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Home My WebLink AboutPC Reso 10-16 Grafton Plaza GPA/EDSPA RESOLUTION NO. 10 -16 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF DUBLIN RECOMMENDING THAT THE CITY COUNCIL ADOPT A RESOLUTION AMENDING THE GENERAL PLAN AND EASTERN DUBLIN SPECIFIC PLAN FOR THE GRAFTON PLAZA PROJECT (APN 985-0061-010 & 985-0061-004) PA 07-006 WHEREAS, Jim Tong/Charter Properties submitted applications for a 496,519 square foot project on approximately 25.33 acres between I-580 and Dublin Boulevard, east of Grafton Street. The project proposes future development of either Campus Office uses, or of a mixed use residential/retail and office project with up to 50% residential uses. The project includes applications for General Plan and Eastern Dublin Specific Plan amendments to create a new "flex" designation of Mixed Use 2/Campus Office, to create a new Grafton Plaza subarea in the Specific Plan, and to slightly expand the mixed uses to include shopkeeper, live/work and other uses; and a PD-Planned Development rezoning and related Stage 1 Development Plan to allow future development under either the Campus Office or residential mixed use options. The applications are collectively known as the "Project"; and WHEREAS, the Project site slopes gently from north to south; the northerly portion of the site is vacant and has previously been graded and filled; the southerly portion of the site is developed with a water quality basin; and WHEREAS, the General Plan and Eastern Dublin Specific Plan amendments would create a new Mixed Use 2/Campus Office land use designation and apply it to the Grafton Plaza site. This flex-designation would allow the Project site to develop in the future as a Campus Office project, or as a mixed use residential/office and retail project, generally consistent with the development options in the current Campus Office land use designation. The new designation slightly expands the permitted uses under the mixed use residential option to allow shopkeeper, live/work and other uses. The Project would also amend the Eastern Dublin Specific Plan to add a new Grafton Plaza subarea; and WHEREAS, consistent with Government Code section 65352.3, the City obtained a contact list of local Native American tribes from the Native American Heritage Commission and notified the tribes of the opportunity to consult with the City on the proposed General Plan and Specific Plan amendments. None of the contacted tribes requested a consultation within the 90- day statutory consultation period and no further action is required under section 65352.3; and WHEREAS, a staff report, dated April 13, 201 Q and incorporated herein by reference, described and analyzed the Project, including the proposed amendments to the General Plan j and Eastern Dublin Specific Plan, and the related Mitigated Negative Declaration for the Planning Commission; and WHEREAS, the Planning Commission held a properly noticed public hearing on the Project, including the proposed General Plan and Eastern Dublin Specific Plan amendments, on April 13, 2010 at which time all interested parties had the opportunity to be heard; and WHEREAS, on April 13, 2010, the Planning Commission adopted Resolution 10-XXX recommending that the City Council adopt a Mitigated Negative Declaration for the Grafton Plaza project, which resolution is incorporated herein by reference and available for review at City Hall during normal business hours; and WHEREAS, the Planning Commission considered the Mitigated Negative Declaration and prior environmental documents, and all above-referenced reports, recommendations and testimony to evaluate the Project. NOW, THEREFORE, BE IT RESOLVED that the foregoing recitals are true and correct and made a part of this resolution. BE IT FURTHER RESOLVED that the Planning Commission recommends that the City Council approve the resolution attached as Exhibit A approving amendments to the General Plan and Eastern Dublin Specific Plan based on findings that the amendments are in the public interest and that the General Plan as so amended will remain internally consistent. PASSED, APPROVED, AND