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HomeMy WebLinkAbout8.2 Fallon Gateway Commercial Ctr PA08-034G~?? OF DU??G 19 Paz AGENDA STATEMENT PLANNING COMMISSION MEETING DATE: April 28, 2009 ?LIFOR? SUBJECT: PUBLIC HEARING: PA 08-034, Fallon Gateway Commercial Center - Amendment to the Planned Development District of the General Commercial portion cif Area C and a Site Development Review for a retail commercial development located at the southwest corner of Fallon Road and Dublin Boulevard. %2eport Prepared by Mike Porto, Consulting Planner and Martha Aja, Assistant Planner ATTACHMENTS: 1) Resolution recommending the City Council adopt an Ordinance approving an amendment to the Planned Development district for Dublin Ranch Area C to establish architectural and landscape design criteria, specific parking standards and the permitted, conditional and temporary uses for the entire project site with the Ordinance attached as Exhibit A. 2) Resolution approving the Site Development Review for Phases 1, 2 and , of the Project. 3) Planned Development Zoning District Dublin Ranch Areas B-E. 4) Existing Area C Dublin Ranch Development Standards. 5) Eastern Dublin Specific Plan Policy 5-22. 6) Community Design Element Section 10.6. 7) Adopted Streetscape Master Plan, Page 10. 8) Applicant's Written Statement. 9) Project Plans. 10) Color & Materials Board. RECOMMENDATION: 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; and 5) Adopt the following Resolutions: a) Resolution (Attachment 1) recommending that the City Council adopt an Ordinance approving an amendment to the Planned Development district for Dublin Ranch Area C to establish architectural and landscape design criteria, specific parking standards and the permitted, conditional and temporary uses for the entire project site with tie Ordinance attached as Exhibit A; and b) Resolution (Attachment 2) approving the Site Development Review for Phases 1, 2 and 3 of the project with the project plans (Attachment 9). COPIES TO: The Applicant The Property Owner Page 1 of 12 G: IPAM20WPA 08-034 Fallon Gateway (Target)lPlonning Commission 4.28.091PCSR 4.28.09.doc ITEM NO. (J? BACKGROUND: MAP 1: Location Map .. 1'F+NTItA1 rA"K*kV TH'T- OU RTY ARDS GROVIS! I xi it. FVRkACFS' DUBLIN RANCTI AREA B OPEN SPACE s, AREA C - I' GC. FALLON FIITIIRF'KAISER GATEWAY PERMANRN'IT" HOSPITAL ,. ,9_11 -100017 Project Setting The project site is a 33.91 net acre vacant site that has been filled to raise the site in preparation of development. There are no trees on site and the ground cover consists predominantly of non-native grasses. The site is generally flat and has very little variation in topography. The project site slopes gently downward from north to south. The lowest proposed elevation within the project site is at approximately 349 feet above sea level and the highest existing elevation is at approximately 363 feet above sea level. Water, sewer, recycled water and joint trench infrastructure are either currently available from utilities constructed within Dublin Boulevard or are able to be extended to the project site. The location of the Fallon Gateway project site is depicted in the map to the left. The project site is bounded to the north across Dublin Boulevard by a vacant property approved for General Commercial uses; to the south by Interstate 580; to the west by a vacant property owned by Kaiser Permanente approved for Campus Office and anticipated to be developed with medical offices and a hospital; and to the east (across Fallon Road) by a vacant property approved for General Commercial land uses. Dublin Ranch is located within the Eastern Dublin Specific Plan. The zoning requirements for the Dublin Ranch Areas B-E were established by Ordinance 24-97 dated December 2, 1997 establishing a Planned Development Rezone, and by the City Council Resolution 141-97 dated November 18, 1997. The Planned Development Rezone was for an approximately 452.6 acre site (See Attachment 3). Fallon Gateway is within Area C of Dublin Ranch. Area C covers approximately 85 acres including the 33.91 acre Fallon Gateway project site. Please refer to the vicinity map to the left for the project site location. Amendment to the original Area C Planned Development Rezone Planned Developments as provided by Chapter 8.32 of the Zoning Ordinance typically include: Site Development Standards; Parking Standards; Architectural Design Standards; Traffic, Circulation, Streetscape & Access; and Landscape & Open Space Standards. The Planned Development (PD) Amendment for Area C and the Site Development Review Application addresses all of these items. The Planned Development rezone for Areas B - E predates the Stage 1 and Stage 2 Development Plans referenced in Chapter 8.32 (Planned Development Zoning District) of the City of Dublin's, Zoning Page 2 of 12 MAP 2: Vicinitv Man Ordinance. The proposed PD Amendment would establish the site plan, architectural and landscape design criteria, specific parking standards and the permitted, conditional and temporary uses for the entire project site. Because this project was approved under the existing Area B - E Planned Development, it is appropriate to amend the PD document to modify the design criteria, parking standards and the permitted, conditional and temporary uses. ANALYSIS: Proposed Uses The PD Amendment to Area C establishes the permitted, conditional and temporary uses of the site. Refer to Exhibit A of Attachment 1 for a complete list of the proposed permitted, conditionally permitted and temporary uses for the project site. Phashil- The project site includes a mixture of larger retailers and a variety of small shops. The larger retail pads (Majors A - E) are located along the western portion of the project site in an area that allows for greater visibility and traffic access. The small shops have been sited to create two separate retail villages, which provide a pedestrian-scaled environment. It is anticipated that there will be outdoor seating and plazas located throughout the project site to provide public gathering spaces. It is anticipated that this project will be developed in multiple phases; therefore, it is important to apply development standards to all phases of the project to achieve a cohesive project. The PD Amendment for the project will ensure that all phases of this development will have a consistent design. Included in the PD Amendment are twelve (12) guiding principals supplemented with a series of architectural vignettes that provide specific direction for development of subsequent phases of development on this site (See Ordinance, Attachment 1 Exhibit A pages 7, 8 and 9). The Applicant has identified four phases of development as follows: (See Attachment 9, Sheet C.8 for more details on the phasing plan): 1 c Map 3: Phasing Map i'UTAN moon Phase 1 a: • Major A: Target (approximately 140,000 square feet in addition to a 6,000 square foot garden center) • Parking field for Major A • Entrances to the shopping center (Fallon Road and Dublin Boulevard) • Loading docks for Majors A - D Phase 1 b • Parking lot for Majors B - D (this parking lot will not open until completion of Phase 3) PhncP 7• • Shops 5 - 10 (ranging in size from 3,100 square feet to 12,500 square feet) • Parking field for Shops 5 - 10 Phase 3: • Majors B - D (ranging in size from 36,000 square feet to 45,000 square feet) Page 3 of 12 PhAQA '1- • Major E (14,800 square feet) • Shops 1 - 4 (ranging in size from 6,200 square feet to 9,600 square feet) • Pads 1 - 3 (ranging in size from 3,500 square feet to 5,000 square feet) The Site Development Review currently under consideration includes 4 major tenant spaces (Major A, Major B, Major C & Major D) and 6 smaller retail buildings (Shope 5 - 10) for a total of 311,553 square feet of development which includes Phases 1, 2 and 3 of the project -ite. Phase 4 (which includes Major E, Shops 1 - 4 and Pads 1 - 3) i,, not a part of this Site Development Review and will be reviewed through a separate Site Development Review application; however, the architectural and landscape design criteria, specific parking standa -ds and list of permitted, conditional and temporary uses will apply to all phases of development. Floor Area Ratio The existing Area C Dublin Ranch Development Standards establishes the allowable Floor Area Ratio (FAR) for the project site as 0.35; therefore, the maximum allowable square footage for the site is 516,992 square feet (See Attachment 4). The PD amendment for Dublin Ranch Area C does not modify the FAR for the project site. The site plan submitted by the Applicant identifies 19 retail buildings (5 major tenant spaces and 14 smaller retail buildings) for a total of 379,053 square feet. Due to various development requirements, including parking and landscaping, it is not feasible -:o achieve the total maximum square footage that is permitted on the site pursuant to the existing Area C Dublin Ranch Development Standards without resorting to structured parking to increase the allowable square footage to the maximum of 