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HomeMy WebLinkAbout02-034 IKEA Retail Complex AGENDA STATEMENT PLANNING COMMISSION MEETING DATE: FEBRUARY 24, 2004 SUBJECT: PUBLIC HEARING: PA 02-034 IKEA Retail Complex - (this item was continued from the January 27, 2004 Planning Commission Meeting) Supplemental Environmental Impact Report, General Plan/Specific Plan Amendment, PD - Planned Development rezoning with related Stage 1 and Stage 2 Development Plans, Development Agreement, Site Development Review, and Master Sign Program. Report prepared by: Andy Byde, Senior Planner ATTACHMENTS: 1. Draft Resolution Recommending the City Council Certify Supplemental Environmental Impact Report; 2. Draft Resolution Recommending the City Council approve amendments to the General Plan and the Eastern Dublin Specific Plan; 3. Draft Resolution Recommending the City Council adopt a Planned Development rezoning with related Stage 1 and Stage 2 Development Plans (with the Planned Development Ordinance attached as Exhibit A); 4. Draft Resolution Recommending the City Council Approve a Site Development Review for IKEA; 5. Draft Resolution Recommending the City Council Approve a Master Sign Program for IKEA; 6. Draft Resolution Recommending the City Council Adopt a Development Agreement for the IKEA Project (with a Development Agreement between the City of Dublin and IKEA Property attached as Exhibit A); 7. IKEA Project Draft Supplemental Environmental Impact Report (DSEIR, under separate cover and available at the City of Dublin); 8. IKEA Project Final Supplemental Environmental Impact Report containing responses to comments (FSEIR); 9. IKEA Project Plan Binder (under separate cover and available at the City of Dublin); 10. July 15, 2003, adopted City Council Minutes; and 11. Fiscal Impact Analysis, prepared by Economic and Planning Systems. RECOMMENDATION: Hear Staff Presentation; Open Public Hearing; Hear Applicant's Presentation; COPIES TO: G:\PA#L2002\02-034 IKEA\Planning Commission\PC Staff Report 2-24-04.doc Applicant Project File Project Planner ITEM NO. 5. 6. 7. o o 10. 11. 12. Question Staff, Applicant and the Public; Close Public Hearing; Deliberate; Adopt Resolution (Attachment 1) recommending the City Council certify the Supplemental Environmental Impact Report; Adopt Resolution (Attachment 2) recommending the City Council approve amendments to the General Plan and the Eastern Dublin Specific Plan Adopt Resolution (Attachment 3) recommending the City Council approve a Planned Development (PD) Rezoning with related Stage 1 and Stage 2 Development Plans; Adopt Resolution (Attachment 4) recommending the City Council approve a Site Development Review for the IKEA project; Adopt Resolution (Attachment 5) recommending the City Council approve a Master Sign Program for IKEA; and Adopt Resolution (Attachment 6) recommending the City Council Adopt a Development Agreement for the IKEA Project. DESCRIPTION: The Applicant, IKEA, is proposing an approximately 317,000 square foot IKEA home furnishing retail facility and an approximately 137,000 square foot retail center on a 27-acre site. The IKEA facility is proposed to be located on the westerly portion of the site and the retail center is proposed to be located on the easterly portion of the site. The site is bounded to the south by 1-580, to the west by Arnold Road, to the north the future Martinelli Way, and to the east, Hacienda Drive. Additionally, IKEA is requesting approval of various wall signage as well as a 99-foot tall pylon sign. The proposed pro[ect includes the following actions: The Applicant/Developer has applied to the City for a number of planning actions and approvals necessary for constructing the IKEA Home Furnishings Store and obtain general approvals for the retail center portion of the site. Analyses of these planning actions are included below. These actions collectively comprise PA 02-034 and include: · Certification of a Supplemental Environmental Impact Report (SEIR); · An Amendment to the General Plan reflecting the requested land use modification from Campus Office to General Commercial; · An Amendment to the Eastern Dublin Specific Plan reflecting the requested land use modification from Campus Office to General Commercial; · A Planned Development Rezone/Stage 1 and 2 Development Plan to establish zoning uses and development standards for the entire Site; · A Site Development Review (SDR) requesting approval of the site layout of the IKEA portion of the site and the architecture of the IKEA building; · A Master Sign Program (MSP) requesting approval of directional signage, flags, and wall signs for the IKEA portion of the Project and a 99-foot tall freestanding sign to serve both the IKEA and the retail center sites; and · Development Agreement (DA) that would vest the laws applicable to the project for a five year time frame (a DA is required by