ADOPTED this 13t" day of April, 2010 by the following vote: AYES: King, Wehrenberg, Schaub, Swalwell NOES: ABSENT: Brown ABSTAIN: ~ ` Planning Com ission hair ATTEST: Plann' g ager G:\PA#~2007~07-006 The PlazalPlanning Commission 4.13.10\pc reso recommending gpa_spa for grafton plaza.DOC 2 RESOLUTION NO. XX-10 A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF DUBLIN AMENDING THE GENERAL PLAN AND EASTERN DUBLIN SPECIFIC PLAN FOR THE GRAFTON PLAZA PROJECT (APN 985-0061-010& 985-0061-004) PA 07-006 WHEREAS, Jim Tong/Charter Properties submitted applications for a 496,519 square foot project on approximately 25.33 acres between 1-580 and Dublin Boulevard, east of Grafton Street. The Project proposes future development of either Campus Office uses, or of a mixed use residential/retail and office project with up to 50% residential uses. The Project includes applications for General Plan and Eastern Dublin Specific Plan amendments to create a new "flex" designation of Mixed Use 2/Campus Office, to create a new Grafton Plaza subarea in the Specific Plan, and to slightly expand the mixed uses to include shopkeeper, live/work and other uses; a PD-Planned Development rezoning and related Stage 1 Development Plan to allow future development under either the Campus Office or residential mixed use options. The applications are collectively known as the "Project"; and WHEREAS, the Project site slopes gently from north to south. The northerly portion of the site is vacant and has previously been graded and filled; the southerly portion of the site is developed with a water quality basin; and WHEREAS, the General Plan and Eastern Dublin Specific Plan amendments would create a new Mixed Use 2/Campus Office land use designation and apply it to the Grafton Plaza site. This flex-designation would allow the Project site to develop in the future as a Campus Office project, or as a mixed use residential/office and retail project, generally consistent with the development options in the current Campus Office land use designation. The new designation slightly expands the permitted uses under the mixed use residential option to allow shopkeeper, live/work and other uses. The Project would also amend the Eastern Dublin Specific Plan to add a new Grafton Plaza subarea; and WHEREAS, consistent with Government Code section 65352.3, the City obtained a contact list of local Native American tribes from the Native American Heritage Commission and notified the tribes of the opportunity to consult with the City on the proposed General Plan and Specific Plan amendments. None of the contacted tribes requested a consultation within the 90- day statutory consultation period and no further action is required under section 65352.3; and WHEREAS, on April 13, 2010, the Planning Commission adopted Resolution 10-XX recommending that the City Council adopt a Mitigated Negative Declaration for the Grafton Plaza project, which resolution is incorporated herein by reference and available for review at City Hall during normal business hours; and WHEREAS, on April 13, 2010, the Planning Commission adopted Resolution 10-XX recommending that the City Council approve the proposed General Plan and Specific Plan amendments, which resolution is incorporated herein by reference and available for review at City Hall during normal business hours; and 1 EXHIBIT A TO ATTACHMENT I WHEREAS, a staff report, dated May 4, 2010 and incorporated herein by reference, described and analyzed the Project, including the proposed amendments to the General Plan and Eastern Dublin Specific Plan, and the Mitigated Negative Declaration and for the City Council; and WHEREAS, the City Council held a properly noticed public hearing on the Project, including the proposed General Plan and Eastern Dublin Specific Plan amendments, on 2010 at which time all interested parties had the opportunity to be heard; and WHEREAS, on , 2010, the City Council adopted Resolution XX-10 adopting a Mitigated Negative Declaration, Statement of Overriding Considerations and Mitigation Monitoring and Reporting Program for the Project; and WHEREAS, the City Council considered the adopted Mitigated