516,992 square feet. Development Standards The Development Standards listed in the original Development Plan (PA 96-039, City Council Resolution 141-97) are included as Attachment 4. When these Development Standards were prepared over thirteen years ago, the fabric that has become the Eastern Dublin Specific Plan area was not yet determined by development. In the intervening years, many residential and commercial developments have been constructed. The original Development Standards were nondescript and did not carry any firm direction for developers hoping to implement a project. The Site Development Review, Architectural and Landscape Guidelines will define the Development Standards for the s project in a manner consistent with other similar projects. Architecture and Design Standards, P I evati nn c The buildings, both large and small, are simple structures. However the use of different materials, set at different planes and heights, enhances the structures and camouflages the large structures by adding visual interest and articulation. Utilizing the same materials on the smaller structures ties the overall project together and renders the spaces defined by the smaller buildings intimate outdoor relaxation spaces more tied to a natural environment than structures typically found in com nercial shopping centers. At the rear of the buildings, the Applicant has incorporated a series of planes and articulation, both vertical and horizontal, to add visual interest (See Attachment 9, Sheet A3.1). The trash enclosures on the project site have been designed to incorporate the same materials found throughout the project site (See Attachment 9, Sheet A9). Page 4 of 12 Mntarin k The architect has chosen an architectural vernacular defined with materials from a traditional farming community. Materials such as wood, stone, brick and metal are blended with different stucco finishes in varying patterns and planes (See Attachment 9, Sheet A-3.1). Th,- chart below illustrates the various materials and the percentage in which they appear throughout the prcject. Finish Material Summarv Material Type Percenta ;e of Area Brick 8% Laminate Panel 7% Metal 14% Smooth Paint 30% Stone 8% Storefront 15% Textured Paint 11% Tower 7% Feature Elements Beyond the architectural finishes arid articulations, the architect has added several feature elements that further enhance the structures. Wire mesh screen material, metal av finings, illuminated building graphics and decorative metal work applied to the buildings all further embellish the simple structures. The most notable features, which become the signature aspect of the entire center, are the light towers located at the flanking corners of the drive entrance at Fallon Road, the buildings located at the corner of Dublin Boulevard and Fallon Road, and at various locations on Major Buildings B, C & D. The towers, constructed of aluminum store front and Lumasite acrylic panels, will be semi-opaque during the day and will change colors at night. The Lumasite color towers are replicated in the entry monuments in the center median on the Fallon entrance drive, as well as the corner monuments at Dublin Boulevard and Fallon Road (see Landscape section below). The freestanding sign at the south end of the site adjacent to I-580 and Major A also incorporates the changeable Lumasite color panels. Landscaping and Streetscapes Landscaping and decorative hardscape areas for the area encompassed by this Site Development Review application exceed the requirements of the City of Dublin Zoning Ordinance. Additional landscape and decorative hardscape in the final phase of development will further enhance the project Off-Site landscaping (See Attachment 9, Sheets L10.1 and L11.1) The landscaping along both Dublin Boulevard and Fallon Road wile conform to the adopted Streetscape Master Plan. The Dublin Boulevard frontage will be planted with London Plane trees in a triangular pattern, and Fallon Road will be planted with Flowering Pear Trees, also in a triangular pattern. Staff has included a condition that these two streetscapes be installed during the first phase of development to provide a finished edge along the public street frontages and to give :he trees a chance to grow together at the same rate (See Attachment 2, Condition of Approval No. 12). On-Site landscaping (See Attachment 9, Sheets U.1, L4.1, L5.1, L6.1, U.1, L8.1, and L9.1) The proposed primary parking lot tree is an Evergreen Ash with Flowering Pears proposed for the perimeter trees along the ring