HomeMy WebLinkAbout8.2 Attmt 2 Ord 18-00ORDINANCE NO. 18 - 00
AN ORDINANCE OF THE CITY OF DUBLIN
AMENDING THE ZONING MAP TO REZONE PROPERTY LOCATED NORTH OF
DUBLIN BOULEVARD AND WEST OF TASSAJARA ROAD (APN 986-0005-028 (A PORTION)
AND 005) TO A PLANNED DEVELOPMENT ZONING DISTRICT AND ADOPTING
A DEVELOPMENT PLAN FOR EMERALD GLEN VILLAGE CENTER (PA-00-003)
WHEREAS, the applicant, Shea Properties, has requested approval of a Planned Development
Rezone/Development Plan for Emerald Glen Village Center as shown in the Development Plan
(attached as Exhibits A-1 & A-2) on land generally located north of Dublin Boulevard and west of
Tassajara Road (APN 986-0005-028 (a portion) and 005); and
WHEREAS, the Applicant has submitted a complete application for a Planned Development
Rezone, including a Development Plan (Exhibits A-1 & A-2) for Emerald Glen Village Cemer as required
by Chapter 8.32 of Title 8 of the Dublin Municipal Code which meets the requirements of said Chapter;
and
WHEREAS, the site will be rezoned from "Planned Development " to `planned Development"; and
WHEREAS, the potential environmental effects of the proposed project have been previously
addressed in the Eastern Dublin Specific Plan EIR (SCH No. 91-103064); and
WHEREAS, an Initial Study has been prepared for the project, to evaluate site-specific impacts of
the project (to a greater level of detail than in the Program EIR) pursuan to CEQA guidelines Section
15168. Based on the Initial Study, a Mitigated Negative Declaration and Mitigated Monitoring Program
has been prepared for the project with the finding that with the implementation of Mitigation Measures
previously adopted for the Program EIR and with site specific Mitigation Measures contained in the Initial
Study, the potential site-specific impacts of the project would be reduced to a level of insignificance. The
Program EIR and Initial Study adequately describe the impacts of the project, and there have been no
substantial changes or new information that would be outside the scope of the Program EIR; and
WHEREAS, the Planning Commission did hold a properly noticed public hearing on said
applications on July 11, 2004, and did adopt a Resolution recommending that the City Council approve a
Planned Development Rezoning and Development Plan for Emerald Glen Village Center (PA 00-003}; and
WHEREAS, a properly noticed public hearing was held by the City Council on July 18, 2000; and
August 1, 2000; and
WHEREAS, a Staff Report was submitted recommending that the City Council approve the
application; and
WHEREAS, on July 18, 2000 the City Council adopted a Mitigated Negative Declaration and
Mitigation Monitoring Program for Emerald Glen Village Center (PA 00-003); and
WHEREAS, pursuant to Section 8.32.070 and 8.120.050 of the Dublin Municipal Code, the City
Council makes the following findings:
ATTACHMENT 2
1. The proposed Planned Development Rezone meets the intent and purpose of Chapter 8.32
of the Zoning Ordinance because it provides a comprehensive Development Plan which will create a
desirable use of land and an environment that will be sensitive to surrounding land uses by virtue of the
layout and design of the site plan. A mixed-use development involving residential and retail commercial
uses is consistent with the policies of the Eastern Dublin Specific Plan for a General Commercial use on
this site; and
2. The Planned Development Rezone is consistent with the general provisions, intent and
purpose of the PD Zoning District of the Zoning Ordinance. The Planned Development Rezone will be
appropriate for the subject property in terms of setting forth the purpose, applicable provisions of the
Dublin Zoning Ordinance, range of permitted and conditionally permitted uses and Development
Standards, which will be compatible with existing and proposed residential, commercial and public uses. in
the immediate vicinity and will enhance the development of the Specific Plan Area; and
3. The planned Development Rezone is consistent with the general provisions, intent, and
