HomeMy WebLinkAbout8.2 PCSR The Green Mixed Use Project i�, STAFF REPORT
PLANNING COMMISSION
DATE: August 26, 2014
TO: Planning Commission
SUBJECT: PUBLIC HEARING: PLPA-2013-00013 The Green Mixed Use Project -
General Plan Amendment, Eastern Dublin Specific Plan Amendment,
Planned Development Rezoning with related Stage 1 and Stage 2
Development Plan, Site Development Review (Commercial Buildings
only), Vesting Tentative Map, Development Agreement, 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 Green Mixed Use Project. The Project will include construction of approximately
37,000 square feet of retail and restaurant buildings with associated outdoor seating areas and
six residential neighborhoods with 372 units in multiple buildings on a 27.5 acre site and related
surface parking lots, installation of utilities and services, site landscaping, pedestrian plazas,
and placement of identification signs. The current request includes approval of a General Plan
Amendment, Eastern Dublin Specific Plan Amendment, Planned Development Rezoning, Site
Development Review for the Commercial Buildings, Vesting Tentative Map, and a Development
Agreement. Certification of a Final Supplemental Environmental Impact Report is also being
considered. Site Development Review for the residential portion of the project will come at a
later date.
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 Green Mixed Use
Project;
b) Recommending that the City Council adopt a Resolution amending the General Plan and the
Eastern Dublin Specific Plan for The Green Mixed Use Project;
c) Recommending that the City Council adopt an Ordinance to rezone 27.5 acres at 5144 and
5344 Martinelli Way to a Planned Development Zoning District and approving the related
Stage 1 and 2 Development Plan for The Green Mixed Use Project;
d) Recommending that the City , Council adopt an Ordinance approving a Development
Agreement between the City of Dublin and Stockbridge/BHV Emerald Place LLC related to
The Green Mixed Use Project; and
e) Approving Site Development Review (Commercial Buildings only) and Vesting Tentative
Map 8203 for The Green Mixed Use Project.
COPY TO: File �j
_ ITEM NO.: V•
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G:IPA120131PLPA-2013-00013 The Green GPA-SPA-PDIPC 08.26.141PCSR The Green 08.26.14.doc
Submitted By: ev' By:
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Kristi Bascom Jeff Baker
Principal Planner Assistant Community Development Director
DESCRIPTION
Background
The project site is vacant and is approximately 27.5 acres in size. It is located at the southwest
corner of Hacienda Drive and Martinelli Way. The project site is shown below.
Figure 1: Vicinity Map
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� � �1 Project Site t'
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The project site currently has General Plan and Eastern Dublin Specific Plan land use
designations of "General Commercial" and is in a Planned Development Zoning District (PA 07-
019). City Council Ordinance 34-08 approved the Planned Development Zoning District on the
site in 2008, which permits the development of a 305,000 square foot commercial center.
However, the project was never constructed and a new development concept is being proposed
for the site.
At the request of the Applicant, Stockbridge/BHV Emerald Place Land Company, on February 5,
2013, 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
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"General Commercial" to "Mixed Use" in order to accommodate a future mixed use
commercial/residential project on the site (Attachment 1).
The City Council held a Study Session on July 15, 2014. The Study Session was intended to
provide the City Council with an overview of the proposed project and an opportunity for Staff
and the Applicant to receive feedback and direction on the project and the terms of the
Development Agreement.
Proiect Proposal
The Green mixed use project is proposed to include 37,000 square feet of retail and restaurant
buildings with associated outdoor dining areas and 372 attached multi-family residential units.
The applicant is currently requesting approval of a General Plan and Eastern Dublin Specific
Plan amendment, Planned Development Rezone with a related Stage 1 and Stage 2
Development Plan, Site Development Review for the commercial portion of the project only, a
Vesting Tentative Map to subdivide the entire 27.5 acre site into multiple commercial and
residential parcels, a Development Agreement, and certification of a Final Supplemental
Environmental Impact Report (Final SEIR). It is anticipated that an SDR for the residential
component of the project will be brought forward for consideration at a later date.
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 "General Commercial" to "Mixed
Use" to enable a combination of commercial and residential uses on the project site. 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 27.5 acres from the General Commercial land use category and add 27.5
acres to the Mixed Use 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 "General Commercial" to "Mixed
Use".