road and frontage road. The number and spacing of the trees exceed City standards. The accent trees along the two pedestrian pathways from the larger major building to the smaller shop building fronting Fallon Road are also Flowering Pears The parking lot trees are deciduous, creating a canopy of shade during the warmer months. Trees planted in the parking areas will be planted Page 5 of 12 in diamond positioned tree wells to introduce deciduous canopy trees into the parking field (See Attachment 9, Sheet L6.1). A bioswale is utilized along the southern boundary of the property adjacent to I-580 to allow this property to comply with Regional Water Quality Control requirements for cleaning water before it enters the underground storm drain system. The bioswale is planted with nativ e grasses for filtering, and a forest of native California oaks and buckeyes will be planted on the up slop; away from the freeway to interrupt views to the parking area. Evergreen plantings, in conjunction with aaks, will be used in a dense planting scheme to screen the loading dock at the south end of Major A (See Attachment 9, Sheet L6.1). The westerly perimeter of the site will be planted with evergreen screen trees and large canopy shade trees to screen the rear of the large format major buildings (See Attachment 9, Sheet L7.1). Architecturally, the rears of these buildings incorporate a series of vertical and horizontal planes and articulation to add visual interest to an area that is usually very utilitarian. The proposed landscape palate will enhance this view while allowing selected views to the rear of the buildings. The overall design of Fallon Gateway is a combination of the architecture and the landscaping. In this instance, the landscaping accentuates the architecture, and adds additional texture and interest. The long building frontage comprised of Majors A through D is highlighted with shrub planting areas and narrow upright trees. The architecture provides many varied natural textures, and the planting is used to augment that look. Generally the landscaping in at-grade planters, tree grates and plant containers are used to soften the natural materials of the buildings and enhance the long an3 short-view (pedestrian level) of the major buildings. Overall walkway and pavement patterns will be a combination of decorative colored concrete and colored pavers. A series of patios and plazas is incorporated among the lover profile shop buildings to provide gathering spaces. Landscaping in these plaza areas is confined to tree grates with canopy trees for summer shade and accenting shrub planters adjacent to the buildings to -provide a softening to the building material. A series of architectural embellishments, such as concrete spheres, benches, table, trash receptacles, and decorative plant containers, is positioned to add additional visual interest. (See Attachment 9, Sheets L18.1, L19.1, and L20.1) Fallon Gateway Entrance Monument Flanking the vehicular entrance from Fallon Road onto the project is the primary monument entrance feature (See Attachment 9, Sheets L2.1, L12.1, and L14.1). These flanking areas utilize materials and identifying elements from the adjacent architecture to define the entry. The entry walls will consist of materials such as stone veneer, Lumasite and steel panels. The Lumasite panels will change colors at night in the same manner as the Lumasite towers on the buildings described in the "Architecture and Design Standards" section above. The stone veneer and metal panels will be externally illuminated. It is anticipated that identifying signage may be incorporated on the metal panels. In that event, the signage would be back lit. No signage is currently proposed as part of the Site, Development Review application at this location. Any proposed signage at the Fallon Gateway Entry Monument will be approved as part of the Master Sign Program for the shopping center. Located down the center median leading into the project of the Fallon entrance is a series of entry pedestals (See Attachment 9, Sheet: L2.1 and L12.1). The materials used will be similar to the entry monuments and Lumasite Panels will also be incorporated. Like the light towers on the buildings and the Lumasite panels on the entry monuments, these Lumasite panels will also be lit from within at night. As a back drop to this entry, a significant fountain element is proposed (See Attachment 9, Sheet 14. 