HomeMy WebLinkAbout8.1 Attch 5 GPA&Stage 1 Planned Dev RezoneGRAFTON PLAZA
GENERAL PLAN/EASTERN DUBLIN SPECIFIC PLAN AMENDMENT &
STAGE 1 PLANNED DEVELOPMENT REZONE
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RECEIVED APRIL 13, 2010
PLANNING COMMISSION HEARING
APR -6 2010
0U,BLIN PL.ANNIN6 ATTACHMEN'T' g
GRAFTON PLAZA
TABLE OF CONTENTS
VICINITY MAP
PLANNING APPLICATION FORM
ENVIRONMENTAL INFORMATION FORM
SITE PHOTO KEY AND VIEWS
GENERAL PLAN/SPECIFIC PLAN AMENDMENT PROJECT DESCRIPTION
GENERAL PLAN/SPECIFIC PLAN TEXT AND EXHIBIT AMENDMENTS
LAND USE COMPARISON PLAN
PLANNED DEVELOPMENT REZONE STAGE 1 PROJECT DESCRIPTION
STAGE 1 DEVELOPMENT SITE PLAN
MASTER NEIGHBORHOOD LANDSCAPE PLAN
CONCEPTUAL UTILITY PLAN
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April 2010 1603412
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COMMUNITY DEVELOPMENT DEPARTMENT
Planning Application Form
Please discuss your proposal with Planning Staff prior to completing this form. All items on this form related to your specific type of
application must be completed. Some of the items listed might not apply to your specific application. Please print or type legibly.
Attach additional sheets, if necessary.
If you are currently working with a Planner on a pre-application project, please schedule an appointment with the planner prior to
submitting your application.
I. TYPE OF APPLICATION:
Pre-application Review [Any type] Sign/Site Development Review [SIGN/SDR]
Conditional Use Permit [CUP] Master Sign Program [MSP/SDR]
Site Development Review [SDR] X Planned Development Rezone [PD REZ]
Variance [VAR] Rezone [REZ]
Tentative Subdivision Map [T MAP] X General/Specific Plan Amendment [GPA]
IT. GENERAL DATA
A. Address/Location of Property: South of Dublin Blvd, East of Grafton Street and North of Interstate 580.
B. Brief Description of Project: Grafton Plaza Mixed Use 2/Campus Office proiect including, but not limited to residential,
live-work, shopkeeper, retail, hotel, spa and office uses.
C. Assessor Parcel Number(s): 985-0061-010 and 985-0061-04
D. Site Area: 25.33 acres E. Zoning: PD F. General Plan Designation: Campus Office
G. Existing/Proposed Use of Property: Vacant Land and Water Quality Control Basin, Mixed-Use 2/Campus Office project
including residential, live/work, shopkeeper, retail, hotel, spa and office uses.
H. Existing Uses of Surrounding Properties: Lowe's and other commercial uses (Grafton Station) approved, built and unbuilt to
the west; The Promenade mixed-use project approved to the north; High density residential and live/work residential projects
approved and built to the north; Vacant land/future Kaiser Hospital campus to the east, and I- 580 to the south.
1. Within 1,000 feet of a military installation (Camp Parks)? No J. Military Notification Required? No
III. AUTHORIZATION OF PROPERTY OWNER AND APPLICANT
A. PROPERTY OWNER: In signing this application, I, as Property Owner, certify that I have full legal capacity to, and
hereby do, authorize the filing of this application. I understand that conditions of approval are binding. I agree to be
bound by those conditions, subject only to the right to object at the hearings or during the appeal period. I further certify
that the information and exhibits submitted are true and correct.
(Note: All Property Owners must sign if property is jointly owned)
Name: James Tong Capacity: Property Owner/Agent
Company: Stanforth Holding Company, LLC Phone: (925) 463-1666
Email: jim(a)charter-properties.com Fax #: (925) 463-1861
Address: 4690 Chabot Dr., Suite 100, Pleasanton, CA 94588
Signature:
Date:
B. APPLICANT (OTHER THAN PROPERTY OWNER): In signing this application, I, as Applicant, certify that I have
obtained written authorization from the property owner and have attached separate documentation showing my full legal
capacity to file this application. I agree to be bound by the conditions of approval, subject only to the right to object at
the hearings or during the appeal period. I further certify that the information and exhibits submitted are true and
correct.
Name:
Company:
Email:
Address:
Signature:
Title:
Phone:
Fax #:
Date:
Page 2
PAI6034-12-Mixed-Use\office\Submittals\ALT BPD 1\07-MUP_Grafton Plaza-Planning Applicationcg4.DOC 3/31/2010
Application Name: Grafton Plaza-General Plan/Specific Plan Amendment, Stage 1 Planned
Development Rezone, and Development Agreement
Initial Study
(ENVIRONMENTAL INFORMATION FORM - PART 1)
(To be completed by Applicant pursuant to City of Dublin
Environmental Guidelines Section 1.6)
Date Filed: April 2010
GENERAL INFORMATION:
1. Name and address of authorized representative of property owner:
James Tong
Stanforth Holding Company, LLC
4690 Chabot Drive, Suite 100
Pleasanton, CA 94588-3355
2. Address of Project: South of Dublin Boulevard, East of Grafton Street and
North of I-580.
3. Name, address and phone number of person to be contacted concerning this project:
Martin Inderbitzen Dave Chadbourne
Attorney at Law Land Plan Associates
P.O. Box 1537 450 Main Street, Suite 205
Pleasanton, CA 94566 Pleasanton, CA 94566
(925) 485-1060 (925) 846-0084
4. List and describe any other related permits and other public approvals required for
this project, including those required for this project, including those required by
city, regional, state and federal agencies:
Stage 2 Planned Development Rezone, Site Development Review, Regional
Water Ouality Control Board-NPDES Permit, and Section 401-(Clean Water
Certification)
5. Existing Zoning District: PD
07-MUP_Env1nfoForm-cg expanded1doc Page 3
6. Description of Project: (Include site area, uses, size and number of buildings,
parking, number of dwelling units, scheduling, and any other information necessary
or helpful to understand project. This attached description must be complete and
accurate. Exhibits or photographs should be identified and attached.)
7. Are the following items applicable to the project or its effects? Discuss below all
items checked (attach additional sheets as necessary).
Refer to the Attachment for clarification of the items checked "Yes" below.
Yes No
x 1. Change in existing features of any bays, tidelands, beaches,
lakes or hills, or substantial alteration of ground contours.
x 2. Change in scenic views or vistas from existing residential
areas or public lands or roads.
x 3. Change in pattern, scale or character of general area of project.
x 4. Significant amounts of solid waste or litter.
x 5. Change in dust, ash, smoke, fumes or odors in the vicinity.
x 6. Change in ocean, bay, lake, stream or ground water quality
or quantity, or alteration of existing drainage patterns.
x 7. Substantial change in existing noise or vibration levels
in the vicinity.
x 8. Site on filled land or on slope of 10 percent (10%) or more.
x 9. Use of disposal of potentially hazardous materials, such as
toxic substances, flammables or explosives.
x 10. Substantial change in demand for municipal services
(police, fire, water, sewage, etc.).
x 11. Substantial increase in fossil fuel consumption
(electricity, oil, natural gas, etc.).
x 12. Relationship to larger project or series of projects.
07-M1JP_EnvInfoForm-cg expanded1doc Page 4
ENVIRONMENTAL SETTING:
8. Briefly describe the project site as it exists before the project, including
information on topography, soil stability, plants and animals, and any cultural,
historical or scenic aspects. Describe any existing structures on the site, and the
use of the structures. If necessary, attach photographs of the site.
See DEIR for Eastern Dublin GPA/Snecific Plan, panes 2-2 and 2-3, Eastern
Dublin Specific Plan, pages 5 and 6, and Dublin Ranch Area H (PA 98-070)
Mitigated Negative Declaration, February 15, 2000. Also refer to attached
photographs of affected land areas for data reeardine existing site conditions.
9. Briefly describe the surrounding properties, including information on plants and
animals, any cultural, historical or scenic aspects and the type of land use.
Refer to the Eastern Dublin Specific Plan, pages 5 throueh 7, DEIR for Eastern
Dublin GPA/Specific Plan, paces 2-2, and Dublin Ranch Area H (PA 98-070)
Mitigated Negative Declaration, February 15, 2000.
CERTIFICATION: I hereby certify that the statements furnished above and in the
attached exhibits present the data and information required for this initial evaluation
to the best of my ability, and that the facts, statements and information presented are
true and correct to the best of my knowledge and belief.