purpose of the Eastern Dublin Specific Plan and will contribute towards implementation of said Plan; and
4. The Planned Development Rezone is consistent with the general provisions, intent, and
purpose of the PD Zoning District of the Zoning Ordinance in that it contains all information required by
Section 8.32 of the Zoning Ordinance and accomplishes the objectives of Section 8.32,010, A through H,
of the Zoning Ordinance; and
5. The Planned Development Rezone will provide efficient use of land pursuant to the Eastern
Dublin Specific Plan that encourages the development of mixed-use projects as a means of reducing auto
traffic, promoting pedestrian activity and creating a vital retail enviranrnent; and
6. The Planned Development Rezone will not have a substantial adverse effect on health or
safety or be substantially detrimental to the public welfare or be injurious to property or public
improvement, as all applicable regulations will be met; and
7. The Planned Development Rezone will not overburden public services or facilities as all
agencies must commit to the availability of Public Services prior to the issuance of any building permits as
required by the Eastern Dublin Specific Plan policies and Mitigation Measures; and
8. The Planned Development Rezone will be consistent with the policies of the Dublin General
Plan; and
9. The Planned Development Rezone and accompanying Site Development Review, will be
compatible with and enhance the general development of the area and will create an attractive, efficient and
safe environment; and
10. The Planned Development Rezone will benefit the public necessity, convenience and general
welfare; and
11. The adopted Eastern Dublin Specific Plan Mitigation Monitoring Program and the
additional site specific mitigation measures identified in the Initial Study (Attachment 6 to StaffReport)
will apply to the Project, along with the conditions made a part of project approval, as the reporting and
monitoring program required by Public Resources Code 21081.6 for the Project
WHEREAS, the City Council did hear and use their independent judgment and considered all said
reports, recommendations.and testimony hereinabove set forth.
NOW, THEREFORE, the Dublin City Council does ordain as follows:
Section 1:
Pursuairt to Chapter 8.32, Title 8 of the- City of Dublin Municipal Code the City of Dublin Zoning
Map is amended to rezone the following property ("the Property") to a Planned Development Zoning
District:
Approximately 19 acres of land know as Emerald Glen Village Center (Alameda County
Surplus Property Authority, Site 3) on land generally located north of Dublin Boulevard, west
of Tassajara Road, more specifically described as Assessor's Parcel Numbers: 986-0005-028 (a
portion) and 005.
A map of the rezoning area is shown below:
.~se \
~~
Cp°t
p`$meba :sr u~rr uac ~
DU~LiRT
F
C
~~ ~; GIWASON RDAD ~ - -•
~ .' .' C
- S
C
~
~~ SUBJ
ECT
~ s
~
' I
DLiz71K !BOULEVARD ; ~ =`.
{
5a
~ I-580 (= S~ {
~= j ~ m.
SECTION 2.
The regulations of the use, development, improvement, and maintenance of the Property are set
forth in the Development Plan for the Emerald Glen Village Center (Exhibits A 1 & A-2. hereto) which are
hereby approved. Any amendments to the Development Plan shall be in accordance with section 8.32.080
of the Dublin Municipal Code or its successors.
SECTION 3.
Except as provided in the Development Plans, the use, development, improvement and maintenance
of the Property shall. be governed by the provisions of the Dublin Zoning Ordinance.
SECTION 4.
The City Clerk of the City of Dublin shall cause this Ordinance to be posted in at least three (3)
public places in the City of Dublin in accordance with Section 36933 of the Government Code of the State
of California.
SECTION 5
This ordinance shall take effect and be enforced thirty (30) days from and after its passage. Before
the expiration of fifteen (15) days after its passage, it shall be published once, with the names of the
Councilmembers voting for and against same, in local newspaper published in Alameda County and
available in the City of Dublin.
