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HomeMy WebLinkAbout8.2 PA 08-006 The Promenade/Club SportAGENDA STATEMENT PLANNING COMMISSION MEETING DATE: July 14, 2009 SUBJECT: PUBLIC HEARING: PA 08-006, The Promenade at Dublin Ranch A Conditional Use Permit (CUP) for an indoor recreation facility and for a minor amendment of the approved PD Development Plan in accordance with Chapter 8.32.080 of the City of Dublin Zoning Ordinance to change the allowable square footage on Village Center Parcel 6 to 82,864 sq. ft. provided the maximum allowable square footage for the 23 acre Village Center area/Promenade property does not exceed 230,000 square feet, and a Site Development Review (SDR) for the establishment of a Club Sport fitness center with associated spa and cafe, atwo- story retail/office building, a four-level parking garage and associated site amenities. Applicant: Charter Properties; James Tong and Mei Fong Tong. Report Prepared by Mike Porto, Consulting Planner ATTACHMENTS: 1) Resolution adopting a CEQA Addendum to the Eastern Dublin EIR and Area G Mitigated Negative Declaration 2) Resolution approving Site Development Review and Conditional Use Permit(s) for The Promenade at Dublin Ranch PA 08-006. 3) Staff Report, Study Session October 14, 2008 w/o attachments. 4) Staff Report, Study Session November 12, 2008 w/o attachments. 5) Planning Commission Study Session Minutes, October 14, 2008 and November 12, 2008. 6) Applicant's Proposal/Design Package. 7) CEQA Addendum and Initial Study. 8) Stage 2 Development Plan Map. RECOMMENDATION: 1) Receive Staff presentation; 2) Open the public hearing; C 3) Take testimony from the Applicant and the Public; 4) Close the Public Hearing and deliberate; 5) Adopt Resolution adopting a CEQA Addendum to the Eastern Dublin EIR and Area G Mitigated Negative Declaration; and 6) Adopt Resolution approving Site Development Review and Conditional Use Permit(s), with conditions, for an indoor recreation facility, and a Development Plan Amendment to increase the allowable square footage on Site VC6 of the Promenade to approximately 83,000 square feet. COPIES TO: The Applicant The Property Owner G: I PA#120081 PA 08-006 Club Sport Promenade) PC h/tg 7-14-091 PCSR Club Sport 7.14.091. doc• ITEM NO. Page 1 of 13 PROJECT DESCRIPTION: 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 district 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. Locatio~l ".lM"~in 1`~~ - -----, J (,. a~,~ o,W...,..,... ~ t, DL~BLfY 3 ,_,~ e Map 1: Vicinity Map The 3.72 acre Club Sport /Mercantile building site is located within the larger 23 acre Promenade Site, as shown on Map 2 below. The development site is located at the north east corner of Dublin Boulevard and future Grafton Street. Future Grafton Street will form the site's western boundary while future Finnian Way will form the northern boundary. The north/south pedestrian trail and the Terraces (H-2) project form the eastern boundary and Dublin Boulevard is the southern boundary. A future parcel map will dedicate the Grafton Street and Finnian Way right-of-way as well as creating the parcel on which the Club Sport/Mercantile development will occur. ~~ 1jj -;: _ o- x " ~ ~ ~ ~f ~'c~f, ~~ ~- yfy ~. _ ~ .. ~.~.~~. __ w ~ _ . ..' :r. BACKGROUND: as "-"V ~i ~ "~ r-' w' .9+A?~! ., R .:~.~~: ~ .. ~, ; 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 a Stage 1 Planned Development Rezoning approved on March 21, 2000 by Ordinance 06-00. As a part of that approval, Area G received a Stage 2 Page 2 of 13 Development Plan providing specific development standards and design guidelines. 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 of the Parcel Map, 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 Development Plan also included a 5 acre neighborhood park and a 2 acre neighborhood square (both of which are now built). The Promenade property is the 23 acre commercial area; the development site for the Club Sport and Mercantile Building is 3.72 acres in the southeast corner of the Promenade property. Pending Related Actions An application recently has been submitted for VTPM 9717. It would subdivide The Promenade area into four (4) parcels, and incorporate the Public/Semi-Public site with Parcel 1 of VTPM 9717 and the Village Center district sites shown on the Plan for Area G. The project addressed by this application is proposed fora 3.72-acre site proposed for development at the northeast corner of Dublin Boulevard and Grafton Street is shown as Parcel 4 of proposed Vesting Tentative Parcel Map (VTPM) 9717. In accordance with the Municipal Code, the Tentative Parcel Map will be acted upon by the Community Development Director. Summary of Proposed Development/Use: The proposed development of the site (Parcel 4) includes three structures: • C1ubSport Athletic Club and Spa -Two-story building of approximately 47,669 square feet anchoring the southwest corner of the site at the intersection of