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HomeMy WebLinkAbout8.2 PCSR Heritage Park GPA/SPC PD SDR EIR STAFF REPORT 82 PLANNING COMMISSION DATE: June 10, 2014 TO: Planning Commission SUBJECT: PUBLIC HEARING - PLPA 2013-00002 — Heritage Park General Plan/Dublin Village Historic Area Specific Plan Amendments, Planned Development rezoning with a related Stage 1 and Stage 2 Development Plan, Site Development Review, Parcel Map 10259, Vesting Tentative Subdivision Map-Tract 8160, Environmental Impact Report, and Development Agreement for a 6.6-acre site Report prepared by Mike Porto, Consulting Planner EXECUTIVE SUMMARY: The requested project is for the demolition of a 110,000 square foot office complex and reparcelization of a 6.6-acre site for the development of 54 small lot, single- family detached homes and a 14,000 square foot, two-story office building. The Project Site currently is designated Retail/Office under the General Plan/Dublin Village Historic Area Specific Plan and zoned Planned Development. Approximately 5.94 acres would be redesignated as Medium Density Residential, and .61 acres would be reserved for the office building. The Site Development Review addresses both the proposed office building and residential component, and Vesting Tentative Map 8160 would subdivide the 5.94 acre area for the 54 units and an internal circulation system. Overall residential density would be approximately 9.09 units per acre. Five floor plans are proposed and would range in size from 2,012 square feet to 3,167 square feet. The three smallest plans would be available in three architectural styles with the two largest plans available in two. 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 a Resolution recommending that the City Council certify an Environmental Impact Report and Adopt CEQA mitigation findings and a Mitigation Monitoring and Reporting Program for the Heritage Park project; 6) Adopt a Resolution recommending that the City Council adopt a Resolution approving General Plan and Dublin Village Historic Area Specific Plan Amendments for the Heritage Park project; 7) Adopt a Resolution recommending that the City Council adopt an Ordinance rezoning the Heritage Park project site to PD-Planned Development and approving a related Stage 1 and Stage 2 Development Plan; 8) Adopt a Resolution recommending City Council adopt a resolution approving a Site Development Review, Parcel Map 10259 and Vesting Tentative Subdivision Tract Map 8160; and 9) Adopt a Resolution recommending that the City Council adopt an Ordinance approving a Development Agreement between the City of Dublin and Bates Stringer Ventures for the ' ritage Perk project. Submitted By Reviewed By Consulting Planner Assistant Community Development Director COPIES TO: Applicant Item 8.2 File Page 1 of 15 G.\PA\2013\PLPA-2013-00002 Heritage Park Office GPA\PC Mtg 6.10.14\PCSR_Heritage_Par1k_6_10_14.doc PROJECT DESCRIPTION: Project Site Heritage Park is located in the southeasterly portion of the Dublin Village Historic Area Specific Plan (DVHASP) area north of Interstate Highway 580, south of Dublin Boulevard, east of Donlon Way, and west of San Ramon Road (APN 941-1550-005-03) as shown on the vicinity map below: rd l ' SITE , VICINITY MAP The current General Plan and DVHASP designation is Retail/Office. The project site is located in the Historic Overlay Zoning District and Planned Development Zoning. The project site currently is developed with a two-story walk-up garden office complex of approximately 110,000 square feet built between 1978 and 1981 . The project site generally is flat with a gradual slope and drainage towards the east/southeast of the site. A number of large trees, some planted at the time of the site's initial development, are located on the site that are considered Heritage Trees and subject to the City's Heritage Tree Ordinance regarding preservation or removal. The Calaveras Fault runs under the project site from the northeast to the southwest. The existing office buildings and site improvements will be demolished. Adjacent and Surrounding Land Uses: Uses surrounding the proposed Heritage Park Project site include: • To the north — The three properties along Dublin Boulevard include: A gas station at the corner of Dublin Boulevard and San Ramon Road; Frankie, Johnnie and Luigi's Italian restaurant, which shares reciprocal access with the project site, and the historic Green Store building currently used as a church which also shares reciprocal access. • To the south —CalTrans right-of-way associated with the westbound 1-580 on-ramp from 2of15 San Ramon Road and drainage channel associated with the drainage of Dublin Creek. • To the east — San Ramon Road. • To the west — Donlon Way and the Dublin Historic Center and Park. Current Request The current request for the proposed Heritage Park project includes: • General Plan/Specific Plan Amendment — To change 5.94 acres from Retail/Office (RO) to Medium Density Residential (MDR) (6.1 to 14.0 units per acre); .61 acres would remain RO. • Planned Development Rezoning —Planned Development Rezone