HomeMy WebLinkAboutPCReso 96-41 PA96-020 Opus PDRESOLUTION NO. 96 - 41
A RESOLUTION OF THE PLANNING COMMISSION
OF THE CITY OF DUBLIN APPROVING AND ESTABLISHING
FINDINGS AND GENERAL PROVISIONS FOR A PD
PLANNED DEVELOPMENT REZONING CONCERNING
PA 96-020 OPUS PLANNED DEVELOPMENT
WHEREAS, Opus Southwest Corporation, (Applicant), is requesting a Planned
Development Rezoning to establish General Provisions and Development Regulations for a 25+
acre portion of APN - 946-15-1-4 (por); and
WHEREAS, Opus Southwest Corporation has submitted a Land Use and Development
Plan as required by Section 8.31-13 of the Zoning Ordinance which meets the requirements of
said section; and
WHEREAS, proper notice of said public hearing was given in all respects as required by
law; and
WHEREAS, the application has been reviewed in accordance with the California
Environmental Quality Act ("CEQA") and a Mitigated Negative Declaration (SCH 96082092) has
been prepared; and
WHEREAS, through inclusion of the mitigation measures, it has been determined that the
project will not have a significant effect on the environment; and
WHEREAS, the Staff Report was submitted recommending that the Planning Commission
approve the application; and
WHEREAS, the Planning Commission did hear and use their independent judgment and
consider all said reports, recommendations and testimony hereinabove set forth.
NOW, THEREFORE, BE IT RESOLVED THAT THE Dublin Planning Commission does
hereby find that:
1. The Planned Development Rezone will be appropriate for the subject property in
terms of providing a range of permitted and conditionally permitted uses which will be compatible
with vacant and proposed commercial, office and residential uses in the immediate vicinity, and
which enhances development of the Specific Plan area; and
2. The Planned Development Rezoning will not have a substantial adverse affect on
health or safety or be detrimental to the public welfare or be injurious to property or public
improvement as all applicable regulations will be met; and
3. The Planned Development Rezoning will not overburden public services as the
Eastern Dublin Specific Plan Matrix requires provision of public services and the Matrix was
adopted as part of this project; and
4. As demonstrated in the Eastern Dublin Specific Plan matrix which was made a part
of the Mitigated Negative Declaration, the Planned Development Rezoning will be consistent with
the Dublin General Plan and the Eastern Dublin Specific Plan including all the policies therein; and
5. The Planned Development Rezoning as designed will provided efficient use of the
land with minimum alteration of natural land forms and will create an attractive, efficient and safe
environment; and
6. The Planned Development Rezoning will benefit the public necessity, convenience
and general welfare and is in conformance with Sections 8-31.0 to 8-31.19 of the Dublin Zoning
Ordinance; and
7 The Planned Development Rezoning will be compatible with and enhance the
general development of the area because it will be developed pursuant to conditions of approval
and site development review; and
8. The Planned Development Rezoning will create attractive, efficient and safe
development because it will be developed pursuant to site development review.
BE IT FURTHER RESOLVED THAT except as specifically included in Exhibit 1, attached
and made a part of this Resolution, development and operation of land use activities within this
planned development, shall be subject to the City of Dublin Zoning Code in effect at the time the
development and land use activities are considered. Changes or revisions to this document,
including Exhibit t shall be subject to those requirements contained within the most current Zoning
Code.
BE IT FURTHER RESOLVED THAT THE Dublin Planning Commission does hereby
recommend approval of PA 96-020, Opus Planned Development, subject to the following General
Provisions and Development Standards which constitute regulations for the use, improvement and
maintenance of the 25+ acre APN 946-15-1-4(por) and included as Exhibit 1 attached hereto.
PASSED, APPROVED AND ADOPTED this 12th day of November, 1996.
AYES: Cx~r~c,~e~ s J~ni~s, Jch~, Oe£st ~d Zika
NOES:
ABSENT: ~k,m~d~,~' L~rJ~art
Plar~ning Commiss~n Chairperso~
.,. ATTEST:/'/')
Community Development Director
PA96-020\PCRES3
EXHIBIT "1"
PLANNED DEVELOPMENT DISTRICT - SANTA RITA BUSINESS CENTER SITE
Development Regulations and Design Guidelines
Draft- October 15, 1996
II.