Dublin Boulevard and Grafton Street. • Mercantile Building - A two-story building of approximately 35,195 square feet located at the northwest corner of the site facing Grafton Street south of Finnian Way with retail and restaurant uses proposed for the ground floor and office space on the second 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. ?Hf v.U~~4LE - PR~~EL This project represents the first phase of The ~ E v~~d,~ ~~~"~ -~ Promenade, and would commence with the construction ~ F~NNI^NYV^~ ~. of the C1ubSport facility. Existing Use The natural topography for all of the 23+ acre area within the Promenade, including the development site, 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 the Master Tract Map 7148 which established the overall 23 acre Promenade Site, 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 i~ ~ ~- `j ~__ - _ _~ -__ F --~ Mau 3: Proposed Site Plan Page3of13 completed 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. 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 in 2000 for Village Center/Neighborhood Commercial uses and is shown as Development Sites VC2 and VC4 of the approved Planned Development Plan (See Attachment 8 -Stage 2 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 626-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, currently vacant comprised of Development Sites VC1, VC3, VCS and the adjacent Public/Semi-Public Site. The Club Sport/Mercantile Site is designated as Site VC6 of the Stage 2 Development Plan. 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 Court ards 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 Previous Application A slightly different project was presented at two Planning Commission Study Sessions (See Attachment No 5, Minutes from November 12, 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 ClubSport Building and facade along Dublin Boulevard. Also discussed were a proposed shared parking concept and the conformity with the original Stage 2 Development Plan. (See Attachment No. 3) A revised elevation was submitted and discussed at the Study Session of November 12, 2008 to determine whether the concerns expressed previously had been adequately addressed. (See Attachment No. 4) The proposed solution is described in the discussion below on Architecture. The Planning Commission at their meeting of December 9, 2008 reviewed the Applicant's previous proposal and approved the project. The Conditional Use Permit portion of the project was appealed and was heard by the City Council and approved on January 20, 2009. Subsequent to those actions, the Applicant requested that those approvals be rescinded. The City Council rescinded their action on the appeal at the meeting of May 5, 2009 and the Planning Commission rescinded their approval of the Site development Review and Conditional Use Permit(s) at the meeting of May 12, 2009. The application before the Planning Commission has been modified to reduce the square footage of the original proposal and therefore the need to consider a Conditional Use Permit for shared parking is no longer necessary. The analysis below relates to the Applicant's revised project. Page 4 of 13 ANALYSIS: 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) ensuring an attractive environment. The three structures proposed for the project are described as follows: • ClubSport Athletic Club and Spa -The project anchor is the ClubSport Athletic Club and Spa. This use would occupy atwo-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, and recreation facility would provide a fitness area (weight room and specialized workout areas) group exercise rooms, pool, spa, aerobics rooms, spa treatment rooms, offices, locker rooms, and a cafe with outdoor seating. Administrative offices and a child care area are also included. 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 amulti-use regional trail that runs along the easterly boundary of the project site as required by the Stage 2 Development Plan. Entrance access to the building also is available from Grafton Street which connects to the main lobby, day spa, and workout area on the first floor. The fitness rooms and associated facilities are located on the second floor. The ClubSport 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. ClubSport would have up to 85 permanent staff members with a maximum of 35 individuals working on the premises during any given shift. ClubSport 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 two-story building of approximately 35,195 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 18,000 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 floor. 