1), as well as the two Lumasite Light towers anchoring the ends of Shops and 6. Landscape and seating areas will be situated behind the entry monument around the fountain as a gathering place shielded from the vehicular entry. Page 6of12 A secondary monument wall will flank both sides of the main entry from Dublin Boulevard, and a single tertiary monument will be located on the easterly side of the western-most vehicular entrance from Dublin Boulevard (See Attachment 9, Sheet L13.1). Like the primary entrance walls, these walls will incorporate the same internally illuminated Lumasite panels. The materials used on the buildings and entry monuments, including the stone veneer, Lumasite illuminated elements and metal panels, will be a consistent theme throughout this cornmercial development. Fallon/Dublin Boulevard Monument: The Community Design and Sustainability Element references creating a sense of arrival at Gateways to the City. Section 10.6, Item 13 designates the intersection of Dublin Boulevard and Fallon Road as a Gateway, and as such indicates that Gateways MAY include sp.-cial signage and landscaping (See Attachment 6, Page 88). Section 10.6.3 Policies states: "Mark gateways with City identification (i.e. signage) and include enhanced landscaping and street improvements to highlight Dublin's identity, consistent with the City's Streetscape Master Plan" (See Attachment 6, page 89). The adopted Streetscape Master Plan recommends that the City of Dublin monument sign be installed in the median of Fallon Road at Dublin Boulevard (See Attachment 7, page 10). Fallon Road at its intersection with Dublin Boulevard has recently been improved in an interim condition, and is likely to remain in this interim condition until the development of the General Commercial properties east of Fallon Road. The area that encompasses the median, into which the monument sign would be installed, is currently paved. This paved median will become part of the travel lanes when Fallon Road is widened to its ultimate width when warranted by traffic volumes or development of the properties to the east of Fallon Road. Therefore, there is no center median in Fallon Road into which the proposed monument sign referenced in Attachment 7 could be placed. The required entry monument would be installed when the ultimate and final widening of Fallon Road takes place. Although not required by the Community Design Element, the Appl [cant has chosen to create significant monuments at the northwest and southwest corner of Dublin Boulevard and Fallon Road (See Attachment 9, Sheet L15.2). The southwest corner of Dublin Boulevard is a pan: of the Fallon Gateway project, but the northwest corner is not. In fact, the northwest corner of Dublin and Fallon Road will never be developed but is owned and currently maintained by the Lin Fancily, developers of Fallon Gateway. Beyond this corner, slightly north of the intersection, is a Dublin Sa i Ramon Services District (DSRSD) pump station. The proposed monuments will utilize materials found within the Fallon Gateway project as well as in Dublin Ranch. Three walls of varying heights are proposed, along with a large specimen oak in a terraced planter in the northerly monument, while similar shorter walls and a similar specimen oak are proposed for the southerly monument. Once again the Lumasite panels are proposed in much the same manner as the entry monument walls for the project itself. The Lumasite panels will be lit in the same manner as the light towers and entry monuments, further tying the designs togethor. Stone veneer mirroring the entry monuments with an additional stucco wall will complete the wall design. The tallest wall will be stuccoed, and may become a signage wall. No signage is currently proposed as part of the Site Development Review application at this location. Any proposed signage at this location will be approved as part of the Master Sign Program for the shopping center. A modified orchard style planting of Flowering Pears will provide a backdrop to the walls and help to visually reduce the direct views to the DSRSD pump station on the northerly corner. The same tree type will be used on the southerly corner, integrating the area into the site design and open space areas of the overall project. Buildings flanking this southerly monument will incorporate the Lumasite light towers. These monuments will announce an arrival to the City of Dublin from the east. Maintenance of the northerly monument will be the responsibility of the overall Fallon Gateway project (See Attachment 2, Condition of Approval No. 105). Page 7of12 Access, Circulation