Negative Declaration and prior environmental documents, and all above-referenced reports, recommendations and testimony to evaluate the Project. NOW, THEREFORE, BE IT RESOLVED that the foregoing recitals are true and correct and made a part of this resolution. BE IT FURTHER RESOLVED that the City Council finds that the Grafton Plaza Plan amendments, as set forth below, are in the public interest and that the General Plan and Eastern Dublin Specific Plan as amended will remain internally consistent. BE IT FURTHER RESOLVED that the City Council hereby approves the following amendments to the General Plan and Eastern Dublin Specific Plan. General Plan Amendments: A. Chapter 1: Background, Section 1.8.1 Land Use Classifications, Eastern Extended Planning Area, add the following definition: Mixed Use 2/Campus Office (FAR: 0.45) This designation provides for a mix of uses including residential, live-work and shopkeeper units, and non-residential uses such as office, retail, restaurants, hotel and entertainment facilities or Campus Office uses consistent with the Campus Office land use designation. The floor area ratio applies to both development options (Mixed Use and Campus Office) and 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 50% of the development square footage. Gas stations are not permitted. 2 B. Amend the Land Use Map (Figure 1-1 a) of the General Plan as shown below: D U B L I N G E N E R A L P L A N (Figure 1-1a( L A N D U S E M A P as amended through February 12, 2008 ,T Revised May 2009 Rcvued April 201D (}i Y \ fR "It.", Ex1e10o0 PI-irg Area Y a ;I Public/Semi-Public/Open Space Commercial/Industrial Residendal Planning Area Limits PaR Rrywna -6-4 Cam 111 ?rer.?t'aRrr R-ARe9deraxiyAg-*- I I Una prr 100 Coon Rrui *Aeresl ^••EaswnExIPnOCO PynnrMj Arta 8ounaary m Area tloulOSry -Prarl' ?^^^r'IB • ..._.+ •- r. rarky rudM: RCVeaOOn ?Reta?t'OMtc aryl AUlomoraK Rndrani tool 08(k,-) E'Wrt for Om r os 79 'I'Y U'9r .v^y'I cWc -mEvmrdaN -9 ArM s-,l y •. ?. ripen spare NrxfWMKtXI Cnmme.cW low Drnliry R-WnaN )00 60 awarl i-..? cv«ouean ..W .. _ _ S C W 1. C. oral C.xtnxrr4at.Carr?wrl ClFrc yrylerrxrilyR-d Yio9 &o'kA'M) f . r`aWRr-rA L -. . - veam on a IV- khsSunDm•.ty Rruden:Ly lhl I40dWar1 t , ' L;SprA+e of mrk+er%r pl lk Laruk - Pu[MI;fSmxIt:rMr ®MnrnNG 1 na1 -RUVnn Park)Mn -kle6u HiglDensayR.W-AJIO 75A dWx) __" _ _ T6Valley.lurisdictions --.-- .. -Fac)hoeraOyRnwMkal7S-l+dWa[) Cirynrltiermore "? •? _ - SenJAtlR -8rnnns ParY,'Yr01n'na1.InU CAadoor SkYwy dlxaearxan t Wed UM 71Lerpue DAOe ?- Cey o/Sar IWrlVI • w ^. Q -I lje hk -^ ••.- `v w wanwrooa r cr..wew awrw. Lkdum/ENgn-Dcna? RniQrtiMl and RcWA pk, r~R......+....•arw•er?r.,TUe.?..r sexcn ?.+ ... • •wuw x. 3 C. Amend Table 2.1 in the General Plan as follows: TABLE 2.1 * LAND USE SUMMARY: EASTERN DUBLIN GENERAL PLAN AMENDMENT AREA Amended: Resolution 223-05, 58-07, 37-08, 210-08, 176-09 Classification Acres Intensity** Units Factor Yield RESIDENTIAL Du's/acre Du's Persons/du Population High Density 69.9 35 2,447 2.0 4,894 Medium-High Density 132.4 20 2,616 2.0 5,232 Medium-Density*** 558.2 10 5,582 2.0 11,164 Single Family******** 848 4 3,392 3.2 10,854 Estate Residential 30.4 0.13 4 3.2 13 Mixed Use**** 96 2.0 192 Rural Residential 567.3 .01 6 3.2 19 TOTAL 2,206.2 14,143 32,368 COMMERCIAL Acres Floor Area Ratio (Gross) Square Feet (millions) Square Feet / Employee Jobs General Commercial 347.9 .35/.25 4.228 510 8,290 General Commercial/Campus Office***** 72.7 .28 .887 385 2,303 Mixed Use 6.4 .3/1.0 .083 490 171 Mixed Use 2/Campus Office********* 25.33 .45 .497 260 1,910 Neighborhood Commercial 57.5 .35/30 .819 490 1,671 Campus Office 164.03 .75/35 2.644 260 10,168 Industrial Park****** 114.7 .25/.28 1.329 590 2,253 T6TAL: 788.6 11.772 26,766 PARKS AND PUBLIC RECREATION City Park 56.3 1 park Community Park 97.0 2 parks Neighborhood Park 47.1 8 parks Neighborhood Square 16.6 6 parks Regional Park 11.7 1 park TOTAL: 228.7 18 parks OPEN SPACE 776.9 PUBLIC/SEMI-PUBLIC Public/Semi-Public 101 .25 1.120 590 1,899 Semi-Public******* 13.1 .25 Schools Elementary School 63.2 5 schools Junior High School 25.2 1 school High School 0 0 school School Subtotal 88.4 6 schools TOTAL: 202.5 TRANSIT CENTER (Total) 90.7 - Campus Office (including ancillary retail 38.3 - High-Density Residential 31.5 - Park 12.2 - Public/Semi-Public Transit-Related 8.7 GRAND TOTAL 4,293.6 .