PASSED AND ADOPTED BY the City Council of the City of Dublin, on this l~ day of August,
2000, by the following votes:
AYES: Councilmember Howara~ Vice Mayor Lockhart and Mayor Houston
NOES: Councilmember Zika
ABSENT: Councilmember McCormick
ABSTAIN: None
Mayor
ATTEST:
~~
Cler
K2/G/8-1-00/ord-eg-rezone.doc (Item 6.1)
g:1PA00-003~+ezurd.doc
DEVELOPMENT PLAN -EMERALD GLEN VILLAGE CENTER (SITE 3, ACSPA)
This is a Development Plan pursuant to Chapter 8.32 of the Dublin Zoning Ordinance for
Emerald Glen Village Center PA 00-003, located north of Dublin Boulevard and west of Tassajara
Road, south of future Central Parkway and east of future Park Drive (APN 986-0005-028 (a
portion) and 005). This Development Plan meets all of the requirements for Stage 1 and Stage 2
review of the project.
This Development Plan includes Site, Architectural, Circulation, and Landscape Plans, other plans and
exhibits dated received June 13, 2000, labeled Exhibit A-2 to the Ordinance approving this Development
Plan (City Council Ordinance No. -00), and on file in the Planning Department. The Planned
Development District allows the flexibility needed to encourage innovative development while ensuring
that the goals, policies, and action programs of the General Plan, Eastern Dublin Specific Plan, and
provisions of Section 8.32 of the Zoning Ordinance are satisf ed.
1. Zoning: PD Planned Development Zoning District. This is a mixed-use zoning district which
provides for retail commercial, service and multi-family residential uses.
2. Permitted Uses: The following are permitted uses in this PD / C-N / R-M Planned Development
(Neighborhood Commercial and Multi-Family Residential) Zoning District:
a. Local-serving retail uses including but not limited to:
y
Grocery Food Store
General Merchandise Store.
Discount/Warehouse Retail Store.
Clothing/Fashion Store.
Shoe Store.
Home Furnishing Store.
Office Supply Store.
Home Appliance/Electronics Store.
Home Improvement Store.
Music Store.
Hobby/Special Interest Store.
Gifts/Specialty Store.
Jewelry and Cosmetic Store.
Drug Store.
Auto Parts Store.
Toy Store.
Book Store.
Pet Supplies Store (Including In-Store Veterinary Clinic).
Sporting Goods Store.
+ Similar Uses that sell goods based on price and quality.
b. Office and service establishments including, but not limited to, the following:
Bank/Savings and Loan.
Real Estate/Title Office.
Travel Agent. EXHIBIT A-1
Legal.
Accounting.
Medical and Dental.
Optometrist.
Architect.
Employment Agency
HairlBeauty Salon.
Cleaner and Dryer.
Shoe Repair.
Key Shop.
Tailor.
Athletic Club.
Formal Wear/Rental.
Other Administrative and Professional Office.
Technology Access Center.
Tele-Commuting Center.
Eating, drinking and entertainment establishments including, but not limited
to, the following:
Restaurant (full-service, sit-down) `
Restaurant (convenience: Delicatessen, Bakery, Ice Cream Shop,
Sandwich .Shop)'
Outdoor Seating z
Wine or Liquor Bar with On-Sale Liquor License.
Micro-Brewery.
Nightclub.
Indoor Movie Theater.
Specialty Food.
Video Arcade/Rentais.
d. Multi-family residential and associated uses including, but not limited to, the
following:
Accessory structures and uses
Home occupations (per Chapter 8.64)
Multi-family dwelling
Multi-story parking structure
Private recreation facility/small (for homeowners' association and/or tenants
use only
Rental /Management Office
1. Under the proposed tenant mix for Emerald Glen Village Center, sit-down restaurant uses would
account for 9, 350 square feet of net floor area and convenience restaurant uses would account for 17,
210 square feet of net floor area. Prior to approving a tenant improvement /City business license for
additional restaurant floor area within Emerald Glen Village Center, the applicant shall provide
evidence to the satisfaction of the Community Development Director that parking available at the
center is adequate to support additional restaurant uses. '
2. Subject to Site Development Review Waiver approval by Community Development Director.
2
--~~
3. Conditional Uses: The following are conditional uses in this PD / C-N / R-M Planned
Development (Neighborhood Commercial and Multi-Family Residential) Zoning District:
Community, Religious and Charitable Institutional Facilities.
Public Facilities and Uses.
Veterinary Office.
