HomeMy WebLinkAbout6.3 Grafton Plaza SDR HotelDATE:
TO
STAFF REPORT
CITY COUNCIL
April 5, 2016
Honorable Mayor and City Councilmembers
CITY CLERK
File #410-30
FROM: Christopher L. Foss, City Manager
SUBJECT: Grafton Plaza — Site Development Review for a 127-room hotel on a 2.0-acre
parcel of the Grafton Plaza site (PLPA 2015-00015)
Prepared by Jeff Baker, Assistant Community Development Director and Kit
Faubion, Assistant City Attorney
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The Grafton Plaza project site is a 12.23 acre vacant parcel located at the southeast corner of
Dublin Boulevard and Grafton Street. The site has a General Plan/Eastern Dublin Specific Plan
land use designation of Mixed Use 2/Campus Office and related Planned Development Zoning.
The developer has a vested right to develop up to 496,519 square feet of development including
up to 248,259 square feet residential development (approximately 235 residential units)
consistent with the General Plan and Specific Plan.
The Grafton Plaza project integrates three uses within the development site as follows: 1)
34,500-55,400 square feet of future retail on 3.68 acres; 2) a 127-room hotel of approximately
63,298 square feet on 2.0 acres; and 3) a 115 unit, 3-story residential townhouse condominium
community on approximately 6.55 acres. Vesting Tentative Parcel Map 10365 would create
three legal parcels with coordinated access and infrastructure for the development site overall.
The proposed hotel would occupy Parcel 2 of the parcel map. Total building area on Grafton
Plaza site is estimated to be approximately 337,110 square feet.
This Site Development Review request is for the hotel component only.
FINANCIAL IMPACT:
None. The cost of processing this application is borne by the applicants.
RECOMMENDATION:
Staff recommends that the City Council conduct the public hearing and deliberate and adopt the
Resolution Approving a Site Development Review for a 127-room, 4-story hotel on a 2.0 acre
site.
Page 1 of 4 ITEM NO. 6.3
Submitted By Reviewed By
Community Development Director Assistant City Manager
PROJECT DESCRIPTION:
Grafton Plaza is a 12.23 acre site, located at the southeast corner of Dublin Boulevard and
Grafton Street, north of Interstate Highway 580. The site is located within the Eastern Dublin
Specific Plan area and is part of a larger 25.33 acre site with the existing Water Quality Pond on
the southerly portion of the site that encompasses 13.1 acres. The Grafton Plaza project site
currently is vacant, but has been rough graded, and gradually slopes to the south and west.
VICINITY MAP
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The Grafton Plaza project site has a General Plan/Eastern Dublin Specific Plan land use
designation of Mixed Use 2/Campus Office. This land use designation allows office uses or a
combination of residential, retail commercial and office uses. The site also has Planned
Development (PD) zoning with a Stage 1 Development Plan that allows a mixed use project with
residential and non-residential uses.
The proposed hotel consists of a 4-story building on Parcel 2 of the Grafton Plaza site. The
hotel would include 127 rooms and 63,298 square feet of area.
The other components of the Grafton Plaza project include the following applications:
Page 2 of 4
■ Planned Development Zoning Stage 2 Development Plan: Proposed for the entire
12.23 acre Grafton Plaza project site to create the framework for an integrated mixed use
project totaling approximately 337,349 square feet.
■ Vesting Tentative Parcel Map 10365: Creating three parcels/development sites.
■ Site Development Review and Vesting Tentative Tract Map 8293: To construct 115
residential townhouse condominium units in 20 three-story buildings on approximately
6.55 acres.
The City Council will consider the above three applications on April 5, 2016, and consider taking
action to: 1) introduce an Ordinance approving the Planned Development Zoning Stage 2
Development Plan; 2) adopt a Resolution approving Vesting Tentative Parcel Map 10365; and
3) adopt a Resolution approving the Site Development Review Permit and Vesting Tentative
Tract map 8293 for the residential component prior to considering the requested Site
Development Review Permit for the hotel — which is the subject of this Staff Report.
ANALYSIS:
The proposed hotel is consistent with the General Plan/Eastern Dublin Specific Plan land use
designation of Mixed Use 2/Campus Office, which allows a mix of residential and non-residential
uses, including hotels.
The proposed hotel is consistent with Planned Development Zoning and related Stage 1
Development Plan approved in Ordinance 10-10. The proposed hotel is also consistent with the
proposed Stage 2 Development Plan considered by the Council, as noted above. The Stage 2
Development Plan establishes permitted uses, site area, maximum densities and number of
residential units and non-residential square footage, development regulations (i.e. height,
setback, parking, etc.), architectural standards, preliminary landscape plans, and other
development standards applicable to the project, including the hotel component.
The Site Development Review application for the hotel is further described and analyzed in the
attached February 9, 2016 Planning Commission staff report (Attachment 1 pages 9-12). Staff
is recommending approval of the Site Development Review application for the hotel component
because it is consistent with the existing General Plan/Eastern Dublin Specific Plan land use
designation, consistent with the Stage 1 and Stage 2 Development Plans for the Planned
Development Zoning district; and is consistent with the Site Development Review findings for
approval as stated in the attached Resolution (Attachment 2).
PLANNING COMMISSION ACTION:
The Planning Commission held a public hearing to consider the proposed Grafton Plaza mixed
use project, including the hotel component, on February 9, 2016. After hearing a presentation by
the Applicant and receiving public testimony, the Planning Commission voted 2-1 to recommend
that the City Council deny the project applications (Attachments 3 and 4).
The stated reasons that the Planning Commission recommended denial of the overall Grafton
Plaza project included: 1) lack of play area for the children in the residential component of the
project; 2) concerns about the architectural design of the residential component of the project;
and 3) concerns about the timing of the retail/commercial component of the project and timing of
proposed common areas that integrate the project.
Page 3 of 4
ENVIRONMENTAL REVIEW:
The Grafton Plaza site is within the Eastern Dublin Specific Plan area, which was the subject of
an Environmental Impact Report 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 and identified some impacts from 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. Where the Eastern Dublin EIR identified
impacts that could be mitigated, the previously adopted mitigation measures continue to apply to
implementing projects such as Grafton Plaza, as appropriate.
Two Initial Studies/Mitigated Negative Declarations (MND) previously have been prepared that
address environmental concerns specific to the project site. The document prepared in
February 2000 and approved by the City Council addressed a General Plan Amendment,
Eastern Dublin Specific Plan Amendment, and Stage 1 Planned Development Rezone for Area
H (70.8 acres gross). In 2010, the City Council adopted an MND for the current project site
addressing any additional significant but mitigatable site -specific impacts for the actions
proposed at that time. Staff has reviewed the proposed hotel application against the prior
CEQA reviews and related approvals to determine if any further analysis is required. Since the
development currently proposed is consistent with the 2010 approvals, no further environmental
review is required since: a) no new impacts were identified beyond those in the prior CEQA
reviews; b) the proposed hotel project would not exceed the thresholds identified in previous
environmental analyses for this development site; and c) the environmental impacts of this
project were fully addressed and within the scope of the previous environmental documentation
and analyses.
PUBLIC NOTICING:
In accordance with State law, a public notice was mailed to all property owners and occupants
within 300 feet of the proposed project to advertise the project and the upcoming public hearing.
A public notice also was published in the Tri-Valley Times and posted at several locations
throughout the City. A copy of this Staff Report has been provided to the Applicants.
ATTACHMENTS: 1. Planning Commission Staff Report dated February 9, 2016.
2. Resolution approving a Site Development Review Permit for a
127-room, four-story hotel on a two acre site in the Grafton Plaza
mixed use project, with project plans included as Exhibit A.