*****"'The Mixed Use 2/Campus Office land use designation allows for either a mixed use project with residential land uses comprising up to 50% of the project's development area (248,259 square feet) or an all Campus Office project (with no residential uses) with up to 496,519 square feet of development. Table 2.1 has been amended to reflect a Campus Office project. If the project is developed as a mixed-use project with residential uses, the table shall be amended at that time to reflect that. All of the other footnotes continue to apply to this table. For simplicity purposes, only the footnote added for this project is shown on the various tables that are being amended as part of the Grafton Plaza General Plan and Specific Plan amendments. D. Amend Appendix A of the General Plan as follows: Add this project to the list of Amendments and Approvals Grafton Plaza, Resolution No., Date Adopted & GP updated Eastern Dublin Specific Plan Amendments E. Amend Chapter 3 Summary, 3.3.3 Land Use Categories of the Eastern Dublin Specific Plan (pg. 17 - Commercial, first paragraph) by adding the following: Through the Grafton Plaza amendment in 2010, the Mixed Use 2/Campus Office (MU2/CO) flex designation was established in the Specific Plan Area. 5 F. Amend Table 4.1 in the Eastern Dublin Specific Plan as follows: TABLE 4.1 EASTERN DUBLIN SPECIFIC PLAN LAND USE SUMMARY (Amended Per Resolution No. 66-03,47-04,223-05, 58-07,37-08,210-08,176-09) Land Use Description LAND AREA DENSITY YIELD COMMERCIAL/INDUSTRIAL General Commercial 356.8 acres .25-35 FAR 4.122 MSF General Commercial/Campus Office 72.7 acres .28 FAR .887 MSF Industrial Park* 61.3 acres .25-.28 FAR .747 MSF Neighborhood Commercial 61.4 acres .30-35 FAR .871 MSF Mixed Use 6.4 acres .30-1.0 FAR .083 MSF Mixed Use 2/Cam us Office***** 25.33 .45 FAR .497 MSF Campus Office 167.33 acres .35-.75 FAR 3.236 MSF Subtotal 751.3 acres 10.443 MSF RESIDENTIAL High Density 68.2 acres 35 du/ac 2,387 du Medium High Density 144.5 acres 20 du/ac 2,858 du Medium Density" 511.3 acres 10 du/ac 5,113 du Single Family**** 855.8 acres 4 du/ac 3,423 du Estate Residential 30.4 acres 0.13 du/ac 4 du Rural Residential/A ric. 554.2 acres .01 du/ac 6 du Mixed Use 6.4 acres*** 15du/ac 96 du Subtotal 2,170.8 acres 13,887du PUBLIC/SEMI-PUBLIC Public/Semi-Public 98.2 acres .24 FAR 1.027 MSF Semi-Public 9.3 acres .25 FAR Subtotal 107.5 acres 1.027 MSF SCHOOLS Elementary School 66.5 acres 5 schools Junior High School 21.3 acres 1 school Subtotal 87.8 acres PARKS AND OPEN SPACE City Park 56.3 acres 1 ark Community Park 97.0 acres 3 arks Neighborhood Park 49.0 acres 7 arks Neighborhood Square 16.7 acres 6 arks Subtotal 219 acres 17 parks Open Space 734.8 acres TOTAL LAND AREA 4,071.2 acres ***** The Mixed Use 2/Campus Office land use designation allows for either a mixed use project with residential land uses comprising up to 50% of the project's development area (248,259 square feet) or an all Campus Office project (with no residential uses) with up to 496,519 square feet of development. Table 4.1 has been amended to reflect a Campus Office project. If the project is developed as a mixed-use project with residential uses, the table shall be amended at that time to reflect that. All of the other footnotes continue to apply to this table. For simplicity purposes, only the footnote added for this project is shown on the various tables that are being amended as part of the Grafton Plaza General Plan and Specific Plan amendments. 