III.
IV.
V.
II.
Sections:
Intent
Permitted uses.
Conditional uses.
Development regulations.
Design guidelines
INTENT: The intent of these Development Regulations and Design Guidelines is to regulate site
development and to promote flexibility using site planning criteria specifically for the "Santa Rita
Business Center" site. These regulations are intended to encourage innovative site and design
solutions that will accommodate a mix of industrial, service commercial, and office uses. The site
development plan shall integrate the uses, structures parking and site circulation to create the
appearance of a singular workplace, rather than a variety of independent developments. To achieve
that, fully integrated plans are to be provided for the site's landscaping, lighting and signage.
Similarly, the architecture for all of the structures on site shall be harmonious and complementary
to each other and surrounding uses.
PERMITTED USES: The following Principal Uses are permitted in this district:
A. Office and service establishments including, but not limited to:
2.
3.
4.
5.
6.
7.
8.
9.
10.
11.
12.
13.
14.
15.
16.
17.
18.
Real estate/title offices
Travel agency
Legal
Accounting
Medical and Dental
Optometrist
Architect
Employment Agency
Hair/Beauty salon
Cleaner and dryer, not including on-site processing
Shoe repair
Key shop
Tailor
Athletic Club
Formal wear/rental
Other administrative and professional offices
Technology access center
Tele-commuting center
19. Tele-marketing center
Office, Warehouse and Light Manufacturing
1. Research and development laboratories and offices
Light manufacturing and processing that produce no noxious odors,
materials or excessive noise:
g.
h.
i.
j.
k.
1.
m.
n.
o.
p.
q.
r.
s.
t.
Blueprinting, printing, lithography
Cosmetics compounding
Electronic assembly
Electronic component manufacturing
Fabric assembly
Glass assembly
Garment manufacturing
Instrument manufacturing
Jewelry manufacturing
Machine shops
Motion picture production
Musical instruments, games or toy manufacturing
Ornamental metal working
Pharmaceuticals compounding
Plastics assembly
Rubber assembling
Sheet metal assembly or fabrication
Sign manufacturing
Solar equipment assembly or manufacturing
Wood assembly (limited to finished products)
3. Broadcasting station or studio, excluding sending or receiving tower
4. Contractor, general or subcontractor
5. Wholesale or warehouse operations
6. Cellular communications facility; minor and major
7. Beverage bottling
8. Bulk cleaning and laundry, not including on-site processing
9 Ceramics manufacturing
l 0. Cosmetics manufacturing
2
hazardous
11.
12.
13.
14.
15.
Equipment storage
Furniture manufacturing or refinishing
Ice plant
Pharmaceuticals manufacturing
Pottery manufacturing
C. Other similar and compatible office, light industrial, and service commercial uses.
CONDITIONAL USES: The following are Conditional Uses allowed in this district and shall be
permitted only if approved by the Planning Commission or the Zoning Administrator pursuant to the
City of Dublin Zoning Ordinance.
E.
F.
G.
Community, religious and charitable institutional facilities
Eating and drinldng establishments
In-patient and out-patient health facilities as licensed
Services.
Public facilities and uses
Retail commercial establishments to serve site users
DEVELOPMENT REGULATIONS:
accommodate the uses allowed in this district:
B.
C.
by the State Department of Health
Veterinary office
Other conditional permitted uses which meet the intent of the zone shall be considered by the
Planning Commission on a individual case basis
Drive-through establishments (also drive-in)
Development regulations for this district are intended to
M~nimum building site: ten thousand square feet.
Maximum site coverage: 40 percent.
~nimum setbacks~ The minimum setbacks from the p~~ for buildings, accessory
structures, parking areas, driveways, and loading areas shall be as
1. Along Gleason Drive: 20 feet
2. Along Arnold Road: 20 feet
3. Along Hacienda Drive: 35 feet
4. Along south property line: 10 feet
5. Between buildings: Per Site
Development Review
HeiSt of Buildings: Fifty feet.
Floor Area Ratio: The FAR within this district shall not exceed .50.