3. Planning Commission Resolution 16-01.
4. Planning Commission minutes dated February 9, 2016.
Page 4 of 4
STAFF REPORT
PLANNING COMMISSION
DATE: February 9, 2016
TO: Planning Commission
SUBJECT: PUBLIC HEARING: Grafton Plaza — 1) Planned Development Rezone
with related Stage 2 Development Plan and Vesting Tentative Parcel Map
10365 for the 12.23 acre project site (PLPA-2015-00048); 2) Site
Development Review for 127-roam hotel (PLPA 2015-00015); and 3) Site
Development Review and Vesting Tentative Map 8293 for 115
condominium units (PLPA 2013-00057)
Report prepared by Mike Porto, Consulting Planner
EXECUTIVE SUMMARY: The Grafton Plaza is a 12.23 - acre vacant parcel located at the
southeast corner of Dublin Boulevard and Grafton Street. The site has a General Plan/Eastern
Dublin Specific Plan land use designation of Mixed Use 2/Campus Office and related Planned
Development Zoning. The developer has a vested right to develop up to 496,519 s.f. of
development including up to 235 residential units. The proposed Planned Development
rezoning with related Stage 2 Development Plan would integrate three uses within the
development site consistent with the existing zoning as follows: 1) retail use, ranging between
34,500 and 55,400 square feet, surface or structured parking on 3.68 acres; 2) a 127-room hotel
of approximately 63,298 square feet on 2.00 acres; and 3) a 115 unit, 3-story residential
townhouse condominium community on approximately 6.55 acres. Separate Site Development
Review applications have been submitted for the hotel and residential components, with Vesting
Tentative Map 8293 submitted for the 115-unit residential townhouse condominium
development. Vesting Tentative Parcel Map 10365 would create three legal parcels with
coordinated access and infrastructure for the development site overall. Total building area on
site is estimated to be approximately 337,110 square feet.
RECOMMENDATION: Staff recommends that the Planning Commission: 1) Receive Staff
presentation; 2) Open the Public Hearing; 3) Take testimony from the Applicant and the public;
4) Close the public hearing and deliberate; and 5) Adopt a Resolution recommending that the
City Council adopt an Ordinance approving a Planned Development rezone with a related Stage
2 Development Plan for Grafton Plaza Mixed Use project on a 12.23 acre site; 5) Adopt a
Resolution recommending that the City Council approve a Site Development Review for a 127-
room, 4-story hotel on a 2.00 acre site; 6) Adopt a Resolution recommending that the City
Council approve a Site Development Review and Vesting Tentative Map 8293 for a 115-unit
residential townhouse condominium project on a 6.55 acre site; and 7) Adopt a Resolution
recommending that the City Council approve Vesting TentaUvv Parcel Map 10365 subdividing a
12.23-acre site i to ree parcels. G
Submitted By AevlBy
Consulting Planner Assistant Community Development Director
COPIES TO: Applicant
File
Page 1 of 18
G:1PATOMPLPA-2015-00046 Grafton PlazaWC Mtg 2.9.16 PD Rez Tmap SaRiREV1SEb QQCSIPCSR Grafton Plaza 2.9.2016.docx
PROJECT DESCRIPTION:
Grafton Plaza is a 12.23 acre site, located at the southeast corner of Dublin Boulevard and
Grafton Street, north of Interstate Highway 580 within the Eastern Dublin Specific Plan area and
part of a larger 25.33 acre area. The existing Water Quality Pond on the southerly portion of the
site encompasses 13.1 acres. The 12.23 acre project site currently is vacant, but has been
rough graded, and gradually slopes to the south and west.
VICINITY MAP
The uses surrounding and adjacent to the project site generally are described as follows:
■ North (across Dublin Boulevard)
- easterly portion — The Terraces, 626 units of High Density Residential
westerly portion — vacant, Neighborhood Commercial district
■ South — the 13+ acre Water Quality Pond for Dublin Ranch
• East — vacant (approximately 28 acres) designated as Campus Office and anticipated for
medical center development by its owner, Kaiser Permanente
• West — (across Grafton Street) Grafton Station commercial center
Aerial Image
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The project site has a General Plan/Eastern Dublin Specific Plan land use designation of Mixed
Use 2/Campus Office adopted by the City Council in 2010 (Resolution 76-10) for the overall
25.33 acre area. This land use designation allows office uses or a combination of residential,
retail commercial and office uses. The following is the General Plan Land Use definition:
"Mixed Use 21Campus Office - (Maximum FAR: 0. 45; Employee Density: 4901260 square
feet per employee)
This designation allows a mix of uses including residential, live -work and shopkeeper units,
and non-residential uses such as office, retail, restaurants, hotel and entertainment
facilities or Campus Office uses consistent with the Campus Office land use designation.
The floor area ratio applies to both development options (Mixed Use 2 and Campus Office)
and is for the combined commercial and residential uses. if residential uses are
incorporated or for commercial uses if commercial is used exclusively. The residential
component shall not exceed 50% of the development square footage. Gas stations are not
permitted. Example: Grafton Plaza. "
Planned Development (PD) zoning with a Stage 1 Development Plan for the 2 5.3 3 acre site was
adopted by the City Council concurrent with the land use designation (Attachment 1). The Stage
1 Development Plan allows a mix of different use types and offers two different options of
intensity, each with a maximum of 496,519 square feet as shown in Table 1 below.
Table 1: Stave 1 Planned Develvament Zoning
Land Use
Gross Acres
Net Acres
Designation
(p,45 average)
Option 1
Non -Residential
Residential
(Mixed -Use
25.33
23.4
Residential
248,260 S.F.
248,259 sq. ft. max.
Development)
W-235 Residential Units)
Option 2
Non -Residential
Residential
(Campus Office
25.33
23.4
496.519 S.F.
NA
Development)
The Applicants are currently processing applications consistent with Option 1. The proposed
project consists of a 4-story hotel, 115 residential townhomes and future retail commercial as
illustrated in Table 2 below.
Table 2- Proposed Proiect
Parcel
Use
Acres
Use
Proposed
Allowed
SF
FAR
SF
FAR
Parcel 1
Residential
6.55
115 units
218,651
.20
248,259
.50
Parcel 2
Hotel
2.00
27 rooms
63,298
.11
248,260
.50
Parcel 3
Retail/Office
3.68
Bld s A - D
55,400
Subtotal
12.23
337,349
.31
496,519
.45
Water Quality Pond
13.10
drainage
0
0
0
0
Total
1
1 25.33
337,349
.31
496,519
.45
n ore: kesruentrar aensny on the b.55 acre site is i r.5o aulac.
Residential area excludes garage space.
3of18
The City Council held a Study Session to receive a presentation by the applicant and to provide
Staff with direction regarding the project proposal on October 6, 2014 (Attachments 2 and 3).
The City Council received a subsequent project update on April 7, 2015 (Attachments 4 and 5).
The City Council discussed the aspects of the project and directed Staff to proceed with
processing the entitlements for the project. During these meetings, the City Council expressed
the importance that the project address the street frontage on Grafton Street and the corner of
Dublin Boulevard consistent with the adjacent Grafton Station project. The City Council also
discussed the phasing of the project and the importance to ensure that at least one of the
commercial elements was constructed at the same time, or before the residential component of
the project.
The applicants are currently requesting approval of the following entitlements:
■ Planned Development Zoning Stage 2 Development Plan: Proposed for the entire 12.23
acre Grafton Plaza project site to create the framework for an integrated mixed use
project totally approximately 337,349 square feet (Applicant: S&V L.LC).
