HomeMy WebLinkAbout8.2 PCSR Fallon Gateway Ph 4 CUP of Dtj�l��
r°I STAFF REPORT
19Cv 82 PLANNING COMMISSION
DATE: July 22, 2014
TO: Planning Commission
SUBJECT: PUBLIC HEARING — PLPA-2014-00014, Fallon Gateway Phase 4,
Conditional Use Permit to amend the Planned Development Zoning
Stage 2 Development Plan, Site Development Review Permit and
Vesting Tentative Parcel Map
Report prepared by Mike Porto, Consulting Planner & Martha Aja,
Environmental Coordinator
EXECUTIVE SUMMARY:
The Applicant has requested approval of a Conditional Use Permit to amend the Planned
Development Zoning Stage 2 Development Plan to modify the site plan for Phase 4 and a Site
Development Review Permit to allow the construction of Pads 2 and 3 and Shops 1-4 totaling
42,160 square feet of development on approximately 4.22 acres. The application also includes a
Vesting Tentative Parcel Map to create 11 parcels at the Fallon Gateway retail center.
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; 5) Adopt a Resolution approving a Conditional Use Permit for a minor
amendment to the Planned Development zoning for Fallon Gateway; and 6) Adopt a Resolution
approving a Site Development Review Permit to allow construction of Pads 2 and 3 and Shops
1-4 totaling 42,160 square feet on approximately 4.22 acres within Phase 4 of Fallon Gateway
and Vesting Tentative Parcel Map 10205 for Fallon Gateway.
Submitted By Review ' By
Consulting Planner & Assistant Community Development Director
Environmental Coordinator
COPIES TO: File
Applicant
ITEM NO.: 8.2
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G:1PA120141PLPA-2014-00014 Fallon Gateway SDR-PD amendmentlPC Meeting.7.22.141PCSR Fallon Gateway Ph 4 7.22.14,doc
DESCRIPTION:
Fallon Gateway retail center is located within the Eastern Dublin Specific Plan (EDSP) area.
The General Plan and EDSP land use designation is General Commercial. The project site is
zoned PD, Planned Development. The 33.91-acre site is located along the west side of Fallon
Road between Dublin Boulevard on the north and 1-580 on the south as shown on the vicinity
map below.
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Surrounding Uses
Uses surrounding the Fallon Gateway project include: 1) to the north across Dublin Boulevard -
General Commercial, Medium Density Residential and Medium High Density Residential, which
was recently approved for construction of 437 single-family detached and multi-family residential
units; 2) to the south - 1-580 right-of-way; 3) to the east across Fallon Road - undeveloped land
designated for General Commercial use; and 4) to the west is vacant property owned by Kaiser
Permanente and designated for Campus Office use for the anticipated and eventual construction
of a medical facility and associated offices.
Project History
Planned Development Zoning for the project site was originally adopted on November 18, 1997
(Resolution 141-97 and Ordinance 24-97). In June 2009, the City Council adopted a Planned
Development (PD) Rezone (Ordinance 09-09) which amended the Planned Development district
for the Fallon Gateway project. The Development Plan for Fallon Gateway limited the potential
development on the site to 379,053 square feet distributed among 19 building sites to be
developed in four phases. The PD Ordinance also established: 1) architectural and landscape
design criteria; 2) specific parking standards; and 3) permitted, conditional, and temporary uses
for the all phases of the Fallon Gateway project site. The Development Plan fulfilled the
requirements for specifying the circulation system, defining development sites or parcels,
refining the development standards, and specifying the infrastructure requirements and their
sequencing.
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Permit and Site Development Review to construct and operate a motor vehicle fueling station, a
2,520 square foot, full-line convenience store, and a 1,050 square foot car wash on
approximately .8 acres within Phase 4 of the Fallon Gateway commercial center (Resolution 13-
22 & Resolution 13-23), which is currently under construction.
To date, the Fallon Gateway site is partially developed with approximately 237,500 square feet
approved for Phases 1, 2 and 3: 1) The Target store (Phase 1); 2) Dick's Sporting Goods (Phase
II); 3) BJ's Restaurant and Brewhouse (formerly Shops 8 & 9, a portion of Phase III); 4) Shops 5,
6, 7 & 10 (Phase III); and 4) a large portion of the overall parking area. Construction is
underway on the Chevron Fueling Station (Phase IV). The remaining Phase, Phase 5, consists
of Major E.