the policies of the Specific Plan). ANALYSIS: Overall Pro/ect Location and Project Description: The project is proposed on a currently vacant site of approximately 27.54 acres. The Project Site is bordered on the east by Hacienda Drive, on the north by the future 6-lane roadway to be known as Martinelli Way, on the west by the future extension of Arnold Road, and on the south by Interstate 580. The site is across the street (Hacienda Drive) from the existing "Hacienda Crossings" (see vicinity map below), which consists of approximately 400,000+ square feet of retail development. Located to the west, is the Transit Center, which is anticipated to include approximately 1,500 high-density residential units and approximately 2 million square feet of campus office ranging in height from 8 to 10 stories. Additionally, ground floors of both the residential and campus office developments within the Transit Center are approved to include ancillary retail. VicinityMap / The Project Site is currently owned by the Alameda County Surplus Property Authority. The Applicant and the County have stated that they are currently in contract to have IKEA purchase the entire 27.54-acre Project Site from the County. IKEA, if approved, would construct Martinelli Way (with 6-lanes and a median) from Hacienda Drive to Arnold Road; construct Arnold Road from Dublin Blvd. to the southern boundary of the Site, and construct a 317,000 square foot IKEA store and associated improvements. IKEA has stated that it is in contract with Opus West to have Opus West purchase approximately half of the entire Project Site (the 13.20 eastern acres) for its 137,000 square foot Lifestyle Center. The Site is currently vacant except for a Zone 7 Water turnout s'tmcture located at the southwest comer of the site and a DSRSD water fluoridization structure located immediately adjacent to the turnout. In the mid to late 1990's the County removed numerous buildings from this site. The site is generally flat with localized high areas and stockpile areas resulting from the site-clearance and clean-up activities. Photographs of the existing site are include in Attachment 9, in Section VII, Site Photographs. Environmental Review: The City prepared an Initial Study for the Project to determine if any subsequent environmental review was required beyond the 1993 EIR for the Eastern Dublin Specific Plan. The Initial Study concluded that much of the impact analysis in the 1993 EIR continues to apply to the Project. However, the Initial Study concluded that additional environmental review was required under CEQA Guidelines sections 15162 and 15163 based primarily on newly identified sensitive biological species, increased regional traffic and related air quality effects. A Draft Supplemental EIR (DSEIR, see Attachment 7) was prepared and circulated to the public for the required 45 days. The comment period was open from November 19, 2003 to January 2, 2004. The City received 6 comment letters during the public review and comment period and one letter, from the State of California Department of Transportation, after the close of the comment period. Responses have also been prepared to each of the all of comments received by the City. The comments and associated responses together constituted the Final SEIR (see Attachment 8). 4 The following environmental issues were analyzed in the DSEIR: Air Quality: The 1993 EIR identified cumulative air quality impacts as a significant unavoidable impact of development in Eastern Dublin. The DSEIR examined changes in travel and commute patterns since the 1993 EIR, as well as increased traffic generation. The DSEIR identifies significant unavoidable air quality impacts regarding ozone precursors and avoidable impacts regarding construction emissions and carbon monoxide concentrations. Biology: The 1993 EIR identified numerous sensitive habitats and protected species with the potential to occur in Eastern Dublin, and identified the cumulative loss of sensitive habitat as a significant unavoidable impact of development in Eastern Dublin. The DSEIR identified new sensitive species listed since the earlier EIR, however after a thorough site survey performed by LSA and Associates, no federal or state listed species were found on the Site. No additional mitigation measures were required because the DSEIR concluded the project would not have any supplemental biological impacts. Traffic and Circulation: In order to analyze the traffic impacts from the proposed Project, the City contracted with Fehr and Peers, Transportation Consultants, to complete a traffic model analysis including cumulative (year 2025) growth of the entire region (A complete copy the Fehr and Peers report is found in Attachment 7, Appendix 8.7; and the Transportation and Circulation discussion is found in Section 4.3 of Attachment 7). The Project site is currently designated for Campus