■ Vesting Tentative Parcel Map 10365: Creating three parcels/development sites
(Applicant: S&V LLC).
■ Site Development Review (Hotel): To construct a 127-room, four-story hotel on
approximately 2 acres (Applicant: Zenique Hotel).
■ Site Development Review and Vesting Tentative Tract Map 8293: To construct 115
residential townhouse condominium units in 20 three-story buildings on approximately
6.55 acres
ANALYSIS:
Planned Development Zoning Stage 2 Development Plan
The property owner is requesting approval of a Stage 2 Development Plan. The proposed
development plan is consistent with the General Plan and Eastern Dublin Specific Plan land use
designation and existing Planned Development Zoning Stage 1 Development Plan. The
proposed Stage 2 Development Plan addresses the overall site and includes the following as
required for a Stage 2 Development Plan:
• Statement of compatibility with the Stage 1 Development Plan
• Site plan
• Development densities by land use -- maximum numbers of residential units by type
and non-residential building area
■ Phasing Plan
• Landscape Design Standards and Preliminary Landscape Plan
• Grading
■ Circulation — vehicular and pedestrian
• Development Regulations/Standards
• Architectural Design Standards/Guidelines
The Stage 2 Development Plan for Grafton Plaza creates an integrated multi -use project that
links several components together to create an overall environment where each use can take
advantage to the proximity to adjacent uses. Items such as pedestrian and vehicular linkages,
common gathering and open space plaza areas, and coordinated architectural elements are a
part of the plan making the individual uses play off the whole project.
4 of 18
On -site integration among the three uses include; 1 ) a motor court plaza with enhanced
pavement centrally located on site; 2) a linear "Plaza" element between the commercial and
hotel uses that extends across Grafton Street to Grafton Station; and 3) a paseo element
between the hotel and residential uses. The paseo shall provide a link to the trail accessing the
Water Quality Pond to the south (visual open space),
The Site Plan proposed for the Stage 2 Development Plan is shown below:
t Dublin Blvd
Site Plan and Preliminary Landscape Plan
The site is arranged with the retail commercial uses at the corner of Dublin Boulevard and
Grafton Street in the northwest quadrant of the project site. The hotel site would be located
south of the retail along Grafton Street, and the residential townhouse/condominiums would be
located east of the commercial component. Access to the project is provided from two
driveways: one entry would be from Dublin Boulevard between the commercial and residential
sites (Street A). A second driveway would be located at the southerly terminus of Grafton Street
between the hotel site and the Water Quality Pond to the south of Street B. A transit stop is
proposed for the south side of Dublin Boulevard adjacent to the commercial uses, and
pedestrian circulation would be accommodated by an extensive system of walkways.
5 of 18
Commercial
The commercial component of the project is intended to be integrated visually and
architecturally with the adjacent Grafton Station "Main Street" concept along the west side of
Grafton Street. The commercial buildings are proposed as 2 or 3-story structures between
34,500 and 55,400 square feet for retail and/or office use. Depending on the future development
program, either structured or surface parking would be utilized to meet the City's Zoning
Ordinance for off-street parking. In addition, flex use area centrally located between the
commercial, residential and the hotel uses would be provided in a small lot adjacent to the east
side of the hotel for overflow parking, but also for hosting special gatherings such as a farmers
market or specialized food venue. The pavement in this area is highly embellished s❑ as not to
give the appearance of a parking lot. Additionally, a row of perpendicular spaces within the large
surface parking lot between the west side of the hotel and Grafton Street is also provided with
embellished pavement to allow for the expansion of the Plaza uses during special events. The
Stage 2 Development Plan will establish development standards and other regulations for future
development of the commercial site. Development of the commercial component is proposed to
be constructed in the future. A Site Development Review Permit will be reviewed by the
Planning Commission when this portion of the project comes forward at a later date.
The development regulations in the Stage 2 Development Plan for the commercial component
would establish building height from 35 feet to a maximum of 55 feet with building setback
measured from the property boundary lines. Setbacks would be a function of building height
with allowance for encroachments for architectural elements.
Parking requirements generally shall conform to the City's Zoning Ordinance for "Off -Street
Parking and Loading Regulations" (Chapter 8.76) with an allowance for compact spaces.
Architectural Design Guidelines and Design Standards intended to promote a "Main Street"
character regarding building mass and form, building placement, architectural style, vehicular
circulation (including parking area), pedestrian circulation, and landscaping. The allow flexibility
to modify the building configurations while maintaining a cohesive, integrated mixed use project.
(See Attachment 6, Exhibit A)
Hotel
The development regulations in the Stage 2 Development Plan establish a building envelope
that and setbacks based on building height in scenarios of 50 feet, 65 feet, and 90 feet to allow
options for specific proposals through Site Development Review. As proposed by the requested
Site Development Review application, only the "50 feet" scenario would be applicable.
6of18
The following standards would apply for determining the parking requirement for the proposed
hotel:
Table 3: Hotel Parking Requirements
Use Type
Parking Ratios
Proposed Program
Parking Required
Parking Provided`
Guest Room
1 space per room
127 Guest Rooms
127 Spaces
127 Spaces
Employee
i space per employee
on largest shilt
15 Employees
15 Spaces
8 spaces'
Conference
1 space per 250 S.F.
1,090 S.F.
5 5paces
5 Spaces
TOTAL
1
1140SpaCe5
'A shared parking plan can demonstrate different users at peak times. For instance. housekeeping staff will be on site when
guests are typically not checked in. A sufficient number at spaces will be provided to meet the greatest parking demands
of the participating use types and to ensure that there will not be a parking deficiency. The use types, by their natures and
operating limes, will not conflict with each other. The proposed project provides 1 per roam (127 spaces), 1 per 250sq ft for
conferernce area (5 spaces), and 8 parking spaces provided for employees, which is 7 short of the standard; however, with
the off peak times of the highest employed hours (gam -5pm), those employees will be able to use the guest spots.
Compact parking spaces, eight (8) feet wide and seventeen (17) feet deep, up to 35% are allowed.
Residential
The proposed residential component of 115 town houselcondominium units within the easterly
5.55 acres of the Grafton Plaza project site would be developed in 20 buildings ranging in size
from 4 units to 9 units. Access to the residential tract would be from one of two street entries
shared with the commercial and hotel uses.
Since building placement and configuration are for townhouse/condominiums, the Development
Regulations focus on setback, building separation, private open space, and parking (Attachment
5, Exhibit A, Pages 7 through 13).
The architectural design of the Grafton Plaza residential area is intended to reflect the "Main
Street' concept of access to nearby services and pedestrian amenities. A number of key
concepts are stated in the Architectural Design Guidelines which address items such as
massing, roof forms, building corners, windows and trim, and colors/materials (Please refer to
Attachment 6, Exhibit A).
Residential parking is required at 3 spaces per unit in the form of two enclosed garage spaces
(as an attached double garage on the ground floor) and one guest space in a location on site.
Preliminary Landscape Plan — A Preliminary Landscape Plan for the overall project has been
provided for compliance with the Stage 2 Development Plan requirements with the objective of
continuing and complementing the landscape theme and streetscape design of the adjacent
Grafton Station. The Preliminary Landscape Plan is a conceptual plan that focuses on entries,
setbacks from public and private rights -of -way, paseos, plazas, and pedestrian trail systems that
integrate the commercial, hotel and residential uses. The primary entrance at Street A would
feature a landscaped median with access points to the residential area to the east and the
commercial area parking to the west. It would terminate at the motor court plaza where featured
activities are proposed to occur. Along the westerly boundary, Grafton Street terminates in a
small existing roundabout at the Street B entrance and boundary with the Water Quality Pond to
the south. The landscape improvements also make a connection and provide an interface with
the open space trail system of the adjacent Water Quality Pond to the south. Principals and
7 of 18
examples for hardscape elements, lighting, fencing, plant palette, and maintenance
responsibilities are presented in the specific landscape plans provided with the Site
Development Review applications for the hotel and residential components discussed below.
