HomeMy WebLinkAboutAttach 9 Sec.111 GenlPln&PlnAmdThe/vlarketplace at Hacienda
(Parcel APN: 986-0005-040)
III. General Plan and Specific Plan Amendments
1. Existing Land Use Classification and Zoning
The Project Site is located in the southwestern corner of the Eastern Extended Planning Area of the
City. (City of Dub[in General Plan ["GP"], figure 1-2.) The two Implementing Policies for this Area
are: (1) to require developers "to remain within the amount and distribution of commercial and
employment-generating Land uses depicted in the Genera[ Plan Land Use Map;" and (2) that all "non-
residential development must be consistent with the policies and guidelines set forth in the
applicable Specific Plans." (GP, p. 23.)
The General PLan Land Use Map, approved and adopted by the City Council on November 5, 2002,
designates the Project Site as within the "Campus Office" land use classification. (GP, figure 1-1a.).
According to the 1998 Eastern Dublin Specific Plan ("EDSP"), the Project Site is classified as "Campus
Office." (EDSP, figure 4.1.) The property is currently zoned "PD - Campus Office."
2. Proposed General Plan and Specific Plan Land Use Map Change
In order for the Project to proceed it wilt be necessary to modify the General PLan and Specific PLan
maps to change the site from a "Campus Office" to a "Genera[ Commercial" classification. The
existing classifications and the proposed change classifications are shown on attached General PLan
Amendment Diagram. A reduced copy of the General Plan Amendment Diagram is enclosed at the
end of this section of the application.
3. Proposed General Plan and Specific Plan Text Changes
When changing the land use classification of the site certain minor text changes wilt be necessary in
both the General Plan and Specific Plan. In the General PLan the only change is to TABLE 2.1, LAND
USE SUMMARY: EASTERN DUBLIN GENERAL PLAN AMENDMENT AREA. The acreage of Campus Office
and Genera[ Commercial included in the General Plan should be changed to reflect the map change
described above.
It wilt be necessary to make changes in the Specific Plan similar, and parallel to, those made in the
Genera[ Plan. The changes are to expand the retail definitions in the General Commercial category
so as to capture the potential of the IKEA and Lifestyle Commercial developments. Also, as it is
proposed to eliminate the potential for a park-and-ride Lot on this property the Specific Plan text
will be changed to reflect this deletion.
Section D, below, contains draft changes to the wording and data tables of the General Plan and
Specific Plan.
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Development Approvals Application- GPA / SPA
January 2004 Page
The following paragraphs address each of the requests in the Written Statement section of the City
of Dublin application requirements for General Plan / Specific Plan amendments.
The proposed change to General Plan designation (if map change) and/or policy (if
text change).
Changes to the Genera[ Plan and Specific Plan designations are discussed in Section A2 and A3
above and described in Section D below. Map changes are indicated on the attached General
Plan Amendment Diagram. A reduced copy of the Genera[ Plan Amendment Diagram is enclosed
at the end of this section of the application.
o
Your reasons for proposing the General Plan Amendment
The current General Plan classification emphasizes office and non-retail commercial uses. The
Specific Plan amendments would be consistent with the General Plan as amended and more
clearly identify regionally-oriented retail uses such as IKEA. The General Plan and Specific Plan
amendments wilt allow the IKEA store and the lifestyle center to be constructed and operated
on the property.
How the General Plan Amendment will benefit the City of Dublin
These new businesses will complement the existing range of retail in eastern Dublin by providing
a source for attractive, well-priced home furnishings and by the development of a pedestrian-
oriented lifestyle retail center. This center will provide shopping and restaurant opportunities
not yet available in this part of Dublin and will be a short walking distance from the higher
density residential development existing and planned nearby.
o
Address each element of the General Plan and policy of an applicable Specific Plan
of the City of Dublin and describe how each element/policy will be affected by the
proposed amendment.
The Project proposes the changes to the General Plan and Specific Plan as discussed in Section
A3 above and in Section D which follows. When the proposed changes are adopted the Project
will be compatible with all elements of the General Plan and the Specific Plan.
The proposed amendment will retain the "commercial" designation at the site, but would
amend the designation to allow retail uses at the Project Site. The proposed retail
development is consistent with market demand and fills a community need for additional retail
shopping venues that are easily accessible. Moreover, this project furthers the General Plan
objective for the Eastern Extended Planning Area of providing a broad range of non-residential
uses, including retail commercial. The General Plan's Guiding Policy for the Eastern Extended
Planning Area to encourage development of a full range of commercial and employment
generating uses that writ meet the needs of the City and surrounding Tri-Va[ley areas, but to do
so within the amount and distribution of commercial and employment-generating land uses as
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Development Approvals Application - GPA / SPA
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set forth in the General Plan, is also furthered by this project. This project serves the shopping
needs of these residents and provides a much needed retail center for residents within the
approved distribution of commercial land. In addition, the proximity of the site to the Highway
580 and Hacienda Drive interchange, and to the nearby BART station, is consistent with the
Genera[ Plan's goal of locating commercial and employment-generating uses near the freeway
and transit lines to facilitate efficient transportation.
The primary Land Use Goal of the Specific Plan is to "establish an attractive and vital
community that provides a balanced and fully integrated range of residential, commercial,
employment, recreational, and social opportunities." The Project helps the City achieve this
balance by providing a large variety of commercial, employment, and social opportunities.