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 pm. The Applicant anticipates that the hours and days of operation for the project will be similar to uses in the City of Dublin of comparable size and type. • Parking Structure - A four-level parking structure would be 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 individual commercial tenant spaces in the Mercantile Building. There is no pedestrian access from the parking structure to the service yard corridor. T'he Planned Development Village Center zoning district was adopted with the intent and purpose of creating apedestrian-oriented service, retail, commercial, and entertainment center serving the daily needs of the surrounding residential neighborhoods and 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 Stage 2 Development Plan broke the 23 acre Promenade property into 7 Page 5 of 13 development areas; the Public/Semi-Public Site and the six Village Center Sites VC1 through 6 (See Attachment 8). The 3.7 acre Club Sport/Mercantile site is designated as Site VC6. The Promenade is proposed to serve as the centerpiece for the commercial area of Dublin Ranch. The objective is to create a pedestrian-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 (VCS) and 4 (VC6) of Vesting Tentative Parcel 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 create opportunities for the residents, and enhance the balance of jobs and housing, as well as reduce or even eliminate vehicle trips and traffic congestion due to the close proximity of a substantial number of residential units. The findings for the Site Development Review are: 1) consistency with the purposes of the SDR, the Eastern Dublin Specific Plan and General Plan; 2) consistency with the zoning ordinance; 3) be designed appropriate to the City, the vicinity, surrounding properties and the lot on which the project is proposed; 4) the subject site is physically suitable for the type and intensity of the approved development; 5) impacts to existing slopes and topographic features are addressed; 6) have architectural consideration incorporated into the project in order to insure harmony with site surroundings and compatibility with the theme and character of Area G as a whole; 7) include landscape provisions to ensure visual relief and an attractive environment; and 8) site design to ensure proper circulation for bicyclists, pedestrians and automobiles. These draft findings are set forth in the Resolution (Attachment 2). Conditional Use Permit(s) The following activities proposed require approval by Conditional Use Permit: • Fitness Center -Based on the PD-Village Center zoning adopted with permitted and conditional uses, indoor recreational facilities are classified as a conditional use 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." • Planned Development Amendment - In accordance with Chapter 8.32.080 of the City of Dublin Zoning Ordinance a minor amendment to a Development Plan can be done with a Conditional Use Permit. In the instance of the Stage 2 Development Plan for the Promenade, the VC6 Site is designated to accommodate 60,390 square feet. The Applicant's proposed development provides approximately 83,864 square feet of development. A Conditional Use Permit is requested to change the allowable square footage on Village Center Parcel 6 to 82,864 sq. ft. provided the maximum allowable square footage for the 23 acre Village Center area/Promenade property does not exceed 230,000 square feet. The 230,000 square foot development allowance is referenced in the existing Stage 2 Development Plan. The allowable square footage referenced on the approved Stage 2 Development Plan for the remaining 5 VC sites would be revised slightly downward to allow for the additional 22,474 square feet applied to the VC6 Site depending on future development applications. The findings required for approval of the CUP(s) are: 1) be compatible with surrounding and adjacent uses, transportation and service facilities; 2) have no adverse effects on the health and safety of persons residing or working in the vicinity, or be detrimental to the public health, safety, and welfare; 3) not be injurious to properties or improvements in the neighborhood; 4) provide adequate access, water, sanitation, and public utilities and services; 5) the site is physically suitable for the type, density and intensity of the use and related structures being proposed; and 6) the proposed PD Amendment substantially complies with and does not materially change the provisions or intent of the adopted Planned Development Zoning District for the site. These draft findings are set forth in the Resohrtion (Attachment 2). Page 6 of 13 Development Standards The proposed project complies with the development standards as defined 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 Study Sessions (See Attachments 3, 4 and 5). Design Standards The proposed project is consistent with the Stage 1 and 2 PD approved March 21, 2000. The Site Development Review includes: site plan, architectural design, landscape plan, and streetscape improvements. In accordance with the adopted 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.'' Amid-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 of the streetscape. While the site is currently visible from I-580, the ultimate view will be blocked by the Grafton Station project, currently under construction to the southwest of the proposed project site. The proposed project is not within a scenic corridor. Also, the proposed project is consistent and compatible with the zoning and designated land use, subject to approval of the requested Conditional Use Permit(s) for the fitness center and the amendment to the Stage 2 Development Plan to permit the development of approximately 83,000 square feet on the VC6 Site so long as the overall development square footage of 230,000 square feet is not exceeded. 