Recycling Center.
In-Patient and Out-Patient Health Facilities as Licensed by the. State
Department of Health Services.
Gas Station.
Automobile Sales.
Automobile Service.
HotellMotel.
Drive-Through Facilities, including Restaurants, financial and
automobile services.
Outdoor Food Vendors (by Zoning Administrator)
3. Dublin Zoning Ordinance -Applicable Requirements: Except as specifically modified
by the provisions of this PD District Rezone/Development Plan, all applicable general
requirements and procedures of the Dublin Zoning Ordinance shall be applied to the land
uses designated in this PD District Rezone.
4. Site Plan & Architecture: See attached site plans and building elevations contained in
Exhibit A-2, Development Plan. This development plan applies to approximately 18.73
acres shown on this plan on the west side of Tassajara Road, north side of Dublin
Boulevard. Any modifications to the project shall be substantially consistent with these
plans and of equal or superior materials and design quality.
5. Density: The maximum square footage/number of dwelling units of the proposed
development under this Development Plan (as shown on the site plan, Exhibit A-2) are as
follows:
Neighborhood Commercial
7.4 acres Net
10.5 acres Gross
134,025 Sq. Ft. building area
Multi-Family Residential
5.6 acres Net
8.2 acres Gross
390 Units
47.6 Du/Ac.
6. Phasing Plan: Not Applicable. Project is to be built in one phase.
3
_ _ __
7. Neighborhood Commercial Development Standards:
Development Standards Neighborhood Commercial
Minimum Parcel Size N/A
Parcel Depth N/A
Parcel Width N/A
Minimum building setback from face of
curb - Glynnis Rose Drive 25'-0"l,z
Minimum building setback from face of
curb -Dublin Boulevard and Tassajara
Road 30'-0"'~
Building Height 50'-0"
Office Parking. 1/250 s.f.3
Retail Parking 11300 s.f.3
Restaurant Parking (convenience) 1/150 s.f.3
Restaurant Parking (sit-down) 10/1000 s.f.3
Maximum commercial floor area ratio .30
1. The setback zones shall be fully landscaped with both hardscape (private sidewalks and other hard
surfaced areas) and so8scape (trees, shrubs, ground cover, etc.)
2. Exceptions to above setback requirements are the following:
a. Architectural projections, (such as columns, fireplaces, bay windows, window seats, second
floor overhangs, balconies, decks, porches, building facades at entries) and planter boxes may
encroach up to a maximum of two feet into the required setback.
b. Freestanding signage as permitted in the Master Sign Program.
c. Decel lanes required by the City of Dublin at the entrances to the site.
d. Outdoor seating areas may encroach up to a maximum of four feet into the required setback.
3. The number of parking spaces. required for a structure or use is based on the leasable floor area of the
structure or use the parking serves.
4
8. Multi-Family Residential Development Standards:
Development Standards Multi-Family Residential
Lot Size NIA
Minimum building setback from face of 25'-0"'•Z
curb -Central Parkway and Glynnis Rose
Drive
Minimum Building Setback from face of 30'-0"'°2
curb - Tassajara Road
Minimum Private Open Space 100 s.f. patio w/ a 10' min. dimension or 50
s.f. deck with a min. Dimension of 5'
Common Open Space 50 s.f. of common open space per dwelling
unit. The minimum dimension of any
space satisfying this standard is 10'. This
common open space shall be improved for
either passive or active use by the.
residents.
Maximum Building Height 56'-0"
Maximum Stories 4 stories
Required Parking 1.85 spaces /dwelling unit
Maximum residential unit density 47.6 units/acre
The setback zones shall be fully landscaped with both hardscape (private sidewalks and other hard surfaced
areas) and softscape (trees, shrubs, ground cover, etc.)
Exceptions to above setback requirements are the following:
a. Architectural projections, (such as columns, fireplaces, bay windows, window seats, second floor
overhangs, balconies, decks, porches, building facades at entries) and planter boxes may encroach up
to a maximum of two feet into the required setback.
b. Freestanding signage as permitted in the Master Sign Program.
c. Decel lanes required by the City of Dublin at the entrances to the site.