Dated:
Signature
Print Name/Title
07-MUP_EnvInfoForm-cg expanded1doc Page 5
ATTACHMENT
7. Discussion of Applicable Items
2. Change in view or vistas from existing residential areas, public lands or roads.
Views into the site from existing residential areas, existing and future commercial development,
I-580 and adjacent roads will change as the land use transforms from undeveloped land into
urban uses. Nearly half of the site (the southern portion along the freeway) will remain
undeveloped and the views from I-580 of the hills towards the north will be less obstructed than
if the entire site were developed, as with providing a character of open space along the freeway
due to the foreground water quality pond.
The EDEIR assumed and analyzed intensive urban use on the Project site based on the Campus
Office land use designation. Future development will be clustered in the northerly portion of the
site. Views across the southern portion of the site (existing water quality control basin) would
continue to be unobstructed.
A portion of the Project site is located within 700 feet of the I-580 scenic corridor; therefore, that
portion of the site is subject to the City's scenic corridor policies that emphasize maintaining
views of scenic ridgelands to the north. Compliance with these policies will be reviewed through
future Stage 2 Development Plan and Site Development Review submittals.
3. Change in pattern, scale or character of general area of project.
The existing parcel has been mass graded in anticipation of future development. As the Project
Site is transformed by urban development, the scale, character, and pattern of development at the
site will increase and change from that of vacant land.
The EDEIR assumed and analyzed intensive urban use on the site based on the Campus Office
land use designation. The project includes a General Plan Amendment, Specific Plan
Amendment, and Rezoning to expand the potential range of uses which could change the pattern
and scale of the proposed Project, but retains the existing Floor Area Ratio previously approved
in 2000.
4. Significant amounts of solid waste or litter.
As the development project is constructed and inhabited, solid waste and litter will increase from
the existing condition, even with the implementation of construction recycling and
homeowner/commercial recycling of green waste, paper, metal, glass and plastics.
Amador Valley Industries currently provides residential and commercial solid waste pick-up and
recycling services in the City of Dublin. Impacts related to solid waste disposal were analyzed in
the Eastern Dublin EIR and mitigation measures were developed for solid waste planning and
diversion. No new or more severe significant impacts would result with regard to the topic of
solid waste than those previously analyzed in the Eastern Dublin EIR or 2000 MND.
6. Change in ocean, bay, lake, stream or ground water quality or quantity, or alteration of
existing drainage patterns.
As the existing development parcel is transformed by urban development, a change in existing
drainage patterns and water quality and quantity will be affected due to the increase of
impervious surfaces.
07-MUP_EnvInfoForm-cg expanded1doc Page 6
The project developer is required by Eastern Dublin Mitigation Measures to prepare a storm
drainage master plan and other studies in conjunction with development proposals to ensure that
adequate on-site downstream drainage facilities can or will be provided to accommodate any
post-construction increases in storm drainage from the site. The Project proposes the same
amount of development intensity as approved in 2000 and would, therefore, not create a
substantial increase in the quantity of stormwater run-off. Implementation of adopted mitigation
measures ensures that development on the project site would be safely accommodated in
drainage facilities.
7. Substantial change in existing noise or vibration levels in the vicinity.
A temporary increase in noise and vibration levels from the existing condition will be caused by
the Project during construction. The project is required to adhere to Construction Noise
Mitigation Measures included in the Eastern Dublin EIR to minimize impacts of construction
noise. These Mitigation Measures require project developers in the EDSP area to prepare and
adhere to a Construction Noise Management Program, which requires limiting grading and other
noise generating activities to the shortest period of time as possible.
10. Substantial change in demand for municipal services (police, fire, water, sewage, etc.)
The EDSP contains financing programs and policies that address the provision of municipal
services. The Project Applicant has entered into a Development Agreement as part of a previous
application on this site with the City that reflects these policies and helps to ensure that the rate of
service provision is in relation to timing of development. It is anticipated that a future
Development Agreement will be entered into for this Project. Fire, police, school, and utility
services were previously evaluated, and are continually evaluated by the City and affected
agencies as development within the area continues. The developer will install joint trench and
main line sewer, water, and storm drain systems for the project that do not exist at time of project
construction.
The site is currently vacant with the exception of the water quality pond, and approval and
construction of the proposed development Project could result in an increase in the number of
calls for service for fire, rescue and emergency services, and police services since there would be
an increase in the number of residents, employees and visitors to the site from current conditions.
The project would not increase the potential amount of development beyond that analyzed in the
2000 MND. The project Applicant is required to meet existing Eastern Dublin EIR Mitigation
Measures relating to fire and police services. With adherence to the Mitigation Measures, there
would be no new or more severe impacts to fire or police services than previously analyzed in
other CEQA documents.
11. Substantial increase in fossil fuel consumption (electricity, oil, natural gas, etc.).
The Eastern Dublin EIR identified the consumption of non-renewable resources as a significant
and unavoidable impact when approving the underlying Eastern Dublin project. No new or more
severe significant impacts would result with regard to the topic of increased fossil-fuel
consumption that those previously analyzed in the Eastern Dublin EIR or 2000 MND.
07-MUP_EnvInfoForm-cg expanded1doc Page 7
View 1: View to southeast
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View I View to northeast from southwest corner of the site
SITE PHOTOS
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View 3: View to northwest from southeast corner of the site
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SITE PHOTOS
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GRAFTON PLAZA
GENERAL PLAN/EASTERN DUBLIN SPECIFIC PLAN
AMENDMENTS
INTRODUCTION
The Grafton Plaza site consists of approximately 25.33 gross acres, including the existing
water quality basin (which encompasses 11 gross acres of the total site area). The southern
portion of the property has been graded and landscaped for the water quality treatment
basin, which is currently providing treatment for a substantial area of Dublin Ranch. The
northern portion of the Project Area, where development will occur, has been mass
graded. The site is flat, with drainage falling towards the southwest. Non-native grass and
other low vegetation are present on the site; however, no trees or structures exist.
The property is located within Area H of Dublin Ranch and is in the Eastern Dublin Specific
Plan area. The Project site is located within the City of Dublin, bordered by land zoned
General Commercial (approved for the Grafton Station Retail Center including a Lowe's
store and up to seven additional pads to accommodate other retail uses) to the west; The
Promenade (approved as part of the Dublin Ranch Area G Village Center project that
includes a fitness facility, smaller retail, restaurants, and office uses) and high density
neighborhoods of Dublin Ranch Area G across Dublin Blvd. to the north; 1-580 freeway and
Northside Drive to the south, and land zoned Campus Office (owned by Kaiser
Permanente and anticipated for a hospital campus) to the east.
The proposed Mixed Use 2/Campus Office land use designation allows greater flexibility in
land use combinations; therefore, amendments to the General Plan and Eastern Dublin
Specific Plan are needed to provide internal consistency and accommodate the
proposed development concept. The amendments are being requested to redesignate
the land use classification of the site from Campus Office to a new flex land use of Mixed
Use 2/Campus Office and redefine the Eastern Dublin Specific Plan subarea for the Project
Site from Tassajara Gateway to Grafton Plaza. The introduction of a Mixed Use 2/Campus
Office land use designation will permit uses such as shopkeeper, live/work, residential,
office, hotel and spa integrated with retail and office. A Stage I Planned Development
Grafton Plaza General Plan/Eastern Dublin Specific Plan Amendment Page 12
2010
and an application for a Development Agreement have been submitted concurrently to
provide consistency and support this application.
The Project proposes two program options under the new flex designation of Mixed Use 2/
Campus Office (MU2/CO), which includes a combination of mixed uses (Mixed Use 2) or
an all Campus Office project to create a range of uses and maintain flexibility to respond
to market conditions. However, the preference of the Applicant is to provide a mixed use
urban village on the site. Grafton Plaza is intended to create a vital center and proposes
an average intensity of 0.45 FAR (floor area ratio) for a total of 496,519 square feet for
development within the Project Area (which includes the existing water quality basin
parcel) regardless of the ultimate program selected. The final design and land uses of the
Project will be determined with the submittal of Planned Development Stage 2 Rezone
and Site Development Review applications.
Fvielinn C+nna 1 Pn/('Zanarnl PinnXrvztPrn r)i ihlin Cr-sarrifir• Plnn
Land Use Gross Net Gross Density FAR
Residential Units
Designation Acres Acres
S.F.
0.45 avg.
Up to 50% of development,
0.60 max.
Campus Office 25.33 23.4 subject to meeting conditions
496,519 S.F. outlined in the General Plan
(at average FAR)
Pr^nneeA C+rvrtic 1 Plr,nncrl rla\ralnr?man+/ (;anarnl PInn/Prvztarn N ihlin Cr\ar ifir Plnn
Land Use Gross Net Gross Density FAR
Designation Acres Acres (0.45 average)
Mixed Use Non-Residential Residential Units
2/Campus Office 25.33 23.4
248,259 S.F. max.
