HomeMy WebLinkAboutReso 76-10 Nielsen Property Grafton PlazaRESOLUTION NO. 76-10
A RESOLUTION OF THE CITY COUNCIL
OF THE CITY OF DUBLIN
**********
APPROVING AMENDMENTS TO THE GENERAL PLAN AND EASTERN DUBLIN SPECIFIC
PLAN FOR GRAFTON PLAZA (PA 07-006) AND THE NIELSEN PROPERTY RESIDENTIAL
PROJECT (PA 07-057)
WHEREAS, the Grafton Plaza Applicant, Stanforth Hoiding Company, LLC, 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 Grafton Plaza 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 collectivefy known as the
"Grafton Plaza project"; and
WHEREAS, Robert Nielsen submitted applications to permit the development of up to 36
residential units on approximately 10.9 acres at 6407 Tassajara Road. The Nielsen Property
Residential project includes applications for General Plan and Eastern Dublin Specific Plan
amendments to modify the land use designation from Rural Residential/ Agriculture to Single
Family Residential and to reduce the width of on-site streets; a Planned Development Rezone
with a related Stage 1 Development Plan Amendment and Stage 2 Development Plan, and a
Vesting Tentative Subdivision Map. The applications are collectively known as the "Nielsen
Property Residential Project"; and
WHEREAS, the Grafton Plaza 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 Nielsen Property Residential project site slopes dramatically from west to
east and is currently occupied by rural residential uses; and
WHEREAS, the General Plan and Eastern Dublin Specific Plan amendments for Grafton
Plaza 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
Page 1 of 18
WHEREAS, the General Plan and Eastern Dublin Specific Plan amendments for the
Nielsen Property Residential Project would change the land use designations of the project site
from Rural ResidentiallAgricultural to Single Family Residentiaf, allowing for the development of
up to 6.0 units per gross acre instead of 1 unit per 100 gross acres and allow the reduction in
width of on-site streets; 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 Genera! Plan and
Specific Plan amendments for both Grafton Plaza and the Nielsen Property Residential Project.
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, the City prepared a Mitigated Negative Declaration dated December 2009
for the proposed Grafton Plaza Project, which reflected the City's independent judgment and
analysis of the potential environmental impacts of the Project beyond those analyzed in the
Eastern Dublin EIR and 2000 MND. The MND confirmed that many aspects of the Project were
within the scope of the Eastern Dublin program and that the certified Eastern Dublin EIR and
2000 MND adequately described these aspects of the Project for CEQA purposes; and
WHEREAS, on April 13, 2010, the Planning Commission adopted Resolution 10-15
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 10-16
recommending that the City Council approve the proposed General Plan and Specific Plan
amendments 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 City prepared a Draft Supplementaf Environmental Impact Report
(DSEIR) dated January 2009 for the proposed Nielsen Property Residential Project, which
reflected the City's independent judgment and analysis of the potential environmental impacts of
the Project beyond those analyzed in the Eastern Dubfin EIR. The DSEIR confirmed that many
aspects of the Project were within the scope of the Eastern Dublin program and that the certified
Eastern Dublin EIR adequately described these aspects o# the Project for CEQA purposes; and
WHEREAS, comments received on the DSEIR for the Nielsen Property Residential
Project were reviewed and responded to, and the Final SEIR (FSEIR) was prepared; and
WHEREAS, on April 27, 2010, the Planning Commission adopted Resolution 10-18
recommending that the City Council certify the FSEIR for the Nielsen Property Residential
Project, which Resolution is incorporated herein by reference and availabte for review at City
Hall during normal business hours; and
WHEREAS, on April 27, 2010, the Planning Commission adopted Resolution 10-19
recommending that the City Council approve the proposed General Plan and Eastern Dublin
Specific Plan amendments for the Nielsen Property Residential Project, which resolution is
incorporated herein by reference and available for review at City Hall during normal business
hours; and
Page 2 of 18
WHEREAS, a Staff Report, dated May 18, 2010 and incorporated herein by reference,
described and analyzed both the Grafton Piaza and Nielsen Property Residential projects,
including the proposed amendments to the Genera{ Plan and Eastern Dublin Specific Plan, and
the Mitigated Negative Declaration (Grafton Plaza) and the Final Supplemental Environmental
Impact Report (Nielsen) for the City Council; and
WHEREAS, the City Council held a properly noticed public hearing on the projects,
including the proposed General Plan and Eastern Dublin Specific Plan amendments for both the
Grafton Plaza and Nielsen Property Residential Project, on May 18, 2010 at which time all