Phasing Plan - To assure that residential construction does not proceed before development of
either the commercial component or the hotel, the following statement has been included in the
Stage 2 Development Plan under Phasing:
Development in the form of the issuance of a building permit, and commencement of
construction work authorized with the building permit, on at least one of the parcels
designated for commercial development shall occur before, or concurrently with building
permit issuance on the residential parcel of the Grafton Plaza site covered by the
Development Plan. This requirement does not preclude the developer from grading the
entire site and installing infrastructure to serve other portions of the site prior to issuance
of a building permit for the commercial component of Grafton Plaza.
In accordance with Stage 1 Planned Development Zoning, the total residential building area of
218,412 square feet (excluding garages) combined with the proposed 118.698 square feet of
commercial space, results in a total of 337,110 square feet or an FAR of .31 over the entire
25.33 acre site and therefore complies with the maximum FAR allowed of .45. The 218,412
square feet of building area also complies with the requirement that residential building area not
exceed 50% of the total building area allowed. At an allowable building area of 496,519,
residential building area would represent 44%.
A Resolution recommending that the City Council adopt the proposed Planned Development
rezone with related Stage 2 Development Plan is included as Attachment 6 with the draft City
Council Ordinance included as Exhibit A.
Vesting Tentative Parcel Map 10365
An application has been submitted to divide the 12.23 acre Grafton Plaza site for the three uses
identified as: 1) commercial; 2) hotel; and 3) residential, as shown below. No development can
occur until such time as a comprehensive Planned Development Zoning Stage 2 Development
Plan is approved for the site. The Planned Development rezone with related Stage 2
Development Plan, including development standards for all three uses, provides a unifying
element across the site to ensure that future specific development on each of three uses results
in a comprehensive and coordinated project.
8 of 18
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The Zoning Administrator held a public hearing on October 7, 2015 and approved the Vesting
Tentative Parcel Map (Resolution 15-3). An appeal was filed on October 15, 2015 by Abe
Gupta. Subsequently, on November 3, 2015, Martin Inderbitzen on behalf of his client S and V
LLC, withdrew the application. Mr. Inderbitzen re -submitted the application for the Vesting
Tentative Parcel Map so that it could be considered by the Planning Commission and City
Council concurrent with the other applications for Grafton Plaza.
A Planning Commission Resolution recommending City Council approval of Vesting Tentative
Parcel Map 10365 creating three parcels within the 12.23 acre Grafton Plaza project site is
provided as Attachment 7 with the draft City Council Resolution attached as Exhibit A.
Hotel Site development Review
Site Layout/Plotting - A Site Development Review permit has been requested for a 63,298
square foot, 127-room, 4-story hotel on approximately 2-acres. The A -Loft brand proposed
hotel building includes a swooping roof element which is illuminated with painted channel
graphics on the underside. The hotel would be partially visible from 1-580 as the proposed 3-
story residential town homes would interrupt the view to west bound traffic on 1-580, The hotel
would be situated in between the proposed future commercial uses and the Water Quality Pond.
The building, approximately 50 feet in height, is sited in a north -south direction with a surface
parking lot to the west between the hotel building and Grafton Street.
Guest amenities on the hotel grounds include: pool, spa, bocce ball court, outdoor fire pit,
cabanas, and patio/deck area (back yard), Typical guest amenities, both indoor and out, are
shown on Attachment 8, Exhibit B, Sheet A-4.0, A-4.1, A-4.2.
The overall building composition includes architectural forms and materials that complement the
style and character of the project. The arrival court would be located on the west side of the
9 of 18
building under a porte cochere. It would be separated from general drive aisles by concrete
bollards and enhanced pavement. A recreational area with hotel amenities would be provided
along the easterly side of the hotel and interface with the common area paseo and residential
component of the project.
Primary vehicular access to the hotel site would be from Grafton Street onto to Street B along
the southerly boundary. An entry monument would be located at the driveway into the surface
parking lot.
Hotel Site Plan
Hotel Floor Plan - The ground floor of the proposed hotel includes guest amenities including
bar/lounge, seating, pool table (games), conference rooms, fitness room, as well as typical hotel
functions such as: front desk, lobby, office, restrooms, housekeeping, and other operations
related uses.
Guest rooms are configured as King rooms, King Sofa rooms, and Double Queen rooms. Guest
rooms are shown on the floor plans as follows:
'r &%!n A• 4. #r l
. Floors
Total SF
King
Rooms
King Sofa
Room
Double Queen
Rooms
Total
Ground
17,665
9
1
6
16
Second
15,683
23
3
11
37
Third
15,683
23
3
11
37
Fourth
15,683
23
3
11
37
Total
63,298
78
10
39
127
Typical guest rooms are shown on Attachment 8, Exhibit B Sheets A5.0 through A5.6.
10 of 18
Architecture — Exterior of the four-story structure primarily is stucco with glass window systems
for each of the guest rooms. Architectural elements and surfaces include composite wood
veneer panels with light strips along the northerly elevation and along the ground floor level.
Metal wall panels embellish exterior elevations in intervals above the ground floor and at full
building height against a tower element at the southwest corner of the building. Stucco surfaces
would be articulated with metal reveals in one and four inch widths, and window frames
enhanced with aluminum louvres. Top story signage below an illuminated canopy with the
signature graphics also is proposed on the southerly facade with partial freeway exposure.
Proposed color and materials are shown in Attachment 8, Exhibit B, Sheet A-3.0 of the Aloft
Hotel Site Development Review Booklet.
Parking - The hotel operates with 15 employees on its largest shift. It is estimated that a
minimum of 140 spaces would be required and a parking analysis was conducted to confirm
this.
Tahlp 5- Hntel Parkina Provided
Location
Spaces
Grafton Street (angled)
11
Street B 90 degree)
10
Street B Parallel
1
Grafton Street Lot
118
Total
140
Landscaping -- The landscape plan for the hotel site identifies landscape and hardscape
materials in the setbacks, parking areas and perimeter of the building. Landscape
improvements include a series of screen trees between adjacent uses and hotel grounds.
Hardscape improvements include enhanced pavement, signage monuments, seat walls, and the
recreation areas along the easterly side of the building. Example plant materials are depicted
with the landscape plans.
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A Resolution recommending that the City Council approve the Site Development Review is
included as Attachment 8 with the draft City Council Resolution attached as Exhibit A, and the
project plans attached as Exhibit B.
Residential Site Development Review
Site Layout/Density -- The 115-unit residential townhouse development on the easterly 6.55
acres of the Grafton Plaza project would be developed as 20, 3-story buildings. Access would
be from one of two entries. Access from Dublin Boulevard is shared with the adjacent
commercial use in an internal loop system. Access from Grafton Street via Street B would be
shared with the hotel use. Garages would be accessed from the internal loop street system or
from a motor court (single entrance alleyway).
The number of units in each of the residential buildings or townhouse blocks would range in size
from 4 to 9 units. The units located in buildings facing the perimeter of the project have entries
oriented towards Dublin Boulevard, the Water Quality Pond/open space, or the commercial
interface. The four buildings along the easterly boundary would be placed perpendicular to that
property line with the entries facing reciprocal use access paseos. Buildings located in the
central portion of the site face onto the internal loop road reciprocal use paseos.