Table 4.1 (Eastern Dublin Specific Plan Land Use Summary) shall be updated to subtract the
project acreage from the General Commercial land use category and add the project acreage to
the Mixed Use 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 General Commercial land use category and add the development potential square
footage and residential population to the Mixed Use 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 General Commercial to Mixed Use. Lastly, Table 4.11 (Hacienda Gateway
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Subarea Development Potential) shall be updated to subtract the project acreage from the
General Commercial land use category and add the project acreage to the Mixed Use land use
category.
The Resolution recommending City Council adoption of the General Plan and Eastern Dublin
Specific Plan Amendment is included as Attachment 2 to this Staff Report.
PLANNED DEVELOPMENT REZONE
The application includes a Planned Development Rezone with a related Stage 1 and Stage 2
Development Plan.
A Stage 1 and Stage 2 Development Plan is proposed in accordance with Section 8.32.040 of
the Dublin Zoning Ordinance and addresses both the commercial and residential portions of the
project. The Stage 1 and Stage 2 Development Plan allows for up to 40,000 square feet of retail
commercial development on the project site and up to 400 residential units. This is slightly
larger than the proposed project and is the maximum amount of commercial square footage and
maximum residential unit intensity studied in the Supplement Environmental Impact Report for
this project. This was done in order to allow the ultimate size of the project to adjusted slightly
as the exact building sizes and locations were determined, assuming all other development
standards, including the provision of required parking, could be met.
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. Please
refer to Exhibit A to Attachment 3 for the Stage 1 and Stage 2 Development Plan.
The Stage 1/2 Planned Development Ordinance specifies the parking requirements for the
overall project site and includes the overall site layout, including parking. Sheet C1.03 of the
Project Plans (Exhibit A to Attachment 4) illustrates the locations of the various parking spaces
on the project site for both commercial and residential uses.
The Planned Development Zoning requires 2 enclosed parking spaces plus 0.8 guest spaces
per residential unit for the residential portion of the project. In order to validate the provision of
0.8 guest parking spaces per residential unit in this Planned Development Zoning District, a
parking analysis was prepared by TJKM Transportation Consultants. The parking analysis,
dated August 7, 2014 and included as Attachment 5 to this Staff Report, was reviewed and
concurred with by the City's Transportation and Operations Manager.
The Resolution recommending approval of the Planned Development Rezone and related Stage
1 and Stage 2 Development Plan is included as Attachment 3 to this Staff Report.
SITE DEVELOPMENT REVIEW
Site Development Review approval is requested only for the commercial portion of the project
site at this time. Site Development Review for the residential portion of the project will follow at
a later date. The following is a summary of the key components of the commercial portion of the
project associated with the Site Development Review.
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Overall Project Design
The project, as proposed, is designed to include approximately 37,000 square feet of
commercial buildings with enclosed outdoor dining areas and related improvements. The full
set of Project Plans is included as Exhibit A to Attachment 4 to this Staff Report.
The site is oriented to two north-south linear open space elements that include a plaza in the
commercial portion of the project and a future common green space in the future residential
portion of the project. This open space element, referred to as "The Green," aligns with the
main north-south entry into the Persimmon Place commercial development on the north side of
Martinelli Way.
Site Plan, Access, and Circulation:
The project site is bounded by Martinelli Way to the north, Interstate 580 to the south, Arnold
Road to the west and Hacienda Drive to the east. The overall orientation of the project is inward
to the pedestrian plaza, with seven of the eight commercial buildings forming the core of the
project and aligning on the north-south axis of the main project entry. Buildings 100, 200, and
300 are at the northern end of the project site and the other five are centered on The Green.
Building 800 sits in the middle of The Green plaza and it provides a visual anchor and buffer
between the commercial and residential areas (Attachment 4, Sheet A1.0.1 of the Project
Plans).
The main parking field for the commercial portion of the project is near Building 100, but there
are also parking areas at the back of Buildings 400-700. Attachment 4, Sheet C1.03 illustrates
the location of the parking areas relative to the commercial buildings.
A main drive aisle bisects the site in a north-south direction, connecting to the Persimmon Place
entry on the north. This drive aisle serves as the main vehicular and pedestrian access from
Martinelli into the project site. The entry off Arnold Road will primarily serve the future
residential development, but will also provide access to the commercial buildings. There is also
a right-in, right-out driveway providing access to the main commercial parking area between
Buildings 100 and 200 along Martinelli Way.