with related Stage 1 and Stage 2 Develop Plan. • Site Development Review — To construct a 14,000 square foot office building with related site improvements, and a 54-unit neighborhood of single-family detached homes. • Subdivisions - 1) Parcel Map 10259 to allow the separation of properties for development of residential and commercial uses, and 2) Vesting Tentative Subdivision Tract Map 8160 to allow the subdivision of 54 lots. • Development Agreement — between the City of Dublin and Bates Stringer Ventures for the Heritage Park Project. • Environmental Impact Report - The Heritage Park EIR analyzed the environmental impacts of the Project, including the proposed demolition and redevelopment to office and residential uses. ANALYSIS: General Plan & Dublin Village Historic Area Specific Plan Amendment The Applicant proposes to amend the General Plan and Specific Plan land uses as follows: TABLE 1: General Plan/Specific Plan Land Uses Existing Proposed Use acres acres RO Retail/Office 6.57 .61 MDR Medium Density Residential 0 5.94 Total 6.55 6.55 3of15 The existing and proposed General Plan and Specific Plan land use designations are shown on the Land Use map, below: EXISTING LAND USE PROPOSED LAND USE sp"t Ran 2r - •' e+ �v Y y �yAY band Project Site qq Project Site T71 X _ tsll'! w r L. General Plan and Specific Plan Land Use Designations The requested amendments to the General Plan and DVHASP would require adjustments to various figures, texts, and tables in the General Plan and DVHASP to ensure consistency throughout the documents. A Resolution recommending City Council approval of a General Plan and DVHASP Amendment is included as Attachment 1 with the City Council Ordinance included as Exhibit A. Planned Development Zoning The requested action is a Planned Development (PD) rezone with a related Stage 1 and Stage 2 Development Plan. The PD Rezoning addresses the plan currently proposed for 54 single- family detached units and a 14,000 square foot office building. The proposed Stage 1 and Stage 2 Development Plan includes the following. Please refer to Attachment 2, Exhibit A for the complete Stage 1 and 2 Development Plan. 1. A list of permitted, conditional and accessory uses 2. Site plan 3. Development densities by land use 4. Phasing Plan 5. Master Landscape Plan 6. Grading 7. Development Regulations/Standards 8. Architectural Design Standards 9. Landscape Design Standards 10. Inclusionary Zoning Regulations 4of15 A Resolution recommending that the City Council adopt an Ordinance approving the Planned Development Rezone with related Stage 1 and Stage 2 Development Plan for the Heritage Park project is included as Attachment 2, with the City Council Ordinance included as an Exhibit A. SITE DEVELOPMENT REVIEW The Applicant requests approval to construct a 14,000 square foot office building, 54 single- family detached homes and related site improvements. The following is a discussion of the commercial and residential project components. The project plans are included as Attachment 3. Commercial Parcel The .61 acre area to remain as Retail Office (RO) will be located at the northwesterly corner of the project site separate from the residential development. Development of the site is proposed as a 14,000 square foot, 2-story office building with an on-site parking area. A beneficial addition and highlight to the historical and cultural character of the project area is the relocation of the Challenge Dairy Products headquarters which will consolidate and relocate from a portion of the existing Heritage Park Office building to the proposed building to be constructed for their use. The Challenge Dairy Products, established in 1911, has a long history with the Dublin community. The two-story office building has been designed to fit into the rural context of the adjacent Historic Center and Kolb Farm Craftsman house. The presence and operations of this company will contribute to the historic character of this district. Site Layout The commercial site would have approximately 86 feet of frontage along Donlon Way. The parking area for this commercial site would be accessible from reciprocal access easements with the adjacent church and restaurant properties along the northerly boundary of the project site (Attachment 3, Page TM04). Reciprocal access has been utilized for these properties since development of the existing office project improvements. The parking area for the proposed commercial building would be shared with the two adjacent properties located north of the project site (Church of Christ and the Frankie, Johnnie and Luigi's restaurant) adjacent to Dublin Boulevard. There is an existing shared parking agreement between the Heritage Office complex, Frankie, Johnny and Luigi's restaurant and the Church of Christ to share the currently established parking spaces and access aisles In conjunction with the proposed project, circulation improvements would be made to the three adjoining properties which currently sharing reciprocal access with the Heritage Park commercial site. Those new improvements would include new parking lot pavement between the restaurant and church, new driveway aprons on Donlon Way and Dublin Boulevard, and parking lot landscaping. No other improvements are proposed for Dublin Boulevard or San Ramon Road. As a shared parking agreement already exists between the three properties the Applicant updated the plan for the proposed reconfiguration of the access and number of parking stalls. This analysis was reviewed by the City Traffic Engineer and was found to be adequate to address the uses currently proposed due to the countercyclical days and hours of operation. The analysis is included as Attachment 4. 