Residential Site Plan
Floor Plans — Four floor plans are available with the placement predetermined for each
building type. All plans are 3 stories, and all units have a two -car garage on the ground floor
with direct access into the unit. All plans/units within Edge buildings have a low -walled front
patio within the front setback accessed by a low stoop to a covered front porch; units within
row/townhouses would not have a stoop or walled ground level patio. The Private Open
Space requirement would be satisfied by the ground level patios for Plan 4 and second floor
decks for Plans 1, 2, and 3. All floor plans offer a Universal Design Ordinance option (UDO -
handicapped accessible).
Plan ? — Plan 1 is the smallest at 1,766 square feet and typically is an interior unit except in
the 6-plex Edge structure (Type 3) where it is an end unit. Each of its three bedrooms has
a full en suite bathroom, including the one on the ground floor. Primary living space is
located on the second floor along with the kitchen, a powder room, laundry room, and
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outdoor deck which serves as the front patio cover below. The master bedroom and
second bedroom are located on the third floor. Thirty-one percent of the units are Plan 1.
Plan 2 —Plan 2 at 1,879 square feet is the most frequently provided unit (36%) and typically
an interior unit except in the 7-plex Edge structure (Type 4) where it is an end unit. It has
four bedrooms and 3%2 bathrooms. There is a bedroom with en suite bathroom on the
ground floor. The second floor living space and kitchen also include a powder room and
laundry room with deck area at the rear of the unit which is covered by the third floor. The
master bedroom suite located on the third floor has a sliding door with "Juliette" (or one-
step, narrow) balcony on the front side of the unit. Two smaller bedrooms and a hallway
bathroom are also located on the third floor.
Plan 3 — Plan 3 is 1,944 square feet, exclusively an end unit, and represents 23% of the
total. It has four bedrooms and four full bathrooms. There is a ground floor bedroom with
en suite bathroom, as do both bedroom on the third floor. The fourth bedroom, located on
the second floor, may be built out for use as a media room option. The fourth bathroom is
located at the top of the stairway on the second floor with the laundry room on the third
floor above. The outdoor deck is located at the rear of the unit and covered by the third
floor.
Plan 4 — At 2,244 square feet, Plan 4 is the largest and makes up 10% of the plans. It is
used only as an end unit. The alternative garage layout places the garage door to the back
or side of a unit depending on building orientation. This floor plan accommodates the main
living area, kitchen, and a powder room on the ground floor. A large, open front patio
wraps the corner of the unit; however, there is no upper outdoor balcony space. The
second floor has two bedrooms with a loft or optional fourth bedroom, one full bathroom
and a laundry room. The master bedroom, with en suite bathroom and large retreat area,
occupies the full third floor.
Tahla A • Floor Plans
Plan
Square Feet
Bedrooms
Bathrooms
Parking
Stories
Unit
Count
%
1
1,766 sf
3
3% 2
3
36
31 %
2
1,879 sf
4
3'/2
2
3
41
36%
3
1,944 5
4
4
2
3
27
23°Io
4
2,215 S
3+ 1
2'/2
2
3 11
10 °Io
Total
115
100%
(1 ) Excludes garage area
Excludes an exterior building utility cabinet which has been included in the total residential building area with the
Grafton Plaza site for the purpose of calculating FAR and percentage of building area in accordance with the Mixed
Use 2/Campus Office P❑ zone..
Colors — Color and materials for the three color schemes are shown on Attachment 9, Exhibit B,
Sheet A8.0. Two color schemes are provided for the Edge buildings (Type 1 — 6), and one color
scheme for the row/townhouse. The different color schemes would be utilized for various
surface planes for the proposed building styles.
Materials — Building exterior plans are varied in terms of materials, articulation, and color.
Although all structures have a flat roof, architectural elements are employed to convey the
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appearance of height differentials between units with corner accents, including tower elements
with cornice outlookers. Flat stucco surfaces may be segmented with metal reglets. Ground
level, low porch and patio walls would be stucco finished with metal railings. Upper level decks
may be enclosed with metal railings or metal framed glass panels. Two -level window systems,
delineated with solid metal panel units, are used to allow natural light into the stairwells, and
metal frames, cornices, and canopy frames would be installed to define and enhance relief
between various material surfaces.
Parking -- Based on 115 units, the required parking, based on the Zoning Ordinance standards,
is 230 garage spaces and 115 guest parking stalls. The proposed project exceeds the required
guest parking requirement by 1 additional stall.
Attachment 9, Exhibit B, Sheet C.2, identifies the location of guest parking generally provided as
parallel or perpendicular to the curb in designated areas or in driveways (only one per unit) in
front of a garage where depth permits without roadway intrusion. Parallel spaces are on Street
B along the southerly boundary at Grafton Street and along Streets D and F (the easterly and
westerly segment legs of the internal residential loop street). Perpendicular and parallel spaces
are located along the interior side of Streets C, D, and E which include a combination of
handicapped access, compact, and standard size spaces. Only the four 5-Plex Edge buildings
(20 units along the easterly boundary of the site) have sufficient depth behind the garage to
accommodate a guest space. In addition, nine spaces along the south side of Street B within
the commercial parcel boundary have been counted towards the residential guest parking space
requirement. No parking is permitted along Dublin Boulevard
Landscape/Streetscape Plan — The Preliminary Landscape Plan for the residential area
proposes to continue the theme and plant palette of Dublin Boulevard and the surrounding
areas. In addition, it addresses streetscape improvements and planting patterns for
neighborhood streets, building setbacks, paseo improvements, and pockets of open space for
passive and active recreation. It aims to provide pedestrian links and connectivity within the
mixed use project. Internal motor courts include embellished pavement with similar treatments
utilized in the entrance driveways and crosswalk areas.
The existing Water Quality Pond is a major component of the overall 25.33 acre Grafton Plaza
area and is located immediately south of the proposed developments. The Water Quality Pond
has already been developed and has been operating for 10 years. This open space element
visually enhances the area while providing necessary regional water quality treatment. With the
original approval in 2005, it was intended that the northerly edge of the pond be developed into
a trail linking developments in an east west direction. A portion of this trail was improved with a
pathway, plantings, seating areas and an arbor. Development of the residential component will
complete this amenity which links back to the north/south open space pathway between the
14 of 18
hotel and the residential component and through a separate access gate to the residential
project.
The Grafton Plaza project will provide access points and an overlook to the existing trail within
the Water Quality Pond site to the south. An integral link is with the Dublin Ranch public trail
which extends through the Grafton Plaza project to Grafton Station. Within the boundaries of
the residential circulation system, embellished pavement and flowering landscape materials
would call attention to the direction of the trail system and indicate separation between private
and common areas. A plant palette keyed to a landscape plan has been provided.
Plan details identify shade structures and a combination of landscape and hardscape materials
for recreational opportunities. The paseos within the residential area provide the pedestrian
links and serve many unit entries, as well as access to other parts of the project. Entry arbors
with seat walls and enhanced paving would utilize common elements of the architecture and
signify pedestrian pathways and points of access.
Landscape materials include a variety of native and other drought tolerant species. The
landscaping in common areas and for the individual lots will be required to conform to the City
Water Efficient Landscape Ordinance. Fence materials include tubular steel view fencing along
the southerly boundary and a concrete block Community themed wall along the easterly
boundary.
A Resolution recommending that the City Council adopt a Resolution approving the Site
Development Review is included as Attachment 9 with the City Council Resolution included as
Exhibit A and the Applicant's Submittal Package included as Exhibit B, which part of this action
will also approve Vesting Tentative Map 8293 (described below).