Parking and Loading~ Adequate parking and loading shall be provided for the uses proposed in
this district. The number, dimensions, configurations and other requirements for parking and
loading spaces and access driveways shall conform to the regulations set forth in the City of
Dublin Zoning Ordinance. Parking ratios (parking spaces per square feet of building floor area)
shall be generally as follows, unless otherwise specified in the Zoning Ordinance:
1. Office or Retail
One space for each 250 square feet
Manufacturing,
Warehouse or
Industrial
One space for each
1000 square feet
3. Restaurant
One space for each 60 square feet
4. Reciprocal Parking: Individual sites within the Santa Rita Business Center shall be eli~ble
for shared parking as specified in the Zoning Ordinance.
Motorcycle and Bicycle Facilities: Adequate motorcycle and bicycle facilities shall be provided
for the-uses proposed in this district. At a minimum, one bicycle space and one motorcycle
space shall be provided for every 150 automobile spaces. These facilities shall provide for the
convenient parking and locking of motorcycles and bicycles and shall be located near the front
building entry.
Business and Other Signs; Business and other signs are permitted subject to the City of Dublin
Sign Ordinance. A Signage Mast'er Program shall be submitted for City review as part of the
Site Development Review process.
Environmental Effects: No use shall be permitted in this district which is characterized by noise,
vibrations or other environmental effects specified in the performance standards for M-P
Districts as set forth in the City of Dublin Zoning Ordinance.
Interior Uses: All Principal Uses in this District and all fabricating, processing or repair uses
accessory thereto shall be conducted within a building pursuant to the regulations specified ~
the City of Dublin Zoning Ordinance.
4
VJ
Maintenance: The maintenance of all parking, loading, landscaping and internal circulation
areas shall be a continuing obligation of the property owner, pursuant to Codes Covenants and
Restrictions (CC & R's) approved by the City.
Site Development Review: Any structure, parking area, landscaping, lighting and signage shall
be subject to Site Development Review and these guidelines unless zoning approval is granted
upon the determination that the construction constitutes a minor project and that the Building
Permit plans are in accordance with the intent and objectives of the Site Development Review
procedures.
DESIGN GUIDELINES
Site Development Review: Site development for the Santa Rita Business Center shall be
governed by the following Design Guidelines and the Zoning Ordinance of the City of Dublin.
The Site Development Review Application for this site shall address the requirements set forth
in the City of Dublin Zoning Ordinance and shall provide additional explanatory text and
graphics addressing the following topics:
Statement of the site development concept which defines an attractive and harmonious
development theme for site planning, architecture and landscape architecture;
2. Site development plan, including calculations of percent coverage by type of use;
3. Architectural plans, sections and elevations;
Circulation Plan, for automobiles, parking, trucks, truck loading spaces, pedestrians
and bicycles, including curb radii and truck maneuvering templates;
o
Landscape Master Plan, including a description of all landscape materials, such as
plants, furniture, and fencing; their arrangement and a maintenance program; and a
calculation of percent coverage by type of landscaped area;
6. Grading plan;
7. Lighting Master Plan, including a description of the location and types of fixtures;
8. Signage Master Plan, including the specifications for each type of sign.
A Development Schedule showing date of commencement, annual accomplishments,
completion of construction and occupancy dates.
Site Design: Site design is to establish the character, form and aesthetic features that contribute
to the creation ora development that is in harmony internally and with its setting.
5
Wherever possible, buildings should be sited in relation to each other to create a system
of semi-enclosed and usable outdoor areas.
Buildings should be located so that the buildings and landscaped areas, not parking
areas, create the dominant positive impression of site character from the surrounding
streets.
Setback variations among buildings along a street are required. No two neighboring
buildings shall have the same
setback for more than
40% of their frontages.
Exceptions to the stated
setback requirements are:
ao
Architectural
projections (such as
eaves, columns or
arcades) may
encroach not more
than forty (40)
percent into the
setback.
Freestanding signage as defined in the Master Signage Pro,am.
Front and side yard setbacks shall be fully landscaped.
Major access points shall be oriented to attractive features of buildings or open space.
The site shall be designed to institute Best Management Practices for storm drainage.
All parts of the site, including building pads, parking, loading, access driveways and
maneuvering areas shall be graded and well-drained and shall be maintained at all times.
Drainage outlets shall include a sign reading "No Dumpin~ Flows into the Bay".