(Option 1) +/-248,260 S.F.
+/-235 Residential Units
Mixed Use 2/ Campus Office Residential Units
Campus Office 25.33 23.4
(Option 2) 496,519 S.F. NA
Grafton Plaza General Plan/Eastern Dublin Specific Plan Amendment Page 13
2010
General Plan/Eastern Dublin Specific Plan Amendments and a Stage 1 Planned
Development approved by the City in March 2000 placed a Campus Office (CO)
designation on the Project Area with an average FAR of 0.45. The PD approval
specifically permitted mixed use developments under the CO designation including
residential uses subject to a Stage 2 PD provided that certain conditions were met. Those
conditions included meeting a specific community housing need; not exceeding
established traffic service levels; creating a pedestrian oriented attractive environment;
maintaining consistency with the Specific Plan intent without resulting in adverse
environmental or service impacts; and capping residential uses at not more than 50% of
the developed area. Grafton Plaza, as currently envisioned, meets these conditions to
incorporate residential uses into the Project as part of this application and approval. To
further these Project goals, the Applicant proposes to redesignate the property to a new
flex land use classification entitled Mixed Use 2/Campus Office to provide flexibility, as well
as emphasize and support the vision of the development.
Two program options are proposed as part of this Project to create a range of uses and
maintain flexibility to respond to market conditions.
• The first program option (Option 1) proposes a mixed use (Mixed Use 2) project
with a maximum amount of residential square footage established. A maximum of
50% of the total building area (248,259 square feet) can be allocated to
approximately 235 residential units including the residential portions of shopkeeper
and live/work units, and various multi-family configurations, and the other 50%
(248,260 square feet) is associated with non-residential uses such as office, retail,
restaurant, the work portions of shopkeeper and live/work units, and hotel related
uses. This option does permit the ability to integrate fewer or greater units so long
as the total square footage of residential uses does not exceed 248,259 square
feet. If less than 248,259 square feet is assigned to residential uses, the difference
may be assigned to non-residential uses, as long as the overall project square
footage does not exceed 496,519 square feet.
• The second program option (Option 2) proposes a project with all Campus Office
uses. A maximum of 496,519 square feet is permitted for uses such as office, and
ancillary supporting uses including retail and food establishments.
Grafton Plaza General Plan/Eastern Dublin Specific Plan Amendment Page 14
2010
For clarification purposes, the calculation of Floor Area Ratio (FAR) is based on gross site
area (i.e.: 25.33 acres, which includes the existing water quality basin). Surface parking
and parking structures are not included as part of the FAR calculation in accordance with
past practice by the City of Dublin. The overall allowable average floor area ratio is 0.45,
which is the same FAR as approved for the Project in 2000. To provide flexibility in the
development program, the individual building parcels may be developed to a FAR higher
than 0.45 FAR as long as the average of all uses on the 25.33 gross acre site does not
exceed 0.45 FAR or 496,519 square feet. The preferred option has a total of 496,519 square
feet of mixed use development within the Project site. Of this total, up to 50% of the square
footage may be allocated to residential uses.
A Mixed Use 2/Campus Office designation allows uses such as office, hotel, restaurants
and retail spaces to be creatively and effectively integrated with residential, live/work
and shopkeeper units. Commercial, live/work, and shopkeeper units fronting on the
peripheral streets will offer a new type of business and living option.
A residential unit is defined as a permanent living space and excludes temporary living
situations, including long term stay, such as hotel and related facility rooms; common areas
such as hallways, lobbies, mechanical rooms and leasing offices. It also includes only the
residential use square footage of live/work and shopkeeper units. It is not intended that
non-residential square footage within these units accumulates as residential square
footage. Commercial areas do not include the residential portion of live/work and
shopkeeper units.
Text and map amendments to the General Plan and Eastern Dublin Specific Plan are
included with this submittal and can be found in the following documentation.
Grafton Plaza General Plan/Eastern Dublin Specific Plan Amendment Page 15
2010
FINDINGS STATEMENT
The following information is provided to support the necessary findings of the approval per
the City's application submittal requirements.
a. List the proposed changes to General Plan/Specific Plan designations and policies, as
needed.
1. Create a new flex land use designation of Mixed Use 2/Campus Office for both the
General Plan and Eastern Dublin Specific Plan to enable this new flex use designation that
will allow two program options-Option 1 which includes a combination of mixed uses
(Mixed Use 2) or Option 2 which is an all Campus Office project-- to create a range of
uses and maintain flexibility to respond to market conditions.
2. Create a new planning subarea: Grafton Plaza in the Eastern Dublin Specific Plan
within the text and on Figure 4.2- Planning Subareas.
b. Reasons for proposing General Plan/Specific Plan Amendments.
1. While the General Plan and Eastern Dublin Specific Plan currently have a Mixed Use
designation, their criteria for proposed land uses are not appropriate to this Project. As
such, a new flex designation, Mixed Use 2/Campus Office, is needed to permit the option
for a mixed use project with shopkeeper, live/work, medium, medium high and high
density residential, office, hotel, and commercial uses generally arranged to create a
livable and walkable community, interspersed with attractive streetscapes, public plazas
and open spaces. This land use concept will provide places to shop, stroll, and meet family
and friends in a vibrant, comfortable and contemporary setting. In addition, a second
option permits an all Campus Office scenario. In both options, the pedestrian realm will be
highlighted within the project to reinforce the social and public emphasis of the project
and provide a variety of active and passive areas for people watching, dining, and
relaxing.
c. How will the General Plan/Specific Plan Amendments benefit the City of Dublin.
1. The proposed land use revisions will create a project that is compatible with and builds
off existing adjacent uses.
2. These Amendments will encourage the incorporation of mixed uses that relate to near
by uses, service requirements, and promote smart growth principles by creating a place
where people live, work and play that would create active and livable communities and
reduce vehicle trips and resulting noise, green house gas emissions, and air pollution.
Grafton Plaza General Plan/Eastern Dublin Specific Plan Amendment Page 16
2010
3. The project will allow for a potential extension of the City's identified Dublin Ranch Area
G Village Center, The Promenade, to create a unique and exciting shopping,
employment, and living destination.
4. Grafton Plaza will create additional employment opportunities for the City, thereby
improving the city's overall jobs/ housing balance.
5. Additional tax revenues will be generated by Grafton Plaza.
6. The addition of residents within the project will strengthen the customer base for on-site
and adjacent commercial areas.
d. Address each element of the General Plan and policy of an applicable Specfc Plan of
the City of Dublin and describe how each element/policy will be affected by the proposed
amendment.
The following are the elements and policies that would be affected or supported by the
proposed amendments:
Applicable General Plan Elements:
Land Use Element
• Revises and adjusts land use designations within project area.
• Revises and adjusts land use program in terms of uses, square footage, and units on
site.
Applicable Eastern Dublin Specific Plan Policies:
Land Use Policies
• Revises and adjusts land use designations within project area.
• Revises and adjusts land use program in terms of uses, square footage, and units on
site.
The Project will maintain a reasonable balance in residential and employment-generating
land uses for all employment generating land uses by adhering to the proposed distribution
of land uses and those depicted in Figure 4-1, Land Use Map (Policy 4-1). The proposed
project creates an environmentally oriented alternative to the Specific Plan by mixing uses
and thus reducing vehicle trips.
The Mixed Use 2/Campus Office Project encourages higher density residential
development within convenient walking distance of shopping areas, employment centers,
transit stations/stops, and other community facilities (Policy 4-2).
Grafton Plaza General Plan/Eastern Dublin Specific Plan Amendment Page 17
2010
Residential development is concentrated in the less environmentally constrained portions
of the plan area, and cluster development is encouraged and integrated as a method of
reducing or avoiding impacts to constrained or environmental sensitive areas (Policy 4-5).
Innovative approaches to site planning, unit design, and construction to create housing
products for all segments of the community including single parent families, the elderly,
extended nuclear families, first-time buyers, empty nesters, and non-auto households will
be welcomed into Grafton Plaza (Policy 4-6).
Regionally oriented commercial uses identified in the Eastern Dublin Specific Plan (EDSP)
continue to be concentrated south of Dublin Blvd. and near freeway interchanges where
convenient vehicular access will limit traffic impacts to eastern Dublin, and therefore do
not affect the EDSP intent (Policy 4-11).
Commercial uses are developed within Town and Village centers to create vital mixed use,
compact, walkable and pedestrian oriented shopping districts and communities, provide
ease of transit use, reduce daily vehicle trips, and contribute to the identity and character
of outlying residential areas (Policies 4-12 and 4-14, 4-16 to 4-18).