Vesting Tentative Map 8293
The 115-unit residential townhouse project would be subdivided as air space condominiums in
20 buildings (Lots 1 — 20) ranging in size from 4 to 9 units. Vesting Tentative Map (VTM) 8293
is shown as 6.57 acres incorporating approximately .2 acres for integrated circulation
improvements from the adjacent parcels. Each building is three stories with a ground level 2-car
garage for each unit having access from a private street. Common areas generally are part of
the private internal roadway system or motor courts providing garage access.
All perimeter streets and rights -of -way will be dedicated, and perimeter streets will be improved,
including perimeter and internal sidewalks and landscaping.
A Planning Commission Resolution recommending City Council approval of Vesting Tentative
Map 8293 is provided by Attachment 9 in addition to the recommendation for approval of the
Site Development Review with the draft City Council Resolution attached as Exhibit A.
Affordable Housingllnclusionary Zoning - The proposed project is subject to the City's
Inclusionary Housing requirements. This provision requires new residential projects to provide
12.5% of the units within the new residential project as affordable. Based on the total number of
units, 14 units would be required to meet the affordability standards. The affordable housing
component will be addressed in a separate Affordable Housing Agreement prior to recordation
of the Final Subdivision Map.
15 of 18
Public Art Compliance — The proposed project is subject to compliance with the City's Public
Art Ordinance. The Ordinance requires the Applicant's contribution to be .5% of the aggregate
value of the home construction to be determined and calculated by the City's Building Official.
The Applicants have opted to meet this requirement through an in -lieu fee and appropriate
conditions of Approval have been applied to both Site Development Review requests to assure
compliance.
CONSISTENCY WITH GENERAL PLAN/EASTERN DUBLIN SPECIFIC PLAN & ZONING
ORDINANCE
The proposed Planned Development rezone with related Stage 2 Development Plan for the
12.23 acre Grafton Plaza site reflects an integrated development comprised of
commercial/retail, residential and hotel uses as referenced under the Mixed Use 2/Campus
Office Land Use Category of the General Plan and Eastern Dublin Specific Plan. The overall
Grafton Plaza development links several components together to create and overall
environment where each use can take advantage to the proximity of opportunities. Items such
as pedestrian and vehicular linkages, common gathering and open space plaza areas and
coordinated architectural elements are a part of the plan making the individual uses play off the
whole project. Strong east/west and north/south connections to a common open space element
(the Water Quality Pond) will enhance the visual and recreational opportunities in Grafton Plaza.
The proposed project has been reviewed for conformance with the Community Design and
Sustainability Element of the General Plan. The project has been designed to be compatible
with adjacent and surrounding development via architectural elevations, site planning, and
design details and integration with the Eastern Dublin Specific Plan area over all. The Applicant
intends to exceed the City of Dublin Green Building Ordinance and will exceed the 50 point
threshold in the City's program. In general, the proposed project furthers the goals of the
Community Design and Sustainability Element of the General Plan by providing a high quality of
life and preserving resources and opportunities for future generations.
REVIEW BY APPLICABLE DEPARTMENT AND AGENCIES:
The Building Division, Fire Prevention Bureau, Public Works Department, Dublin Police Services
and Dublin San Ramon Services District reviewed the project to ensure that the Project is
established in compliance with all local Ordinances and Regulations. Conditions of Approval
from these departments and agencies are included in the Resolutions approving the Site
Development Review for the hotel (Attachment 8), the Site Development Review and Vesting
Tentative Map 8293 for the residential portion of the project (Attachments 9), and Vesting
Tentative Parcel Map 10365 (Attachment 7).
ENVIRONMENTAL REVIEW:
The project site is within the Eastern Dublin Specific Plan area, which was the subject of an
Environmental Impact Report 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 and identified some impacts from 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
16 of 18
Mitigation -Monitoring Program, which included numerous measures intended to reduce impacts
from the development of the Eastern Dublin area. Where the Eastern Dublin EIR identified
impacts that could be mitigated, the previously adopted mitigation measures continue to apply to
implementing projects such as Grafton Plaza, as appropriate.
Two Initial Studies/Mitigated Negative Declarations (MND) previously have been prepared that
address environmental concerns specific to the project site. The document prepared in
February 2000 and approved by the City Council addressed a General Plan Amendment,
Eastern Dublin Specific Plan Amendment, and Stage 1 Planned Development Rezone for Area
H (70.8 acres gross). In 2010, the City Council adopted an MND for the current project site
addressing any additional significant but mitigatable site -specific impacts for the actions
proposed at that time. Staff has reviewed the current project against the prior CEQA reviews
and related approvals to determine if any further analysis is required. Since the development
currently proposed is consistent with the 2010 approvals, no further environmental review is
required since: a) no new impacts were identified beyond those in the prior CEQA reviews; b)
the proposed project would not exceed the thresholds identified in previous environmental
analyses for this development site; and c) the environmental impacts of this project were fully
addressed and within the scope of the previous environmental documentation and analyses.
PUBLIC NOTICING:
In accordance with State law, a public notice was mailed to all property owners and occupants
within 300 feet of the proposed project to advertise the project and the upcoming public hearing.
A public notice also was published in the Tri-Valley Times and posted at several locations
throughout the City. A copy of this Staff Report has been provided to the Applicant.
ATTACHMENTS: 1.
Ordinance 10-10 Planned Development Zoning with Related
Stage 1 Development Plan for the Grafton Plaza Project.
2.
City Council Staff Report dated October 6, 2014.
3.
City Council Meeting Minutes dated October 6, 2014.
4.
City Council Staff Report dated April 7, 2015.
5.
City Council Meeting Minutes dated April 7, 2015.
6.
Resolution recommending that the City Council adopt an
Ordinance approving a Planned Development rezone with related
Stage 2 Development Plan for Grafton Plaza Mixed Use project an
a 12.23 acre site, with draft Ordinance attached as Exhibit A.
7.
Resolution recommending City Council adopt a Resolution
approving Vesting Tentative Parcel Map 10365 for the Grafton
Plaza site, with the City Council Resolution included as Exhibit A.
8.
Resolution recommending that the City Council adopt a
Resolution approving a Site Development Review Permit for 127-
room, four-story hotel on a two (2.00) acre site for the Grafton
Plaza project, with the City Council Resolution included as Exhibit
A and project plans included as Exhibit B.
9.
Resolution recommending that the City Council adopt a
Resolution approving a Site Development Review Permit and
Vesting Tentative Maps 8293 for 115 residential townhouse
condominium development on a 6.55 acre site for the Grafton
Plaza Mixed Use project, with the City Council Resolution included
as Exhibit A and project plans included as Exhibit B.