Project Description
The Applicant currently requests approval of: 1) a Conditional Use Permit to amend the PD
Zoning Stage 2 Development Plan to revise the site plan for Phase 4 by refining the parking field
to facilitate more efficient parking and traffic flow; 2) a Site Development Review to construct
Pads 2 & 3 and Shops 1-4 totaling 42,160 square feet of development on approximately 4.22
acres and related site improvements including parking and landscaping; and 3) a Vesting
Tentative Map to create 11 parcels at Fallon Gateway retail center (PM 10205).
ANALYSIS:
The proposed site plan, floor plan, elevations, landscape plans, and colors & materials are
shown in the Project Plans (Attachment 1).
Conditional Use Permit
Minor amendments to PD zoning may be approved by means of a Conditional Use Permit if it
can be found that the amendment substantially complies with and does not materially change
the provisions or intent of the Planned Development Zoning Ordinance for the site.
The site plan for the entire Fallon Gateway retail center (which included Phase 4) was adopted
as a part of the Stage 2 Development Plan. The requested Conditional Use Permit would amend
the Planned Development Zoning Stage 2 Development Plan approved previously. The
applicant is proposing modifications to the site plan for Phase 4 by refining the parking field to
facilitate more efficient parking and traffic flow.
The proposed building placement is consistent with the original Planned Development site plan.
The square footages of the buildings have been modified slightly; however, the proposed square
footage is significantly less than what is permitted. The site plan is substantially consistent with
the original approval which is addressed pedestrian connectivity to the rest of the center and
vehicle access within the overall project. The approved and proposed site plans are shown
below:
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Approved Site Plan Proposed Site Plan
A Resolution approving the Conditional Use Permit is included as Attachment 2.
Site Development Review Permit
The Zoning Ordinance requires Site Development Review for all new principal structures,
including principal structures in a Planned Development Zoning District. Approval of Site
Development Review is subject to findings related to compliance with General Plan policies,
impacts to general safety and welfare, site layout, impacts to views, impacts to topography,
architectural considerations and landscape considerations.
Site Layout
Phase 4 consists of Shops 1 — 4 and Pad 2 & 3 for a total of 42,160 square feet on the 4.22 net
acre site. Phase 4 is located in the northwestern quadrant of the Fallon Gateway retail center.
Please refer to Attachment 1, page C.1.A for the site plan.
Access to the project site will be provided from existing driveways on Fallon Road and Dublin
Boulevard. Both of these driveways are signalized. The majority of the project site, including a
large portion of the overall parking area, was improved with the previous phases of construction.
The Public Works Department and the City's waste hauler have reviewed the site circulation and
have determined that adequate circulation is provided. A strong pedestrian linkage is provided
from Phase 4 to the majors by way of an existing separated landscape paseo to the west.
Pedestrian walkways also link Phase 4 to the shops in the adjacent retail village (Shops 6, 5 &
10).
The proposed buildings include two-sided architecture, which provides visual interest from the
center and from the adjacent roadways (Dublin Boulevard and Fallon Road). Additionally, the
buildings provide a screen for the parking areas of the center. The Fallon Gateway retail center
includes two separate, but related retail villages along Fallon Road that are designed to provide
a pedestrian scaled environment and limit through traffic. The Phase 4 project is the second of
these retail villages. Two plazas are incorporated into Phase 4 adjacent to the shop buildings
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(northeast and southeast corners of Phase 4). Please refer to Attachment 1, page Sheets L.21
& L2.2 for details on the plazas.
The placement of Shops 3 and 4 frame the entry to the center and create a plaza. Shops 2 and
Pad 2 frame the other corner of the development and also creates a plaza. The plazas create
gathering places for sitting, eating and socializing.
Architecture
The proposed architecture for Phase 4 is consistent with the architectural theme of the Fallon
Gateway retail center and the design guidelines, including color and materials, adopted in 2010.
The buildings are extensively articulated with a variety of textures, materials, colors and parapet
heights. Exterior materials include textured and smooth cement plaster with square, rectangular
and diamond shaped patterns and reveals. The accent materials proposed include metal, stone,
brick, wood siding and storefront glass. Additionally, awnings are proposed on the buildings.
