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HomeMy WebLinkAbout8.2 Attmt 3 AgStmt 10-14-2008 SSAGENDA STATEMENT PLANNING COMMISSION MEETING DATE: October 14, 2008 SUBJECT: STUDY SESSION: PA 08-006,'I'he Promenade at Dublin Ranch- Site Development Review and Conditional Use Permits for a fitness center, outdoor restaurant seating, and shared parking at the northeast corner of Grafton Street and Dublin Blvd, also known as Parcel 5 of Tentative Parcel Map 9717. Keport Prepared by Mike Porto, ('onsulting Planner ATTACHMENTS: t) Applicant's Proposal/Design Package RECOMMEN ~l 1) Receive Staff presentation and provide direction. PROJECT DES~PTION: The Promenade is the commercial component, or 22-acre Village Center area, comprised of six development parcels within Area G of the Eastern Dublin Specific Plan approved as a part of the Dublin Ranch Master Plan. Area G covers approximately 86.9 acres and identifies 13 development sites, including the six Village Center parcels. The Dublin Ranch Master Plan is located within the Eastern Dublin Specific Plan and is subject to the goals, objectives, policies, procedures, and programs of that plan. The proposed project is located on proposed Parcel 5 for Parcel Map 97]7, a 3.72-acre site which represents the first phase of the area commonly known as The Promel lade. Location Generally Area G is bounded by Central Parkway on the north, Keegan Street on the east, Dublin Boulevard on the south, and Brannigan Street on the west. The development sites for Medium High and High Density Residential uses along the easterly and westerly segments of Area G have ah•eady been developed. The Village Center, or The Promenade, is proposed to be developed along both sides of Grafton Street, the north-south connection which bisects Area G between Dublin Boulevazd and Central Parkway and will serve as the local Main Street for the surrounding neighborhoods in Eastern Dublin. The proposed project on Parcel 5 represents the gateway to The Promenade at the northeast corner of Grafton Street and Dublin Blvd. DUBLIN r.eeurwruv .v.,....~.1 avuiwo Map 1: Vicinity Map COPIES TO; The Applicant The Property Owner Page 1 of 8 G:IPAMITlXI81PA M-0(M Club Spore PromerurdelPCSli SludySesson.doc ITEM NO. Attachment 3 Parcel 5 is located north of Dublin Boulevard, south of Finnian Way, east of Grafton Street, and west .of Dublin Ranch residential Site H2 within Area G currently developing as The Terraces, a residential townhouse project. MAP 2: Project Site F..risting U.se The 3.72 acre project site is currently vacant and generally flat with a slight slope (I% average) from the northwest to the southeast. There arc no trees on site, and to date, some preliminary grading has occurred to return the site to its original topographic condition. Recently Tol'. Brothers has used a portion of [his site for their Master Sales Facility, which has been removed. Much ~f the Village Center area, including Parcel 5. was being used for the staging and storage of materials and _quipment for the many construction projects currently in progress. These uses have all been eliminated and the site is now vacant. Snrrourrding Uses The project site is bounded: a) to the north by Parcel 2 of the Promenade which currently is vacant property approved for Neighborhood Commercial uses; b) to the east by a multi-use trail system separating the project site from the high-density residential Site developed as The Terraces, a residential townhouse project: c) to the south across Dublin Boulevard by vacant property designated for Campus Office Development; and d) to the southwest (across Dublin Blvd. at Grafton Street) by the Grafton Station development site. which is currently under construction. Bnckgrorurd/Previorrs Approvals In March of 2000, Areas F, G and 1 [were subject to Stage 1 and Stafe 2 Planned Development Rezoning approved by Ordinance 06-00 (approved March 2l, 2000). The PD zoning district was adopted as PD- Village Center for Parcels 1 through 6 with the intent and purpo~.e of creating apedestrian-oriented service, retail, commercial and entertainment center serving the daily needs of the surrounding residential neighborhoods and intermittent shopping, service, and entertainment opportunities for a wider community base. Page 2 of 8 Objectives of the Project The Promenade is proposed to serve; as the centerpiece for the commercial azea of Dublin Ranch. The concept of the Village Center land t~se and zoning is to create a Ma n Street within Dublin Ranch along the north side of Dublin Boulevard. The objective is to create apedestrian-friendly commercial area with a small town character adjacent to high-density residential neighborhoods. 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 ~>r even eliminate vehicle trips azcd traffic congestion due to the close proximity of residential units. PROPOSAL: Proposed Uses There are three structures proposed for the project including: • ClubSport Athletic Club and Spa -Two-story building cf approximately 47,669 square feet anchoring the southwest corner of the site at the intersection of Dublin Boulevazd and Grafton Street. This full-service private fitness center, spa, and recreation facility would include a fitness area (weight room and specialized workout areas) group rxen;ise rooms, pool, spa, aerobics rooms, spa treatment rooms, offices, locker rooms, and a cafi;. Administrative offices and a child care azea are also included. The entrance to the building is located off of an internal pedestrian paseo that coimects Grafton Street with a multi-use regional trail that nms along the easterly boundary of the project site. Entrance access is also 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 aze 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 azea is proposed as a part of the cafe. The pool and deck are situated in an interior courtyard at '1' k` IAIhLL'C -~ YAi~ 2 1M Yi Y IIAR [YAIEx _ $ ~. F NNW/ WAY y : ~ °'-~ _ _ c t _ _ y r , ~ k °r'-r I~ ` 1 y „~ ,_ ~~ S.. ~ r- - ~. ,`. J ~~ ~ r I - r a ~~ - __. -- - ~, ~ _ _ -- - F - -- _ ~ I. .. _OUBLB. 