interested parties had the opportunity to be heard; and
WHEREAS, on May 18, 2010, the City Council adopted Resolution 75-10 adopting a
Mitigated Negative Declaration, Statement of Overriding Considerations and Mitigation
Monitoring and Reporting Program for Grafton Plaza; and
WHEREAS, the City Council considered the adopted Grafton Plaza Mitigated Negative
Declaration and prior environmental documents, and all above-referenced reports,
recommendations and testimony to evaluate the Grafton Plaza project; and
WHEREAS, on May 18, 2010, the City Council adopted Resolution 74-10 certifying the
Nielsen Project FSEIR, adopting environmental findings and adopting a Statement of Overriding
Considerations and Mitigation Monitoring and Reporting Program for the Nielsen Property
Residential Project; and
WHEREAS, the City Council considered the FSEIR, Statement of Overriding
Considerations, and prior related environmental documents, and all above-referenced reports,
recommendations, and testimony to evaluate the Nielsen Property Residential 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 General
Plan and Eastern Dublin Specific 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; and
BE IT FURTHER RESOLVED that the City Council finds that the Nielsen Property
General Plan and Eastern Dublin Specific 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. Specifically, the Nielsen Property Residential Project is in
conformance with the following Eastern Dublin Specific Plan policies, which are especially
relevant to this project due to its Significant and Unavoidable Impacts to Visual Resources under
CEQA:
Page 3 of 18
1. EDSP Policy 6-29: Developmenf is not permitted on the main ridgeline that borders the
planning area to the north and east, but may be permitted on the foreground hills and
ridgelands. Minor interruptions of views of the main ridgeline by individual building
masses may be permissible in limited circumstances where all other remedies have been
exhausted. The Nielsen Project is in conformance with this policy in that the project is
outside the main ridgeline that borders the planning area to the north and east. The
Nielsen project has a small number of houses that will extend above the skyline when
viewed from certain sections of Tassajara Road, but the general shape of the landforms
will be maintained. Currently, the only portion of the "main ridgeline" visible from the
section of Tassajara Road near the project site is the main ridgeline to the north. The
"main ridgeline" is the ridgeline in the area along the north and east sides of the EDSP
planning area designated for no or minimaf development. Currently, the terrain along
Tassajara Road near the project site obscures views of the main ridgeline to the east, so
development on the site would not interfere with any views of the main ridgeline. Views of
the main ridgeline to the north from the section of Tassajara Road near the project site
would not be affected by the project.
2. EDSP Policy 6-30: Sfructures builf near designated scenic corridors shall be located so
that views of the back-drop ridge are generally maintained when viewed from the scenic
corridors. The Nielsen Project is in conformance with this policy in that the project has a
small number of houses that will extend above the skyline when viewed from certain
sections of Tassajara Road, but the general shape of the landforms will be maintained. In
addition, the houses will not interfere with views of the "back-drop ridge," because the
back-drop ridge is not visible from this section of Tassajara Road. The topography of the
site blocks the views of the ridge from this vantage point.
3. EDSP Policy 6-39: High quality design and visual character will be required for all
development visible from designated scenic corridors. The Nielsen Project is in
conformance with this policy in that the Stage 2 Development Plan includes architectural,
landscaping, and grading features and standards that will achieve a high quality of design
and maintain an attractive view of the project site from Tassajara Road, a designated
scenic corridor.
4. EDSP Policy 6-33: Site grading and access roads shall maintain the natural appearance
of upper ridgelands or foreground hills within the view shed of travelers along I-580,
Tassajara Road, and the future extension of Fallon Road. Streets should be aligned to
follow the natural contours of the hillsides. Straight linear rows of streets across the face
of hillsides shall be avoided. The Nielsen Project is in conformance with this policy in that
the grading for the project will maintain the overall natural contour of the site, with home
sites being graded individually. Streets within the project will follow the contour of the
hillsides: Street A will follow the contour of the west-facing slope of the project site, and
Street B will minimize the gradient by winding around the project site to reach the top of
the knoll, as the existing driveway serving the property does today.
