.000 square feet near the corner of Grafton Street and Finnian Way (Attachment 1 pg.19, Condition No. 121). Office space would occupy the second and third doors. The hours and days of operation for the proposed retail uses cannot be determined at this time. However, the office uses typically would be open from 8:00 am to 6:00 pnl. The Applicant anticipates that the hours and days of operation for The Promenade will be similar to uses in the City of Dublin of comparable size and type. • Parking Structure - A four-level parking structure would bo located in the northeast portion of the project site which would provide 428 parking spaces and would be accessed from the surface parking lot area along the easterly side of the site. A 21-foot wide service alley separates the parking structure from the Mercantile Building. Access to this service corridor would be through gates at each end and through the rear doors of the individtal commercial tenant spaces in the Mercantile Building. There is no pedestrian access from the parking structure to the service yard corridor. The Applicant has requested approval of a Conditional Use Permit for reduction of required parking based on approval of a shared parking plan. The Planned Development Village Center zoning district was adopted with the intent and purpose of creating a pedestrian-oriented service, retail, commercial, and entertai vnent center serving the daily needs of the surrounding residential neighborhoods and intermittent shopping, service, and entertainment opportunities for a wider community base. The concept of the Village Center land use and zoning is to create a Main Street within Dublin Ranch. The Promenade is propos,-d to serve as the centerpiece for the commercial area of Dublin Ranch. The objective is to create a pedest •ian-friendly commercial area with a small town character adjacent to high-density residential neighborhoods. The gateway to The Promenade would be represented by Parcels 3 and 4 of Vesting Tentative Parce Map 9717 located, respectively, at the northwest and northeast corners of Grafton Street where it intersects with Dublin Boulevard along the northerly side. The incorporation of retail, office, and fitness/recreation uses will ci eate opportunities for the residents, and enhance the balance of jobs and housing, as well as reduce or ev,-n eliminate vehicle trips and traffic congestion due to the close proximity of residential units. The findings for the Site Development Review must: 1) comply wit 1 the policies of the Eastern Dublin Specific Plan and General Plan; 2) have no adverse effects on or be detrimental to the health, safety, and welfare of persons working or residing in the vicinity; 3) be debigned to provide a functional and attractive environment for the development; 4) have no adverse effects on or be detrimental to the health, safety, and welfare of persons working or residing in the vicin ty; 5) not impact views; 6) have architectural consideration incorporated into the project in order to insure compatibility with the theme and character of Area G as a whole; and 7) include landscape prov sions to ensure visual relief and an attractive environment. These draft findings are set forth in the Resolution (Attachment 1). Conditional Use Permit(s) All three of the following activities proposed require approval by Conditional Use Permit: • Fitness Center - Based on the PD-Village Center zoning adapted with permitted and conditional uses, private recreational facilities (both indoor and outdoor) are classified as a conditional use Page 5 of 10 requiring a Conditional Use Permit (CUP). Therefore, the ClubSport facility requires approval of a CUP. A description of the hours of operation and use is provided above, under the Section entitled "Site Development Review). • Outdoor Seating - As part of the main street character, outdoor seating in the style of a sidewalk cafe has been requested for the C1ubSport Cafe along the paseD between the two buildings and for the restaurant uses anticipated for the ground floor of the Mercantile Building along Grafton Street. Dining areas are proposed to be partitioned with railings, hardscape, and potted plants that will not interfere with pedestrian traffic. A Condition of Approval, (See Attachment 1, page 17, Condition 112) restricting the use of amplified sound outside the buildings has been added to this project. • Shared Parking - Parking requirements for the uses on site are proposed to be satisfied by the parking structure, on-site surface parking, and curbside parking along Grafton Street and Finnian Way. Reductions of required parking are allowed based on a shared parking plan if approved by CUP according to Chapter 8.76 F. of the Zoning Ordinance. The results of the required Shared Parking Study are discussed below The findings required for approval of the CUP(S) must: 1) be compatible with surrounding and adjacent uses; 2) have no adverse effects on or be detrimental to the health, safety, and welfare of persons working or residing in the vicinity; 3) not be injurious to surrounding properties or improvements in the neighborhood; 4) provide adequate access, water, sanitation, and util ties; and 5) have no adverse effects on or be detrimental to the health, safety, and welfare of persons working or residing in the vicinity These draft findings are set forth in the Resolution (Attachment 1). Development Standards The proposed proiect complies with the development standards as de fined in the Stage 1 PD zoning and Stage 2 Planned Development Plan relating to the building height, setbacks, and coverage and was extensively discussed at the two previous Planning Commission StILdy Sessions (See Attachments 2, 3 and 5). Design Standards The proposed project is consistent with the Stage 1 and 2 PD ap 3roved March 21, 2000. The Site Development Review includes: site plan, architectural design, landscape plan, and