and Parking Auto There are three primary access points to Fallon Gateway (See Attachment 9, Sheet C.1). The primary access point is from Fallon Road, midway along the Fallon Road frontage. This deep-throated entry provides adequate stacking for cars entering and leaving the site. The secondary access point is on the midway point of the Dublin Boulevard frontage of the site. Both these intersections will be signalized allowing for full left and right turns into and out of the site. The third access point is also on Dublin Boulevard, located at the far westerly edge of the site. This access point will be primarily utilized by delivery vehicles. This access point will be limited to right turns in and out of the site. An internal ring road is designed to disburse cars throughout the site, with access to the various parking aisles. A "frontage" road along the front of the major buildings A through D is also provided. Although not a part of this Site Development Review application, the Site Plan identifies two potential drive-through locations (Pad 1 & 3). A drive through facility is listed as a Conditional Use on the list of uses; therefore, any proposed drive-through businesses will be subject to review and approval by the Planning Commission. Pedestrian & Bich There are two pedestrian pathways that traverse the site from the major building to the smaller retail shops along Fallon Road (See Attachment 9, Sheets L9.1 and L15.1). These pedestrian pathways are highly embellished with decorative pavement, monuments and landscaping (See landscaping section above). Three widened landscape areas are also incorporated in an east-west direction to provide additional landscape relief. Sidewalks from both Dublin Boulevard and Fallon Road are provided to bring pedestrians from the public realm onto the private walks throughout the projects. Walkways, patios, plazas and private gathering spaces are provided adjacent to all building frontages, and at various _ocations throughout the site. A Condition of Approval has been added which requires the Applicant to work with Staff to provide sufficient bicycle racks at various locations throughout the project site (See Attachment 2, Condition of Approval No. 106). The location and number of bicycle racks shall be determined prior to issuance of building permits. Overall, both vehicular and pedestrian access and circulation is eery well coordinated and conflicts between the two uses are minimized. Parking The project provides for 1,518 surface parking spaces. Based on the proposed occupancies and uses within each building, the required parking would be 1,291 parking spaces. The required parking for the majority of the center is based upon the retail requirement (1 space fer 300 square feet). Consistent with Chapter 8.76 of the Zoning Ordinance, the required parking for the two tenant spaces that could accommodate a drive-through (Pad 1 & Pad 3) is based on the proposed parking standards for the project, which is 1 parking space per 100 square feet. The parking spaces in the center will be shared for use by all tenants. The project has more than adequate amounts of parking to meet the City's requirements. The surplus parking for the entire site is 227 parking spaces, which allows for approximately 41,000 square feet of restaurant space. The future tenants of the Project are unknown at this time. The proposed Project includes a mixture of leasable tenant space to attract a wide variety of retail and restaurant uses. Page 8 of 12 Consistent with Staff procedure for approved projects, as individual tenants apply for tenant improvements Staff will evaluate the parking requirement by use type during the building permit process. The project includes a PD Amendment, which establishes specific parking standards. The specific parking standards for the PD Amendment are based on the Zoning Ordinance and then adjusted based on experience, parking studies and the reality of existing commercial developments in Dublin. The parking standards used for this project were generally modeled after the parking standards for the Green at Park Place and Waterford, approved by the Planning Commission on July 22, 2008 and August 1, 2000. The PD Amendment establishes the specific parking standards for the entire project site, including Phase 4 which is not a part of the Site Development Review Application. Plcase refer to Attachment 9, Sheet CA for additional parking information. Fallon Gateway Parking Tabulation: Phases 1, 2 & 3 (Current Site Development Review