HomeMy WebLinkAbout8.2 PCSRVillage at Dublin GPA Off,Q
/ii r�i`✓ � STAFF REPORT
i /2 — PLANNING COMMISSION
DATE: November 12, 2013
TO: Planning Commission
SUBJECT: PUBLIC HEARING: PLPA-2012-00031. The Village at Dublin.
General Plan Amendment, Eastern Dublin Specific Plan
Amendment, Planned Development Rezoning, Site Development
Review, Vesting Tentative Map, and Supplemental
Environmental Impact Report.
Report prepared by Kristi Bascom, Principal Planner
EXECUTIVE SUMMARY:
The Planning Commission will consider and make a recommendation to the City Council
regarding The Village at Dublin General Plan and Eastern Dublin Specific Plan Amendment and
associated implementation actions. The Proposed Project would involve constructing an
approximately 152,000 square foot retail commercial center on a 14.32 acre parcel at 5054
Hacienda Drive. Other improvements would include surface parking lots, installation of utilities
and services, site landscaping, pedestrian plazas and placement of identification signs.
Requested land use approvals include a General Plan Amendment, an amendment to the
Eastern Dublin Specific Plan, Planned Development Rezoning, Site Development Review, and a
Vesting Tentative Map. Certification of a Final Supplemental Environmental Impact Report
(Final SEIR) is also being considered.
RECOMMENDATION:
Staff recommends that the Planning Commission: 1) Receive Staff presentation; 2) Open the
public hearing; 3) Take testimony from the Applicant and the public; 4) Close the public hearing
and deliberate; and 5) Adopt the following Resolutions:
a) Recommending City Council certification of a Final Supplemental Environmental Impact
Report and Adoption of Environmental Findings under CEQA for The Village at Dublin Retail
Center;
b) Recommending i that the City Council adopt a Resolution amending the General Plan and the
Eastern Dublin Specific Plan for The Village at Dublin Retail Center;
c) Recommending that the City Council adopt an Ordinance amending the Zoning Map to
rezone 14.32 acres of 5054 Hacienda Drive to a Planned Development Zoning District and
approving the related Stage 1 and 2 Development Plan for The Village at Dublin Retail
Center; and
d) Approving Site Development Review and Vesting Tentative Map for Parcel 3 of Parcel Map
8262 for The Village at Dublin Retail Center.
Submitted By: Reviewed By:
Kristi Bascom; Jeff Baker
Principal Planner Assistant Community Development Director
COPY TO: File
ITEM NO.:
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G:IPAM20MPLPA-2012-00031 Regency Center Site 16A GPA SPA PD SDRIPC 11.12.20131PCSR.docx
DESCRIPTION
Background
The project site is vacant and is approximately 14.32 acres. It is located at the southwest corner
of Dublin Boulevard and Hacienda Drive. The project site is shown below.
Figure 1: Vicinity Map
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Project Site
The project site currently has General Plan and Eastern Dublin Specific Plan land use
designations of "Campus Office" and is in a Planned Development Zoning District (PA 85-018).
City Council Resolution 105-85 approved the Planned Development Zoning District on the site,
which outlined that the future site uses would be campus-type office uses. However, a detailed
Development Plan (either Stage 1 or Stage 2) was never adopted.
At the request of the Applicant (Regency Centers), on November 20, 2012, the City Council
approved the initiation of a General Plan and Eastern Dublin Specific Plan Amendment Study to
consider changing the land use designations for the parcel from "Campus Office" to "General
Commercial/Campus Office" in order to accommodate future retail commercial uses on the site
(Attachment 1).
Project Proposal
The proposed project for the site is a 152,500 square foot retail commercial center complete
with associated site improvements. In addition to the General Plan and Eastern Dublin Specific
Plan amendment, the Applicant is also requesting approval of a Planned Development Rezone
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with a Stage 1 and Stage 2 Development Plan, Site Development Review, and Vesting
Tentative Map to subdivide the site into five separate parcels.
ANALYSIS
The analysis below describes the various components of the project.
GENERAL PLAN and EASTERN DUBLIN SPECIFIC PLAN AMENDMENTS
General Plan Amendments
The following amendments to the General Plan are required in order to ensure the project, as
proposed, is consistent with the document. The main amendment to the General Plan is to
change the land use designation for the subject parcel from Campus Office to General
Commercial/Campus Office" to enable retail uses. Figure 1-1 (General Plan Land Use Map)
shall be amended accordingly.