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 details found in many of the older communities in Central California. Detailing includes stone wainscot, decorative stone bands, and 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 primary 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 is presented which meets the Planning Commission's objectives of high quality sustainable materials. Landscaping and potted plants used elsewhere on the site are now incorporated in the Dublin Boulevard elevation to help with the Planning Commission's 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. The overall height of the Club Sport/Mercantile Building is 41 feet. The allowable height in the Stage 2 Development Plan is 70 feet. (See "Architecture" Tab, page A.1 and A.5 of Attachment 6) • Mercantile Building -The architecture of this 2-story building 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 Page7of13 signage and wall hanging signage that evokes an older style and quality. The maximum height of the Mercantile Building is 47'-8" to the highest point of the elevator/southerly stairwell. The majority of the building is at a lower elevation. The maximum allowable building height in the Stage 2 Development Plan is 70 feet. (See "Architecture" Tab, page A.7, A.8 and A.10 of Attachment 6) • Parking Structure -The 4-level parking structure has been designed in the style of an old warehouse that would be found adjacent to an urban core of older 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 ClubSport and Mercantile buildings with the inclusion of elements such as an upper trellis/blind and vertical stone accents to carry the contemporary Central California theme. (See "Architecture" Tab, page A.S.) 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. (See "Architecture" Tab, page 1.14 and A.15) 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) Additionally, the east wall of the parking garage has been designed with no openings (openings for light and air are confined to the north, south and west walls of the parking structure) to shield noise and light from the adjacent Terraces High Density development to the east. The pole mounted light fixtures on the fourth level of the roof deck of the parking structure are lower than the screening trellis element along the east side and incorporate "cut off' lenses to further reduce and eliminate light spill off from the structure. The overall height of the parking structure is 48 feet to the top of the elevator/stair towers and the trellis/blind along the easterly facade. The overall height of the top floor of the parking deck is 36 feet. Again, the Stage 2 Development Plan height limit is 70 feet. Access and Circulation Access to the development site would be 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 parking lot. A systemwide multi-use trail also rims 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 in conformance with the Stage 2 Development Plan. All streets and traffic improvement adjacent to the site will be completed as part of the overall project. Proposed Parking Z'he project provides for 486 on-site spaces. There are 16 curbside parking spaces adjacent to the project along Grafton Street and Finnian Way. The total number of available parking stalls is 502. This total is comprised of 428 spaces in the proposed parking structure, 58 spaces on site in the surface lot, and 16 curbside spaces along Grafton Street and Finnian Way. Based on the proposed occupancies and uses within each building, the required parking would be 482 spaces. The Shared Parking study previously discussed at the two Planning Commission Study sessions is no longer a consideration as the Applicant has modified their application to eliminate one floor of office uses from the Mercantile Building. The parking provided exceeds the requirements of the City of Dublin Parking Ordinance. Page8of13 L an dsc~pe/Streetscape The development site has been designed to complement the Grafton Station retail project located across Dublin Boulevard to the southwest which utilizes 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 with benches, bicycle racks, trash receptacles, lighting, bollards, and 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 point which can be seen from Grafton Street and the multi-use trail and complete one portion of the required east west paseos required as a part of the Development Plan. 