The Project provides for mixed uses, street activation, employment generating uses with a
broad range of job types and salaries, and encourages high-intensity office and other
employment near freeway interchanges where developments can take advantage of
convenient access and high visibility (Policies 4-19 and 4-21, 4-22, 4-24, 4-25, 5-1).
Grafton Plaza balances the housing potential in relation to the employment generating
potential within the planning area and works towards improving the City's job/housing
balance (Policy 4-26 and -27).
Grafton Plaza proposes to pay in lieu fees to meet its affordable housing, school and park
dedication requirements (Policies 4-7 to 4-10, 4-29). Convenient sidewalks and trails will be
provided for interconnected pedestrian and bicyclist circulation (Policies 4.-31, 5-16, 5-17).
Grafton Plaza General Plan/Eastern Dublin Specific Plan Amendment Page 18
2010
e. Describe how the proposal will be compatible with surrounding land uses, enhance the
development of the general area, and create an attractive and safe environment.
The property is surrounded by a range of approved and built retail, office, and high density
residential uses. To the south is Interstate 580. To the west is Grafton Station, comprised of
Lowes and other mid-sized box users, retail and restaurant spaces. The Promenade, a
mixed use village center project, and existing High Density Residential projects up to
approximately 60 units/acre are located to the North. To the east is approved Campus
Office land owned by Kaiser Hospital anticipated for a new hospital campus. The
proposed project will expand upon and enhance these same uses.
The site plan for the project will adhere to the intent of the General Plan and the Eastern
Dublin Specific Plan's goals and policies as amended, ensuring that the project will be
compatible, both in terms of land use and physical design, with adjacent development.
The proposed mix of commercial and residential development and open space will blend
with the neighboring developments to create a safe, attractive, livable and cohesive
project.
f. Discuss the physical suitability of the site for the type and intensity of the land uses
proposed.
The project site is physically suitable for the type and intensity of land use designations
being proposed. The project area has already undergone initial grading, is generally flat,
and is adjacent to constructed streets and utilities. No heritage trees or other substantial
vegetation exist on the site. Existing soil conditions are suitable for development, and no
landslides or earthquakes are present on site. The site is not within a 100 year flood zone.
g. The potential of the property where the project is proposed located to contain a
hazardous waste and substances site (pursuant to Government Code Section 65962.5).
An environmental records search was conducted of the State of California's Department
of Toxic Substance Control database to determine if the site was included on a list of
hazardous waste and substances areas. The results of this search indicated that the
property is not listed as a hazardous site, hazardous material generator or transporter, or
known to have underground storage tank leaks. An earlier Phase 1 Environmental Site
Assessment conducted on the property found no registered hazardous waste or
substance sites known to exist on the property, nor was any hazardous materials
discovered within or near the project site.
Grafton Plaza General Plan/Eastern Dublin Specific Plan Amendment Page 19
2010
GENERAL PLAN AMENDMENT
The following text and map exhibits have been prepared to amend the Dublin General
Plan to facilitate the Grafton Plaza project. Where new text related to the project revises
or supplements existing text of the General Plan, the new text is shown as underlined and
the current text that is being updated or removed is shown in d4keeut
Page 10- Includes a new land use designation and definition as follows:
Mixed Use 2/Campus Office (FAR: Averaae of 0.45)
This desianation provides for a mix of uses includina residential. live-work and shopkeeper
units, and non-residential uses such as office, retail, restaurants. hotel, and entertainment
facilities or all campus office for the Grafton Plaza site. The floor area ratio is for the
combined commercial and residential uses. if residential uses are incorporated. or for
commercial uses if commercial is used exclusively. The residential component shall not
exceed more than 50% of the overall allowable sauare footaae for the Project.
Page 15- The Dublin General Plan Land Use Map (Figure 1-1a) has been updated to
change the designation for the Grafton Plaza site from Campus Office to Mixed Use 2/
Campus Office. Refer to Figure 1-1a for the updated exhibit.
Pages 19 and 20 - Table 2.1 Land use Summary: Eastern Dublin General Plan Amendment
Area. Update to reflect the proposed Project options permitted under Mixed Use
2/Campus Office.
Grafton Plaza General Plan/Eastern Dublin Specific Plan Amendment Page 20
2010
EASTERN DUBLIN SPECIFIC PLAN AMENDMENT
The following text and map exhibits have been prepared to amend the Eastern Dublin
Specific Plan to facilitate the Grafton Plaza project. Where new text related to the project
revises or supplements existing text of the Specific Plan, the new text is shown as underlined
and the current text that is being updated or removed is shown in seeut.
Page 31 - Update Table 4.1 Eastern Dublin Specific Plan Land Use Summary to reflect the
proposed Project options permitted under Mixed Use 2/Campus Office.
Page 43- Table 4.2 Eastern Dublin Specific Plan Population and Employment Summary will
be updated to reflect the proposed Project's two options.
Page 44- Update Table 4.3 City of Dublin Projected Jobs/Housing Balance to reflect the
proposed Project Area.
Page 48- Inserted the following new land use designation and definition:
Mixed Use 2/Campus Office (MU2/CO) (FAR: Average of 0.451
Accommodates various uses includina residential. live-work and shopkeeper units, and
non-residential uses such as office. retail. restaurants. hotel, and entertainment facilities for
the Grafton Plaza property. The floor area ratio is for the combined commercial and
residential (if utilized) uses. The residential component shall not exceed more than 50% of
the overall sauare footage.
Page 51- Table 4.4 Tassajara Gateway Subarea Development Potential will be revised to
remove the proposed Project Area.
Page 62- Add new text as listed below to identify the new subarea Grafton Plaza. Create
a new table and description to provide for the proposed Mixed Use 2/Campus Office
project.
LOCATION
The Grafton Plaza subarea is located between Dublin Boulevard and Interstate 580 and
east of Grafton Street. (Refer to Fiaure 4.1)
Grafton Plaza General Plan/Eastern Dublin Specific Plan Amendment Page 21
2010
LAND USE CONCEPT
The Grafto n Plaza subarea is intend ed to provide a vibr ant mixed use and urban villa ge or
cr'!!'r pus o ffice proiect that is ped estrian friendly. hum an scaled. an d creates an a ctive
environme nt permittina an opport unity for residents t o live. work. a nd plav in a place
currently n ot provided for in the a rea. This subarea b uilds off the a diacent Prome nade
and Graft on Station retail projects and adiacent mediu m-hiah and hia h density resid ential
communiti es to establish a residenti al, commercial. and hospitality dest ination.
The subarea will a llow a n averag e FAR of 0.45. and the residential use. if uti lized. shall not
exceed 50% of th e proje ct sauar footage. Usable and attractive open sp ace areas will
be incoroorat d i nto the proiect t o provide uniaue p ublic spaces.
The architecture and lands cape char acter will be aoverned by desian auidelines and
standards to ensure an attr active and cohesive pr oiect and establish a framework that
encouraaes public activity. human scal e. and_hiah a uality desian and materials,
Page 63- Updated Figure 4.1 Land Use Map to change the Grafton Plaza site from Campus
Office to Mixed Use 2/ Campus Office. Refer to this exhibit to see the revised use.
Page 64- Figure 4.2 Planning Subareas was revised to change the site from Tassajara
Gateway to Grafton Plaza. Refer to this exhibit to see the revised and new subarea
boundaries.
After Page 172- Insert the following new section for the Grafton Plaza subarea:
v
and ac commo date s the ped estria n while maintain ina ad eauat e vehicu lar cir culation.
promot es a lively an d vital retail ven ue, and provides an invit ing se nse of pl ace to live and
work fo r both its resid ents a nd vi sitors alike. T his subare a build s off th e adiace nt
The Pro menade and Graft on S tatio n proiec ts to esta blish a reside ntial, co mmerc ial. and
hospita lity destin atio n unlik e any oth er curre ntly found in the T ri-Vall ey area.
FORM
• -Development shall be desianed with interconnected pedestrian and vehicular
Grafton Plaza General Plan/Eastern Dublin Specific Plan Amendment Page 22
2010
• -Development should be urban and compact, with activated uses encouraged along
the around floor spaces of public and private streets.
BUILD ING SITING
• B uildinas with dominant archit ectural styles and/or areater heiaht at the Grafton Plaza
G ateway (intersection of Graf ton Street and Dublin Blvd.) shall be placed to emphasize
t he importance of this entry t o Grafton Plaza. in relation to Grafton Station and The
• Corners of buildinas at Grafton Plaza should include vertical elements. uniaue
architectural features. upper story balconies._ towers, or related features that aid in
creatina a sense of arrival and place.
• Buildings should he culled to the street with minimal setbacks to frame and create a
well defined street edge.
• Active uses of the Buildinas shall orient to the adjacent streets.