9. Parking/Garage and Loading: Parking/Garage and Loading shall be provided in accordance
with the Dublin Zoning Ordinance standards and regulations, except as shown otherwise on the
Site Plan (Exhibit A-2). The number of parking spaces shall be provided in accordance with
sections 7 and 8 above.
10. Architectural Design Guidelines, Concepts & Themes:
Implementation of the following standards is required:
Architecture associated with a specific corporate entity is not permitted. As an exception,
corporate architecture may be considered if it is consistent with the design and intent of the
Emerald Glen Village Center as shown below and presented in these Architectural Design
Guidelines. Unique and consistent architecture that is in keeping with the eclectic Mediterranean
theme of the project shall be a requirement for ail structures on the project site.
Concept and Character:
• The architecture shall complement the style of the surrounding buildings and
landscaping in the Emerald Glen Village Center.
• Common design elements from the surrounding buildings in the Emerald Glen Village
Center shall be incorporated into the individual building design.
• The goal for the center is to evoke the feeling of an urban village as opposed to a
suburban shopping center or apartment complex.
• "Corporate Themes" shall be discouraged and the .eclectic Mediterranean theme of the
project shall be a requirement for all structures on the project site.
Form and Massing:
• Building design shall employ varied forms to break down the scale of larger buildings
to appear as if there are several smaller buildings that may have evolved. over time
instead of one large building built all at once.
• Building design shall provide for transitional spaces such as trellises, arcades, pergolas,
etc. between indoor and outdoor areas.
• Wall planes shall provide variations in thickness and offsets to avoid the look of large
open expanses of blank wall.
Building Height:
• Building heights will vary throughout the project. Refer to Sections 7 & 8 above for
height limits in this district.
Building Entries:
• Primary building entries shall be visible from the street.
• Landscaping shall be designed to highlight the entry.
• Enhanced paving is encouraged at the building entries.
• A strong connection between the street and sidewalk and the building entry shall be
provided. Pedestrians shall be able to access the building entry from the public
sidewalk without having to walk between parked cars.
Fenestration:
• Openings in walls for windows and or doors shall be recessed into building walls to
provide an enhanced level of detail.
• Individual punched openings are encouraged instead of continuous lengths of storefront
or windows.
• Metal storefront and window frames shall be primed and painted to match the approved
palette of colors for the center.
Materials:
• The primary wall surface material shall be exterior cement plaster or EIFS finish system
when finished to match plaster.
• Wall accents shall be ceramic the and/or precast concrete medallions.
• Cornice molding caps shall be cement plaster, GFRC or EIFS. The finish shall match
the exterior wall finish.
6
• Sheet metal flashing shall be painted to match the adjacent surface.
• Decorative columns shall be precast concrete or GFRC.
• Trellis elements shall be metal or wood.
• Decorative brackets at cornice shall be stained wood.
• Awnings shall be of approved fabric with painted metal frames. .
Colors and Textures:
• The color and texture of building materials shall complement surrounding buildings in
the Emerald Glen Village Center.
• Colors and textures shall be as shown on the approved color and material board {on file
at the Dublin Planning Department) for the Emerald Glen Village Center. Minor
variations are acceptable provided that they are in keeping with the spirit of the overall
Design Guidelines.
Roof Forms and Materials:
• Flat roof forms with parapets are the primary roof forms for the Emerald Glen Village
Center.
• Accent elements such as corner towers or entry features is encouraged. These features
may have clay file roofs. The clay roofing file shall match the approved roofing file for
the Emerald Glen Village Center.
• Decorative cornice molding is encouraged at parapet walls.
• Larger overhangs may be used at accent areas and may be supported by decorative
wood brackets.
7
~~
EMERALD GLEN V[LLAGE - "TME AVENUE" -URBAN VILLAGE CONCEPT
CONCEPT AND CHARACTER
EMERALD GLEN YiIIAGE Dublin. CA
6/06/2000
99025-P04
ARCHITECTURE
~ AND PLANNING
200 Plne srree~, sn~alo soa
Saa Fyancisco, CA 94104
(41s? 983-0131
7'ENAI~tr SIGNAGI:
51,E 5l61V/1GE 6WDL111~5
FOR ALJ.OWPBLI+ WALL!