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 ctu-b line while specimen plants are placed in uniquely designed pots at columns along the building edge. Conformity with Stage 2 Development Plan T'he Stage 2 Development Plan is a Conceptual Plan that presented potential development patterns on individual sites for both Residential and Commercial development in Area G. The maximum allowable development square footage for the Neighborhood Commercial is 230,000 square feet to be spread over the 6 VC designated sites as follows: Neighborhood Commercial VC 1 39,700 sq. ft. VC 2 28,200 sq. ft. VC 3 37,075 sq. ft. VC 4 27,595 sq. ft. VC 5 37,040 sq. ft. VC 6 60,390 sq. ft. TOTAL 230,000 sq. ft. The Stage 2 Development Plan indicated a potential for development on the VC6 Site of a combination of a 5-story hotel with very steeply pitched roofs and a combination of 1 and 2-story retail/restaurants and office buildings adjacent to that. Under this concept, parking was to be in a surface lot behind the buildings themselves. Square footage of development potential was conceptualized at 60,390 square feet. The proposed project is described in this Staff Report and in the Applicant's plans provided and attached hereto as Attachment 6. The proposal fronts buildings along Grafton Street as originally envisioned in the conceptual development plan but proposes an increase in the allowable square footage on the VC6 Site to Page 9 of 13 approximately 83,000 square feet provided that the overall square footage for the Promenade of 230,000 square feet is not exceeded. A parking garage is also proposed. An amendment to the Stage 2 Development Plan by Conditional Use Permit is detailed above and is the appropriate method for documenting the change in development capacity on the VC6 Site. Although no garage structures were originally shown on the conceptual plans for any property in Area G, parking garages are a permitted use in the Neighborhood Commercial area and; therefore, were conceptually anticipated at the time that the Stage 2 Development Plan was approved. It should be pointed out that modifications meeting the intent of the Stage 2 Development Plan are not an unusual or unique approach to development in Area G or within Planned Developments throughout Dublin. Conceptual Plans are not assumed to be final plans until the Site Development Review is submitted for an actual project. For example, at the time that the residential developments were proposed for Area G, the Stage 2 Development Plan envisioned a specific number of residential units for each development site. The Chart below demonstrates what the anticipated number of units was assumed to be. However, through the SDR development applications for the individual sites, the Applicants proposed a different spread of units as demonstrated in the third column below. The maximum number of units was not exceeded. Additionally, none of the residential sites developed in the manner envisioned in the Stage 2 Development Plan. Residential PD Built MH-1 238 units 200 units MH-2 286 units 281 units H-1 403 units 289 units H-2 473 units 626 traits TOTAI, I~40=1 units 1,96 i~nit4 The Applicant's proposal is consistent with the original Stage 2 Development Plan as it does not exceed the allowable development density for the overall Promenade Site and adheres to the list of permitted and conditionally permitted uses and the design principles set forth in the development standards regarding fronting buildings to Grafton Street and orienting parking to the rear of the project. Furthermore, the proposed project has been developed in the same method as the residential developments in Area G by assuring that the underlying requirements are met and the densities are not exceeded. Public Art The proposed project is subject to the public art requirements of the 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 No.l 19 in Attachment 2) shows 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 Promenade site is in the Eastern Dublin planning area for which the City certified an Environmental Impact Report to analyze the environmental impacts of potential future development in Eastern Dublin (Resolution 51-93, incorporated herein by reference; State Clearinghouse No. 91103064, "EDEIR"). The City Council adopted mitigation measures for the EDEIR impacts that could be reduced to less than Page 10 of 13 significant and adopted a statement of overriding considerations for impacts that could not be reduced to less than significant (Resolution 53-93, incorporated herein by reference). In early 2000, the City approved applications from Dublin Ranch for Areas F, G and H to reconfigure land uses within the areas so as to move the town center south to create a Village Center in Area G, move higher density housing from Area F to Area G and replace the