Application) Parking Required Proposed per Proposed Building Parking Zoning Parking Buildings Size S.F. Standard Ordinance Provided Difference Majors A-D 265,153 1 s ace/300 sf 884 946 62 Shops 5-10 40,400 1 s ace/300 sf 135 206 71 - Sub-Total (Phase 1, 2 and 3) 305,553 1,019 1,152 133 Phase 4: (Not a part of Site Development Review Submittal) Parking Proposed Required Building per Size Parking Zoning Parking Proposed Buildings S.F. Standard Ordinance Provided Difference Majors E 14,800 1 s ace/300 sf 4S 72 23 Shops 1, lb, 2, 4 & Pad 2 45,600 1 s ace/300 sf 152 Pad 1 & 3 7,100 1 space/ 100 sf 71 Sub-Total Phase 4) 67,500 272 366 94 TOTAL (ALL 4 Phases) 373,053 1,291 1,518 227 * As the north east corner of the site is not a part of this Site Development Review and will be considered at a later date, the parking provided for Shops 1, lb, 2, 4 and Pads 1, 2 & 3 are combined together. Therefore, the difference between the parking provided and the parking chart is not divided into two separate categories, but rather are combined together. Note: The 227 "extra" parking spacers allows for approximately 41,000 square feet of restaurant uses. The square footage of restaurant space will be determined by the mix of tenants. A use that is more intensive than retail (i.e. a bank) would decrease the overall restaurant square footage for the center. Page 9of12 Signage Freestanding Sign As part of the Site Development Review application, the Applicant i:3 proposing a 99 foot tall freestanding sign adjacent to Interstate 580 (See Attachment 9, Sheet S.1). To date, there are a total of 9 constructed or approved freestanding signs in Dublin along I-580. These freestanding signs range in height from 45 feet to 85 feet as depicted in Attachment 9, Sheet 5.3. The proposed freestanding sign incorporates the changeable Lumasite color panels that are found throughout the project. The Lumasite acrylic panel, which runs along the side of the sign, will be semi- opaque during the day and will change colors at night. The Applicant will be showing a night view of the project site at the public hearing. A total of 11 sign panels are proposed on the freestanding sign. The largest being the Target sign for Major A. A 99 foot tall freestanding sign was previously approved for IKEA; however, this sign was never constructed since the project did not move forward. The view of the approved IKEA sign was obstructed in the westbound direction by the Hacienda over crossing. A sim:lar situation exists for the proposed Fallon Gateway freestanding sign. The view of the proposed freestanding sign is somewhat obstructed in the westbound direction by the Fallon over crossing (See Attachment 9, Sheet S.2). Additionally, the Applicant will be showing a drive-by simulation to illustrate why a sign of this height is necessary at the public hearing. Master Sign Program The Site Development Review includes only the proposed freestanding signs. All other signage will be approved through a Master Sign Program (MSP). The potential exists to place identifying signage on the Fallon Gateway Entrance monument feature and the proposed gateway monument located at the southwest corner of Dublin Boulevard and Fallon Road. However, no signage is currently proposed at these locations. Any proposed signage at either of these two locations will be approved as part of the MSP for the shopping center (See Attachment 9, Sheets L12.1 and L15.21). The MSP shall be approved by the Planning Division prior to the installation of any signage on the proj(,ct site (See Attachment 2, Condition of Approval No. 98). Public Art The proposed project is subject to the public art requirements contained in Chapter 8.58 the City's Zoning Ordinance. The proposed Public Art Compliance Plan identifies Potential public art opportunities and locations for satisfaction of the requirement incurred by the entire: project (See Attachment 9, Sheets L23.1 and L24.1). Final design and installation location shall be determined at a future date. A Condition of Approval has been placed on the project requiring the public ai t requirements of the City's Zoning Ordinance be satisfied (See Attachment 2, Condition of Approval No. 94). General Plan/Specific Plan The proposed PD Amendment to Area C, as originally approved by Ordinance 24-97 and as amended as shown in Exhibit A, is consistent with the Dublin General Plan and the Eastern Dublin Specific Plan because the proposed amendments to the use list are compatible with the permitted, conditional and temporary uses