5 of 15 Attachment 3, Sheet L-1.0 of the Landscape plans shows the parking areas. A parking study was prepared for the Heritage Park project which was reviewed and approved by the City's Traffic Engineer. It indicated that a shared parking arrangement could be supported through a shared parking agreement to achieve required parking counts during peak hours of operation. A shared parking agreement will be required as a Condition of Approval. Architecture The low porch roof modulates the scale of the building, and the higher gable roof elements serve as accents on the building elevations. The building entry would be oriented toward the north side of the building and would be accented with a gable end vent detail and a lattice trellis with flowering vines. The building would have conference areas, and an outdoor patio wraps its northwesterly corner. Windows would be multi-paned in keeping with the Craftsman elements. Building materials include a combination of vertical board and batten siding, shingle siding, wood trim, and a river rock stone veneer base creating a strong connection to the ground. The building design, colors and materials are compatible with the architectural style and conform to the Design Guidelines of the DVHASP. All signage would remain subject to the City's Sign Ordinance. Please refer to Attachment 3, Architectural Plans — Office, Pages AO-A3 and CB. Landscape A portion of the existing church/restaurant site is to be disturbed to create additional drive aisles, parking and water quality elements. This area, in addition to the area surrounding the proposed office building, will be heavily landscaped. A building setback from Donlon Way will provide a significant amount of buffering trees and plant material. New accent trees will be planted throughout the commercial/church/restaurant area, further embracing the overall landscape pallet. Please refer to Attachment 3, Landscape Plans, Page L-1.2. Residential Access & Circulation The Heritage Park residential area would be accessible from a private street off Donlon Way shown on the plans as Street A. The circulation system generally loops through the site also to include Streets B, C, D, and E. Site Layout/Plotting The homes are arranged as a traditional neighborhood with front entries oriented towards the street and two-car garage access facing the street in front. A row of seven homes with the largest lots and the largest floor plans faces Donlon Way and the Historic Park and Heritage Center. In order to blend with the Historic structures in the Park across the Street, the Applicant chose to provide larger wider homes fronting Donlon Way to further enhance the historic look of the area and to comply with design parameters in the Dublin Village Historic Area Specific Plan. The homes have garages set further back from the sidewalk. The architecture of these homes are commensurate with the style of home built in a more historic setting and significant landscape features such as unique sidewalks, embellished driveway detail, fences and landscape patterns have all been utilized to further enhance the historic character of the area. The project has been laid out with specific floor plans plotted for each lot based on lot size and maximum coverage requirements. Plans 1, 2, and 3 make up the majority of the project and are all located off Donlon Way but incorporate much of the historic detail embodied on the larger homes fronting Donlon Way. Seismic - As stated above, a geologic feature generally known as the Calaveras Fault has been identified as running under the project site from the northeast to the southwest. Street C within 6of15 the proposed Heritage Park project generally provides a 25-foot seismic setback on either side of the fault line. Detailed analysis, borings, trenching and calculations were prepared and reviewed by the Public Works Department and their geological consultants who ultimately determined that a 25 foot set back from the fault was appropriate. The Building Official also reviewed all of this data and agreed with the findings. Specific Conditions of Approval have been applied to this project to address the fault line (See Attachment 5, Exhibit A, Conditions of Approval #44, 83 and 84). Landscaping/Streetscape Plan Landscaping - In addition to the classic American architectural styles, this neighborhood is intended to project a traditional single family residential neighborhood by taking advantage of the adjacent park and cultural center, historical