Office uses in the General Plan and Eastern Dublin Specific Plan, which uses were assumed in the Eastern Dublin EIR. The traffic analysis examined how the current proposal to change the land use designations to General Commercial and develop the Project would change the traffic analysis and assumptions in the prior EIR. It was found that the IKEA project would generate fewer trips during the weekday AM peak hour, as compared to the existing Campus Office designation, and, hence, would improve traffic conditions on the adjacent street system during this time period. During the weekday PM peak hour, the IKEA project and the existing Campus Office designation would generate similar levels of traffic; however, the trip distribution and assignment characteristics would differ due to differences in land uses. As a result, the IKEA project would have mixed incremental impacts during the PM peak hour by increasing the volume to capacity (V/C) ratio at some locations and decreasing this ratio at other locations. For example, the percentage assignments of total project trips to individual routes and intersection movements in the study area would differ between the existing Campus Office designation and the proposed IKEA project. In general, the traffic study shows that the IKEA project and the Campus Office designation would have similar impacts on the adjacent street system during the weekday PM peak hour. Additionally, the DSEIR concluded that increased regional traffic beyond that anticipated in the 1993 EIR would result in potentially significant impacts on several intersections and road segments. Mitigation measures in the DSEIR proposed improvements to reduce these impacts to less than significant except at Cumulative Buildout for 2025 for various 1-580 and 1-680 freeway segments, already operating below the acceptable level of service D (see page 67 of the DSEIR and Table 4.3.12 of Attachment 7). As a result of the Project, the traffic analysis anticipates that the traffic on these freeway segments, will increase by an average of approximately 1% (see page 78, Table 4.3.12, of Attachment 7). 5 Otherwise the traffic analysis concluded that the traffic generated from the Project would either be equal to or less than the traffic impacts anticipated by the existing Campus Office land use designation. In addition to the traffic analysis completed by Fehr and Peers for the Project, Fehr and Peers completed a "fatal flaw analysis" for the City on September 30, 2003. The fatal flaw analysis modeled actual traffic conditions on a Saturday, to determine if vehicles entering and exiting the Project would exceed the length of mm pockets or result in other traffic operation problems. The intersections studied include Hacienda/Dublin; Hacienda/Martinelli; Martinelli/Arnold; Arnold/Project Entry; and the east and west bound 1-580 off-ramps. The analysis concluded that adequate turn pockets length existed and no operational problems to the intersections surrounding the Project would be encountered. Environmental Analysis Conclusion: The DSEIR thoroughly and comprehensively assessed the potential for the Project to cause or contribute to significant impacts beyond those identified in the 1993 EIR. Where new potentially significant impacts were identified, appropriate mitigation measures were also proposed to reduce or avoid the impacts. These impacts will be addressed in mitigation findings upon City Council approval of the Project. Overall the project has very similar impacts to the previously approved Commerce One project. General Plan~Eastern Dublin Specific Plan: As previously mentioned, the project will require an amendment to both the General Plan and the Eastern Dublin Specific Plan. The proposed amendment would change the land use designation from Campus Office to General Commercial (see Exhibit A to Attachment 2 for a map illustrating the change). A comprehensive fiscal impact study for the entire Eastern Dublin Specific Plan area was conducted and concluded, at the time the plan was approved, that the plan would not be a financial drain to the existing City. Additionally, the Eastern Dublin Specific Plan contains goals and policies (see Chapter 10.4 of the Eastern Dublin Specific Plan), which require new development to pay for infrastructure and required services. In order to determine that the Project was consistent with these policies, the City contracted with Economic & Planning Systems to compare the potential economic benefits of the proposed IKEA project to those of the approved (but not built) 780,000 square foot Commerce One office project. The study determined that, while both projects would be fiscally positive, the proposed IKEA retail development would result in a significantly higher net fiscal surplus than the office alternative (See Attachment 11). The fiscal impact analysis compared the fiscal performance (municipal revenues minus municipal service costs) of both projects. The analysis determined that sales taxes would be the primary revenue contributor from the retail development, and that both projects would generate significant revenues from property taxes. The existing 1993 tax sharing agreement with the County of Alameda would take 35% of the newly generated sales taxes from any site within "Santa Rita Property Area". The study concluded that the IKEA project would result in a net annual fiscal surplus of nearly $690,000, while the office project would result in a net annual fiscal surplus of $13,000. The study also found that, over the first 10 years, the IKEA project would generate $16,665,000 in net revenues to the City of Dublin, while the office project would generate $4,878,000. Additionally, the study also concluded that due to the market decline in the regional office market, a potential office project on the Site could not be expected in the near term and the EPS market analysis concluded that an office project would not be completed prior to 2013 (see page 10 of Attachment 11). Based upon this conclusion, Staff finds that the proposed project is consistent with the Eastern Dublin Specific Plan policies regarding fiscal neutrality. Procedure: City procedure and state law requires that there be two public hearings on General and Specific plan amendment (one at the Planning Commission and one at the City Council). The purpose for the hearing before the Planning Commission is to consider the amendments and provide a recommendation to the City Council. Planned Development rezoning with Stage 1 and 2 Development Plan: IKEA: The Applicant has proposed the site to be rezoned from Planned Development for an office project to a Planned Development that would accommodate the Project. The 14.3-acre western half of the Project Site, will contain a 317,000 square foot IKEA store, at-grade parking for approximately 1,126 vehicles (570 under the building and 556 outside), and associated landscaping, circulation, and infrastructure improvements (see Attachment 9, sheets: Al. 1, Al. 1 a, Al. 1 b and A1.2; more discussion about the IKEA building will be included in the SDR section below). Lifestyle Center: The 13.20-acre eastern portion of the Project Site is proposed for approximately 137,000 square feet of a "lifestyle" retail center. According to the Applicant the Lifestyle Center would contain mix of up-scale retailers, restaurants and related services. Approximately 15% of the space is anticipated to be food- related use (20,000 square feet) with two or three full-service restaurants. The site plan contains nine buildings that are oriented along a "main street" fashion, encouraging a pedestrian friendly atmosphere. Enhanced landscape and hardscape treatments, including large specimen trees, manicured elements and colored/textured paving, will be utilized. Parking will be provided along the main streets with larger parking fields strategically located behind buildings and adjacent to restaurant uses. A total of approximately 704 parking spaces are provided for the Lifestyle Center. The buildings are typically one-story although some two-story space (approximately 10% of the total) may be provided. In order to complement the massing of the IKEA building some accent features may extend higher than a typical one-story building. Buildings will generally be 100-150' deep and could be a combination of stucco, masonry, stone, metal and wood. Access will be via a main entry on Martinelli Way and a secondary entry on the internal street separating the IKEA development from the Lifestyle Center. Tenant spaces will range in size from 1,000 to 26,000 square feet with a majority in the 4,000 to 12,000 square feet range. Hours are anticipated to be 10am-9pm daily with restaurants closing later. Planned Development Requirements': Chapter 8.32 of the Dublin Zoning Ordinance establishes the intent, purpose and requirements of the Planned Development District. A Development Plan is required pursuant to the Zoning Ordinance, which establishes the following regulations for use of the subject property: permitted and conditionally permitted uses (see page 3 of Exhibit A to Attachment 3); development regulations, including setbacks, F.A.R.s, height limits, and parking requirement (see page 5 and 6 of Exhibit A to Attachment 3); architectural standards and design guidelines (see page 6-11 of Exhibit A to Attachment 3); site plan of the Project (see section VII, sheet Al.0 of Attachment 9) and other requirements which regulate the improvement and maintenance of the property. The Zoning Ordinance also requires the adoption of both Stage 1 and Stage 2 Development Plans, prior to development. The applicant is requesting Stage 1 and Stage 2 Development Plans for both IKEA, as well as the Lifestyle Center portion of the Site. The Planned Development 7 