Page 4 of 18
5. EDSP Policy 6-34: Alterations of existing natural contours shall be minimized. Grading
shal/ maintain the natura/ topographic contours as much as possible. Grading beyond
actua/ development areas shall be for remedia/ purposes on/y. The Nielsen Project is in
conformance with this policy in that grading for the Nielsen project would be limited to
approximately 8 feet of cut on 14 lots within areas designated "Visually Sensitive
Ridgelands/Restricted Development". Grading for the Nielsen Project will maintain the
overall natural contour of the site, with home sites being graded individually.
6. EDSP Policy 6-35: Extensive areas of flat grading are not appropriate in hillside areas
and shou/d be avoided, building pads shou/d be graded individually or stepped whenever
possible. The Nielsen Project is in conformance with this policy in that each building pad
on the Nielsen Property is stepped from the pad next to it and each pad will be graded
individually.
7. EDSP Policy 6-36: Building design shall conform to the natural /and form as much as
possible. Techniques such as multi-level foundations, to avoid a monotonous or linear
appearance shou/d be used. In areas of steep topography, structures should be sited
near the street to minimize required grading. The Nielsen Project is in conformance with
this policy in that the project proposes stepped pads (10-foot stepped foundations).
BE IT FURTHER RESOLVED that the City Council hereby approves the following
amendments to the General Plan and Eastern Dublin Specific Plan for the Grafton Plaza and
Nielsen Property Residential projects.
General Plan Amendments:
Amend Figure 1-1 a as shown below (includes both Grafton Plaza and Nie/sen amendments)
„ D U B L 1 N t; E v C R A L P L A V
;~ 1Figure 1-lap
L A\ D U S G 1v1 r1 P as amenQed through February 12, 2008
NeNeed Mav2on9
~~ ~ ~ Rer~seO.ADrd 2010
A'r.[e•'~ ER[2.»c0 Pla~ -~i.ip 4~xa
~ ~_
PubHt,~Sertu~vu0lK:Upc~Spxc Cannxrc.~al/InCUStraI
~ ~ti.~~.,m~..,...
. Rguv!M1. -Fe4N,.'Olllce
•.MI\~ ~ulxr Hwar.xwm - kera(XMke sb Mm~arw
- ~+SP M1^~yuhcMfmir.w~w
SI~NmCar~~lir -GMCfi~CO~~~TR(+L'~iTV~sa?~ke
Ce~ll4 p1k!
"~ . h.CM. lwG~ .1 MM"s' PM
- N.t4:5em~n1.C1~ -W.~.~+ruMnR~FUWwr~
- SemIPOC -&.sr.etsRnA~hA.nva~aroOYtlaw50ttape
~ u~r u.. aa~w. ou~
Ky..~~~.. _ ~ u..~ur
wq.r... ~....
wp~~ ~r..~ ~ ~ u-mm;~~~y.ttwwqueva~r~MaWMe~0~4e
~ ~rwr..s.na..~~~.v u~ryam.~..r
Rcvomoai P+ammg Mca Lxnxs
flu~rinY+M+4•MJ'KWUe!Ilnx/~ ICOGa»IMW~W!I4rn~ ••••PdstanECenQeOR plVCnecuroay
•
EaeRMeuMree+~001 4By'aq ~ R'~YA~+Mg~w~y
~~ww•am.g ~rqr r..ny Ic s. la W'ml ••- INrik~n E1e'~0e0 NwY'Wq Ma+lowMaY
I.w~.lrnwyllefMY~MIYI.~.AOAU~ r
1.^~~~ CR71'~'[J4EM
Ln:jt i.~wv Rcl~Onbll IO.Y . AJ ~W+~: Prt~ RSTA
-""
MM.~~nOttbq~esovearl6l-I40d~'a[,1 .
.%~b~MM~ -
~MMUT'Mp~p~.nyqllH~t.a1~1{1~15.Oayxl TIFVdMC}~kYiWKLOlIS ~ ~-_
-liR'Pll~~u7'1Entl.+N~ll]11.py.[I C40~In~1~Vf ' ~
_
' CgdPezxml '._ '
L ClYdSTII> - ,
w14r -•~
_ ~.="'
Page 5 of 18
Chapter 1: Background, Section 1.8.1 Land Use Classifications, Eastern Extended Planning
Area, add the following definition (Grafton Plaza amendment only):
"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, refail, resfaurants, 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 Z
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 stafions are not permitted."