buildings, and heritage trees. The landscaping is generous and has been designed to be compatible and complement the architecture as to theme and character of the residential structures. In addition to the stone clad entry pilaster, plantings and hardscape elements are used to create neighborhood identification and an attractive community facade. The driveway entry would be improved with enhanced paving materials. The overall landscape concept and planting plan is shown on Attachment 3, Sheets L-1.0 and L- 1.1 along with the proposed palette of trees and shrubs. All project streets, perimeter sidewalks, interior sidewalks, paths, and common areas are shaded and enhanced by trees and plantings. Each lot would be provided with a street tree. The bio-retention areas along the southerly boundary of the site would be screened with vegetation. Pedestrian circulation is accommodated by a system of sidewalks on both sides of the streets separated from the curb by a landscaped strip. This configuration by is recommended and complies with the streetscape design for the DVHASP. The landscape plans have been prepared to reflect the building footprint of each floor plan. In addition to the overall landscape plan for the neighborhood, a typical landscape/site plan is provided for both interior and corner lots for each of the floor plans. The landscaping for the parkways and the individual lots will be required to conform to the City Water Efficient Landscape Ordinance. The Landscape Plans also indicate the type and styles of walls and fencing that will be used within the project. Low fences with wooden gates would be used along the Donlon Way frontage. Styles are shown on Attachment 3, Sheet L-5 and include: a) decorative wooden fence with wood post and concrete caps, b) brick pilasters with picket gate and fence, and c) brick pilaster with wooden picket gate and hedge. Trellis over the entry walk or driveway are proposed for those lots facing the park. A sound attenuation wall would be constructed for the rear of those properties abutting the CalTrans right-of-way where access is not needed with vines planted to deter graffiti. Tot Lot — A tot lot of approximately 1,860 square feet is shown as an amenity within an area adjacent to the guest parking located at the northerly edge of the project site abutting the adjacent restaurant use along Dublin Boulevard. (See Attachment 5, Exhibit A, Condition of Approval No. 18 and Attachment 3, Alternative Site Plan with Tot Lot, TM08). Streetscape — Streetscape improvements generally are addressed in the landscape plans. New improvements to Donlon Way would remove the existing meandering sidewalk and replace all frontage improvements with those reflecting the streetscape design and character adopted for 7of15 the DVHASP area including a wider parkway, landscaping, bulb out to accept larger trees, and lighting. The existing black walnut trees along Donlon Way are in poor condition, heavily pruned in an effort to keep their limbs from interfering with the overhead utility lines (which will be undergrounded with this project) and are nearing the end of their useful life. The City's arborist evaluated these trees and determined that the majority were not of sufficient quality to keep. However, to mitigate the loss of these trees, the Applicant will make a contribution of $19,000 toward the Orchard in the adjacent Heritage Park. (See Attachment 5, Exhibit A, Condition of Approval No. 16). This figure was based on the arborists estimate as to the trees' value. Additionally, with concurrence from Public Works, the Applicant is proposing to create bulb outs into Donlon Way to provide larger planting areas sized to accommodate larger specimen trees. (See Attachment 3, Landscape Tab, Sheet L-2). This larger area and the larger trees will provide more of a look representative of a project that has been in existence for some time, rather than a new development. This will blend better with the historic nature of the area. The larger planning area will also allow for a better chance for the trees long term survival. Heritage Trees - A number of large mature trees have been identified on the project site and adjacent properties. The proposed project would remove 107 trees, 16 of which are identified as Heritage trees. Thirty trees (30) would be preserved including three Heritage trees all located along the perimeter of the project site. Tree removal is necessary to add additional dirt to the site in order to accomplish proper slope for gravity sewers (DSRSD does not allow pump stations) and proper storm drainage. The on- site trees to be removed cannot be retained due to the need to add additional dirt to the site. A number of Heritage tees and non-Heritage trees on the adjacent restaurant and church site will be preserved regardless of the proposed parking lot improvements for reciprocal access and parking areas. The table on Sheet TM03 of the project plans (Attachment 3) shows the removal of trees from the project. Compliance with the Heritage tree retention and removal program is included as Condition of Approval No. 16. Upon