Table 2.2 (Land Use Development Potential: Eastern Extended Planning Area) shall be
updated to subtract 14.32 acres from the Campus Office land use category and add 14.32 acres
to the General Commercial/Campus Office land use category.
The Resolution recommending City Council adoption of the General Plan Amendment is
included as Attachment 2 to this Staff Report.
Eastern Dublin Specific Plan Amendments
Similar to the General Plan Amendment, Figure 4.1 (Land Use Map) shall be amended to
change the land use designation for the subject parcel from "Campus Office" to "General
Commercial/Campus Office".
Table 4.1 (Eastern Dublin Specific Plan Land Use Summary) shall be updated to subtract 14.32
acres from the Campus Office land use category and add 14.32 acres to the General
Commercial/Campus Office land use category. Table 4.2 (Eastern Dublin Specific Plan
Population and Employment Summary) shall be updated to subtract the development potential
square footage from the Campus Office land use category and add the development potential
square footage to the General Commercial/Campus Office land use category. Table 4.3
(Projected Jobs/Housing Balance) shall be updated to include the amended jobs number based
on the land use change from Campus Office to General Commercial/Campus Office. Lastly,
Table 4.11 (Hacienda Gateway Subarea Development Potential) shall be updated to subtract
14.32 acres from the Campus Office land use category and add 14.32 acres to a new General
Commercial/Campus Office land use category.
The Resolution recommending City Council adoption of the Eastern Dublin Specific Plan
Amendment is included as Attachment 2 to this Staff Report.
STAGE 1 AND STAGE 2 DEVELOPMENT PLAN:
Typically, a Stage 1 Development Plan is adopted first to establish a concept site plan and lock
in the development potential for a given site. At a later date, once the proposed project has
been refined to a greater level of detail, a Stage 2 Development Plan is adopted that establishes
the more complete development standards and design guidelines. Since the proposed project
has been completely designed, the Stage 1 and Stage 2 Development Plan in this case will be a
combined document.
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The Stage 1 and Stage 2 Development Plan is proposed in accordance with Section 8.32.040 of
the Dublin Zoning Ordinance. The Stage 1 and Stage 2 Development Plan would allow for up to
167,200 square feet of retail commercial development on the project site. This is 10% larger
than the proposed project and is the amount of square footage studied in the Environmental
Impact Report. This was done in order to allow the ultimately size of the project to increase
slightly as the exact building sizes and locations were determined.
The Stage 1 and 2 Development Plan details the permitted and conditional uses; site
development standards, architectural and landscape standards and guidelines; data on site
area, proposed densities and maximum amount of development on the project site. Exhibit A to
Attachment 3 describes the Stage 1 and Stage 2 Development Plan in greater detail.
The Resolution recommending approval of the Stage 1 and Stage 2 Development Plan is
included as Attachment 3 to this staff report.
SITE DEVELOPMENT REVIEW:
The following is a summary of the key components of the project associated with the Site
Development Review. Staff's discussion is broken down into several categories.
Site Plan Access, and Circulation_
The project site is bounded by Dublin Boulevard to the north, Martinelli Way to the south, Arnold
Road to the west and Hacienda Drive to the east. Because of the long, narrow nature of the
site, the project is oriented east-west. The two main buildings face Martinelli Way and the rears
of the buildings are oriented toward Dublin Boulevard. The main parking field for the retail
center is on the south side of the two buildings. These buildings contain a majority of the
commercial square footage (134,000 SF), while three pad buildings (18,500 SF in total) are
proposed along the site perimeter.
A main drive aisle bisects the site in a north-south direction, connecting to Sybase Drive at the
north and the future entry to The Green project site at the south. This drive aisle serves as the
main vehicular and pedestrian link to the future project to the south and to the campus office
buildings to the north. The other main project entries are off Arnold Road and Hacienda Drive.
There are also entries to the delivery areas and smaller employee parking areas off Dublin
Boulevard, but these are expected to have limited vehicular ingress and egress in comparison to
the main entry points.