0411LEV/M _-_. ___.- _..-. _ __. __. .._... -- ..._- -__ the southerly portron of the f~rcr rty closest to Dublin Boulevard, and will Mao 3: Proieet Site 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 dunng 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. Page 3 of 8 • Mercantile Building - A three-story building of approximately 52,71( square feet would be located at the northwest corner of the site facing Grafon Street south of Finnian Way. Retail and restaurant uses arc proposed for the ground floor totaling 18,00 square feet. The restaurant uses arc proposed at a maximum of 7,190 square feet of the 1F.000 square feet near the comer of Grafton Street and Finnian Way. Office space would occupy the second and third floors. The hours and days of operation for the proposed retail uses cannot be determined at this time. }towevcr, the office uses typically would be open from 8: )0 am to 6:00 pm. The Applicant anticipates that the hours and days of operation for The Pronenadc will be similar to uses in the City of Dublin of comparable size and type. • Parking Structure -The project provides for 477 spaces wh~.ch includes on site spaces as well as curbside parking along Grafton Street and Finnian Way. A four-level parking structure is located in the northeast portion of the project site which includes 407 parking spaces and is 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 buildirg. Access to this service corridor would he through gates at each end and through the rear doors of the individual spaces in the Mercantile building. There is no pedestrian access from the parking structure to the service yard in addition to the parking structure. A surface parking lo: of 55 spaces is located along the easterly property. Thcrc are also 15 on-street spaces on Grafton Street along [he Project frontage. A Shared Parking study; dated September 3, 2008 was conducted by T.iKM for ClubSport. The study concluded that the parking provided would be sufficient to serve peak parking demand for the proposed mix of uses. TABLE 1: PARKING LEVEL 1 ~~~~~ li,i Standard Parking Spaces 53 t~~f 'TOTAL 55 4" ~'' 171 LEVEL 2 & 3 TOTAL "' i ~' 204 I LEVEL4 ~~ lyki TO L VIDED SPACES 55 ~~~ ~ ~ ~ ~~~ ~. 477 ~ Conditionnl Use Permits • Fitness Center -Based on the PD-Village Center zoning adopted with permitted and conditional uses, private recreational facilities (both indoor and outdoor) are classified as a conditional use requiring a Conditional Use Permit (CUP). Therefore tie ClubSport facility requires the authorization of a CUP. • Outdoor Seating - As part of the main street character, outdoor seating in the style of a sidewalk cafe has been requested for the ClubSport Cafe along the paseo 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. Page 4 of R • Shared Parking - Reductio~rs for shazed pazking aze allowed by CUP according to Chapter 8.76 F. of the Zoning Ordinance:. The shared parking study 1br the proposed project by TJKM concluded that the 477 spaces would satisfy sufficient peak h~~ur parking demand for the proposed mix of uses. All 3 of these activities require authorization of a CUP. The CUP findings will be a part of the Staff Report for the Public Hearing at a future date. Design Standards The proposed project is consistent with the Stage 1 and 2 PD aFproved March 21, 2000. The Site Development Review includes: site plan, architectural design, landscape plan, and streetscape improvements. In accordance with the Design Standazds, the buildings aze sited; i) close to the street, and 2) include facades with azchitectural 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 have also been incorporated in t re design. Pazking is located at the reaz (easterly design of the site) so as not to dismpt the continuity of the streetscape. While the site is currently visible from I-580 the ultimate view will be blocked by Grafton Station (project to the south currently under constmction). The project is not within a scenic corridor or designated view zone. Subject to approval of the requested Conditional Use Permits for the Fitness Center, outdoor seating and shazed parking, the proposed project is consistent and compatible with the zoning and designated land use. The description of architecture for the 3 proposed buildings is below: Architecture • ClubSport 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 Califomia. Detailing includes stone v Wainscot, decorative stone bands, and decorative trim at the cornice level, as well as stone inset elements reminiscent of an older stmcture. At the ground level, lazge retail display windows a ddress pedestrians and articulate the sidewalk. Awnings are set at multiple levels to create a canol.y and provide color and shade. The comer 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. The south building elevation adjacent to Dublin Boulevard, w rich conceals the pool area, has been a concern to Staff. We have been working with the Applicant and his azchitect to create a more dynamic elevation. Various proposals were made to revise the Dublin Boulevard elevation to eliminate the wood product (See "Architecture" Tab, page A.1 of Attachment 1). A revised elevation was presented which will meet the Planning Commission's objectives of high quality sustainable