approval of this project, the Applicant would apply for a Heritage Tree Removal Permit in accordance with the requirements of the Heritage Tree Ordinance. Architecture Styles/Elevations Residential - As a concept, the proposed architectural design for all products is based on influences to historic American styles. The proposed architectural styles proposed styles are: (A) Craftsman, (B) American Traditional (Foursquare), (C) Cottage, and (D) American Farmhouse, (E) American Fourquare. • For Plans 1, 2, and 3, the elevations styles are: (A) Craftsman, (B) Traditional, and (C) Cottage. • For Plan 4, the elevation styles are: (C) Cottage and (D) American Farmhouse. • For Plan 5, the elevation styles are: (A) Craftsman and (E) American Foursquare Each style is identified and described with standards for elements such as: 1) roofs, 2) exterior finishes, 3) windows and doors, 4) trim, and 5) accent elements. Roll-up garage doors would be installed specific to each style and coordinated with each color scheme. Each style generally is described as follows: 8of15 (A) Craftsman — This style is evident in the area with the buildings within the historic park. Based on the plotting plan, approximately 18, or one third of the units, would be built in the Craftsman style. Four color and materials schemes (1 — 4) would be available for this style. This style features low pitch gable roofs with gable end_ details in the form of vertical or horizontal siding. Exterior materials are stucco on the lower levels with a brick stone clad base. Second levels are finished with exterior shingles. Deep front porches are supported with brick or stone-clad columns or tapered cylinders with simple capitals on a brick or stone base for Plan 5. Windows are grouped, and both windows and doors feature heavy trims with multiple glass panes within the upper portions. Corbels and wood trim accent the eaves. (B) Traditional - Roof forms are steeper pitched in hip or gable forms. Exterior materials are stucco on the ground level with horizontal lapsiding on the upper level. Elements are vertical with square columns, thinly louvered porch and balcony railings, and windows flanked by shutters. Louvered vents are used to embellish gable ends. Windows have multiple panes in the upper portions. For Plan 5, the Traditional style is described as Foursquare with narrower columns, symmetrical window panes, narrow vertical wooden railings, and an accent dormer. Three color schemes (5- 8) would be available which would be shared among the American Traditional (Foursquare), and Farmhouse styles. Approximately 18, or one third of the units, would be built in the Traditional or Foursquare style. (C) Cottage — This style features steeply pitched roofs in hip form or gable enhancements. Gables would be embellished with simple gable end vents. Exterior material primarily is stucco. Railings are wooden with cookie-cutter details. Windows grouped in twos or threes and are accented with heavy trim and pot shelves supported with corbels. Accent windows may be round, and doorways may be arched or enhanced with sculpted trim. A bay window with wood paneled base and metal roof over the projection are featured on Plan 3. Two color schemes (9 and 10) would be available for this style. Approximately 16 units or 30% would be built in this style. (D) American Farmhouse — This style is identified by simple gable roof forms. Gable end vents are simple and vertical. Exterior materials are lapsiding with brick accents. Porches feature narrow wooden columns and wooden railings. Windows are singular with symmetrical panes. This style is available only for Plan 4 which features a bay window with a brick—clad base and metal roof over the projection. Only two lots are plotted with this Plan and style. (E) American Foursquare - Roof forms are lower pitched in hip forms. Exterior materials are horizontal lapsiding. Elements are vertical with square columns, thinly louvered porch and balcony railings, and windows flanked by shutters. Windows have multiple panes in the upper portions. For Plan 5, the Traditional style is described as Foursquare with narrower columns, symmetrical window panes, narrow vertical wooden railings, and an accent dormer. Three color schemes (5- 8) would be available All elevations visible from the public right-of-way would be enhanced. Floor Plans Each home is two stories. Floor plans are offered as a three or four-bedroom unit with a number of options for increasing the bedroom count per plan. The ground floor of each unit is 9 of 15 arranged as a "great room" with open living and kitchen areas. Plans 3, 4, and 5 have dining areas integrated into the `great room.' All kitchens have an island, and all but Plan 5 have a walk-in pantry. Plans 1 , 2, and 3 may be built with an optional California Room described as an outdoor room with finish surfaces and fireplace. At a minimum, each plan is provided with a ground floor powder room. All plans, except for Plan 1, provide (or provide an option) for a ground floor bedroom with adjacent full bathroom. Plans 1, 2 and 3 offer an optional