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 Hacienda Drive. Bike lockers as well as conventional bike
racks will be provided on site. Pedestrian access to and around the site is illustrated on
Attachment 4, Sheet C1.04 of the Project Plans. The Project Developer will be providing
enhanced paving inside the intersection at Martinelli and in the crosswalks north across
Martinelli (at Hacienda) and east across Hacienda (at Martinelli). The Developers of the
Persimmon Place shopping center are providing enhanced crosswalks that connect both
developments to one another.
Architecture:
The design aesthetic of the commercial buildings offers a modern interpretation of agrarian
vernacular architecture that had a place in the Tri-Valley in the early- to mid- 20th century. The
look and feel of the commercial district and complementary residential neighborhoods are
intended to be a welcome counterpoint to more traditional suburban communities.
The buildings are designed to incorporate authentic and rich materials that are employed in their
natural state, including heavy use of metal, wood, and glass as the main building materials. The
use of stucco is understated and siding is utilized in hues that allow the texture and scale to be
prominent. Bold colors are used sparingly, and only as an accent.
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Features such as different wall planes, heights, wall textures, storefront designs, canopies,
trellises, signs, light fixtures, and landscaping contribute layers of detail at the pedestrian level
both along the covered pedestrian promenades and in The Green at the center of the
commercial district. Comfortable, functional outdoor plazas where people will gather and
socialize, with landscaping, outdoor seating, enhanced paving treatment, and other features
provide an appropriate urban scale for the center.
Sheets A3.0.1 through A3.1.8 of the Project Plan Set (Exhibit A to Attachment 4) illustrate the
color building elevations and material notations for each of the buildings on the project site. The
building material and color palette to be utilized throughout the retail center will be provided for
Planning Commission review at the public hearing.
Parking:
The proposed commercial component of the project includes the provision of 299 parking
spaces which exceeds the 267 spaces that are required to meet the projected demand based
on future uses envisioned for the center, including the enclosed outdoor dining areas that will be
provided for the benefit of specific tenants. The remaining 32 spaces will help to satisfy the
guest parking for the future residential component of the project. The parking table is noted on
Sheet A1.0.1 of the Project Plans (Exhibit A to Attachment 4).
Landscaping:
The project site is focused around a central green and the landscape concept emphasizes the
creation of a comfortable pedestrian environment with amenities that complement the
architectural vision of the project. With the enhanced paving throughout the commercial areas
and generous sidewalks along the main north-south circulation routes that are adorned with
street trees and pedestrian-scaled lighting, the project provides a strong pedestrian connection
both between the residential and commercial portions of the project as well as with its neighbors
to the north, east, and future neighbors to the west.
Street trees will be installed along the project perimeter adjacent to the sidewalks within the
public right of way. The project perimeter along Interstate 580 will have a six-foot tall wrought
iron fence that will eventually be covered in vines and landscaping to help provide a visual
buffer between the freeway and the future residential units. Because this area is heavily
occupied by a wide variety of utilities, finding locations to plant trees without interfering with
underground installations proves difficult. Instead, the fence will be installed and the area 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 dedicated outdoor seating areas that are adjacent to future restaurant
commercial tenant spaces: at Buildings 100, 200, 300, 400, and 800. These spaces will be
activated with tables and chairs, planters, and other outdoor site furniture.
The landscape sheets (L2.0-L14.0) of the Project Plans (Exhibit A to Attachment 4) provide
enlargements of the key areas on the project site, the designs for both the Commercial and
Residential Green Plazas, and samples of materials to be utilized in these common open
spaces areas.
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The Resolution recommending City Council approval of Site Development Review for the
commercial portion of the project is included as Attachment 4 to this Staff Report.
VESTING TENTATIVE MAP 8203
The Applicant is requesting to subdivide the three parcels that currently comprise the 27.5 acre
project site into 96 parcels: one 5.8 acre commercial parcel, 60 residential parcels with multiple
units in each building/parcel, and 35 street/circulation/parking area parcels. There will be a
reciprocal parking agreement and reciprocal access agreements between the commercial and
residential parcels to ensure that residential guest parking can be accommodated in the
commercial parking lots as identified in the TJKM Parking Evaluation (Attachment 5). 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 TM2.01 of the Project Plans (Exhibit A to Attachment 4) illustrates the proposed
subdivision of the parcels. The Resolution recommending City Council approval of Vesting
Tentative Map 8203 is included as Attachment 4 to this Staff Report.