materials. Unfortunately, there was not enough t me to have the architect revise their submittal documents. The revised elevation incorporates a gl ass store front motif which proposes opaque glass for a portion of the glazing to provide privac ~ to the pool azea and to screen an interior access corridor. Shapes, shadows and movement will be visible creating interest and activity. Production times did not allow the "revised" el~:vation to be incorporated into the Applicant's submittal package; therefore, the revision v ill be presented to the Planning Commission at the Study Session. • Mercantile Building -The :architecture of this 3-story building is typical of the older mercantile buildings found in urban centers throughout the country an•:1 in smaller Califomia towns. The detailing is similar to ClubSport, utilizing stone wainscots at the building base, lazge expanses of storefront glass, lower awnings to provide color and scale at :he pedestrian level, and articulation Page 5 of 8 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 :md quality. (See "Architecture" Tab, page A.3 of Attachment 1). • Parking Structure -The 4-level parking structure has been designed in the style of an old wazehouse 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 fte decks while still accentuating the warehouse look and form. 7'he structure is detailed to comp ement the ClubSport and Mercantile buildings with the inclusion of elements such as an upper trel; is/blind, and vertical stone accents to carry the contemporary Central California theme. An old packing crate graphic would be added to the side of the building facing Finnian Way to further enhance the old warehouse look and feel. The lazger expanses of wall have been color blocked and detailed with reveals and stone insets to create an interesting visual effect and reduce the mass ofthe 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.4 of Attachment 1). Deve%pment Standards The proposed project complies with the development standards as d;fined in the Stage II PD, relating to the building height, setbacks, and coverage. Access and Circulation Access to the project site is taken from a driveway off of Dublin Bc ulevazd which leads into the surface pazking lot. This lot also has driveway access through to Finnian W~ y. Access to the pazking structure is from the surface parking lot. A pedestrian paseo traverses the site connecting Grafton Street to the north/south multi-use trail. A systemwide multi-use trail runs along the easterly boundary of the project site connecting Dublin Boulevazd with the multi-use trail along Finnian Way along the northerly boundary. All streets and traffic improvement adjacent to the site will be completed as part of the overall project Landscape/Streetscape The project site has been designed to complement the Grafton :station retail project located to the southwest utilizing similaz materials in various patterns while prow ding for an upscale, yet traditional, street scene. Similar plant materials are proposed for continuity. C mcrete pavers in varied patterns are used to highlight the architecture and contribute towazds the street : cene. 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 ,tandazds, 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, anc f potted plant materials to allow for resting, utility, and enhancement of the pedestrian scale. The pase~, connecting Grafton Street and the multi-use trail to the east has a dramatic water fountain as its focal p~ pint which can be seen from Grafton Street and the multi-use trail The paseo extends as amid-block cn ~ssing of Grafton Street. The street improvements are consistent and comply with the adopted street sc coons and design standards for the Village Center, as well 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 in uniquel; designed pots at columns along the building edge. Page 6 of 8 Proposed Parking The project provides for 477 spaces. This total includes 407 spaces in the proposed parking structure, 55 spaces on site in a surface lot along the easterly boundary of the proj :ct site, and 15 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 Pazking study dared September 3, 2008 conducted by TJKM for C1ubSport concluded that peak parking demand at 6:00 pr i would be 452 spaces, and therefore concluded that 477 spaces would be sufficient. As described in a p~ evious section of this Staff Report, a CUP would be required for shared pazking. Public Art The proposed project is subject to the public art requirements proposed public art compliance plan (See "Public Art" Tab, p. locations for public art at the corner of Dublin Boulevazd and C north of the mid-block crossing and paseo. Envrronmenaa/ of the City's Zoning Ordinance. The' ge C.8, Attachment 1) shows possible raf:on Street and on Grafton Street just Based on previous environmental documents, no environmental review is required as the project does not create additional environmental imp;xct. RECOMMENDATION: Staff recommends the Planning Commission receive Staff presentaticn and provide direction. Page 7 of 8 GENERAL INFORMATION: PROPERTY OWNER: APPLICANT: LOCATION: EXISTING ZONING: GENERAL PLAN DESIGNATION & EASTERN DUBLIN SPECIFIC P1.,AN: PUBLIC NOTIFICATION: James Tong Charter Properties 4690 Chabot Drive, Suite 100 Pleasanton, CA 94588 James Tong Charter Properties 4690 Chabot Drive, Suite 100 Pleasanton, CA 94588. North of Dublin Boulevard, east area of Grafton Street, south of Finnian Way and east ~~f the H2 Residential neighborhood APN: 985-0009-009-0: 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 Tri-Valley Herald and posted at several location.: throughout the City. Page 8 of 8