New bicycle facilities will be provided along Martinelli Way in the form of a Class I, ten foot wide
multi use path and along Arnold Road in the form of a Class II six foot wide, in street bike lane.
Bicycle facilities already exist on Dublin Boulevard and on Hacienda Drive. Bike lockers as well
as conventional bike racks will be provided on site.
Sheet Al of the Project Plan Set (Exhibit A to Attachment 4) illustrates the overall site plan.
Architecture:
The architectural concept for the retail center is very clean and contemporary. The building
vocabulary and materials selection blend well with the surrounding uses while creating a unique
design statement for this shopping center. The building forms are broken down both
horizontally and vertically with variation in color and materials, which include a mixture of
plaster, stone, rustic metal trellis elements and awnings, bronze-framed windows, doors, and
storefront systems, vertical composite woods slats, horizontal composite wood siding, and green
screen grid forms that will allow for nearly full walls of landscape treatment.
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Each of the three major tenants has a glass entry element at the roofline, a feature that is
repeated at the rear of Major 1 at the Dublin Boulevard project entry. The project is oriented to
face towards Martinelli Way so that it can blend and relate well to the future development project
on the south side of Martinelli (the future Green on Park Place project). Along the Dublin
Boulevard frontage, attention has been paid to carrying the same design and materials along
the back of the buildings, to ensuring that the screen walls that hide the loading docks use the
same colors and materials, and to ensuring that building articulation and a variety of materials
are employed on all four elevations.
Sheets A2 through A9 of the Project Plan Set (Exhibit A to Attachment 4) illustrate the building
elevations for each of the buildings on the project site. Sheet A10 identifies the building
materials and color palette to be utilized throughout the retail center.
Parking:
The proposed project includes the provision of 828 parking spaces, which is well in excess of
the City standards as outlined in Chapter 8.76 (Off Street Parking and Loading) of the Zoning
Ordinance. Although all of the tenant users have not been identified, it is known that the center
will be a mixture of retail, restaurant, and personal services uses. Even if it is assumed that only
the three major tenants will be retail and all of the other tenants are restaurant uses (a "worst
case" scenario from a traffic perspective), the amount of parking needed to serve the proposed
152,500 SF project would be 730 spaces. Even if an additional 14,700 SF of retail uses were
built out (as permitted in the Stage 1 and Stage 2 Development Plan), a total of 779 spaces
would be needed and there would still be a 49 space surplus on the project site to serve the
proposed outdoor dining areas and other uses that may come along in the future and be more
parking-intensive.
Landscaping:
The project site landscape concept emphasizes the creation of a comfortable pedestrian
environment. With the design of generous eight-foot sidewalks along the main north-south drive
aisle adorned with street trees and pedestrian-scaled lighting, the project provides a strong
pedestrian connection with its neighbors to the north and to the south.
Street trees will be installed along the project perimeter adjacent to the sidewalks within the
public right of way. The project perimeter along Dublin Boulevard will have a four-foot tall
gridded screen fence with pilasters that will help screen the employee parking area from public
view. A thin landscape strip will be planted with species that will grow up and through the fence
to eventually provide a solid landscape screen without the bulk and starkness of a wall.
In addition to the trees provided in the parking lot and along the front of the retail/restaurant
buildings, two pedestrian pathways have been designed to provide a travel route between
Martinelli Way and the front of the two main buildings. Trees in wells with decorative grates will
be planted along these pedestrian pathways.
The site has several outdoor seating areas that are adjacent to future restaurant tenant spaces:
on either side of the main north-south drive aisle, to the east of the Stores 1, and to the east of
Pad 1. These spaces will be activated with tables and chairs, planters, and other outdoor site
furniture.
Sheet L2 provides enlargements of the key areas on the project site, including the main entry
drive at the north and the Dublin Boulevard/Hacienda Drive corner. The Dublin/Hacienda corner
is particularly important in that the other three corners at this intersection are anchored by larger
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buildings. The Applicant is proposing a corner element that is designed with the same materials
and colors as the retail/restaurant buildings. Sheet A9A provides a perspective of the corner
element, which is highlighted by an internally-illuminated opaque lantern, adjacent decorative
trellis, and a four-foot gridded screen wall to soften the view of the employee parking lot.