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.
Development Agreements are approved by an ordinance of the City Council upon
recommendation by the Planning Commission. The proposed Development Agreement (Exhibit
A to Attachment 6) applies to the entire 27.5 acre site and was drafted with input from City Staff,
the project proponent, and the City Attorney.
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 with an option to extend for up to 5 additional years with
payment of $200,000 per year the agreement is extended (Development Agreement Section 4).
The City also benefits from entering into the Development Agreement with the property owner.
Among other things, the Development Agreement regulates the phasing of the project and helps
facilitate restaurant users. Under the terms of the Development Agreement Exhibit D, issuance
of residential building permits is tied to the completion of the commercial components of the
project. Exhibit B of the Development Agreement also requires the Developer to make a
community benefit payment of $2,790,000 ($7,500/unit). A portion of these funds will be used to
pay the Dublin San Ramon Services District capacity reserve fees for local and regional sewage
systems for restaurant users within the Project as an economic development tool to entice
restaurant users.
The proposed project is subject to the Inclusionary Zoning Regulations (Chapter 8.68 of the
Zoning Ordinance) and is required to set aside 12.5% of the units (i.e. 47 units) in the project as
affordable units or as otherwise determined by the City Council to satisfy the Inclusionary
Zoning Regulations. The Development Agreement Exhibit C specifies the means by which the
developer will satisfy this requirement which includes construction of 14 on-site affordable units,
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payment of $1,600,000 as in-lieu fees for 16 affordable units, and the purchase of affordable
housing credits to satisfy 17 affordable units.
The Resolution recommending City Council approval of the Development Agreement is included
as Attachment 6 to this staff report.
ENVIRONMENTAL REVIEW
A Supplemental Environmental Impact Report (SEIR) was prepared to address potential
environmental impacts of The Green Mixed Use (Project. The Green Mixed Use Project SEIR
(SCH# 2013072032) 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 May 7, 2014
to June 23, 2014. Comments were received frorn six 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 7 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 7 to this Staff Report.
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 09-13
2) Resolution recommending that the City Council adopt a Resolution
amending the General Plan and the Eastern Dublin Specific Plan for
The Green Mixed Use Project
3) Resolution recommending that the City Council adopt an Ordinance
to rezone 27.5 acres at 5144 and 5344 Martinelli Way to a Planned
Development Zoning District and approving the related Stage 1 and
2 Development Plan for The Green Mixed Use Project, with the Draft
City Council Ordinance included as Exhibit A
4) Resolution recommending that the City Council approve a Site
Development Review Permit for the Commercial Buildings and
Vesting Tentative Map 8203 for The Green Mixed Use Project, with
the Project Plans included as Exhibit A
5) TJKM Residential Guest Parking Evaluation, dated August 7, 2014
6) Resolution recommending that the City Council adopt an Ordinance
approving a Development Agreement between the City of Dublin and
Stockbridge/BHV Emerald Place LLC related to The Green Mixed
Use Project, with the Draft City Council Ordinance included as
Exhibit A
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7) Resolution recommending City Council certification of a Final
Supplemental Environmental Impact Report and Adoption of
Environmental Findings under CEQA for The Green Mixed Use
Project, with the Draft SEIR included as Exhibit A (CD) and the Final
SEIR included as Exhibit B (CD).
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GENERAL INFORMATION:
APPLICANT/PROPERTY OWNER: L. Gerald Hunt, Stockbridge/BHV Emerald Place Land
Co., LLC, 500 La Gonda Way, Suite 295, Danville, CA
94526
LOCATION: 5144 and 5344 Martinelli Way (APNs 986-0033-004-
00, 986-0033-005-00, 986-0033-006-00)
ZONING: Planned Development
GENERAL PLAN: Existing: General Commercial
Proposed: Mixed Use
SURROUNDING USES:
LOCATION ZONING GENERAL PLAN LAND USE CURRENT USE OF
PROPERTY
North PD General Commercial Persimmon Place
(under construction)
South PD None Interstate 580
East PD General Commercial Hacienda Crossings
Shopping Center
West PD Campus Office Vacant
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