Trash,rRecycling Enclosures: Each building shall provide adequate and accessible
interior or exterior enclosures for trash and recycling facilities. Exterior facilities shall
be entirely enclosed by a solid fence or wall and opaque gate six feet in height and shall
not be located near any pedestrian access points or outdoor usable open space areas.
Locating enclosures adjacent to landscape area is encouraged to provide natural
screening of the solid enclosure and to soften the monumentality of the screening
material.
10.
Roof Heights: Articulation of roof heights is encouraged. Long, continuous runs of a
single roof height should not be used. Single story roof elements should be used with
office uses wherever possible.
Location of Industrial Uses: The project site is across Hacienda Drive from an area
where the designated land use is medium high density residential. Therefore,
industrial uses are encouraged to locate as close as possible to Arnold Drive and to
take primary truck vehicular access from that thoroughfare.
Open Space and Landscaping: A minimum of fifieen percent (15%) of the gross site area shall
be provided in open space. Open space shall include landscaping in entries, plazas/courtyards,
parking areas, front and side yard setbacks and other similar uses, wherein a minimum of eight
percent (8%) shall be in the.parking area.
A common landscape theme and common palette of landscape materials shall be used
throughout the site.
2. All landscaped areas shall be continuously maintained.
Landscape desig~n and maintenance should respond to prevailing water conservation
policies. The majority of the plant materials shall be well suited to the climate of the
re, on and shall require minimum water.
Plazas/Courtyard .Areas: Landscaped areas shall be provided in the interior of the site
to create comfortable and usable outdoor areas that inte~ate hardscape and softscape.
Planting, special pa~.qng and other landscaping materials should be selected to maximize
enjoyment of the outdoor area, ~ven climatic considerations, and to create.djjti~ctive
outdoor places. The scale of these areas should be pedestrian-friendly and attractive to
encourage use.
Pedestrian Walkwvays: Walkways internal to the site shall be distinguished with special
· ' walkwa ,s shall at ~
paving, except ~n parking areas where ~ ~l ~
least be striped to create a safer pedestrian environment. [~
All walkways shall be a minimum of five (5) feet in width. Q .~4~_4rm~ ~ ~ _
~d'acent toparkin~ ....... areas a minimum of 4' clear distance 1--¢4-t6'~ O _O
shall be mmntamed for walkxva3,s between the ca ~~)
overhang and the edge ofthe walkx~ ay. 'l~ [~:D
Parking Areas: These standards regulate the pro'~"ision of
off-street parking spaces for the automobiles of tenants of the premises and for their
clients, customers, employees and callers. They are required to remain accessible for
these purposes continuously. The number and dimension of parking stalls shall be
governed by the City of Dublin Zoning Ordinance. Each unenclosed parking facility
shall include a perimeter landscaped strip, landscaped is]ands and tree planters.
The landscaped strips shall be:
(1)
at least 20 feet wide between the parking area and the property line
along public right-of-way, except along Hacienda Drive where the
setback shall be 35 feet.
(2) at least 16 feet between the parking area and building window walls
(3)
at least 10 feet between the parking area and other building walls
except in areas designated for truck docking, maneuvering and parking.
(4)
The landscaped strip between the parking area and the property line
along a public right-of-way shall include a berm not less than three feet
in height to substantially screen the view of parked vehicles from the
street. The berm should be sized and located to allow visibility for the
safety of' motorists exiting the site. Where residential uses abut,
landscape planting on the berm shall be designed to block views of
parked vehicles.
(5)
(6)
At entries, sidewalks shall be incorporated into the landscaped strip. A
minimum of 4 feet clear width shall be maintained for any sidewalk.
Where the landscaped strip is adjacent to building window walls or
pedestrian rights-of-way, landscaping shall be provided that screens
views of automobiles. In this location, the use ora berm is desirable.
A minimum of one (1) parking lot tree shall be planted for every six parking
spaces. Trees shall be distributed throughout the parking area, shall be of a
variety that offers a substantial
shade canopy when mature and~ ~'.~[ [ t [~'~'~ [ I I~"~l I
shall be a minimum 15-gallon size
when planted. Tree planters shall
have standard six-inch curbs on I I O I [ [ I O I I f 1~ I I
all sides and shall have good
surface drainage. Trees shall be planted as part of the construction process for
the parking area.