streetscape improvements. In accordance with the Design Standards, the buildings are: 1) sited close to the street, and 2) include facades with architectural offsets. The circulation is pedestrian-friendly by featuring paseos with the buildings oriented towards Grafton Street designed as the "main street." A mid-block crossing and gateway entry plazas also have been incorporated in the design. Parking is located along the rear (easterly side of the site) so as not to disrupt the continuity o - the streetscape. While the site is currently visible from 1-580, the ultimate view will be blocked by the Grafton Station project, currently under construction to the southwest of the proposed project for Parcel 4. The proposed project is not within a scenic corridor or designated view zone. Also, the proposed project is consistent and compatible with the zoning and designated land use, subject to approval of the ] equested Conditional Use Permit(s) for the fitness center, outdoor restaurant seating, and reduction of •equired parking based on a shared parking plan. Architecture The architecture for the three proposed buildings is described as follows: • C1ubSport Athletic Club and Spa - The two-story structure is designed to represent an old Main Street developed over time, incorporating varied design d: tails found in many of the older communities in Central California. Detailing includes stone wainscot, decorative stone bands, and Page 6 of 10 decorative trim at the cornice level, as well as stone inset elements reminiscent of an older structure. At the ground level, large retail display windows address pedestrians and articulate the sidewalk. Awnings are set at multiple levels to create a canopy and provide color and shade. The corner of the building is set in a radial pattern to face the p-•imary streets, frame the pedestrian plaza, and create a possible location for public art. Concerns about the south building elevation adjacent to Dublin Boulevard, which conceals the pool area, was expressed at the first Planning Commission Study Session and was further discussed at the second Study Session (See Attachment 5). A proposed wood product to be used on the Dublin Blvd. facade has been eliminated, and a revised elevation was presented which aims to meet the Planning Commission's objectives of high qualit} sustainable materials. Landscaping and potted plants used elsewhere on the site are now incorporated in the Dublin Boulevard elevation to help with the Planning Commissions expressed concerns. By incorporating a store front motif; opaque glass would be used for a portion of the glazing to provide privacy to the pool area and to screen an interior access corridor. Visibility would be limited to shapes, shadows, and movement providing privacy while still revealing a venue of activity. (See "Architecture" Tab, page A.1 and A.5 of Attachment 6) • Mercantile Building - The architecture of this 3-story buildi_Zg is typical of the older mercantile buildings found in urban centers throughout the country and in smaller California towns. The detailing is similar to C1ubSport, utilizing stone wainscots at the building base, large expanses of storefront glass, lower awnings to provide color and scale at the pedestrian level, articulation of cornice detailing, and vertical stone insets. Signage is proposed as a combination of storefront signage and wall hanging signage that evokes an older style and quality. (See "Architecture" Tab, page A.7, A.8 and A.10 of Attachment 6) • Parking Structure - The 4-level parking structure has be;n designed in the style of an old warehouse that would be found adjacent to an urban core of alder mercantile buildings. It has an open style, but designed to minimize the visual impact of the decks while still accentuating the warehouse look and form. The structure is detailed to complement the C1ubSport and Mercantile buildings with the inclusion of elements such as an upper trelli s/blind, and vertical stone accents to carry the contemporary Central California theme. An old style graphic would be added to the side of the building facing Finnian Way to further enhance the old warehouse look and feel (See "Architecture" Tab, page A.`.. The larger expanses of wall have been color blocked and detailed with reveals and stone insets to create an interesting visual effect and reduce the mass of the structure. Visual sight lines to the parking areas and lighting from the adjacent 4-story residential project to the east and the proposed Mercantile Building to the west will be mitigated through the proposed trellis details on the sides of the structure. (See "Architecture" Tab, page A.28 of Attachment 6) Access and Circulation Access to the project site is taken from driveways off of Dublin Boulevard on the south and Finnian Way on the north which lead into the surface parking lot that runs the full length of the easterly boundary of the project site. Access to the parking structure is from the surface parki g lot. A systemwide multi-use trail also runs along the easterly boundary of the project site connecting Dublin Boulevard with the multi-use trail at Finnian Way along the northerly boundary. A pedestrian paseo traverses the site separating the ClubSport building from the Mercantile Building and connects Grafton Street to the north/south multi-use trail. All streets and traffic improvement adjacent to the site will be completed as part of the overall project. Page 7 of 10 Proposed Parking The project provides for 500 spaces which include on site spaces as well as curbside parking adjacent the project along Grafton Street and Finnian Way. This total is comprised of 428 spaces in the proposed parking structure, 58 spaces on site in the surface lot, and 14 curbside spaces along Grafton Street and Finnian Way. Based on the proposed occupancies and uses within each building, the required parking would be 530 spaces. A Shared Parking study dated November 5, 2008 (See Attachment No. 4) conducted by TJKM for ClubSport identified peak parking demand at 6:00 pm, when there might be a overlap of uses, to be 452 spaces, and therefore concluded that 500 spaces would be sufficient to serve the proposed mix of uses. As described in a previous section of this Staff Report, a CUP would be required for a reduction of required parking based on a shared parking plan. Table 2: PARKING PROVIDED PARKING SUMMARY GARAGE ON-SITE STREET TOTAL LEVEL 1 STANDARD PARKING SPACES ?? 