Amend Figure 1-2 as shown below (Nielsen amendment only):
~t1~?~~1"t ~~1'1~t'~~ ~~~'1
~~
.~~
L .~naix:,! `.u:.a n~k.., a'r i~~ . ,.:-,-,-, ~_m>-•~ •-- _ a~--.°^+~,eu ~3~.-.a ~~a~., _,m m -;s.a
.m-~er xi* y'rs»
a:x.i-. .x,.=~~.ad k . ~.'s.s+ ..,••
~nx ia
...,.., ... „ . ~ ~ -,~_ ~>L*lTl'~ I..~
Page 6 of 18
~ct;er-~C#P'i~rrk~!-r~ . ~,~ .>,.~~. , ~. ~.,,,a>.~
~ ^y ',:~,,. ~ ~>~ .:~. ~.
.,.M ~. ~z~ ,.~~..r: ~.. ..,,_
4 . , ,
- „~...~ .,.:~,~~~..~~. ~~-.-::a ~.H~. ~;~
~ t ~Y f~iiC(II Klfil~YR7iii~~71LLICYIY „~'T
~ G~
,TS -e'qr :<+x~1a ~e~ ~rz~1b.A 4
~~ ~y . ~3r»a . -.m.,nx . .'v.~a ..m~,.c1
~ ~ ~ i ~ 'l~3 3 ~atr~~me ~.,~
~' iz~ ..., . «se.u~paz
, sx.. rr,.m_i~~-rn:°s y~vv
Amend Table 2.1 as shown below (includes both Grafton Plaza and Nielsen amendments):
"***'****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 projecYs 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 O~ce 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.
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"""~~"" 858.9 4 3,428 3.2 10,970
Estate Residential 30.4 0.13 4 3.2 13
Mixed Use""' 96 2.0 192
Rural Residential 556.4 .01 5 3.2 16
TOTAL 2,206.2 14,143 32,481
COMMERCIAL
Acres Floor Area
Ratio
(Gross) Square Feet
(miilions) 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
TOTAL: 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
PubliclSemi-Public 101 .25 1.120 590 1,899
Semi-Public''`"'"`*' 13.1 .25
Schools
Elementary School 632 5 schoots
Junior High School 25.2 1 schooi
High School 0 0 school
School Subtotal 88.4 6 schoois
TOTAL: 202.5
TRANSIT CENTER (Totai) 90.7
- Campus Office (including ancillary
reta i 1 38.3
- Hi h-Densit Residential 31.5
- Park 12.2
- PubliclSemi-Public Transit-Related) 8.7
GRAND TOTAL 4,293.6
[All of the other existing footnotes continue to apply to the above 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 Generai Plan and Specific Plan
amendments.]
Page 7 of 18
Section 5.1.1: Change the minimum requirements as follows (Nielsen amendment only):
"6. RESIDENTIAL STREETS
Curb to Curb 36' (32' single loaded). 29' single-loaded permitted with Planned
Development zoning.
Right-of-way 46'. 45' double-loaded or 34' single-loaded permitted with Planned
Development zoning.
Sidewalk 5'. 4.5' where houses front on street permitted with Planned Development
zoning.
7. CUL-DE-SACS
Curb to curb 36'. 29' single-loaded permitted with Planned Development zoning.
Right-of-way 46'. 45' double-loaded or 34' single-loaded permitted with Planned
Development zoning.
Sidewalk 5'. 4.5' where houses front on street permitted with Planned Development
zoning."
Appendix A: Add these projects to list of amendments and approvals:
Grafton Plaza, Resolution No., Date Adopted and GP updated
Nielsen Property, Resolution No., Date Adopted and GP updated.
Eastern Dublin Specific Plan Amendments
Amend Chapter 3 Summary, 3.3.3 Land Use Categories of the Eastern Dublin Specific Plan
(pg. 17 - Commercial, first paragraph) by adding fhe following (Grafton Plaza amendment
only):
Through the Grafton Plaza amendment in 2010, the Mixed Use 2/Campus Office (MU2/CO)
flex designation was established in the Specific Plan Area.