6 G. Amend Table 4.2 of the Eastern Dublin Specific Plan as follows: TABLE 4.2 EASTERN DUBLIN SPECIFIC PLAN POPULATION AND EMPLOYMENT SUMMARY Amended Per Resolution No. 47-04, 223-05, 58-07, 37-08,176-09) Land Use Designation Development S Ft/Em to ees Persons/du Population Commercial Industrial Park .747 MSF 590 1,266 General Commercial/Campus Office* .887 MSF 385 2,303 General Commercial 4.122 MSF 510 8,082 Neighborhood Commercial .885 MSF 490 1,806 Mixed Use** .083 MSF 490 171 Mixed Use 2/Campus Office**** .497 MSF 260 1,910 Campus Office 3.233 MSF 260 12,436 Public/Semi Public 1.027 MSF 590 1,740 Semi-Public 590 TOTAL: 11.481 MSF 29,714 Residential High Density 2,387 2.0 4,774 Medium High Density 2,858 2.0 5,716 Medium Density 5,113 2.0 10,226 Single Family*** 3,423 3.2 10,954 Estate Residential 4 3.2 13 Mixed Use** 96 2.0 192 Rural Residential/A ric. 6 3.2 19 TOTAL: 13,887 31,894 ****The Mixed Use 2/Campus Office land use designation allows for either a mixed use project with residential land uses comprising up to 50% of the project's development area (248,259 square feet) or an all Campus Office project (with no residential uses) with up to 496,519 square feet of development. Table 4.2 has been amended to reflect a Campus Office project. If the project is developed as a mixed-use project with residential uses, the table shall be amended at that tirne to reflect that. All of the other footnotes continue to apply to this table. For simplicity purposes, only the footnote added for this project is shown on the various tables that are being amended as part of the Grafton Plaza General Plan and Specific Plan amendments. H. Amend Table 4.3 of the Eastern Dublin Specific Plan as follows: Add a footnote to the chart which states the following: The Mixed Use 2/Campus Office land use designation allows for either a mixed use project with residential land uses comprising up to 50% of the project's development area (248,259 square feet) or an all Campus Office project (with no residential uses) with up to 496,519 square feet of development. At this point it is assumed that the project will be a Campus Office project, if the project is developed as a mixed-use project with residential uses, the table shall be amended at that time to reflect the increase in residential units and the decrease in jobs. 7 I. Amend Chapter 4 Land Use, 4.8.2 Land Use Categories (commercial) of the Eastern Dublin Specific Plan by adding the following: Mixed Use 2/Campus Office (MU2/CO) (FAR: 0.45): This designation provides for a mix of uses including residential, live-work and shopkeeper units, and non-residential uses such as office, retail, restaurants, hotel and entertainment facilities or Campus Office uses consistent with the Campus Office land use designation. The floor area ratio applies to both development options (Mixed Use and Campus Office) and 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 50% of the development square footage. Gas stations are not permitted. J. Amend Table 4.4 (Tassajara Gateway Subarea) by removing the project site: TABLE 4.4 TASSAJARA GATEWAY SUBAREA DEVELOPMENT POTENTIAL Designation Acres Density Development Potential General Commercial 52.7 .25 FAR .574 msf Campus Office 65.67 .35 FAR 1.001 msf Open Space 6.9 ----- ----- Semi Public ----- ----- 0 TOTAL 125.2 ----- 1.575 MSF K. Add Table 4.14 and text to identify the new subarea Mixed Use 2/Campus Office: LOCATION The Grafton Plaza subarea is located between Dublin Boulevard and Interstate 580 and east of Grafton Street. (Refer to Figure 4.1) LAND USE CONCEPT The Grafton Plaza subarea is intended to provide a vibrant Mixed Use and urban village or Campus Office project that is pedestrian friendly, human scaled, and creates an active environment permitting an opportunity for residents to live, work, and play in a place currently not provided for in the area. This subarea builds off the adjacent Promenade and Grafton Station retail projects and adjacent medium-high and high density residential communities to establish a residential, commercial, and hospitality destination. The subarea will allow a maximum of 496,519 square feet of development (0.45 FAR), and the residential use, if utilized as part of a mixed use development, shall not exceed 50% of the project square footage. No residential is permitted under the Campus Office development option. Usable and attractive open space areas will be incorporated into the project to provide unique public spaces. The architecture and landscape character will be governed by design guidelines and standards to ensure an attractive and cohesive project and establish a framework that encourages public activity, human scale, and high quality design and materials. 