Ordinance (Exhibit A to Attachment 3) contains requirements that ensure the two components of the Project (IKEA and the Lifestyle Center) will be developed as cohesive and complementary projects. Although the Project consists of two distinct developments, Staff has worked with the Applicant/Developer to ensure that the two projects will be integrated and complementary to one another (see the Planned Development Ordinance, Exhibit A to Attachment 3). The Applicant/Developer has stated that the Project will be developed in two phases. Development of IKEA will occur first, followed by the development of the Lifestyle Center. Prior to development of the Lifestyle Center, the developer of the Lifestyle Center will be required to submit for Site Development Review (SDR), pursuant to the Dublin Zoning Ordinance. (IKEA is requesting an SDR approval at present for its portion of the Project, as discussed in detail below.) The SDR will be used to evaluate and approve the final architecture and site layout. Staff will utilize the Planned Development Ordinance for guiding review of the SDR, including the following regulations and contained within the Planned Development Ordinance: preliminary architecture, site layout, allowable uses, development regulations, and architectural standards and design guidelines. The Planning Commission will be decision maker for the Lifestyle Center SDR. It is anticipated that the SDR for the Lifestyle Center will be submitted to the City within the next few months. Procedure: City procedure and state law requires that there be three public hearings on rezoning (one at the Planning Commission and two at the City Council). The purpose for the hearing before the Planning Commission is to consider the Planned Development Rezoning and provide a recommendation to the City Council. Site Development Review: IKEA Concept: IKEA has submitted for SDR for the IKEA portion of the Project, which consists of the westerly 14.3 acres of the 27-acre site. According to the Applicant, IKEA stores include a prototypical design concept, utilizing simple rectilinear forms and a distinctive store entrance. The exterior colors are blue and yellow, to match the colors of the flag of Sweden, the home of IKEA's original store. Inside the store, customers first visit a series of showrooms organized around an internal pathway. The customers complete order forms as they circulate through the store, and then pick up the ordered merchandise when they have finished shopping. All furniture inventories are warehoused on site either in self-service warehouse areas or in full-service warehouses. According to the Applicant, the store would employ approximately 400 employees. Site Plan: Vehicular access in to the site will be provided from Martinelli Way and Arnold Road (see section VII, sheet Al. 1 of Attachment 9). At the main vehicle access, approximately the mid-point between Hacienda and Arnold on Martinelli, visitors will enter the Project Site, continue along stacking lanes, then make a choice of turning left to the Lifestyle Center or continuing straight and be guided to parking for the IKEA store. Once parked, IKEA visitors will walk to the main store entry lobby at grade toward the east side of the store then travel by stairs or elevator up to the main lobby store. Visitors who made purchases requiring convenience loading would return to their vehicles and move them to customer loading spaces at grade on either side of the main entry. After loading, the customers could leave the site at the two egress points along Arnold Road or one egress point on Martinelli Way. Truck loading and trash pickup will be segregated from customer traffic and will be located on the western side of the IKEA site, on the opposite side of the store from the main customer entry. Landscaping: Staff utilized the support of Paul Niemuth and Associates for the review of the landscape design. Paul Niemuth is a licensed landscape architect, who consults to the City on a regular basis for review of design and construction of landscape and hardscape components. The landscape concept includes flowering ground cover, turf and accent trees along Martinelli Way and the main drive aisle frontage of the site. At the main drive aisle, trees are located in tree wells with grates inunediately adjacent to the drive aisle. A grassy drainage swale will be located between the drive aisle and the parking lot, to clean the flow of storm water from non-point pollutants. Smaller trees and shrubs will be provided at the perimeter of the parking areas and southern portion of the site (see Attachment 9, Section VII, sheet L 1.1). IKEA Building: Staff utilized the support of Larry Cannon of the Cannon Design Group for the review of the architecture and overall site layout. Larry Cannon is a licensed architect, who regularly consults to the City for the review of commercial architecture