Amend Table 4.1 as shown below (includes both Grafton Plaza and Nielsen amendments):
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
Nei hborhood 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
Cam us Office 167.33 acres .35-.75 FAR 3.236 MSF
Subtotal 751.3 acres 10.443 MSF
RESIDENTIAL
High Densit 682 acres 35 du/ac 2,387 du
Medium Hi h Densit 144.5 acres 20 du/ac 2,858 du
Medium Densit ** 511.3 acres 10 du/ac 5,113 du
Single Family"""'` 866.7 acres 4 du/ac 3,467 du
Estate Residential 30.4 acres 0.13 du/ac 4 du
Rural Residential/A ric. 543.3 acres .01 du/ac 5 du
Page 8 of 18
***** 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 projecYs 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. T has been amended to reflect a Campus O~ce 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 existing 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.]
Amend Table 4.2 as shown below (includes both Grafton Plaza and Nielsen amendments):
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 Sq Ft/
Emplo 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,pg2
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 Densit 2,387 2.0 4,774
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
Mixed Use 6.4 acres"'"` 15du/ac 96 du
Subtotal 2,170.8 acres 13,930du
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
Elementar School 66.5 acres 5 schools
Junior Hi h School 21.3 acres 1 school
Subtotal 87.8 acres
PARKS AND OPEN SPACE
Cit Park 56.3 acres 1 ark
Communit Park 97.0 acres 3 parks
Nei hborhood Park 49.0 acres 7 arks
Nei hborhood S uare 16.7 acres 6 arks
Subtotal 219 acres 17 parks
O en S ace 734.8 acres
TOTAL LAND AREA 4,071.2 acres
Page 9 of 18
'***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 time to reflect that.
[All of the other existing 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.]
Amend Table 4.3 as shown below (includes both Grafton Plaza and Nielsen amendments):
TABLE 4.3
CITY OF DUBLIN
PROJECTED JOBS/HOUSING BALANCE
Amended Per Resolution No. 223-05, 58-07, 37-08)
PLANNING Dwelling Jobs Employed Balance Ratio
AREA Units Residents
Existing City 7,100 12,210 12,000 -210 1.02:1.0
of Dublin
Eastem 13,414 29,424 20,244 -9,390 1.47:1.0
Dublin
Specific Plan
Area
TOTAL: 20,514 41,634 32,244 -9,390 1.30:1.0
note: ~ ne iwixea use z~~ampus ~mce iana use aesignation allows tor either a mixed use project with residential land uses
comprising up to 50% of the projecYs 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, Table 4.3 shall be amended
at that time to reflect the increase in residential units and the decrease in jobs.
Amend Table 4.4 (Tassajara Gateway Subarea) as shown below (Grafton Plaza amendment
only):
TABLE 4.4
TASSAJARA GATEWAY
SUBAREA DEVELOPMENT POTENTIAL
Designation Acres Densit Develo ment Potential
General Commercial 52.7 .25 FAR .574 msf
Campus Office 65.67 .35 FAR 1.001 msf
O en S ace 6.9 ----- _____
Semi Public ----- ----- p
TOTAL 125.2 ----- 1.575 MSF
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
Desi nation Development Sq Ft/
Em lo ees Persons/du Population
Medium Hi h Densit 2,858 2.0 5,716
Medium Densit 5,113 2.0 10,226
Sin le Famil "*" 3,459 3.2 11,069
Estate Residential 4 3.2 13
Mixed Use"" 96 2.0 192
Ruraf
Residential/A ric. 5 3.2 16
TOTAL: 13,922 32,006
Page 10 of 18
Amend Chapter 4 Land Use, 4.8.2 Land Use Categories (commercial) of the Eastern Dublin
Specific Plan by adding the following (Grafton Plaza amendment only):
"Mixed Use 2/Campus Office (MU2/CO) (FAR: 0.45):
This designation provides for a mix of uses including residentiaf, 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 {and use designation.
The floor area ratio applies to both development options (Mixed Use 2 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."
