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Home My WebLink About8.3 PA 09-035 Grafton Station CUPAGENDA STATEMENT PLANNING COMMISSION MEETING DATE: November 24, 2009 SUBJECT: PUBLIC HEARING: PA 09-035 Grafton Station: Conditional Use Permit for a Minor Amendment to the Planned Development Zoning District (PA 05-030) for Grafton Station (Quasi-Judicial Action). Report Prepared by Erica Fraser, Senior Planner ATTACHMENTS: 1) Resolution approving a Conditional Use Permit to amend the Planned Development Zoning District for PA 05-030 (Grafton Station) related to permitted uses and development standards with the amendments included as Exhibit A and Exhibit B. RECOMMENDATION: 1) 2) 3) 4) 5) V F-,-* JJRI „ Location Grafton Station is located south of Dublin Boulevard and west of Grafton Street. Grafton Station is a partially constructed retail center and once complete will be approximately 308,000 square feet. Lowe's occupies one building and Buffalo Wild Wings occupies a portion of one of the smaller retail pads. The location of Grafton Station is shown on the left. Background On July 25, 2006, the Planning Commission approved a Site Development Review and a Conditional Use Permit for the Lowe's Home Improvement Warehouse including a 138,135 square foot building and a 31,659 square foot garden center and a Master Sign program for a freeway sign. COPIES TO: Applicant Property Owners File Page 1 of 5 G: IPA#12009iPA 09-035 Grafton Siation PD AmendmentlPM Nov 24.doc Receive Staff presentation; Open the public hearing; Take testimony from the Applicant and the public; Close the public hearing and deliberate; and Adopt a Resolution approving a Conditional Use Permit to amend the Planned Development Zoning District for PA 05-030 (Grafton Station) related to permitted uses and development standards. ITEM NO. 9-'3 PROJECT DESCRIPTION: On August 15, 2006, the City Council adopted a CEQA Addendum to the Eastern Dublin Environmental Impact Report and a Statement of Overriding Considerations. On September 5, 2006, the City Council adopted a Stage 1 Development Plan Amendment, Stage 2 Planned Development .Rezone and a Development Agreement. On September 27, 2006, the Community Development Director .approved a Tentative Parcel Map to divide Tract 7148 for the sale and development of the Grafton Station shopping center. On March 27, 2007, the Planning Commission approved a Site Development Review to construct four retail buildings (a total of 48,984 square feet) on Dublin Boulevard and Grafton Street. The Planning Commission also approved a Conditional Use Permit for a minor amendment to the Stage Z Development Plan to allow the Applicant to shift the location of the second story element on the site (which had been sited pursuant to the Development Plan). On June 24, 2008, the Planning Commission approved a Site Development Review to construct two retail buildings, one 106,846 square foot building and one 16,604 square foot building (these building have nat yet been constructed). On January 26, 2008, the Community Development Director approved a Tentative Map to further divide Grafton Station for the financing of the center. Current Request The Applicant currently requests approval of a Conditional Use Permit (CUP) for an amendment to the Planned Development Zoning District for Grafton Station to allow outdoor dining as a permitted use and to modify the development standards related to parking. ANALYSIS: Permitted Uses In accordance with the existing Planned Development zoning, outdoor dining is currently allowed in Grafton Station with approval of a Conditional Use Permit. The Applicant has requested approval of a modification to the Planned Development Zoning District to allow outdoor dining as a permitted use. Construction of outdoor dining will require a Site Development Review Waiver, pursuant to Chapter 8.104, Site Development Review, of the Zoning Ordinance. The Site Development Review Waiver process will allow Staff to review the request and ensure that the outdoor dining location will not create any negative impacts. Outdoor dining is consistent with the Grafton Station, shopping center. By allowing outdoor dining by right,•this will remove barriers to restaurants by shortening the review process. No changes are proposed to the list of permitted and conditionally permitted uses for the big box retail uses). Development Standards The Applicant is also requesting an amendment to the Planned Development Zoning District related to the development standards for the Zoning District. The proposed amendment would modify the parking requirements for restaurant uses, offices and financial services. Currently, the Zoning District requires 1 parking space for every 100 square feet of restaurant space, one parking space for every 250 square feet of office and one parking space for every 150 square feet of financial uses. The existing and proposed parking requirements for restaurant, offices and financial uses for Grafton Station are provided in the table below: 2 of 5 Table 1: Existing and Proposed Parking Requirements for Restaurant, Office and