Between the physical structures and the proposed landscape design, the corner element should
be an attractive feature of the project that provides a solid anchor to the corner and a contextual
connection to the rest of the retail center.
Sheets L1 through L3 of the Project Plan Set (Exhibit A to Attachment 4) illustrate the landscape
plans and details for the project site.
VESTING TENTATIVE MAP — PARCEL 3 OF PARCEL MAP 8262
The Applicant is requesting to subdivide the single 14.32 acre parcel into five parcels for the
purposes of separate building ownership. There will be a reciprocal parking agreement and
reciprocal access agreements across all of the parcels to ensure that despite the potential for
multiple parcel ownership, the retail center will function as a single entity. The proposed Vesting
Tentative Map conforms to the City of Dublin General Plan, Eastern Dublin Specific Plan, and
proposed Stage 1 and Stage 2 Development Plan, subject to the findings and Conditions of
Approval.
Sheet C-1 of the Project Plan Set (Exhibit A to Attachment 4) illustrates the proposed
subdivision of the parcel. The Resolution approving the Vesting Tentative Map for Parcel 3 of
PM 8262 is included as Attachment 4 to this staff report.
ENVIRONMENTAL REVIEW
A Supplemental Environmental Impact Report (SEIR) was prepared to address potential
environmental impacts of The Village at Dublin Retail Center. The Village at Dublin SEIR
(SCH# 2013012027) was prepared in accordance with the California Environmental Quality Act
(CEQA). The Draft SEIR was released for public review for a 45-day period, from July 30, 2013
to September 13, 2013. Comments were received from three public agencies and interested
parties. The comment letters, along with the City's response to those comments, are contained
in the Final SEIR. The Final SEIR is included as Exhibit A to Attachment 5 of this Staff Report.
As required by CEQA, the Final SEIR (that includes the Response to Comments) was sent
directly to those agencies that provided comments on the Draft EIR. The SEIR (comprised of
the Draft SEIR and Final SEIR) is available for review at City Hall during normal business hours.
The documents are also posted on the City's website.
The Resolution recommending City Council certification of the Final SEIR is included as
Attachment 5 to this Staff Report.
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NOTICING REQUIREMENTS/PUBLIC OUTREACH
A notice of this public hearing was published in the Valley Times, mailed to all property owners
and tenants within 300 feet of the project area boundaries, and all persons who have expressed
an interest in being notified of actions related to this project were notified via email.
The Staff Report for this public hearing was also available on the City's website.
ATTACHMENTS: 1) City Council Resolution 195-12
2) Resolution recommending that the City Council adopt a Resolution
amending the General Plan and the Eastern Dublin Specific Plan for
The Village at Dublin Retail Center
3) Resolution recommending that the City Council adopt an Ordinance
amending the Zoning Map to rezone 14.32 acres of 5054 Hacienda
Drive to a Planned Development Zoning District and approving the
related Stage 1 and 2 Development Plan for The Village at Dublin
Retail Center, with the Draft City Council Ordinance included as
Exhibit A
4) Resolution approving Site Development Review and Vesting
Tentative Map for Parcel 3 of Parcel Map 8262 for The Village at
Dublin Retail Center, with the Project Plans included as Exhibit A
5) Recommending City Council certification of a Final Supplemental
Environmental Impact Report and Adoption of Environmental
Findings under CEQA for The Village at Dublin Retail Center, with
the Final SEIR included as Exhibit A
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GENERAL INFORMATION:
APPLICANT: Pete Knoedler, Regency Centers, 2999 Oak Road,
Suite 1000, Walnut Creek CA 94597
PROPERTY OWNERS: Alameda County Surplus Property Authority, Stuart
Cook, Director, 1221 Oak Street, Oakland, CA 94612
LOCATION: 5054 Hacienda Drive
(Assessor's Parcel Number: 986-0033-007-00)
ZONING: Planned Development
GENERAL PLAN: Existing: Campus Office
Proposed: General Commercial/Campus Office
SURROUNDING USES:
LOCATION ZONING GENERAL PLAN LAND USE CURRENT USE OF
PROPERTY
North PD Campus Office SAP Office complex and
vacant (Site 15a)
South PD General Commercial Vacant
East PD General Commercial Hacienda Crossings
Shopping Center
West PD Campus Office Vacant
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