Please refer to the elevation sheets for a material summary for each building (Attachment 1,
Sheets A1.2, A2.2, A3.2, A4.2, A5.2, A6.2). The color and materials board is provided on Sheet
A7.2 of Attachment 1.
Shops 3 and 4 have been designed to be mirror images of the existing Shops 5 and 6, as was
the intent of the original approval. The original SDR approval for Fallon Gateway did not include
Phase 4; however, the architecture for Shops 3 and 4 were included as part of the submittal to
illustrate the intent that Shops 3 and 4 would be consistent with Shops 5 and 6, which were
recently constructed in Phase III. These four buildings flank the Fallon Road entrance. Shops 3
and 4 include a tower element and extensive enhanced materials. Please refer to Sheet A1.0 for
the streetscape view along Fallon Road. As a means of comparison, the existing shop buildings
5 & 6 are also shown.
Landscaping
The overall design fabric of Fallon Gateway is a combination of the architecture and the
landscaping. The landscaping and architecture proposed for Phase 4 is consistent with the other
phases of development and ties phases together. The landscaping accentuates the architecture
and adds additional texture and interest. The architecture provides many varied natural textures
and the planting is used to augment that look. The landscaping in at-grade planters, tree grates
and plant containers are used to soften the natural materials of the buildings.
The walkway and pavement patterns will be a combination of decorative colored concrete and
colored pavers. Two plazas are incorporated into Phase 4 adjacent to shop buildings (northeast
and southeast corners of Phase 4). These plazas will provide public gathering spaces.
Landscaping in these plaza areas is confined to tree grates with canopy trees for summer shade
and accenting shrub planters adjacent to the buildings to provide a softening to the building
material. A series of architectural embellishments, such as concrete spheres, benches, table,
trash receptacles, and decorative plant containers, are proposed throughout the project area to
add additional visual interest and consistency with the existing improvements.
Please refer to Attachment 1, Sheets L1.0, L1.1, L1.2, L2.1 and L.2.2 for additional information
on the plant palette.
Parking
Parking requirements for the Fallon Gateway retail center are regulated by the PD. The Fallon
Gateway retail center provides for 1,511 surface parking spaces. Based on the proposed
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occupancies and anticipated uses within each building, the required parking for the entire center
is 1 ,314 parking spaces (a surplus of 197 parking spaces).
The required parking for the majority of the center is based upon the retail requirement (1 space
per 300 square feet). The parking requirement for Shops 1 and Pad 3 is based on the 1 space
per 100 square feet to allow for restaurant tenants. The parking spaces in the center are shared
for use by all tenants.
Table 1: Phase 4 Required Parking
Proposed Building Size (SF) Parking Standard Required
Building Parkin
Shops 1 3,522 1 space/100 SF 35
Shops 2 9,545 1 space/300 SF 32
Shops 3 8,573 1 space/300 SF 29
Shops 4 10,188 1 space/300 SF 34
Pad 2 5,750 1 space/300 SF 19
Pad 3 4,582 1 space/100 SF 46
Total 42,160 195
As shown on Table 1 above, Phase 4 is required to provide a total of 195 parking spaces. A
total of 211 parking spaces are provided for a surplus of 16 parking spaces.
Please refer to the Overall Parking Plan shown on Attachment 1, Sheet CA for a list of all of the
current tenants within the Fallon Gateway retail center and the required parking for each tenant.
Public Art
The project is subject to the approved Public Art Compliance Plan. A condition of approval has
been placed on the project requiring that the fee to be paid at the time of building permit
issuance subject to the Dublin Municipal Code. The specific amount of the pro rata fee for Phase
4 will be calculated along with the building fees at the time that building permits are issued.
Signage
The Fallon Gateway project is subject to a Master Sign program. All proposed signs for Phase 4
shall conform to the approved Master Sign Program.
A Resolution approving the Site Development Review Permit is included as Attachment 3.
Tentative Parcel Map
A Vesting Tentative Parcel Map (PM 10205) is proposed to subdivide the Fallon Gateway retail
center into 11 parcels totaling 23.83± acres. The parcel map proposes to subdivide 23.83± acres
of land as follows: Parcel One 2.20± acres; Parcel Two 0.76± acres; Parcel Three 1.96± acres;
Parcel Four 4.35± acres; Parcel Five 0.77± acres; Parcel Six 7.29± acres; Parcel Seven 1.48±
acres; Parcel Eight 1.23± acres; Parcel Nine 1.36± acres; Parcel Ten 1.50± acres; and Parcel
Eleven 0.93± acres. The Parcel Map excludes the Target parcel.