Amend Table 4.10 (Foothill Residential Subarea) as shown below (Nielsen amendment
only):
TABLE 4.10
FOOTHILL RESIDENTIAL
SUBAREA DEVELOPMENT POTENTIAL
(Amended Per Resolution No. 58-07, 37-08, 176-09)
Desi nation Acres Densit DEVELOPMENT POTENTIAL
Medium-Hi h Densit Residential 27.1 20 du/ac 542 du
Medium Densit Residential 261.9 10 du/ac 2,619 du
Sin le Famil Residential" 800.0 4 dulac 3,200 du
Estate Residential 30.4 0.13 4 du
Rural Residential 543.3 .01 du/ac 5 du
Residential Subtotal 1,662.7 -- 6,370 du
Open Space 632.5 -- --
Re ional Park 11.7 1 ark
Neighborhood Park 37.4 -- 4 arks
Nei hborhood S uare 6.4 -- 2 s uares
Park/0 en Space Subtotal 688 -- 7 parks
Elementar School 22.7 -- 3 schools
Junior Hi h School 1.4 -- 1 school
Hi h School 55.3 -- 1 school
School Subtotal 79.4 -- 5 schools
Public/Semi-Pubtic 7.2 024 FAR --
Semi-Public -- 0.24 FAR
Totat
2,437.3
-- 6,327 du
7 parks
5 schools
~ i ne exiscing noce associatecJ with I able 4.10 has not been re-printed here, but has not been changed.]
Add Table 4.14 and text to identify the new subarea Mixed Use 2/Campus Office for Grafton
Plaza (Grafton Plaza amendment only):
"4.9.10 GRAFTON PLAZA
LOCATION
The Grafton Plaza subarea is located between Dublin Boulevard and Interstate 580 and east
of Grafton Street. (Refer to Figure 4.1)
Page 11 of 18
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."
New Table 4.14 in new 4.9.10: Mixed Use 2 Subarea Development Potential (Grafton Plaza
amendment only)
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-residentiaf 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)
Page 12 of 18
Amend Figure 4.1 as shown be/ow (includes both Grafton Plaza and Nielsen amendments).
Reserve Forces Training Area
(Carnp Parks)
~~~.~~
,~.
Figure 4.1
Land Use Map
~ is::~ ~. n~. ~,. ~.
~~. ...
~.._.; ..,
~_ ..,...._.,.._..
aP.cMK vi,n w
~ F . ^ ....._
~ ...w . ., a
~:.....
a....
~ ~ '.., . :
~ ~, .., ~.,..,
~ ~.`_ _
~ ,.~ ..
~ ~~K~
~~~
~ 'A:;,,:
~c~..rj cw~~.. •m r.n
~ reynv.nn~ sa~~ert
~w npyrc»uea ~sw
e~~' nq~nw r.r~
~.1' ~kmRtd~Y'k~Cu
~w~ ~bel<SMn
;XS~ Ilqh XMd
*
nswyr«~.
~ _ .......~Y 7007• •
IM 1p17D10
+w ~~.u i~w
~ r«n
COa91 oi ~: C~ G1
~MM
Iq~N 9i
Amend Figure 4.2 (Planning Subarea Map): Remove Grafton Plaza project site from Tassajara
Gateway and add new Grafton P/aza subarea as shown below (Grafton Plaza amendment
only):
~;~~ ~~.,~
~~
~
~
.,~
~ ..~
,.~a~.a~~..~~ ° `~'
G ,~,,.
G F+/ FIJUfE 4.2
~.,,-~" ~ ~ Planning Subareas
'/^
.. F G .»wr.c~.-.r
~~mu~ n«« ~u.~
~ rw,rv.ve~„c,
Q
~
K a.~w..
' G
g ~ Y~_ . .
, ,~
~ ~
~ , ~~
~~
..~ _,. ~ ,, ~
~\
\ ~a.v.n..
~ . i ~.
O ~.-,
~...
.,...~ .
.
.~ .'~ E__
,,
~
I g
f i I1 8
.C
.
~ wmm
D
_ J
.-._ _ .
_ _ _ . _ . „ I 1 ~ A
.
_.
_ K~ A D p T ...4..C .,.
o ~.eoo
° r: i
~ .__
_ ...
_._ -_
_
,_
" - -_
. _ . . ,~„_ _','..- : . . .
o on
o'u.~
Page 13 of 18
Amend Figure 6.1: Remove Nielsen property from Rural Residential/Agricultural designation
as shown below (Nielsen amendment only):
F~~ ~. ~
Open Spacs
Framework
Leyend
~ r~~,,
i~:_'~~-~~.:J ..~..~~ .,.,,.,.r.