fireplace in the great room. All plans have a covered front porch. On the second floor, each unit has at least 3 bedrooms and 2 bathrooms, including a master bedroom with en suite bathroom and at least one walk-in closet. Each Master bathroom has dual basins, separate water closet, and separate tub and shower. With exception of Plan 5, all laundry rooms are on the second floor, and all laundry rooms (except for Plan 1) are equipped with a wash basin. Each unit is provided with a 2-car street-facing garage. Plan 5 has a third enclosed space provided in a tandem arrangement within the garage. All floor plans offer a Universal Design Ordinance (UDO - handicapped accessible) option. Floor plan details are shown in Table 3, below. TABLE 3: Floor Plans Plan Square Feet Bedrooms Bathrooms Parking Elevations Stories Units No. 1 2,012 sf 3 + 1 2'/z 2 A, B, & C 2 19 35% 2 2,438 sf 4 + 1 2'h or 3 2 A, B, & C 2 13 24% 3 2,676 sf 4 + 1 3 2 A, B, & C 2 15 28% 4 3,102 sf (bonus) 3'/2 2 C & D 2 3 6% 3 + 1 + 1 5 3,167 sf (bonus & 2'/z +1 3 A & E 2 4 7% library) Total 54 100% Elevations: (A) Craftsman, (B) Traditional , (C) Cottage, and (D) American Farmhouse, (E) American Foursquare. In addition to the features described above, the floor plans are described as follows: Plan 1 — Plan 1 is a 3-bedroom unit with an optional fourth bedroom/den, it is the smallest at 2,012 square feet. In addition to the 2 full bathrooms on the second floor, the ground floor has a powder room or half bathroom. Plan 1 would be constructed on nineteen lots, or 35%, of the Heritage Park project. Plan 1 is available in three architectural styles and would be situated on the smallest lots. Plan 2 — Plan 2 is 2,438 square feet with 4 bedrooms and a downstairs den off of the entry which optionally may be built out as a fifth bedroom with a full bathroom nearby. A small study/tech area is located near the second floor landing, and the master bedroom would have access to a deck. Thirteen units, or 24% of the lots, would be built with Plan 2 on the intermediate lot size along with Plan 3. Plan 3 — Plan 3 is a 4-bedroom unit with an optional fifth bedroom/loft within 2,676 square feet. A large linen closet is located on the second floor and the master suite provides two 10 of 15 walk-in closets. A full bathroom is located on the ground floor near a den that may be built out optionally as a fifth bedroom. Fifteen units, or 28%, would be built with Plan 3 on lots comparable in size to Plan 2. Plan 4 — Plans 4 and 5 are the larger units on the larger lots overlooking Donlon Way and the Dublin Historic Center. Plan 4 is 3,102 square feet. The second level bonus room may be built out as a fifth bedroom. The California Room would not be available to Plans 4 and 5. Three of the 7 lots facing Donlon Way would be built as Plan 4 in one of two architectural styles. Plan 5 — Is the largest at 3,167 square feet and, along with Plan 4, would be oriented towards the park. Plan 3 offers a third tandem parking space in the garage. This additional garage area would not have build-out options. However, a downstairs library may be built out as a fourth bedroom with a full bathroom nearby, and an upstairs bonus room may become a fifth bedroom. Plan 5 is laid out with a formal dining area and a butler's pantry. Bedrooms 2 and 3 upstairs each have a walk-in closet and the master suite has two. Parking - As with most single-family detached projects, each unit requires two enclosed parking spaces per unit with one guest space per unit that may be provided curbside on the driveway or in dedicated parking areas. Based on this standard, the residential parking required for the Heritage Park project would be 324 spaces. The enclosed parking requirement is satisfied by the two-car garages provided with each unit for a total of 108 enclosed parking spaces. Guest space parking is satisfied in driveways (where permitted), curbside along internal streets, perpendicular parking in dedicated areas (9 spaces) and along Donlon Way. The location of parking provided is shown on Attachment 3, Sheet TM04. A Resolution recommending that the City Council adopt a Resolution approving the Site Development Review is included as Attachment 5. Affordable Housing/Inclusionary Zoning — The proposed Heritage Park project would be subject to Chapter 8.68 of the Zoning Ordinance, Inclusionary Zoning regulations, which requires 12.5% of the units constructed to be provided as affordable or requires payment of an in-lieu fee. The Applicant has proposed to pay an in-lieu fee and that requirement is documented in Attachment 5, Exhibit A, Condition of Approval #15. Public Art Compliance — The proposed project is subject to a Public Art Compliance Report The Public Art Compliance Report and its findings will determine the trigger point by which this project complies with or is exempt from the Public Art program which typically would be satisfied by a public art installation or payment of in-lieu fees. An appropriate Condition of Approval has been included. (See Attachment 5, Exhibit A, Condition of Approval #14). Parcel Map Parcel Map 10259 