The parking area shall contain landscaped islands with a minimum dimension of
five feet by five feet, excluding curb. Landscaped islands or adjacent trees in
planting strips shall be located for every six parking spaces in a single row.
Circulation: Access and on-site circulation should allow the movement of vehicles, bicycles and
pedestrians in a safe, efficient and logical manner.
8
Entryways: Attractive entryways shall be provided to individual parcels for automobiles
and pedestrians.
Parcel entries should be oriented toward
internal or external open space, landscape or
architectural features.
Access drives shall be located to orient
visitors to the building entries, wherever
feasible.
Access drives shall be designed with
adjacent lots to provide sufficient
automobile stacking during peak periods of
use.
Access drives shall have minimum curb radii
of 20 feet.
Distinctive landscape materials and focal elements shall be used at each major
entry.
A pedestrian walkway shall link the public sidewalk on each frontage with on-
site pedestrian circulation routes. ~
Driveways: Vehicular circulation routes
within the site should provide efficient
means of moving goods or passengers
while avoiding long, unbroken drives or
aisles in parking areas to discourage
speeding and through-traffic.
Architectural Design: An overall architectural theme is to be established for the entire site. The
predominant building material shall be concrete.
1. The front and side facades of buildings shall be designed to provide visual interest to
pedestrians and motorists. Front and side building facades shall include sufficient
articulation to prevent long, uninterrupted walls. Vertical elements shall be introduced
as necessary to break long building walls and introduce interruptions for shade and
shadow effect. Vertical elements shall be placed no less than 50' apart unless waived
during site development review.
2. The design of windows, reveals, parapets and other architectural features should
promote a visually stimulating and coherent architectural theme. Long stretches of
windows shall be broken up by perpendicular elements, such as building wall, trellises
or latticework.
Entries: Distinctive materials shall be used in the design of entry areas to highlight these
areas.
Distinctive roof lines shall be introduced at building entries and at the building corners
at the Hacienda and Gleason intersection and the Gleason and Arnold intersection.
Rooftop mechanical equipment shall be screened from view.
Accessory structures are not encouraged. If proposed, individual cases will be subject
to SDR review for impacts to parking, landscaping and setbacks. Such Accessory
structures shall be constructed with the same materials and details as the primary
structures.
o
Truck docking areas shall be designed as a part of the overall architectural design for a
principal building, , such that the view of these areas shall be screened to the maximum
extent feasible from street views or otherwise architecturally treated to resemble the
side or front of the same building.
7. Outdoor Storage: Outdoor storage of materials is specifically prohibited.
Lighting: Lighting shall conform with the City of Dublin standards and shall complement the '
site architectural theme.
Pedestrian walkways, entry areas, courtyards and plazas should be lighted to provide a
sense of personal safety for pedestrians and to minimize shadows.
Interior private streets, driveways and parking areas shall be lighted with 20-30 foot
high fixtures of a consistent character and quality and shall meet at least the City's
minimum footcandle lighting standards for public streets.
o
All lighting shall be shielded in a manner that prevents visibility of the light source and
that minimizes glare and light spillover beyond the perimeter of the development.
Signage: A clear, hierarchically organized system of signage shall be provided to orient users to
various destinations. All signs are to conform to the City of Dublin Sign Ordinance and are to
be of a uniform style throughout the site. The signage elements shall complement the site
architectural theme.
.Utilities: Padmounted transformers, water mains and other utilities shall be located and
screened to minimize visibility. No structures other than fencing and landscaping shall be
located within any portion of the public utility easement unless authorized subject to an
encroachment permit.
10
ACCESS EXHISIT
ARN 0 LD
LEFT ]N/OUT
NEIGHBORING I ~ ~
ACCESS/EXIT
NOTE:
PLANT]NC, TO BE
DETER3~INED AT
SITE DEVELOPMENT I
[-- 60
0
%
<
0
LEFT ]N/OUT~
ALLOWED A C I E N D A
R.]G HT IN/
OUT ONLY
OUT ONLY
DRII?E
<
0
RIC, HT IN/
OIJT ONLY
LEFT ]N/OUT
ALLOWED
RIGHT ]N/
OUT ONLY