BUILDING MAS SING AND DETAILIN G
• Buildinas sh all be desianed to provide a sense of scale and enclosure.
• Buildings a long Dublin Blvd. s hould step back at a base height to relate to the scale of
• B iu Iding massina should be varied to provide interest and diversity. This can be
achieved by varvina the story heiaht.
• Buildinas should be appropriately scaled and include facade treatments such as multi-
Consistent desian auality materials and detailing and buildina massina of the
• Stree t level ar chitecture shal l be human s caled and posse ss a hiah level o f detailina.
• The massina o f individual bui ldinas shall be broken into thr ee or more prim ary forms
throu ah chan aes in features such as volu me, wall heiahts, roof forms. para pet heiahts.
and offsets in wall planes.
LANDSCAPE/ OPEN SPACE
• An entry plaza at the Grafton Str eet/Dublin Blvd, intersection shall be pr ovided to
create a sense of arrival. This spac e shall permit a ctive uses an d orient to adiacent
Grafton Plaza General Plan/Eastern Dublin Specific Plan Amendment Page 23
2010
• Internal plaza spaces for public use shall be provided that allows a range of activities
includina outdoor dinina. seatina. and other events. The space shall incorporate
elements such as clardens. fountains. and public art.
. Public and private spaces shall be incomoratedinto the project to incomorate
• The development shall be linked with the adiacent water auality basin trail and open
• Pedestrian areas shall be furnished with benches, trash receptacles, lighting. bike
parking, and other attractive and creature comfort elements.
ENTRIES
• Buildina entries shall be located in convenient locations and front the streets and/or
r)ublic spaces to activate the street and provide eves on the street.
. Buildina lobbies shall front streets or public spaces to provide convenient access and
be visually identifiable.
• Buildings should not tum their backs to public streets. Where this is not practical. the
b iu Idina shall b desianed to activate the street and provide pedestrian level features
such as entries, windows. or commercial spaces.
PAR KING
• Primary parkina shall be intea rate d into parkina structures or surface lot s. Surface lots
are to be scree ned from off-si te vi ews as feasibl e. On street parkina sp aces should be
provided to p ermit conveni ent short term o arkina, provide scale, and a buffer
between the sidewalk/pedestrian zone and the street.
• Shared oarkina concepts may be incorporated into the proiect to reduce the impact
of the vehicle and limit the amount of space deleaated to automobiles.
• The use of public transit and other modes of transportation shall be encouraaed.
CI
• RCU
Cir LATIO
culati N
on sha
ll be d
esiane
d to p
rovide
inte
rcon
nected stre
ets and ped
estrian routes.
• On -site s treets shall b e des ianed to mi nimiz e th e impact of the autom obile upon the
pe destri an-orie nted moiec t. Th is can be acc omplished by narrowin a curb-to-curb
wid ths o rovidi na rou ndabo uts, c orner bump out s and other traffic calmi na features.
• Sid ewalk s and plaza s shou ld be desia ned wit h wider dim ensions to accommodate
ou tdoor seatin a win dow sh oodn a, hu man i nter action. and pedestrian circulation.
Util ize th e existi na bus stop alona Dublin Blvd ...
Grafton Plaza General Plan/Eastern Dublin Specific Plan Amendment Page 24
2010
Appendix 2, Page A2-2- Inserted new land use designation and anticipated uses as follows:
Mixed Use 2/Campus Office (Averaae of 0.45 Floor Area Ratio)
Anticipated uses include. but are not limited to a combination of uses:
• medium, medium-hiah. and high density residential
• live-work and shoo keer)er units
• office
• retail
• restaurants and bars
• hotel
• sga
• entertainment facilities
Residential uses shall not exceed more than 50% of the total square footage of the uses.
Appendix 3, Page A3-1- Revise Tassajara Gateway Planning Subarea Land Use Summary to
reflect the proposed Project's two options available under the Mixed Use 2/Campus Office
designation.
Appendix 3, Page A3-4- Add a new Grafton Plaza Planning Subarea Land Use Summary to
reflect the proposed Project's two optional land use programs available under Mixed Use
2/Campus Office.
Appendix 4, Page A4-5- Revise #19 Pao Lin (Areas F, G & H) Land Use Summary by Land
Owners to reflect the new proposed Project options .
Grafton Plaza General Plan/Eastern Dublin Specific Plan Amendment Page 25
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G RA FTO N PLAZA
STAGE 1 PLANNED DEVELOPMENT REZONE
AMENDMENT
THE VISION
Grafton Plaza is designed to create a destination that is active, pedestrian scaled, and
surrounded by a diverse mix of uses. The proposed land uses are intended to provide places
to shop, stroll, and meet family and friends in a vibrant, comfortable and contemporary
setting. The pedestrian realm will be highlighted within the project to reinforce the social
and public emphasis of the project. Since few mixed use projects are currently available in
the Tri-Valley area, a shift towards this combination of land uses will raise the bar for
community design and create a demand for new services. Viewed within the context of the
surrounding developments, both the existing and proposed location and nature of Grafton
Plaza will make this a unique cornerstone and focus for the Dublin Ranch community and
the City of Dublin. This Project will anchor a key corner of the Grafton Street and Dublin Blvd.
intersection, blending and uniting with the other adjacent commercial and residential
projects of Dublin Ranch.
The Project proposes two program options under the Planned Development (PD) zoning
amendment (which corresponds to the new General Plan and Eastern Dublin Specific Plan
land use flex designation of Mixed Use 2/Campus Office (MU2/CO)). This includes a
combination of mixed uses including residential, as well as an all campus office option to
create a range of uses and maintain flexibility to respond to market conditions. The
preference of the Applicant is to provide a mixed use urban village on the site. Grafton
Plaza is intended to create a vital center and proposes an average intensity of 0.45 FAR
(floor area ratio) for a total of 496,519 square feet of development within the Project Area
(which includes the existing water quality basin parcel) regardless of the ultimate program
selected. The final design of the Project will be determined with the submittal of Planned
Development Stage 2 Rezone and Site Development Review applications.
PURPOSE OF DOCUMENT
The intent of this application is to provide maximum opportunity for land use development in
keeping with the theme and nature of the Grafton Street area and The Promenade as a
Destination Urban Village central to Dublin Ranch. A mixture of uses such as office, retail,
Grafton Plaza Stage 1 Planned Development Rezone Amendment Page 30
12010
hospitality, shopkeeper, live/work, residential, open space amenities, and the ability to
integrate residential activities in a higher density setting is an essential part of achieving this
goal.
While the economic and social success of the retail activities is often based on the synergy
and mix of tenants, it is also dependent on the number of residential units within close
proximity that support the retail uses on a daily basis. The long-term goal is to attract a larger
regional audience by making Grafton Plaza a unique destination place, but also to be a
vital shopping area by supporting the needs of the local community in which it is located.
INTRODUCTION
A Stage 1 Development Plan as defined by Section 8.32.030 of the Dublin Zoning Ordinance
will establish the land use type and pattern for the Grafton Plaza Project. A concurrent
General Plan/ Eastern Dublin Specific Plan Amendment application is also a part of this
submittal to rezone the property to PD (with the General Plan/Eastern Dublin Specific Plan
flex land use designation of Mixed Use 2/Campus Office (MU2/CO)). The Project site consists
of approximately 25.33 gross acres, including the existing water quality basin (which
encompasses 11 gross acres of the total site area). The southern portion of the property has
been graded and landscaped for the water quality treatment basin, which is currently
providing treatment for a substantial area of Dublin Ranch. The northern portion of the
Project Area, where development will occur, has been mass graded. The site is flat, with
drainage falling towards the southwest. Non-native grass and other low vegetation are
present on the site; however, no trees or structures exist.
The property is located within Area H of Dublin Ranch and is in the Eastern Dublin Specific
Plan area. The Project site is located within the City of Dublin, bordered by land zoned
General Commercial (approved for the Grafton Station Retail Center including a Lowe's
store and up to seven additional pads to accommodate smaller retail uses) to the west; The
Promenade (approved as part of the Dublin Ranch Area G Village Center project that
includes a fitness facility, smaller retail, restaurants, and residential uses) and high density
neighborhoods of Dublin Ranch Area G across Dublin Blvd to the north; 1-580 freeway and
Northside Drive to the south, and land zoned Campus Office (owned by Kaiser Permanente
and anticipated for a hospital campus) to the east.
Grafton Street exists immediately to the west of the Project site and will provide primary access
into the site and its uses. A secondary access point into the site is located at the east side of the
Grafton Plaza Stage 1 Planned Development Rezone Amendment Page 31
2010
property, off Dublin Blvd. It is anticipated that an east/west street will be located immediately
north of the water quality basin to provide site connectivity and adequate access.