FASCIA 5IGPtAAGfr o RerA
6FRG ARCH. MOUL.DIN6 --
GAP/TRIM
f'RE-CAST MIFDALLION
FIWSFI WALL~~
Orange ~ SAUDA~E
Y TI
DEGORATNE ACCENT TILES
5TA1lJED WOOD TAt1~L
FASCIA
yVp,LL B+ID-GPi
AFZGH. F
5GORED FACT. BFS TOW6t t
570000 FINISH WALL A
rlax.Dlr
cAPrntl
& Down I ~ ~`\`f. ~~~ I ~yT~liS
PRE-GR
CONGR£
COLUMBJ
(COLOR OPTIONS AYAILABL.F,1
YV/ PAINTED MTL. 5JPPORTS
SIGNAGE AT AWNING PL'R
SIGNAGE 6Uq~ELINES-EXH.-K
TYPICAL ELEVATION CONCEPT
GPRC ARCH. rlouL.DlrtG
GAP/TRiM
PRE-CAST MtEDALL10N•
EXT. EiFS/STIKGO
FINISH WALL 1
r-------- ----- ----~---~
L---------- ---- --J
~.
ALUMINUM STOREFRONT SYSTE
(COLOR OPT10N5 AVAILABLIa
YY! FUND TRANSOM GLAZING
ABOVE ENTRY 1700R(5) t/OR
D15PLAY GLAZING, TYP.
FENESTRATION TREATMENT
FORMS AND MASSING
ALUMINUM( STORI~RONT SY57E
(COLOR OPTIONS AYAILABlf1
W/ FIXED TRAN~aOM GLAZING
ABOVE ENTRY DOOR(S) t/OR
DISPLAY GLAZING
•57AINED WOOD 'TREl.L15
•PRE-GA5T GONGRE'fE
GOLI~I
5~ SlGNA6E GLgDi3.JNE5
FOR ALLOWABLE WALL/
FASCIA 5t6NAGE o RETAIL
~------------------r----~
L--J L..J
GANYAS AWNINGS-~
(COLOR OPTIONS AVAILABLE)
W/ PAINTED hTTL. SUPPORTS
SIGNAGE AT AN9dtNG Plat
SIGNAGE GUIDELINES
~. _ J CORNER ENTRY TOWER
W/ HIGF+ I3~ITRY GLAZING
-~ PAINTED I~TAL ENTRY
~--' AWNINb5 (GOL.OR OPTIONS
AVAILABLE) W/ PAINTED
MTL.. SUPPORT'
n SIGNAGE AT f~!!N6 P~
I' S1GNA6E 6UID$.INE~i
EMERALD GLEN VILLAGE Dublin, CA
6/06/20
99025-P(
ARCHITECTUF
~ • AND PLANNIl~
200 Pine Sweet. Srudio_
San Francisco, CA 941
(4F5) 983-01
_~
11. Landscaping Plan: Refer to attached conceptual Landscape plan included in Exhibit A-2,
Development Plan, Sheets Ll-L8.
13. Inclusionary Zoning Ordinance: Applicant /Developer shall comply with the provisions
of the City Inclusionary Zoning Regulations through the approval and execution of an
Affordable Housing Agreement prior to Final Map approval. In accordance with the
Inclusionary Zoning Regulations, the applicant/developer shall either provide 19
inclusionary housing units available to very low, low and moderate income households as
part of the development or pay the Inclusionary Housing In-Lieu Fee in the amount in effect
at the time of building permit issuance or otherwise demonstrate to the City how alternate
methods will meet the requirements of the Inclusionary Zoning Ordinance.
14. Compliance with related Planning Approvals: The Applicant/Developer shall comply
with all the related Site Development Review, Tentative Parcel Map and Master Sign
Program Site Development Review conditions of approval far PA 00-003.
10