17 of 18
GENERAL INFORMATION:
APPLICANT: Grafton Plaza PD & Parcel Map (PLPA 2015-00048)
Martin Inderbitzen
PO Box 1537
Pleasanton CA 94566
PROPERTY OWNER:
LOCATION:
ASSESSORS PARCEL
NUMBERS:
GENERALPLAN
LAND USE DESIGNATION
SPECIFIC PLAN
LAND USE DESIGNATION
ZONING:
SURROUNDING USES:
Residential SDR & Condo Ma (PLPA 2013-00057)
Taylor Morrison
4309 Hacienda Drive, Suite 450
Pleasanton, CA 94588
Attn: Lisa Vilhauer
Hotel SDR (PLPA 2015-00015)
Zenique Hotels
433 Airport Boulevard, #100
Burlingame, CA 94010-2037
Attn: Rupesh Patel
S and V, LLC
4080 Grafton Plaza, Suite 200
Dublin CA 94568
Attn: James Tong
Southeast corner of Dublin Boulevard and Grafton Street
Mixed Use 2/Campus Office
Eastern Dublin Specific Plan
PD Ordinance 10-10
LOCATION
ZONING
GENERAL PLAN LAND USE
CURRENT USE OF
PROPERTY
North
PD
High Density Residential
High Density Residential
The Terraces
South
P❑
Mixed Use 2/Campus Office
Water Quality Pond
for Dublin Ranch
East
P❑
Campus Office
Vacant
awned by Kaiser Permanente)
West
PD
General Commercial
Grafton Station
Campus Office
Commercial Center
18 of 18
RESOLUTION NO. XX-16
A RESOLUTION OF THE CITY COUNCIL
OF THE CITY OF DUBLIN
***********
APPROVING A SITE DEVELOPMENT REVIEW PERMIT
FOR A 127-ROOM, FOUR-STORY HOTEL ON A TWO- ACRE SITE
IN THE GRAFTON PLAZA MIXED USE PROJECT
PLPA 2015-00015
WHEREAS, Zenique Hotels, represented by Rupesh Patel, has requested approval
of a Site Development Review Permit (SDR) for a 127-room, four-story hotel on a two -acre
site consistent the Planned Development rezoning and related Stage 2 Development Plan for
the Grafton Plaza mixed use project; and
WHEREAS, the Grafton Plaza project site is 12.23 acres located at the southeast
corner of Dublin Boulevard and Grafton Street in the Eastern Dublin Specific Plan area (APN
985-0061-010); and
WHEREAS, companion applications submitted in addition to the requested Site
Development Review Permit for the Grafton Plaza mixed use project include: 1) Planned
Development rezoning and related Stage 2 Development Plan; 2) Vesting Tentative Parcel
Map 10365 which subdivides the 12.23 acre site into three parcels (PLPA 2015-00048); and
3) Site Development Review and Vesting Tentative Map 8293 for 115 residential townhouse
condominium units (PLPA 2013-00057). The proposed development and applications are
collectively known as Grafton Plaza (the "Project"); and
WHEREAS, the project site currently is vacant land; and
WHEREAS, the General Plan land use designation of the project site is Mixed Use
2/Campus Office; and
WHEREAS, the California Environmental Quality Act (CEQA), together with State
CEQA Guidelines and City Environmental Regulations require that certain projects be
reviewed for environmental impacts and that environmental documents be prepared; and
WHEREAS, a Mitigated Negative Declaration (MND) was previously prepared in 2010
which addressed the currently proposed mixed use project, including the hotel component.
The MND was prepared in accordance with the California Environmental Quality Act based
upon previous CEQA reviews. The previous CEQA reviews include the Eastern Dublin EIR
(SCH 91103064) and the Area H Mitigated Negative Declaration (SCH 99112042). The 2010
Mitigated Negative Declaration and previous CEQA documents are available for review at
City Hall during normal business hours; and
WHEREAS, Staff reviewed the current project, including the hotel SDR, against the
prior CEQA reviews and related approvals to determine if any further analysis is required.
The project is consistent with the 2010 approvals and the development assumed in the prior
EIR and MNDs, and is subject to all previously adopted mitigation measures, as applicable.
Based on Staff's review, the City has determined that no further environmental review would
be required since: a) no new significant impacts were identified beyond those in the prior
CEQA reviews; b) the proposed hotel project would not cause the original project to exceed
the thresholds identified in previous environmental analyses for this development site; and c)
the environmental impacts of this hotel project were fully addressed and within the scope of
the previous environmental documentation and analyses, including the EIR and two MNDs;
and
WHEREAS, on February 9, 2016, the Planning Commission adopted Resolution 16-01
recommending that the City Council deny the project applications, which resolution is
incorporated herein by reference; and
WHEREAS, on April 5, 2016, the City Council held a properly noticed public hearing on
the companion applications, including the proposed Planned Development rezone with related
Stage 2 Development Plan, Vesting Tentative Parcel Map 10365, and Site Development Review
Permit and Vesting Tentative Map 8293 for 115 residential townhouse condominium units, at
which time all interested parties had the opportunity to be heard. Following the public hearing,
the City Council introduced Ordinance XX-16 to approve the Planned Development rezone and
related Stage 2 Development Plan; adopted Resolution XX-16 approving Vesting Tentative
Parcel Map 10365, and adopted Resolution XX-16 approving a Site Development Review
Permit and Vesting Tentative Map 8293 for 115 residential townhouse condominium units; and
WHEREAS, subsequent to its action on the companion applications, the City Council
considered a Staff Report dated April 5, 2016 and incorporated herein by reference, that
described and analyzed the proposed Site Development Review permit for the 127-room, four-
story hotel; and
WHEREAS, on April 5, 2016, the City Council held a properly noticed public hearing on
the Site Development Review application for the proposed hotel, at which time all interested
parties had the opportunity to be heard. The City Council heard and considered all the reports,
recommendations and testimony and used its independent judgment to evaluate the Site
Development Review application for the proposed hotel.
NOW, THEREFORE, BE IT RESOLVED that the foregoing recitals are true and
correct and made a part of this resolution.
BE IT FURTHER RESOLVED THAT that the City Council of the City of Dublin hereby
makes the following findings and determinations regarding the proposed Site Development
Review Permit for the 127-room, 4-story hotel for the Grafton Plaza mixed use project.
A. The proposal is consistent with the purposes of Chapter 8.104 of the Zoning Ordinance,
with the General Plan and any applicable Specific Plans and design guidelines because:
Development of the hotel under the Planned Development zoning and the related Stage
2 Development Plan will be harmonious and compatible with existing and future
development in the surrounding area in that the hotel development will 1) integrate 3
uses on -site complying with the Mixed Use/Campus Office Land Use designation in the
General Plan and Eastern Dublin Specific Plan; 2) at the same time provide pedestrian
and circulation linkages from adjacent commercial and residential areas; and 3)
encourage common gathering places, plaza areas and opportunities to access open
space, complying with the development standards established in the Planned
Development Ordinance for the mixed use Project.
2
B. The proposal is consistent with the provisions of Title 8, Zoning Ordinance because: 1)
the project contributes to orderly, attractive, and harmonious site and structural
development compatible with the intended use, proposed subdivision, and the
surrounding properties; and 2) the project complies with the development regulations set
forth in the Zoning Ordinance where applicable and as adopted in PD Ordinance 10-10
and in Planned Development rezoning and related Stage 2 Development Plan Ordinance
XX-16 (PLPA 2015-00048).
C. The design of the project is appropriate to the City, the vicinity, surrounding properties,
and the lot in which the project is proposed because: 1) the size and mass of the
proposed hotel is consistent with other existing and approved commercial development in
the surrounding area; 2) the project will contribute to the diversity of a mixed use project;
and 3) the project will serve the market segment anticipated for this area.
D. The subject site is suitable for the type and intensity of the approved development
because: 1) the hotel development envelope is part of a mixed use project and conforms
to an integrated site design; 2) the hotel will implement all applicable prior adopted
mitigation measures; and 3) the project site is fully served by public services and existing
roadways.
E. Impacts to existing slopes and topographic features are addressed because: 1) the hotel
Project is required to comply with all previously adopted mitigation measures affecting
grading and site stability; 2) grading on the site will ensure that the site drains away from
any structures and complies with the Regional Water Quality Control Board requirements;
and 3) grade differentials between building envelopes and setback or rights -of -way have
proper separation.