PROPOSED LAND USE & DEVELOPMENT CONCEPT
A Stage 1 Planned Development approved by the City in March 2000 placed a Planned
Development zoning district with a General Plan/Eastern Dublin Specific Plan land use
designation of Campus Office (CO) on the Project Area with an average FAR of 0.45. The
PD approval specifically permitted mixed use developments including residential uses
subject to a Stage 2 PD provided that certain conditions were met. Those conditions
included meeting a specific community housing need; not exceeding established traffic
service levels; creating a pedestrian oriented attractive environment; maintaining
consistency with the Specific Plan intent without resulting in adverse environmental or
service impacts; and capping residential uses at not more than 50% of the developed area.
Grafton Plaza, as currently envisioned, meets these conditions to incorporate residential
uses into the Project as part of this application and approval. To further these Project goals,
the Applicant proposes to maintain the property's Planned Development zoning district, but
amend the PD and redesignate the site with a new land use classification entitled Mixed
Use 2/Campus Office under the General Plan/Eastern Dublin Specific Plan to provide
flexibility, as well as emphasize and support the vision of the development.
Grafton Plaza Stage 1 Planned Development Rezone Amendment Page 32
12010
Due to the proposed redesignation of this site to Mixed Use 2/Campus Office to permit
greater flexibility in land use combinations, amendments to the General Plan/Eastern Dublin
Specific Plan and an application for a Development Agreement have been submitted
concurrently with this Stage 1 Development Plan to provide consistency and accommodate
the proposed development concepts.
Two program options are proposed as part of this Project's PD rezone amendment to
create a range of uses and maintain flexibility to respond to market conditions. However, it
is the preference of the Applicant to provide a mixed use urban village on the site.
Regardless of the ultimate program, the Project will create a vital center, and proposes an
average intensity of 0.45 FAR (floor area ratio) for a total of 496,519 square feet of
development within the Project Area (which includes the existing water quality basin
parcel). The final design and land uses shall be determined with the submittal of a Planned
Development Stage 2 Rezone and Site Development Review applications.
• Grafton Plaza's first PD program option (Option 1-Mixed Use 2) proposes a mixed use
project with a maximum amount of residential square footage established. A
maximum of 50% of the total building area (248,259 square feet) can be allocated
to approximately 235 residential units including the residential portions of
shopkeeper and live/work units, and various multi-family configurations, and the
other 50% (248,260 square feet) is associated with non-residential uses such as office,
retail, restaurant, the work portions of shopkeeper and live/work units, and hotel
related uses. This Option does permit the ability to integrate fewer or greater units so
long as the total square footage of residential uses does not exceed 248,259 square
feet. If less than 248,259 square feet is assigned to residential uses, the difference in
square footage may be assigned to non-residential uses, as long as the overall
project square footage does not exceed 496,519 square feet.
• Grafton Plaza's second PD program option (Option 2-Campus Office) proposes a
project with all Campus Office uses. A maximum of 496,519 square feet is permitted
for uses such as office, and ancillary supporting uses including retail and food
establishments.
Grafton Plaza Stage 1 Planned Development Rezone Amendment Page 33
2010
PROPOSED DEVELOPMENT PROGRAM
In Mixed Use developments, the primary design intent of the development program is that
buildings should have ground floor activation and different supporting uses that will
complement one another. For all Campus Office, the primary design intent of the
development program is that buildings complement one another to create vital and usable
spaces with appropriate commercial ancillary uses. With any of the program options,
spaces between the buildings should create public open spaces. Pedestrian and vehicle
circulation and parking will be provided to serve each building and provide connectivity
between the different buildings. On-site structured parking will be integrated into the project
with higher intensity and mixed use developments. Fire and emergency access to all of the
buildings will be a key consideration in finalizing the ultimate building designs.
For clarification purposes, the calculation of Floor Area Ratio (FAR) is based on the gross site
area (25.33 acres, which includes the existing Water Quality Basin). Surface parking and
parking structures are not included as part of the FAR calculation in accordance with past
practice by the City of Dublin. The overall allowable average floor area ratio is 0.45, which is
the same FAR as approved for the Project in 2000. To provide flexibility in the program, the
individual building parcels may be developed to an FAR higher than 0.45 FAR as long as the
average of all uses on the 25.33 gross acre site does not exceed 0.45 FAR or 496,519 square
feet. The preferred option has a total of 496,519 square feet of mixed use development
within the Project site. Of this total, up to 507o of the square footage may be allocated to
residential uses.
A residential unit is defined as a permanent living space and excludes temporary living
situations, including long term stay, such as hotel and related facility rooms; common areas
such as hallways, lobbies, mechanical rooms and leasing offices. It also includes only the
residential use square footage of live/work and shopkeeper units. It is not intended that non-
residential square footage within these units accumulates as residential square footage.
Commercial areas do not include the residential portion of live/work and shopkeeper units.
Grafton Plaza Stage 1 Planned Development Rezone Amendment Page 34
2010
Fxistinn StnnP 1 PlnnnPrt DPvPlnnment
Land Use Gross Net FAR
Residential Units
Designation Acres Acres
S.F.
0.45 avg. Up to 50% of development,
Campus Office 25.33 23.4 0.60 max. subject to meeting conditions
outlined in the General Plan
496,519 S.F.
Prnnnspel StnnP 1 Plnnnt-d F)PvplnnmPnt
Land Use Gross Net FAR
Designation Acres Acres (0.45 average)
Planned Non-Residential Residential
Development
Option 1 25.33 23.4
248,259 S.F. max.
(Mixed Use with +/-248,260 S.F.
+/-235 Residential Units
Residential)
Planned Non-Residential Residential
Development 25.33 23.4
Option 2 496,519 S.F. NA
(Campus Office)
A more comprehensive site plan, development program, and design of Grafton Plaza will be
submitted with the Stage 2 Planned Development Rezone per the City of Dublin Zoning
Ordinance, Chapter 8.32 and Site Development Review. This will include building footprints,
pedestrian and vehicular networks, site and design guidelines, site development criteria
including parking ratios and building heights/stories, architecture, and more detailed
landscaping.
PHASING
Grafton Plaza is intended to be an integrated mixed use project. Projects like this tend to be
built in phases, which allows for flexibility in constructability, staging and market conditions.
Currently, specific development phasing is unknown and would be subject to market and
economic conditions. A more detailed phasing plan shall be developed for the Stage 2
Planned Development Rezone submittal. In addition, the phasing plan shall also include
existing and proposed land uses, major features of the circulation system; including any
Grafton Plaza Stage 1 Planned Development Rezone Amendment Page 35
12010
existing and proposed arterials and collector streets; other infrastructure requirements
including water supply, wastewater collection, treatment and disposal and drainage
systems. Utility, access, grading and emergency services will be provided to meet the
resulting needs of the ultimate phasing to implement the project.
The desired intensity of the buildings shall not exceed the square footages and unit counts as
described in the previous sections. Of the proposed total building area, no more than 50%
(248,259 square feet) shall be allocated as residential square footage.
PARK DEDICATION I AFFORDABLE HOUSING I SEMI-PUBLIC FACILITIES
Although a public plaza and various other open spaces are anticipated to be incorporated
into the design of the project, at this point there is no clear indication whether these features
will meet the City's parkland dedication requirements. The current proposal is to pay in lieu
fees as established by the City's Public Facilities Fee Program at the time of development
covering the requirements for neighborhood and community parks. This will be discussed
during project review and finalized through the establishment of a project Development
Agreement.
The current Grafton Plaza development program proposes all residential units to be market
rate units and does not include incorporating affordable housing units within the project. The
Applicant is proposing to pay in lieu fees under the City's Inclusionary Zoning Regulations to
meet the affordable housing requirement for this project. This will be considered in the course
of project review and approval by the City Council and will be finalized through the
establishment of a project Development Agreement.
The City of Dublin adopted a Semi-Public Facilities Policy in February 2004 requiring certain
residential projects to "increase the opportunities for Semi -Public Facilities by increasing the
locations of lands designed Public/Semi-Public Facilities on the General Plan land use map".
Through the years, the Dublin Ranch project has provided many Public, Semi-Public, and
Public/Semi-Public sites that total 10.4 acres net. The Grafton Plaza Project does not
specifically incorporate Semi-Public facilities or land, or Public and Public/Semi Public uses,
within the development since Dublin Ranch, as a whole, has already provided an overage
of Public, Semi-Public, and Public/Semi-Public lands amounting to 4.5 additional acres as
determined by the formulas provided in the Semi-Public Facilities Policy. This excess acreage
will decrease slightly when the ultimate number of residential units approved with this project
is backed out from the overall Dublin Ranch Public, Semi-Public, and Public/Semi-Public
acreage reserve. This accounting and determination that no additional acreage is required
due to the existing overage has been verified in the course of project review, and will be
Grafton Plaza Stage 1 Planned Development Rezone Amendment Page 36
12010
approved by the City Council and included in the project Development Agreement.