Financial Uses Use Type Existing Regulation Proposed Regulation Eating and Drinking Establishment Full Service/Sit Down 1/100 square feet 1 space per 100 square feet of floor area that is accessible to customers plus 1 space per 200 square feet of floor area not accessible to customers (i.e., kitchen, storage areas, coolers) Quick Service/High Turnover 1/100 square feet 1/1.00 square feet Restaurant Specialty Eating & Drinking 1/100 square feet 1/300 square feet (no change) Establishment (including such food uses as sit down or take away with no table service, including a coffee house, delicatessen, bakery, ice cream shop, smoothie shop or others determined to be similar). Outdoor Dining Area (controlled 1/100 square feet 1/200 square feet space; supplemental and dedicated to an indoor restaurant} Stand-Alone Outdoor Drinking/Dining 1/100 square feet 1/200 square feet Area (not supplemental to an indoor restaurant) Bank or Financial Service 1/150 s uare feet 1/250 square feet Office 1/250 square feet 1/300 square feet The above proposed parking standards are consistent with the. parking standards recently approved for Fallon Gateway (southwest corner of Dublin Boulevard and Fallon Road) and The Green at Park Place (former Ikea site) and is similar to the standards for the Waterford center (which has been fully occupied for several years). By reducing the parking requirement far the above use, the. City will allow maximum flexibility on the site which will allow the property owner to increase the uses which have a higher parking requirement. Based on the number of parking spaces available on the site, there is adequate parking to support an increase in the above mentioned uses. Additionally, the proposed parking requirements are consistent with the parking requirements recently approved for similar shopping centers and are similar to the standards for Waterford Place which has been in operation for several years. CONFORMANCE WITH THE GENERAL PLAN AND ZONING ORDINANCE: The proposed modifications allow for the continued expansion of uses at Grafton Station which is consistent with the General Plan land use designations of General Commercial and General CommerciaUCampus Office. The proposed modifications are consistent with the intent of the established Planned Development which is to provide a vibrant retail center for the community. 3 of 5 ENVIRONMENTAL REVIEW: The project has been reviewed under the California Environmental Quality Act (CEQA},.State .CEQA Guidelines and the Dublin Environmental Guidelines. The City Council approved a Mitigated Negative Declaration by Resolution No. 34-00 for Dublin Ranch Area H in 2000. An Addendum to the Eastern Dublin Specific Plan. area Program Environmental Impact Report which was certified by City Council Resolution No. 51-93 on August 1S, 2006 for the Grafton Station project. 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 PIan Amendment, Specific Plan, Mitigated Negative Declaration and Addendum. PUBLIC NOTICING: In accordance with State law, a public notice was mailed to all property owners and occupants within 300 feet of the proposed project. A public notice was also published in the Valley Times and posted at several locations throughout the City. To date, the City has not received any comments or objections from surrounding property owners or tenants regarding the current proposal. CONCLUSION: The proposed amendment is consistent with the .Planned Development zoning and related Stage 1 and Stage 2 Development Plans standard as modified. Outdoor dining is consistent with the intent of the shopping center which is to provide an active retail center for the City. The proposed parking standards are consistent with the parking standards in recently approved shopping centers and will allow additional uses to be located on the site. 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 a Resolution approving a Conditional Use Permit to amend the Planned Development Zoning District for PA OS-030 (Grafton Station) .related to permitted uses and development standards. 4of5 GENERAL INFORMATION: APPLICANT: PROPERTY OWNER: LOCATION: ASSESSORS PARCEL NUMBER: GENERAL PLAN DESIGNATION: SPECIFIC PLAN AREA: EXISTING ZONING AND LAND USE: SURROUNDING USES: Jim Tong Stanforth Holding Company 4690 Chabot Drive Suite 100 Pleasanton, CA 94588 Jim Tong Stanforth Holding Company 4690 Chabot Drive Suite 100 Pleasanton, CA 94588 3700-3750 Dublin Boulevard and 4060-4112 Grafton Street 985-0061-002 General Commercial and General Commercial/Campus Office .Eastern Dublin Specific Plan Planned Development (PA OS-030) Location Zoning General Plan Land. Use Current Use of Pro er Site PD-Planned General Commercial Vacant (the Lowe's Development and General building was recently Commercial/Campus approved and in Office Building Permit plan check). North PD- Planned High Density and High Density Development Neighborhood Residential Units and Commercial Vacant South N/A N/A I-580 Freeway and City of Pleasanton East PD- Planned Campus Office Vacant Develo ment West PD-Planned General Commercial Vacant Development 5 of 5