relocated uses in Area F with medium density housing. The revisions placed all of the approximately 23 acre Village Center retail and office areas in a Neighborhood Commercial land use designation within Area G. The approved PD-Planned Development zoning set the maximum Village Center commercial development at 230,000 sq. ft. across 6 development sites. The Area F, G and H applications were approved by City Council Resolution No. 35-00 on March 7, 2000; the PD rezoning and related Development Plans were approved through Ordinance 6-00 on March 21, 2000. The resolution and ordinance are incorporated herein by reference. In connection with the proposed reconfigurations for Area G and the additional detail provided through the PD rezoning applications, the City prepared and circulated an Initial Study/Mitigated Negative Declaration ("MND") to examine the potential for site-specific impacts beyond those previously identified in the EDEIR. The City Council approved the MND by Resolution No. 34-00, dated February 15, 2000 (SCH # 99112041 and incorporated herein by reference). Based on the detailed plans submitted for Area G and site-specific analysis in the MND, the City adopted additional mitigation measures related to light and glare, biological resources, cultural resources, hydrology and water quality, and traffic and circulation. These additional mitigation measures, as well as applicable mitigation measures from the EDEIR, continue to apply to future development on the current Project site. The Promenade project is located in the 23-acre Village Center portion of Area G, including Conditional Use Permit, Site Development Review, Development Agreement and Vesting Tentative Parcel Map applications, as described above. The Project proposes development of a fitness center, retail-office building and parking garage on a 3.72 acre development site and allows increased density on that site for the proposed development so long as the 230,000 sq. ft. cap on Village Center density is maintained. In connection with the proposed Project, the City prepared an Initial Study to determine whether there could be significant environmental impacts occurring as a result of this Project beyond or different from those already addressed in the prior EDEIR and MND. The Initial Study concluded that the proposed Project would not have a significant effect on the environment beyond or different from those already addressed in the EDEIR and Area G MND, and no significant information has arisen for this project during the preparation of this Initial Study that would require further environmental review. The City prepared a draft Addendum to the EDEIR and MND documenting this determination. The draft Addendum and related Initial Study are Attachment 7 to the Staff Report. The Addendum and related Initial Shtdy will be reviewed by the Planning Commission prior to their taking action on the Conditional Use Permit and Site Development Review applications. Pursuant to a 2002 court decision, the Planning Commission as decision maker will also consider whether the Project benefits outweigh the significant unavoidable impacts identified in the EDEIR that are applicable to the Project. NOTICING: 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 Valley Times and posted at several locations throughout the City. 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 Ranch. As modified, the fitness center provides an appropriate and suitable anchor for Grafton Street. Both pedestrian and vehicular circulation, Page 11 of 13 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 Development Plan Amendment are compatible with uses in and around the area and are complementary uses for an active commercial area. Sufficient parking is provided to serve the demand anticipated among the proposed uses. 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 adopting a CEQA Addendum to the Eastern Dublin EIR and Area G Mitigated Negative Declaration; and 6) Adopt Resolution approving Site Development Review and Conditional Use Permit(s), with conditions, for a private recreation facility, and a Development Plan Amendment to increase the allowable square footage on Site VC6 of the Promenade to approximately 83,000 square feet. Page 12 of 13 GENERAL INFOKMATION: PROPERTY OWNER: APPLICANT: James Tong and Mei Fong Tong Charter Properties 4690 Chabot Drive, Suite 100 Pleasanton, CA 94588 James Tong c/o Charter Properties 4690 Chabot Drive, Suite 100 Pleasanton, CA 94588 LOCATION: North of Dublin Boulevard, east of Grafton Street, south of Finnian Way, and west of the H2 Residential neighborhood Portion of: APN 985-0009-009-02 Portion of Parcel 3 of Parcel Map 7148 EXISTING ZONING: GENERAL PLAN DESIGNATION & EASTERN DUBLIN SPECIFIC PLAN: PUBLIC NOTIFICATION: PD-Village Center NC Neighborhood Commercial 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 Valley Times and posted at several locations throughout the City. Page 13 of 13