Additionally, Public and Semi-Public uses are permitted or conditionally permitted in the
Project as designated below.
PERMITTED & CONDITIONALLY PERMITTED USES
Grafton Plaza is intended to be a mixed use project, which can integrate both commercial
and residential uses together, or be a completely non-residential project. Some of the
integration is to be a horizontal mixed use design within buildings. Vertical integration for
mixed use design is desirable, but may be limited to the restraints caused by practical
design. The ultimate master plan developed for the project should provide a variety of uses
and opportunity for businesses and residents to thrive and interact. It is desirable that the
combination of the different uses be compatible with one another, as well as adjacent uses,
but does not require these uses to be directly related.
Key
Permitted P
Conditional Use Permit CUP
Temporary Use Permit TUP
Grafton Plaza Stage 1 Planned Development Rezone Amendment Page 37
2010
MIXED USE 2 (Option 1)
The Permitted, Conditionally Permitted, and Temporarily Permitted land uses allowed under
Grafton Plaza's Planned Development zoning district for Mixed Use 2 (Option 1) include, but
are not limited to, the following:
Commercial Use Type
Office/Service - Offices and professional service
establishments uses including, but not limited to:
P
CUP
TUP
Copy, fax, mail box or supplies x
Bank, Savings and Loan, Financial Services x
Real estate/ Insurance x
Professional and administrative offices x
Travel agent x
Legal services, accounting, escrow services, etc x
Medical and dental offices x
Architect, engineer, design services x
Employment agency x
Hair/ Beauty salon/Nail salon/Tanning Salon/Similar Personal
Services
x
Day Spa (massage services not to exceed 49% of total square
footage of tenant space)
x
Tailor x
Tutoring/Educational Consulting Services x
Internet cafe and other similar technology access centers x
Hotel and spa x
Meeting/Function Rooms (part of another permitted use, and
with or without food and/or alcohol service)
x
Sports Club/Fitness Facility x
Grafton Plaza Stage 1 Planned Development Rezone Amendment Page 38
2010
Office/Service Uses Continued: P CUP TUP
Parking lot x
Meeting/Function Rooms (not part of another permitted use,
and with or without food and/or alcohol service) x
Indoor Recreation (yoga, aerobics, martial arts, dance, etc.) X
Shoe repair x
Public and semi-public facilities x
Private Community Facility X
Out patient health facilities x
Arts and crafts fair x
Festival/ street fair x
Farmer's Market X
Construction trailer x
Conducted in accordance with the regulations of the zoning ordinance. The location and timing of temporary
surface parking lots shall be allowed as designated on the Phasing Plan that is approved as part of the Project Site
Development Review (SDR) or as amended thereafter.
Grafton Plaza Stage 1 Planned Development Rezone Amendment Page 39
April 2010
Retail - Community-serving retail uses including, but not
limited to:
P
CUP
TUP
General merchandise store, including specialty food x
Antiques X
Audio, Computer, and Electronic equipment x
Bookstore X
Bicycle shop x
Clothing and Accessories X
Drug store x
Eating and drinking establishments:
Full-service, sit down restaurant x
Quick-service/high turnover restaurant x
Specialty Eating and Drinking Establishments - sit
down or take away, with no table service, including
such uses as a coffee house, delicatessen, bakery,
ice cream shop, smoothie shop, sandwich shop, or
other similar uses
x
Micro-brewery X
Outdoor dining associated with an eating and
drinking establishment
x
Wine or liquor bar, cocktail lounge, etc x
Florist X
Gifts/ Specialty store x
Hobby/ Special interest store x
Jewelry and cosmetic store x
Grafton Plaza Stage 1 Planned Development Rezone Amendment Page 40
2010
Retail Uses continued: P CUP TUP
Music Store x
Liquor/Wine Store x
Pet Supplies with/without grooming x
Office supply store x
Shoe store x
Toy store x
Home Furnishings x
Dry Cleaning/Laundry Services (no plant on premises
permitted) x
Parking lot x
Permanent Kiosks, News pa per/Magazi ne Stands and
other similar outdoor retail sales associated or not x
associated with an existing business
Community Care Facility- Large2 x
Free standing newspaper and magazine stand/kiosk x
Temporary outdoor sale (sidewalk sale) 3 x
Temporary outdoor sale (sidewalk sale) 4 x
Construction trailer x
1 Conducted in accordance with the regulations of the zoning ordinance. The location and timing of temporary
surface parking lots shall be allowed as designated on the Phasing Plan that is approved as part of the Project Site
Development Review (SDR) or as amended thereafter.
2 As licensed by the State Department of Health Services.
3 Not related to on-site established business. CUP to be approved by Community Development Director.
4 Related to on-site established business.
Grafton Plaza Stage 1 Planned Development Rezone Amendment Page 41
2010
Retail - Prohibited uses including, but not limited to:
Drive through establishments of an e
Gas/Service Stations
Convenience Stores
Shopkeeper Use Type
Shopkeeper Unit is defined as a commercial based residential unit, vertically separated by
occupancy with commercial and residential uses having separate entries. Both residential
and commercial spaces shall be owned by the same owner. The commercial component is
best suited for specialty retail, modified retail or small employee based businesses (sole
proprietorship with 2-5 employees). The commercial space can be subleased. One
residential unit is permitted by right per Shopkeeper unit. The residential unit may be rented.
Residential uses located within the residential portion of the Shopkeeper unit shall conform to
those permitted and conditional uses listed under the Residential Use Type. In addition, uses
applicable to Shopkeeper units shall be in accordance with those listed or other uses found
to be consistent by the Community Development Director.
Shopkeeper Local retail and craft related uses and
services including, but not limited to :
P
CUP
TUP
Art gallery x
Artist, graphic designer x
Bookstore X
Clothing/ Apparel/ Accessories X
Indoor dining x
Medical or dental offices x
Tutoring/Educational Consulting Services ' X
Dry cleaners, Drop-off and pick-up only x
Grafton Plaza Stage 1 Planned Development Rezone Amendment Page 42
12010
Shopkeeper Uses Continued: P CUP TUP
Florist X
Photography studio/ Supply store x
Pet supplies with/without grooming x
Picture framing shop x
Professional offices and services including:
Advertising, Appraisal, Accounting, Architectural,
Engineering, Insurance, Legal, Optometric, Psychology, X
Real Estate, Travel Agency, Miscellaneous consulting
services, etc.
Sale of food and/or beverages, prepared or not
prepared on premises x
Home occupation per Chapter 8.84 of the Dublin Zoning
Ordinance in the Residential portion of the Shopkeeper X
Unit
Parking lot 2 X
Computers/ Electronic equipment and repair x
Outdoor dining x
Craffsperson shop (woodworking, furniture making,
x
ceramics, etc) 3
1 Subject to occupancy limits as noted under Prohibited Uses.
2 Conducted in accordance with the regulations of the zoning ordinance. The location and timing of temporary
surface parking lots shall be allowed as designated on the Phasing Plan that is approved as part of the Project Site
Development Review (SDR) or as amended thereafter.
3 Conducted in accordance with the regulations of the zoning ordinance.
Grafton Plaza Stage 1 Planned Development Rezone Amendment Page 43
2010
Shopkeeper Prohibited Uses include, but are not limited to:
Any occupancy classified as an H occupancy by the International Building Code
Adult businesses
Vehicle maintenance or repair
Welding or any open flame work
Machinery-related uses or activities
Activities involving any biological or chemical substances
Storage of flammable liquids/ hazardous materials (that are not normally associated with
normal residential use)
Breeding, training, boarding, or raising of any animals for profit
Veterinary services including animal hospitals, kennels or associated services
Repair shops, fix-it shops, plumbing shops, with the exception of those uses specifically
permitted or conditionally permitted above
Dance / night club
Teaching of organized classes totaling more than six (6) persons at a time
Dry cleaners, where process is conducted on premises
Fortune telling, astrology, palmistry, and similar uses
Any other activity or use, as determined by the Director of Community Development to not
be compatible with residential activities and / or to have the possibility of affecting the
health and safety of residents, because of potential for the use to create dust, glare, heat,
noise, noxious gases, fumes, odor, smoke, vibration, electrical interference or other impacts,
or would be hazardous because of materials, processes or wastes.