is necessary to create a parcel for the commercial component of the project and for phasing and sale and leasing purposes only. The Parcel Map would be subject to Conditions of Approval, and the 6.6 acre site initially would be subdivided as follows: 11 of 15 TABLE 4: PARCEL MAP Parcel Acreage A .43 B .19 C 2.98 D 3.00 Total 6.6 Vesting Tentative Tract Map The Vesting Tentative Tract Map (See Attachment 3, Tentative Tract map tab, Sheet TM01) proposes to subdivide the 6.6 acre property into the 54 residential lots, the one commercial retail lot for Challenge Butter as well as various lots for parking, landscaping, Bio-Retention and AT&T access to an existing facility behind the Shell Gas Station. Conditions of Approval are included in the Resolution recommending approval (Attachment 5, Exhibit A). All utilities are available at the property line. All perimeter streets and right-of-way already have been dedicated, and perimeter streets have been improved. Perimeter sidewalks and landscaping would be constructed as part of this project. DEVELOPMENT AGREEMENT California Government Code §§ 65864 et seq. and Chapter 8.56 of the Dublin Municipal Code (hereafter "Chapter 8.56") authorize the City to enter into an agreement for the development of real property with any person having a legal or equitable interest in such property in order to obtain certain commitments and establish certain development rights for the property. The proposed Development Agreement addresses the entire 6.6-acre Heritage Park Project. Development Agreements are approved by an Ordinance of the City Council upon recommendation by the Planning Commission. The proposed Development Agreement was drafted with input from City Staff, the project Applicant, property owner, and the City Attorney based on the standard Development Agreements prepared by the City Attorney and adopted by the City Council. The Development Agreement provides security to the developer that the City will not change its zoning and other laws applicable to the project. The Development Agreement becomes effective for a term of five (5) years from the date of approval by the City Council. The City also benefits from entering into the Development Agreement with the property owner. The Applicant has offered a Community Benefit Payment of $6,000/unit for a total of $324,000 payable on or before the recordation of the first final subdivision map for the Project creating the residential lots. The Community Benefit Payment will be applied to future investment and development of the City's heritage assets, including but not limited to the Heritage Park and Museums site. The Agreement is a contract that establishes obligations for both parties. In order to ensure that the City receives the community benefit payment under the Agreement, the Project Approvals will not take effect until the Agreement takes effect and is recorded on the Heritage Park Project. A Resolution recommending that the City Council adopt an Ordinance approving a Development Agreement between the City of Dublin and Bates Stringer Ventures for the Heritage Park project is included as Attachment 6, with the Ordinance included as Exhibit A and the Development Agreement included as Exhibit B. 12 of 15 CONSISTENCY WITH GENERAL PLAN, SPECIFIC PLAN & ZONING ORDINANCE The proposed amendments to the General Plan and the Dublin Village Historic Area Specific Plan reflect land uses that are compatible with preservation and restoration of the historic character of the area. The proposed commercial use is intended to serve as the headquarters of a use with a long-standing historic connection to the City of Dublin. The proposed project will contribute to housing opportunities and diversity of product type as a complement to the surrounding neighborhoods. The proposed Stage 1 Planned Development rezoning and proposed Stage 2 Development Plan would be consistent with the requested land use amendments. The proposed project has been reviewed for conformance with the Community Design and Sustainability Element of the General Plan and the Dublin Village Historic Area Specific Plan. The project has been designed to be compatible with adjacent and surrounding development via architectural elevations, site planning and design details and integration with the Historic Park. The Applicant intends to exceed the City of Dublin Green Building Ordinance and will exceed the 50 point threshold in the City's program. In general, the proposed project furthers the goals of the Community Design and Sustainability Element of the General Plan by providing a high quality of life and preserving resources and opportunities for future generations. REVIEW BY APPLICABLE DEPARTMENT AND AGENCIES: The Building Division, Fire Prevention Bureau, Public Works Department, Dublin Police Services and Dublin San Ramon Services District reviewed the project to ensure that the Project is established in compliance with all local Ordinances and Regulations. Conditions of Approval from these departments and agencies are included in the Resolution approving Site Development Review and