established under the Zoning Ordinance. The proposed amendments to the list of permitted, conditional and temporary uses are consistent with the land use designations of the General Plan, the Eastern Dublin Specific Plan and the Fallon Gateway subarea, which envision a mix of regional and community serving retail on the project site. Additionally, the PD Amendment for Area C is consistent with the Community Design and Sustainability Element, and the project includes design guidelines to create a cohesive and attractive shopping center which is compatible with development in the neighborhood. Page 10 of 12 The Eastern Dublin Specific Plan Policy 5-22 notes the need to establish Park and Ride lots to facilitate ride sharing (See Attachment 5). In addition, Program 5H references a need for a minimum of 200 park and ride spaces. Currently there are 190 park and ride spaces owned by the City of Dublin on the Koll property at Tassajara and I-580. To complete the requirement, this Applicant has been conditioned to deposit funds with the City to allow for the resealing and restriping of the park and ride lot to accommodate 200 parking stalls. (See Attachment 2, Condition of Approval No. 104). Environmental The project is located within the Eastern Dublin Specific Plan area, which was the subject of an Environmental Impact Report (EIR) for the General Plan Amendment and Eastern Dublin Specific Plan (SCH # 91103064), certified by the City Council in Resolution No. 51-93 and Addenda dated May 4, 1993 and August 22, 1994. The General Plan Amendment/Specific Plan EIR is a program EIR, which anticipated several subsequent actions related to future development in Eastern Dublin. The EIR identified some impacts of implementation of the General Plan Amendm.-nt/Specific Plan that could not be mitigated. Upon certification of the EIR, the City adopted a Statement of Overriding Considerations for such impacts. The City also adopted a Mitigation-Monitoring Program, which included numerous measures intended to reduce impact:: from the development of the Eastern Dublin area. In 1997, a Negative Declaration was approved by the City Council in Resolution No. 140-97 for the Planned Development Rezoning of Dublin Ranch Areas B-E, whi -,h includes the Fallon Gateway site. After completing an Initial Study, it was determined that the rezoning would not have any significant environmental impacts which were not already adequately describe-d and analyzed in the Program EIR. The project as proposed does not exceed the thresholds identified in the Negative Declaration. No further environmental document is needed because the environmental impacts of this project were fully addressed and within the scope of the Final EIR for the Eastern Dublin General Plan Amendment, Specific Plan and subsequent Addenda, and the 1997 Negative Decla-ation. PUBLIC NOTIFICATION: In accordance with State law, a public notice was mailed to all property owners and occupants within 300 feet of the proposed project and the upcoming public hearing. A pub.ic notice was also published in the Tri-Valley Herald and posted at several locations throughout 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; and 5) Adopt the following Resolutions: a) Resolution (Attachment 1) recommending that the City Council adopt an. Ordinance approving an amendment to the Planned Development district for Dublin Ranch Area C to establish architectural and landscape design criteria, specific parking standards and the permitted, conditional and temporary uses for the entire project site attached as Exhibit A; and b) Resolution (Attachment 2) approving the Site Development Review for Phases 1, 2 and 3 of the project with the project plans (Attachment 9). Page 11 of 12 GENERAL INFORMATION: PROPERTY OWNER: APPLICANT: LOCATION: ASSESSOR'S PARCEL NUMBER: GENERAL PLAN DESIGNATION & EASTERN DUBLIN SPECIFIC PLAN: EXISTING ZONING: SURROUNDING USES: James Tong Charter Properties 4690 Chabot Drive, Suiit 100 Pleasanton, CA 94588 James Tong Charter Properties 4690 Chabot Drive, Suite 100 Pleasanton, CA 94588 Southwest corner of Fallon Road and Dublin Boulevard. (3700 Fallon Road) 985-0027-009-03 General Commercial (GC) PD (Planned Development) Location Zoning General Plan Land Use Current Use of Pro er Site PD (Planned General Commercial Vacant Development) North PD (Planned General Comrr ercial Vacant Development) South N/A N/A Interstate 580 East PD (Planned General Comrr. ercial Vacant Development) West PD (Planned Campus Office Vacant Development) Page 12 of 12