Grafton Plaza Stage 1 Planned Development Rezone Amendment Page 44
2010
Live/ Work Use Type
Live/Work Unit is defined as a unit where the commercial and residential uses share both
vertical and horizontal circulation and space, and will provide a working environment within
the residence. The commercial component cannot be sub-leased as it is considered to be a
part of the residence. The work area is located on the ground floor and this use is best suited
for a home based office. The number of employees shall be limited to the resident plus not
more than 2 additional persons at any one time. One residential unit is permitted by right per
Live/Work unit. The total residential/commercial unit may be rented as one unit.
Residential uses located within the residential portion of the Live/Work unit shall conform to
those permitted and conditional uses listed under the Residential Use Type. In addition, uses
applicable to Live/ Work units shall be in accordance with those listed or other uses found to
be consistent by the Community Development Director.
Live/ Work Home Office and Service Establishments
including, but not limited to : P CUP TUP
Artist, Artisan, or photography studio x
Counseling services ' X
Desktop publishing x
Employment agency/ executive search consulting x
Financial services (mortgage broker, financial planner, etc.) X
Pet supplies with/without grooming x
Professional offices and services including:
Advertising, Appraisal, Accounting, Architectural, Dental,
Engineering, Insurance, Legal, Medical, Optometric, X
Psychology, Real Estate, Travel Agency, Miscellaneous
consulting services, etc.
Tutor/ Educational consultant/ Instructor '
X
Writer/ Technical advisor x
Sale of food and/ or beverages, prepared on premises;
X
includes catering
Grafton Plaza Stage 1 Planned Development Rezone Amendment Page 45
12010
Live/ Work Uses Continued P CUP TUP
Parking lot 2 X
Outdoor dining X
1 Subject to occupancy limits as noted under Prohibited Uses.
2 Conducted in accordance with the regulations of the zoning ordinance. The location and timing of temporary
surface parking lots shall be allowed as designated on the Phasing Plan that is approved as part of the Project
Site Development Review (SDR) or as amended thereafter.
Live/ Work Prohibited Uses include, but are not limited to:
Any occupancy classified as an H occupancy by the International Building Code
Adult businesses
Vehicle maintenance or repair
Welding or any open flame work
Machinery-related uses or activities
Activities involving any biological or chemical substances
Storage of flammable liquids/ hazardous materials (that are not normally associated with
normal residential use)
Breeding, training, boarding, or raising of any animals for profit
Veterinary services including animal hospitals, kennels or associated services
Repair shops, fix-it shops, plumbing shops
Dance / night club
Sale of food and or beverages, other than those items prepared on premises
Teaching of organized classes totaling more than six (6) persons at a time
Dry cleaners or laundromats
fortune Telling, astrology, palmistry, and similar uses
Grafton Plaza Stage 1 Planned Development Rezone Amendment Page 46
2010
Live/ Work Prohibited Uses continued:
Any other activity or use, as determined by the Director of Community Development to not
be compatible with residential activities and / or to have the possibility of affecting the
health and safety of residents, because of potential for the use to create dust, glare, heat,
noise, noxious gases, fumes, odor, smoke, vibration, electrical interference or other impacts,
or would be hazardous because of materials, processes or wastes.
Residential Use Type
Residential units proposed for this project are intended to be for-sale units. The size and
arrangement for the residential dwellings should reflect the attitude of luxury, creativity and
urban lifestyles.
Residential Permitted uses including, but not limited to : P CUP TUP
Multi-family dwellings x
Condominiums X
Community facilities (pool, spa, fitness room, small
theater, etc.) x
Community clubhouse (event area for small gatherings,
kitchen, etc.) x
Home occupation per Chapter 8.84 of the Dublin Zoning
X
Ordinance
Parking lot' x
Community Care Facility- Large X
Family day care home per Chapter 8.08 of the Dublin
Zoning Ordinance- Large x
Sales office/ model home complex x
1 Conducted in accordance with the regulations of the zoning ordinance. The location and timing of temporary
surface parking lots shall be allowed as designated on the Phasing Plan that is approved as part of the Project
Site Development Review (SDR) or as amended thereafter.
Grafton Plaza Stage 1 Planned Development Rezone Amendment Page 47
2010
CAMPUS OFFICE (Option 2)
The following are the Permitted, Conditionally Permitted, and Temporarily Permitted land
uses allowed in Grafton Plaza's Planned Development zoning district for Campus Office
(Option 2), as established in the Dublin Ranch Area H Planned Development District and
Development Plan (PA 98-070) approved in March 2000.
Campus Office Office and ancillary uses including, but
not limited to : P CUP TUP
Accessory and incidental amenity uses to offices,
including but not limited to employee cafeterias,
employee fitness centers, day care centers, and X
employee training facilities.
Administrative headquarters X
Ancillary uses which provide support services to businesses
and employees including but not limited to: restaurants,
convenience shopping, copying services, blueprinting, X
printing and branch banks
Business and commercial services X
Business, corporate, professional, technical, and
X
administrative offices
Cellular and wireless communication facilities, minor,
X
subject to Site Development Review
Laboratory X
Research and development X
Storage and sale of material, limited to 25% of floor area X
Sales and leasing office X
Sports Club/Fitness Facility X
Broadcasting stations or studios, excluding sending and X
receiving towers
Health services/clinics X
Grafton Plaza Stage 1 Planned Development Rezone Amendment Page 48
2010
Campus Office Office and ancillary uses Continued
P CUP TUP
Hotel/motel X
Hospital/medical center X
Limited light manufacturing, assembly, warehousing and
distribution activities (uses that do not produce noxious
X
odors, hazardous materials, or excessive noise)
Other uses that could meet the intent of the Campus
Office land use designation as determined by the
X
Community Development Director
Recreational facility/indoor (yoga, aerobics, martial arts,
X
dance, etc.)
Arts and crafts fair X
Festival/street fair X
Temporary construction trailers and ancillary construction X
facilities
Grafton Plaza Stage 1 Planned Development Rezone Amendment Page 49
2010
POTENTIAL FOR HAZARDOUS WASTE & SUBSTANCES
An environmental records search was conducted on the State of California's Department of
Toxic Substance Control database to determine if the site was included on a list of
hazardous waste and substances areas. The results of this search indicated that the property
is not listed as a hazardous site, hazardous material generator or transporter, or known to
have underground storage tank leaks.
FINDINGS STATEMENT
The following information is provided to support the necessary findings of the approval per
the City application submittal requirements.
A. The proposal will be harmonious and compatible with existing and future development in
the surrounding area.
Development of the Project will be harmonious with and relate to existing and future
development. The development plan will adhere to the amended General Plan's and the
Eastern Dublin Specific Plan's goals and policies. This compliance will ensure that the project
will be compatible, both in terms of land use and physical design, with adjacent
development. Proposed land uses will complement adjacent uses and may provide unique
uses not currently found in the City of Dublin. Project development will be governed by
design guidelines and standards to ensure that building massing and placement
acknowledges and respects adjacent uses.
B. The site is physically suitable for the type and intensity of zoning districts being proposed.
The project site is physically suitable for the type and intensity of zoning being proposed. No
landslides, earthquake faults, flood zones, or inadequate structural soil properties are known
to exist on the site. Utility and street connections exist or can be easily extended to the
property. An environmental records search was conducted of the State of California's
Department of Toxic Substance Control database to determine if the site was included on a
list of hazardous waste and substances areas. The results of this search indicated that the
property is not listed as a hazardous site, hazardous material generator or transporter, or
known to have underground storage tank leaks.
Grafton Plaza Stage 1 Planned Development Rezone Amendment Page 50
2010
C. The proposal will not adversely affect the health or safety of persons residing or working in
the vicinity, or be detrimental to the public health, safety, and welfare.
The proposed project is consistent with the General Plan and Eastern Dublin Specific Plan, as
amended, with respect to public health, safety, and welfare. The project will not adversely
affect the health or safety of persons residing or working in the vicinity, nor will it be
detrimental to public health, safety or welfare. Additionally, no noxious odors, hazardous
materials, or excessive noises will be produced by the uses proposed for this project.
D. The proposed uses for the site are consistent with the elements of the City of Dublin
General Plan and the Eastern Dublin Specific Plan.
The Planned Development Rezone is consistent with the General Plan and the Eastern Dublin
Specific Plan as amended by this project. Refer to these documents for additional detail.
E. The orroiect satisfies the purpose and intent of a "Planned Development" as outlined in
Chapter 8.32 of the Municipal Code.
• The proposal is planned as a comprehensive and distinct project and will have
development standards tailored to the specific needs of the site.
• Grafton Plaza will provide interconnected pedestrian and vehicular circulation,
interspersed with public plazas and open spaces. This layout, in addition to the designated
land uses and design guidelines, will provide places to shop, stroll, and meet family and
friends in a vibrant, comfortable and contemporary setting.
Grafton Plaza Stage 1 Planned Development Rezone Amendment Page 51
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