8 Table 4.14 - Mixed Use 2 Subaroa Development Potential Land Use Designation Gross Acres Density Development Potential Mixed Use 25.33 0.45 248,259 s.f. max. for +/-235 Residential 2 with residential Units/248,260 minimum s.f. non-residential uses uses. Total project not to exceed 496,519 sf. (Option 1) Campus Office with 25.33 0.45 Campus Office no residential uses 496,519 s.f. non-residential uses (Option 2) L. Amend the Land Use Map (Figure 4.1) of the Eastern Dublin Specific Plan as follows: `mil %- SuM. - p4 n..,« ... .. !.._- X.- 0 C 0 5 ' 0 J N j y c C O N t 0. '' H E O f• ? Pt Parks Reserve Forces Training Area (Camp Parks) U. S. Deaartment a ?r Y d ]usJCe .._. svtl ltlC Pi nh //!!,j µ0 L Figure 4.1 Land Use Map Spaulle PW LU ® rw.u.. G . urvty Park rle,gnu?n?.a,e Sgwe! Ik?g tM.hMY P.irK w t,."ra: PR. 15E :evarySeM1Vtl NHS. NIaCIe S.I.wJ r6 xV, S- .ax mt.? 00M ): 01 c• .s 9 M. Amend Figure 4.2 (Planning Subarea Map) - remove project site from Tassajara Gateway and add new Grafton Plaza subarea: N. Amend Appendix 2 of the Eastern Dublin Specific Plan as follows: Mixed Use 2/Campus Office Anticipated uses include, but are not limited to: ¦ neighborhood serving commercial uses (both retail and office); ¦ entertainment and cultural facilities; ¦ restaurants and bars; ¦ high density housing - including shopkeeper & live-work units; ¦ hotel and spa; ¦ professional and administrative offices; ¦ administrative headquarters; ¦ research and development; ¦ business and commercial services; ¦ limited light manufacturing, assembly and distribution activities; and ¦ ancillary uses (restaurants, convenience shopping, copying services, branch banks, etc.) 10 O. The Tassajara Gateway Planning Subarea portion of Appendix 3 in the Eastern Dublin Specific Plan will be amended as follows, with all other portions of Appendix 3 remaining in full force and effect: Planning Subareas Land Use Cate o Area Density S uare Feet Units Tassajara Gateway General Commercial 52.7 .25 573,903 Campus Office 65.67 .35 1,001,205 Open Space 6.9 Total 125.27 1,575,108 P. Appendix 3 of the Eastern Dublin Specific Plan will be amended to include the following: Planning Subareas Land Use Cate o Area Density Square Feet Units Grafton Plaza - (Option 1) 25.33 0.45 496,519 SF, +/- 235 units which includes (max. 248,259 minimum 248,260 SF) sf of non- residential uses Grafton Plaza - (Option 2) 25.33 0.45 496,519 SF non- 0 units residential uses 11 Q. Appendix 4 in the Eastern Dublin S ecific Plan will be amended as follows: Owner/Land Use Cate o Acres Densit __Square Feet Units #19 PAO-LIN Areas F, G & H General Commercial' 26.9 .25 292,941 Neighborhood Commercial 22.0 .35 230,000 Campus Office 18.57 .45 364,009 Mixed Use 2/Cam us Office2 25.33 0.45 496,519 Public/Semi-Public 7.0 .25 76,230 High Density Residential 25.0 35 876 Medium High Density Residential 26.2 20 528 Medium Density Residential 68.9 10 689 Single Family Residential 22.7 4 91 Neighborhood Park 12.3 Neighborhood Square 4.5 Elementary School 10.0 High School 30.6 Open Space 4.2 Total 304.2 1,459,699 2,184 2. The Mixed Use 2/Campus Office land use designation allows for either a mixed use project with residential land uses comprising up to 50% of the project's development area (248,259 square feet) or an all Campus Office project (with no residential uses) with up to 496,519 square feet of development. Appendix 4 has been amended to reflect a Campus Office project. If the project is developed as a mixed-use project with residential uses, the table shall be amended at that time to reflect that. All of the other footnotes continue to apply to this table. For simplicity purposes, only the footnote added for this project is shown on the various tables that are being amended as part of the Grafton Plaza General Plan and Specific Plan amendments. PASSED, APPROVED, AND ADOPTED this day of , 2010 by the following vote: AYES: NOES: ABSENT: ABSTAIN: ATTEST: City Clerk Mayor G:\PA#\2007\07-006 The Plaza\Planning Commission 4.13.10\cc reso approving gpa_spa for grafton plaza.DOC 12