10 % 14 121 COMPACT PARKING SPACES 18 2? 0 46 ACCESSIBLE PARKING SPACES 9 0 0 9 TOTAL 104 14 176 LEVEL 2 & 3 STANDARD PARKING SPACES 190 190 C'OMPAC'T PARKING SPACES 12 12 MOTORCYCLE PARKING SPACES 12 12 ACCESSIBLE PARKING SPACES 0 0 TOTAL 214 214 LEVEL 4 STAN-DARD PARKING SPACES ?0 6 77 COMPACT PARKING SPACES 40 40 MOTORCYCLE PARKING SPACES 0 0 ACCESSIBLE PARKING SPACES 0 0 TOTAL 110 110 TOTAL PROVIDED SPACES 428 58 14 500 Landscape/Streetscape The project site has been designed to complement the Grafton Station retail project located to the southwest utilizing similar materials in various patterns while providing for an upscale, yet traditional, street scene. Actually, the design guidelines were in place for The Promenade prior to the Grafton Station project being submitted for review. The Promenade guidelines were used as a guiding document for the development of Grafton Station. Similar plant materials are proposed for continuity. Concrete pavers in varied patterns are used to highlight the architecture and contribute towards the street scene. Accent pavers in wide bands across the sidewalk will link to accent pavers at the building edge. A 14-foot wide sidewalk, which is wider than the 12 feet required by the Planned Development design standards, helps to accommodate the proposed outdoor dining. The Design Guidelines establish the corners of Grafton Street at both Dublin Boulevard and Finnian Way as main street plazas. A water feature is proposed at the corner of Grafton Street and Finnian Way in front of the Mercantile Building which incorporates a seat wall/water basin, colored pavement, and accent landscape materials. Pedestrian areas, paseos, and spaces adjacent to the multi-use trail will be equipped Page 8of10 with benches, bicycle racks, trash receptacles, lighting, bollards, anc. potted plant materials to allow for resting, utility, and enhancement of the pedestrian scale. The paseo connecting Grafton Street and the multi-use trail to the east has a dramatic water fountain as its focal paint which can be seen from Grafton Street and the multi-use trail. The paseo extends as a mid-block crossing of Grafton Street. The street improvements are consistent and comply with the adopted street sections and design standards for the Village Center, as well provide continuity from block to block adjacent to the project site. Street trees are located in grates at the curb line while specimen plants are placed it uniquely designed pots at columns along the building edge. Public Art The proposed project is subject to the public art requirements of .he City's Zoning Ordinance. The proposed public art compliance plan (See Final Page in Applicant's Submittal Package, page C.8, Attachment 6 and Condition of Approval 119 in Attachment No. 1) slows possible locations for public art at the corner of Dublin Boulevard and Grafton Street and on Grafton Street just north of the mid-block crossing and paseo. ENVIRONMENTAL REVIEW: The City of Dublin, as the Lead Agency, prepared a Mitigated Negative Declaration for Area G, which was certified by the City Council on February 15, 2000. This project is within the scope of the Mitigated Negative Declaration. CONCLUSION: The proposed Site Development Review represents a project which is compatible with the objectives of the Village Center Planned Development District. The project represents the first phase of the local commercial component and neighborhood main street for Dublin Ra:ich. As modified, the fitness center provides an appropriate and suitable anchor for Grafton Street. Both pedestrian and vehicular circulation, including parking, has been adequately incorporated. All three proposed structures and commercial uses comply with the adopted development standards and design elements. The requested Conditional Use Permit(s) for the private fitness center and outdoor cafe seating are compatible with uses in and around the area and are complementary uses for an active commercial area. The proposed reduction of required parking based on a shared parking plan will adequately provide sufficient parking to serve the demand anticipated among the proposed uses. RECOMMENDATION: Staff recommends that the Plannin;; 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 approving Site Development Review and Conditional Use Permit(s), with conditions, for a private recreation facility, outdoor seating for restaurant use, and reduction of required parking based on a shared parking plan. Page 9 of 10 GENERAL INFORMATION: PROPERTY OWNER: APPLICANT: LOCATION: EXISTING ZONING: GENERAL PLAN DESIGNATION & EASTERN DUBLIN SPECIFIC PLAN: PUBLIC NOTIFICATION: James Tong and Mei For g Tong Charter Properties 4690 Chabot Drive, Suitt! 100 Pleasanton, CA 94588 James Tong c/o Charter Properties 4690 Chabot Drive, Suitt 100 Pleasanton, CA 94588 North of Dublin Boulevard, east of Grafton Street, south of Finnian Way, and west of the H2 Residential neighborhood Portion of. APN 985-00(19-009-02 Portion of Parcel 3 of Parcel Map 7148 PD-Village Center NC Neighborhood Comrr ercial In accordance with State law, a public notice was mailed to all property owners and occupants within 300 feet of the proposed project to advertise the project and the upcoming public hearing. A public notice was also published in the Tri-Valley Herald and posted at several location:, throughout the City. Page 10 of 10