Subdivisions. ENVIRONMENTAL REVIEW: The Project is located in the Dublin Village Historic Area Specific Plan area for which a Mitigated Negative Declaration was adopted on August 1, 2006 by Resolution No. 149-06. The previous environmental analysis was updated for the Project through a project- and site-specific Heritage Park Environmental Impact Report ("EIR", SCH # 2013092043). The Heritage Park EIR analyzed the environmental impacts of the Project, including the proposed demolition and redevelopment to office and residential uses and was circulated for a 45-day public review and comment period. Given the proximity of the Project to the Dublin Historic Park, aesthetics and cultural resources impacts were a particular focus of the EIR. A number of potential impacts were identified, most of which can be mitigated to less than significant. No significant unavoidable impacts were identified in the EIR. Following the public review period, the City prepared a Final EIR containing written responses to all comments received during the public review period, which responses provide the City's good faith, reasoned analysis of the environmental issues raised by the commenters. The Final EIR, which includes the Draft EIR and written responses to comments, is incorporated herein by reference and is available for review in the Planning Division at City Hall during normal business hours. A Resolution recommending that the City Council certify an Environmental Impact Report and Adopt CEQA mitigation findings and a Mitigation Monitoring and Reporting Program for the Heritage Park project is included as Attachment 7 with the Draft and Final EIR included as Exhibit A and B. 13 of 15 PUBLIC NOTICING: In accordance with State law, a public notice was mailed to all property owners and occupants within 300 feet of the proposed project to advertise the project and the upcoming public hearing. A public notice also was published in the Valley Times and posted at several locations throughout the City. A copy of this Staff Report has been provided to the Applicant. ATTACHMENTS: 1. Resolution recommending City Council approval of General Plan and Dublin Village Historic Area Specific Plan Amendments for the Heritage Park project, with City Council Resolution attached as Exhibit A. 2. Resolution recommending that the City Council adopt an Ordinance rezoning the Heritage Park project site to PD- Planned Development and approving a related Stage 1 and Stage 2 Development Plan, with Ordinance attached as Exhibit A. 3. Applicant's submittal package dated May 7, 2014 4. Shared Parking Analysis for Heritage Park office/Church/Restaurant Uses by TJKM, Dated September 9, 2013, 5. Resolution recommending that the City Council adopt a Resolution approving a Site Development Review Permit, Parcel Map and Vesting Tentative Subdivision Tract Map 8160 for the Heritage Park Project, with the City Council Resolution included as Exhibit A. 6. Resolution recommending that the City Council adopt an Ordinance approving a Development Agreement between the City of Dublin and Bates Stringer Ventures for the Heritage Park project, with the Ordinance attached as Exhibit A. 7. Resolution recommending that the City Council certify an Environmental impact Report and adopt CEQA Mitigation Findings and a Mitigation Monitoring and Reporting Program for the Heritage Park Project with the City Council Resolution included as Exhibit A. 14 of 15 GENERAL INFORMATION: APPLICANT: The Stringer Company, on behalf of Bates Stringer Ventures 875 Orange Blossom Way Danville, CA 94526 Attn: Scott Stringer PROPERTY OWNER: Office Building: Cranbrook Realty Investment Fund, L.P. 4701 Sisk Road, #101, Modesto, CA 95656 Church: Tri-Valley Church of Christ, a California Non- Profit Corp Tim Bormann/Elder, Rob Liszt/Elder, Jay Wyant/Elder 11873 Dublin Blvd., Dublin, Ca. 94568 Restaurant: Frankie, Johnnie and Luigi Too!, a California Limited Partnership Frank P. D'Ambrosio/General Partner, John V. D'Ambrosio/General Partner, Donald D. D'Ambrosio/General Partner 1282 Hammerwood Ave., Sunnyvale, Ca. 94089 LOCATION: 11875 Dublin Boulevard - The project is located north of Interstate Highway 580, south of Dublin Boulevard, east of Donlon Way, and west of San Ramon Road (APN 941-1550-005-03) ZONING: Existin — PD and Historic Overlay Proposed— PD-Medium-High Density Residential, PD- Retail/Office and Historic Overlay GENERAL PLAN & DUBLIN HISTORIC AREA SPECIFIC PLAN: Existin — Retail/Office (RO) Proposed— Medium Density Residential (MDR) and Retail/Office (R/O) SURROUNDING USES: LOCATION ZONING GENERAL PLAN LAND USE CURRENT USE OF PROPERTY Retail/Office and Gas Station, Restaurant, North C-1 Parks/Public Recreation AT&T facility, and Historic and PD (south side of Dublin Boulevard) Building used as Church Vacant - drainage channel and South C-1 Retail/Office 1-580 right-of-way Downtown Dublin Transit Oriented East DDZD (Zoning) District/West Dublin Office/Commercial BART Specific Plan Area (across San Ramon Road) West PD Parks/Public Recreation Park, Heritage Center, and (across Donlon Way) Museum with Historic Buildings 15 of 15