and site design. The IKEA Store will contain retail, warehouse, restaurant, specialty foods shop, and office uses, with an ancillary childcare area for shoppers. The ground floor, underneath the building will be used for parking. Elevators and an escalator will be used to get patrons from the ground floor to the first store level. The first store level will contain an entrance and a full-height warehouse; the showroom is located on a second level. The building envelope will include space for approximately 165,000 sq. ft. of retail area, 105,000 sq. ft. of warehousing area, 20,000 sq. ft. of administrative area, 20,000 sq. ft. of cafe and restaurant area, and 10,000 sq. ft. of lobby and vertical circulation area (see Attachment 9, Section VII, sheet A1.1). The rectilinear store building will be approximately 588 feet in length, 415 feet in width, with a roof height of 50 feet and a maximum height (at the highest parapet) of 70 feet. A loading dock on the west side of the building is approximately 460 feet in length and 69 feet in depth, and the exterior canopy along the east side of the building is approximately 424 feet in length and 37 feet in depth at its widest dimension. The first floor of the building will be elevated approximately 14 feet above exterior grade. This will allow the store to be developed without the need for an adjacent parking structure and will maximize the number of parking spaces near to the store entry. The exterior cladding will be insulated metal panels finished in blue, highlighted with yellow accent elements at the entry (a color and material board will be available for review at the Planning Commission meeting). An entry element will identify the pedestrian entrance to the store and a pedestrian connection will be clearly established between IKEA and the Lifestyle Center. The IKEA building plane is broken up with the use of the 70 foot tall entry element and the all glass stair towers on the south and north elevation (similar to the stair towers of the Peoplesoft building in Pleasanton). The IKEA building has used transparent and translucent glass extensively along the front elevation, which provides for visual interest for such a large building. Additionally, this proposed IKEA building is different than the recently constructed IKEA buildings in West Covina and East Palo Alto, in that the other two buildings are wrapped with a parking structure, whereas this building is more reminiscent of the light minimalist of the International Style of architecture. Hours of Operation: The IKEA store is proposed to operate seven days per week except for approximately three holidays per year. Hours are expected to be 10 a.m. to 9 p.m. on Mondays through Saturdays and 10 a.m. to 8 p.m. on Sundays. According to the Applicant, Saturday will typically be the peak user day of the week. On Saturdays, peak visitor activity would typically occur during the hours of 1 p.m. to 4 p.m. On weekdays, peak visitor activity would typically occur during the hour of 1 p.m. to 2 p.m. and again in the early evening hours of 6 p.m. to 8 p.m. Grand Opening: A recommended condition of approval (see Attachment 4, condition 65) would require IKEA to plan and execute an operations action plan for the Grand Opening of the IKEA store, in consultation with Police Services. The operation action plan would fund additional Police Services Staff for the use of traffic and crowd control. The Plan would also include dates and times of scheduled events and a plan for the temporary off-site parking of employee automobiles. Planning Commission Action: Planning Staff is requesting that the Planning Commission refer its hearing jurisdiction on the SDR to the City Council, pursuant to Section 8.96.020.C.3 of the Dublin Zoning Ordinance. Staff requests that the Planning Commission transfer original hearing jurisdiction on this project to the City Council due to the requirement that the General Plan, Specific Plan amendments and the Planned Development Rezoning be approved by the City Council. Any comments or requested changes that the Planning Commission has to either the conditions of approval and or the project itself, will be brought to the City Council. Master Sign Program: The Applicant/Developer is proposing a Master Sign Program to regulate the signage for the IKEA portion of the Project, including the proposed directional, walls, flags and the pylon signage (see Attachment 9, Section VII, sheet G1.0a-G2.4). The IKEA portion of the Project includes specific directional signage to guide the patrons through the site. One freestanding signs stating "Welcome to IKEA" including hours of operation and measuring 9'-2" high by 6'-7" wide is located along the entry drive (see Attachment 9, Section VII, sheet G1.0a). Two freestanding signs stating "thank you for visiting" with the same dimensions are located at two exits. Three sets of eight 