Another Land Use Goal is to serve "the shopping, entertainment and service needs of Dublin and
the surrounding area." A Policy supporting this Goal is to "concentrate regionally oriented
commercial uses south of Dublin Boulevard and near freeway interchanges where convenient
vehicular access will limit traffic impacts on the rest of eastern Dublin." The Project is the
perfect fit for these Goals and Policies.
Finally, because this is a vacant site immediately adjacent to the freeway, there are no
concerns regarding preservation of open space or other valuable natural resources on the site.
There is also adequate sewer and water capacity currently available to serve the site.
Describe how the proposal will be compatible with surrounding land uses, enhance
the development of the general area, and create an attractive and safe
environment.
a. Overall Project.
The Project is compatible with the surrounding area, and its retail uses wilt be harmonious with
the surrounding commercial and office uses. The property to the east of the Project Site has a
General Plan Land Use Designation of General Commercial, and is zoned PD (C-2), and has been
developed with the highly-successful Hacienda Crossings retail and entertainment development.
The Project's retail uses will accentuate the retail experience of the area initiated by Hacienda
Crossings, and will reduce commuting in the area as shoppers will be able to satisfy most
shopping needs within this geographical area.
b. Area A.
The proposed Area A development will create a visible, destination retail center at the entry
point to the City. It compliments the existing 450,000 square foot Hacienda Crossings retail and
entertainment development located on the other side of Hacienda Drive. In other markets, the
location of an IKEA store and adjacent retail stores near office uses, as is the case in this
instance, has proven successful and compatible with neighboring uses. The close proximity of
the BART station provides an efficient transportation method for both customers and
employees.
The Project is harmonious with the proposed development of the surrounding area, which is
currently planned to include up to 3 million square feet of office, some service retail and
several residential neighborhoods. The Project will compliment these developments and brings
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Development Approvals Application - GPA / SPA
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in traffic at off-peak times. The IKEA store will feature design elements that are compatible
with future office buildings, such as a strong rectangular form, flat roof structure with parapet,
ribbon windows, and storefront glazing systems at the exterior exit stairs and main entry.
c. Area B.
The restaurants proposed for Area B will provide additional Lunch and dinner options for those
who will work in the Campus Office area immediately north and west of the Project Site and
those who live and work in the vicinity of the Project Site. In addition, Area B, will provide a
pedestrian-friendly integrated lifestyle shopping and dining experience. The Lifestyle center
will provide area residents with a shopping destination containing a mix of tenants similar to
those in Walnut Creek, PaLo Alto or, at Santana Row, in San Jose. The Lifestyle Center provides
a good mix with existing and future development ~- a different mix of tenants than Hacienda
Crossings; more restaurant choices for the office worker and local resident and convenient
transportation for employees.
The physical suitability of the site for the type and intensity of land uses
proposed.
The Project Site, currently vacant, is a prime location for the proposed retail uses given its
proximity to the freeway and BART station and to the existing Hacienda Crossings retail and
entertainment complex. The Project's location immediately adjacent to the freeway provides
good visibility which is essential to retail use, and greatly reduces the use of surface streets by
customers. The Project Site is also separated from residential uses and will be bordered by
office and commercial future uses on two sides, and retail and a freeway on the others.
The proposed density is typical of retail developments. For example, the General Commercial
Land Use Designation provides a 0.20 to 0.60 FLoor Area Ratio ("FAR"). The FAR for Area A will
be approximately 0.46, and the FAR for Area B will be approximately 0.22. Moreover, these
densities are sufficiently Less than the density allowed by the current "Campus Office" Land Use
Designation (0.25 - 0.80 FAR).
o
The potential of the property where the project is proposed located to contain a
hazardous waste and substances site (pursuant to Government Code Section
6596Z.5).
A Phase 1 environmental site assessment report is attached. This report indicates that there is
nothing present on the site which would indicate the need to do Phase 2 studies. The authors of
the Phase 1 environmental site assessment do however note that the site should be monitored
during construction to verify these findings.
1. Vicinity Map
A vicinity map is provided on the first page of the Section I, Project Reference, and on the cover
sheet of the drawing set, which are also parts of this appJication.
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2. Site Photographs
An aerial view of the site and keyed site color photosraphs are provided in Section VI, Site
Photographs, of this submittal. One, larse-scale, overhead aerial photograph is attached to this
application package. Further a reduce copy of this aerial photograph is included followin8 the
final pase of this section.
3. Traffic Data
The Project traffic report has been prepared by Fehr E Peers Associates, Inc and is submitted
under a separate cover.
4. Title Report
A current title report coverin~ the existin~ parcel is provided in Appendix A to this submittal.
5. Public Hotice Materials
The required public notice materials are provided in Appendix B to this submittal.
6. Phase I Environmental Site Assessment
A Phase 1 environmental site assessment report is provided in Appendix D to this submittal.
1. General Plan
a. The Land Use Map for the General Plan shall be amended to change the land use
classification of the site from Campus Office to General Commercial. See the attached
General Plan Amendment Diagram.
b. The data in all applicable General Plan tables shall be amended to increase the data for
General Commercial and to decrease the data for Campus Office as follows:
i F oor Area
I _ i - .. Square Feet i SquareFeetJ
Classification Acres i ~raotTs (millions) i Employee Jobs
General Commerdal i +27 54 i 35/25 +0 327 , 510 +641
Specific Plan
a. The Land Use Map for the Specific Plan shall be amended to change the land use
classification of the site from Campus Office to General Commercial. See the attached
General Plan Amendment Diagram.
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Development Approvals Application - GPA / SPA
January 2004 Page
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~.~ Ro~ (FUTU~)
HACIENDA DRIVE