..,rai a~~ss~i:-:~~:>i
._.'.~~ ._n.,.,
EASTERN DUSLiN
Specific Plan
_ _ ~ , r_, _ L''tr"'
,
_; ; . .,
. ,. ,
, ~~
_ _:__ _ ~.~
Page 14 of 18
Amend Appendix 2 as shown below (Grafton Plaza amendment only):
"Mixed Use 2lCamqus Office
Anticipated uses include, but are not limited to:
^ neighborhood serving and regional commercial uses (both retail and office);
^ entertainment and cultural facilities;
^ restaurants and bars;
^ medium, medium-high and high density housing - including shopkeeper & live-work
units;
^ hotel and spa;
^ professional and administrative offices;
^ administrative headquarters;
• research and development;
^ business and commercial services; and
^ ancillary uses (restaurants, convenience shopping, copying services, branch banks, etc.)"
Amend the Tassajara Gateway Planning Subarea porfion of Appendix 3 as shown below, with all
other portions of Appendix 3 remaining in full force and effect (Grafton Plaza amendment only):
Planning Subareas
Land Use Cate ory
Area
Density
Square Feet
Units
Tassa'ara Gatewa
General Commercial 52.7 .25 573,903
Cam us Office 65.67 .35 1,001,205
Open Space 6.9
Totat 125.27 1,575,108
Page 15 of 18
Amend Appendix 3 as shown below (Grafton Plaza amendment only):
Planning Subareas
Land Use Cate o
Area
Densit
S uare 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
Amend Appendix 3 as shown below (Nielsen amendment only):
APPENDIX 3
EASTERN DUBLIN SPECIFIC PLAN
LAND USE SUMMARY BY PLANNING SUBAREAS
Planning Subareas
Land Use Categor
Area
Density
Square Feet
Units
Medium-Hi h Densit Resid. 27.1 20 542
Medium Densit Residential 261.9 10 2,619
Sin le Famil Residential** 800.0 4 3,200
Estate Residential 30.4 0.13 4
Rural Residential/A riculture 543.3 .01 5
Subtotal 1,662.7 6,370
Open S ace 632.5
Re ional Park 11.7
Nei hborhood Park 37.4
Nei hborhood S uare 6.4
Subtotat 688
Elementar School 22.7
Junior Hi h School 1.4
Hi h School 55.3
Subtotal 79.4
Public/Semi Public 7.2 0.24 FAR
Semi-Public* -- 0.24 FAR
Total
2,437.3 6,370 du
7 parks
5 schools
Page 16 of 18
Amend Appendix 4 as shown below (includes Grafton Plaza and Nielsen amendments):
APPENDIX 4
EASTERN DUBLIN SPECIFIC PLAN
LAND USE SUMMARY BY LAND OWNERS
Owner/Land Use Cate o Acres Densit Square Feet Units
#9 NIELSEN
Sin le Famil Residential 10.9 3.3 36
Total 10.9 36
#19 PAO-LIN Areas F, G~ H
General Commercial1 26.9 .25 292,941
Nei hborhood Commercial 22.0 .35 230,000
Cam us Office 18.57 .45 364,009
Mixed Use 2/Cam us Office 25.33 0.45 496,519
Public/Semi-Public 7.0 .25 76,230
Hi h Densit Residential 25.0 35 876
Medium Hi h Densit Residential 26.2 20 528
Medium Densit Residential 68.9 10 689
Sin le Famil Residential 22.7 4 91
Nei hborhood Park 12.3
Nei hborhood S uare 4.5
Elementar School 1 d.0
Hi h School 30.6
O en S ace 4.2
Total 304.2 1,459,699 2,184
ZThe 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 projecYs 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 shalt be amended at that time to reflect that.
[All of the other existing 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.)
BE IT FURTHER RESOLVED that this Resolution shall take effect thirty days after the
date of adoption.
Page 17 of 18
PASSED, APPROVED, AND ADOPTED this 18th day of May, 2010 by the following vote:
AYES: Councilmembers Biddle, and Scholz
Councilmember Hildenbrand as to Grafton Plaza
Mayor Sbranti as to Nielsen Property
NOES: None
ABSENT: Councilmember Hart
ABSTAIN: Councilmember Hildenbrand as to Nielsen Property
Mayor Sbranti as to Grafton Plaza
~ ,c"~" r'-Cc~
~ ,~
Mayor
ATTEST:
i,.
; /~
,~ ~ _ ~~ ,
City Clerk
Reso No. 76-10, Adopted 5-18-10, Item 6.4 Page 18 of 18