'IKEA' flags (see Attachment 9, Section VII, sheet G1.0a for location and Sheet G2.3 for description), measuring 18 feet high by 6 feet wide on poles of 40 feet high, are proposed to be located on three comers of the building. pFlon Sign The Applicant/Developer is proposing a 99-foot tall freestanding pylon sign (see Attachment 9, Section VII, sheet G1.0a for location and Sheet G2.4 for description). The pylon sign would be located within a landscaped median at the terminus of the entry drive. The Applicant/Developer has stated the desire for motorists on westbound 1-580 to see the 'IKEA' portion of the sign prior to the exit at Hacienda (see Attachment 9, Section VI, View 5 for illustration). In order for the 'IKEA' portion of the sign of to be seen at this location, the bottom of the letters, desired to be seen, would have to be a minimum of 50 feet high, due to the Hacienda over crossing. The current height of the bottom of the IKEA letters is 88 feet high. 10 To provide for comparisons for overall height of other pylon signs within the City, Staff included the chart below: Sign: Height: Year Approve& Hacienda 75 feet 1997 Crossings AutoNation 75 feet 1998 (now Shamrock Ford) Buick GMC 50 feet 2002 IKEA 99 feet Proposed The proposed pylon sign appears higher than is required to achieve the objective of the IKEA sign visibility. A lower sign, more in keeping with the height of the Hacienda Crossings pylon sign (75') or of the IKEA entry element (70') may be more appropriate. The pylon sign is proposed to have six panels, one individualized for IKEA and 5 standardized tenant panels for potential tenants within the Lifestyle Center. A recommended condition of project approval would require that the color of the copy of tenant panels, excluding the IKEA panel, be limited to the use of white and the use of logos on the tenant panels to be subject to the review and approval of Director of Community Development (condition 1 of Attachment 5). Planning Commission Action: Planning Staff is requesting that the Planning Commission refer its hearing jurisdiction on the Master Sign Program to the City Council, pursuant to Section 8.96.020.C.3 of the Dublin Zoning Ordinance. Staff requests that the Planning Commission transfer original hearing jurisdiction on this project to the City Council due to the requirement that the General Plan, Specific Plan amendments and the Planned Development Rezoning be approved by the City Council. Any comments or requested changes that the Planning Commission has to either the conditions of approval and or any of the proposed signage, will be brought to the City Council. Development Agreement: A Development Agreement would vest the laws applicable to the project for a five-year time frame, which would provide security to the developer. Additionally, it is a mechanism for the City to obtain conunitments from the developer that the City might not otherwise be able to obtain. The proposed Development Agreement between the City of Dublin and IKEA Property Inc is attached as Exhibit A of Attachment 6 to this Staff Report. Additionally, policies within the Eastern Dublin Specific Plan require that the Applicant/Developer enter into Development Agreement. City procedure and state law requires that there be three public hearings on Development Agreements. The purpose for the hearing before the Planning Commission is to consider the Development Agreement and provide a recommendation to the City Council. RECOMMENDATION: Staff recommends that the Planning Commission: open Public Hearing, hear Applicant's presentation; question Staff, Applicant and the Public; close Public Hearing; deliberate; and adopt a resolution 11 (Attachment 1) recommending the City Council certify the Supplemental Environmental Impact Report; adopt a resolution (Attachment 2) recommending the City Council approve amendments to the General Plan and the Eastern Dublin Specific Plan; adopt a resolution (Attachment 3) recommending the City Council approve a Planned Development (PD) rezoning with related Stage 1 and Stage 2 Development Plans; adopt a resolution (Attachment 4) recommending the City Council approve a Site Development Review for the IKEA portion of the Project; adopt a resolution (Attachment 5) recommending the City Council approve a Master Sign Program for IKEA; and adopt a resolution (Attachment 6) recommending the City Council adopt a Development Agreement for the IKEA project. 12 GENERAL INFORMATION: Property Owner: Patrick Cashman Surplus Property Authority of Alameda County 224 W. Winton Ave, Suite 110 Hayward, CA 94544 Applicant: IKEA Property, Inc. 3350 Brunnell Drive Oakland CA 94602 Location: Existing Zoning: The 27.54-acre site is immediately north of the 1-580 Freeway, west of Hacienda Boulevard, east of Amold Road and south of future Martinelli Way (also identified as APN 986-0005-040). PD (Planned Development) 13