A Resolution approving the Vesting Tentative Parcel Map is included as Attachment 3 and the
Parcel Map is included as Exhibit A to Attachment 3.
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CONSISTENCY WITH THE GENERAL PLAN, SPECIFIC PLAN AND ZONING ORDINANCE:
The proposed building size and configuration would not exceed the allowable building area or
create adverse conditions on-site or for surrounding properties, but would expand shopping and
dining options in the area and keep traffic moving safely. The proposed exterior design elements
are consistent with the Development Plan and the Design Guidelines for Fallon Gateway.
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 and provided Conditions of
Approval where appropriate to ensure that the Project is established in compliance with all local
Ordinances and Regulations. Conditions of Approval from these departments and agencies
have been included in the attached SDR Resolution (Attachment 3).
NOTICING REQUIREMENTS/PUBLIC OUTREACH:
In accordance with State law, a Public Notice was mailed to all property owners and occupants
within 300 feet of the proposed project. A Public Notice was also published in the Valley Times
and posted at several locations throughout the City. To date, the City has received no
objections from surrounding property owners regarding the Project. A copy of this Staff Report
was provided to the Applicant.
ENVIRONMENTAL REVIEW:
The project is located within the Eastern Dublin Specific Plan area, which was the subject of an
Environmental Impact Report (EIR) for the General Plan Amendment and Eastern Dublin
Specific Plan (SCH # 91103064), certified by the City Council in Resolution No. 51-93 and
Addenda dated May 4, 1993 and August 22, 1994. The General Plan Amendment/Specific Plan
EIR is a program EIR, which anticipated several subsequent actions related to future
development in Eastern Dublin. The EIR identified some impacts of implementation of the
General Plan Amendment/Specific Plan that could not be mitigated. Upon certification of the
EIR, the City adopted a Statement of Overriding Considerations for such impacts. The City also
adopted a Mitigation-Monitoring Program, which included numerous measures intended to
reduce impacts from the development of the Eastern Dublin area.
In 1997, a Negative Declaration was approved by the City Council in Resolution No. 140-97 for
the Planned Development Rezoning of Dublin Ranch Areas B-E, which includes the Fallon
Gateway site. After completing an Initial Study, it was determined that the rezoning would not
have any significant environmental impacts which were not already adequately described and
analyzed in the Program EIR. The project as proposed does not exceed the thresholds identified
in the Negative Declaration.
No further environmental document is needed because the environmental impacts of this project
were fully addressed and within the scope of the Final EIR for the Eastern Dublin General Plan
Amendment, Specific Plan and subsequent Addenda, and the 1997 Negative Declaration.
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ATTACHMENTS: 1) Project Plans, dated received July 11, 2014.
2) Resolution approving a Conditional Use Permit for a minor
amendment to the Planned Development Zoning for Fallon Gateway
to modify the site plan for Phase 4.
3) Resolution approving a Site Development Review Permit to allow for
the construction of Pads 2 & 3 and Shops 1-4 on a 4.22 acre parcel
within the Fallon Gateway retail center and a Vesting Tentative
Parcel Map to subdivide the Fallon Gateway retail center into 11
parcels with the Vesting Tentative Parcel Map attached as Exhibit A.
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GENERAL INFORMATION:
APPLICANT/ Stanforth Holdings Company LLC
PROPERTY OWNER: 4080 Grafton Street, Suite 200
Dublin, CA 94568
Attn: James Tong
(925) 463-1666
LOCATION: West side of Fallon Road between Dublin Boulevard on the
north and Interstate 580 (1-580) on the south
ASSESSORS PARCEL
NUMBER: A portion of APN 985-0027-009-03
GENERAL PLAN
LAND USE DESIGNATION: General Commercial
SPECIFIC PLAN
LAND USE DESIGNATION: General Commercial
SURROUNDING USES:
LOCATION ZONING GENERAL PLAN LAND USE CURRENT USE OF
PROPERTY
[north of Dublin Boulevard]
Medium Density
North PD Residential/General Vacant
Commercial/Rural
Residential/A ricultral
South 1-580 1-580 1-580
East PD [east of Fallon Road] Vacant
General Commercial
West PD Campus Office Vacant
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