F. Architectural considerations including the character, scale and quality of the design, site
layout, the architectural relationship with the site and other buildings, screening of
unsightly uses, lighting, building materials and colors and similar elements result in a
project that is harmonious with its surroundings and compatible with other developments
in the vicinity because: 1) the hotel Project provides a high degree of design and
landscaping to complement existing uses in the area; 2) the structures reflect the
architectural styles and properties developed in the Eastern Dublin Specific Planning
Area; 3) the materials proposed will be consistent with other commercial and residential
projects in the Eastern Dublin Specific Plan Area; and 4) the color and materials
proposed for the hotel will be coordinated among the other structures on site.
G. Landscape considerations, including the location, type, size, color, texture and coverage
of plant materials, and similar elements have been incorporated into the project to ensure
visual relief, adequate screening and an attractive environment for the public because: 1)
generous landscaping is proposed to provide an attractive view of both the hotel site and
the surrounding project elements, and; 2) landscaping in common areas is integrated
among uses within the Grafton Plaza project, including the hotel; and 3) the project will
conform to the requirements of the Stage 2 Development Plan and the Water Efficient
Landscape Ordinance.
H. The site has been adequately designed to ensure the proper circulation for bicyclist,
pedestrians, and automobiles because: 1) the hotel project site provides opportunities for
pedestrian and bicycle circulation; and 2) the hotel project site will be integrated with the
3
commercial and residential elements and with the adjacent Water Quality Basin which
has a pedestrian circulation system and serves as open space partially accessible to the
public.
BE IT FURTHER RESOLVED that the City Council of the City of Dublin hereby approves
the Site Development Review Permit for a 127-room, four-story hotel as shown on plans
prepared by Urban Studio William Hezmalhalch Architects, Inc., Gates + Associates Landscape
Architecture, and Hawkins & Associates Engineering, Inc. dated received January 21, 2016
subject to the following Conditions of Approval.
CONDITIONS OF APPROVAL
Unless stated otherwise, all Conditions of Approval shall be complied with prior to
approval of final map, and shall be subject to Planning Division review and approval.
The following codes represent those departments/agencies responsible for monitoring
compliance of the conditions of approval: [PL] Planning; [B] Building; [PO] Police; [PW]
Public Works; [ADM] Administration/City Attorney; [FIN] Finance; [PCS] Parks and
Community Services; [F] Dublin Fire Prevention; [DSR] Dublin San Ramon Services
District; [LOO] Livermore Dublin Disposal; [CO] Alameda County Department of
Environmental Health; [Zone 7] Alameda County Flood Control and Water Conservation
District, Zone 7; [LAVTA] Livermore Amador Valley Transit Authority; and CHS
California Department of Health Services.
NO.
Agency
When
Source
CONDITIONS OF APPROVAL
Required,
Prior to:
PLANNING
1.
Approval. This Site Development Review
PL
On -going
Planning
approval is for the Grafton Plaza hotel (PLPA-
2013-00035) and is subject to the approval of
the Planned Development rezoning with related
Stage 2 Development Plan in Ordinance XX-16.
This approval shall be as generally depicted and
indicated on the project plans prepared by
MacKay and Somps, KTGY Group Architecture
+ Planning, and R3 Studios dated received
January 21, 2016, on file in the Community
Development Department, and other plans, text,
and diagrams relating to this Site Development
Review, and as specified as the following
Conditions of Approval for this project.
2.
Permit Expiration. Construction or use shall
PL
One Year After
DMC
commence within one (1) year of Permit
Effective Date
8.96.020.
approval or the Permit shall lapse and become
D
null and void. If there is a dispute as to whether
the Permit has expired, the City may hold a
noticed public hearing to determine the matter.
Such a determination may be processed
11
NO.
Agency
When
Source
CONDITIONS OF APPROVAL
Required,
Prior to:
concurrently with revocation proceedings in
appropriate circumstances. If a Permit expires,
a new application must be made and processed
according to the requirements of this Ordinance.
3.
Time Extension. The original approving
PL
Prior to
DMC
decision -maker may, upon the Applicant's
Expiration Date
8.96.020.
written request for an extension of approval prior
E
to expiration, upon the determination that all
Conditions of Approval remain adequate and all
applicable findings of approval will continue to
be met, grant an extension of the approval for a
period not to exceed six (6) months. All time
extension requests shall be noticed and a public
hearing shall be held before the original hearing
body.
4.
Compliance. The Applicant/Property Owner
PL
On -going
DMC
shall operate this use in compliance with the
8.96.020.
Conditions of Approval of this Site Development
F
Review Permit, the approved plans and the
regulations established in the Zoning Ordinance.
Any violation of the terms or conditions specified
may be subject to enforcement action.
5.
Revocation of Permit. The Site Development
PL
On -going
DMC
Review approval shall be revocable for cause in
8.96.020.
accordance with Section 8.96.020.1 of the Dublin
Zoning Ordinance. Any violation of the terms or
conditions of this permit shall be subject to
citation.
6.
Requirements and Standard Conditions. The
Various
Building Permit
Standard
Applicant/ Developer shall comply with
Issuance
applicable City of Dublin Fire Prevention Bureau,
Dublin Public Works Department, Dublin
Building Department, Dublin Police Services,
Alameda County Flood Control District Zone 7,
Livermore Amador Valley Transit Authority,
Alameda County Public and Environmental
Health, Dublin San Ramon Services District and
the California Department of Health Services
requirements and standard conditions. Prior to
issuance of building permits or the installation of
any improvements related to this project, the
Developer shall supply written statements from
each such agency or department to the Planning
Department, indicating that all applicable
conditions required have been or will be met.
7.
Required Permits. Developer shall obtain all
PW
Building Permit
Standard
NO.
Agency
When
Source
CONDITIONS OF APPROVAL
Required,
Prior to:
permits required by other agencies including, but
Issuance
not limited to Alameda County Flood Control and
Water Conservation District Zone 7, California
Department of Fish and Game, Army Corps of
Engineers, Regional Water Quality Control
Board, Caltrans and provide copies of the
permits to the Public Works Department.
8.
Fees. Applicant/Developer shall pay all
Various
Building Permit
Various
applicable fees in effect at the time of building
Issuance
permit issuance, including, but not limited to,
Planning fees, Building fees, Traffic Impact
Fees, TVTC fees, Dublin San Ramon Services
District fees, Public Facilities fees, Dublin Unified
School District School Impact fees, Fire Facilities
Impact fees, Alameda County Flood and Water
Conservation District (Zone 7) Drainage and
Water Connection fees; or any other fee that
may be adopted and applicable.
9.
Indemnification. The Developer shall defend,
ADM
On -going
Administr
indemnify, and hold harmless the City of Dublin
ation/City
and its agents, officers, and employees from any
Attorney
claim, action, or proceeding against the City of
Dublin or its agents, officers, or employees to
attack, set aside, void, or annul an approval of
the City of Dublin or its advisory agency, appeal
board, Planning Commission, City Council,
Community Development Director, Zoning
Administrator, or any other department,
committee, or agency of the City to the extent
such actions are brought within the time period
required by Government Code Section 66499.37
or other applicable law; provided, however, that
the Developer's duty to so defend, indemnify,
and hold harmless shall be subject to the City's
promptly notifying the Developer of any said
claim, action, or proceeding and the City's full
cooperation in the defense of such actions or
proceedings.
10.
Clarification of Conditions. In the event that
PW
On -going
Public
there needs to be clarification to the Conditions
Works
of Approval, the Director of Community
Development and the City Engineer have the
authority to clarify the intent of these Conditions
of Approval to the Developer without going to a
public hearing. The Director of Community
Development and the City Engineer also have
NO.
Agency
When
Source
CONDITIONS OF APPROVAL
Required,
Prior to:
the authority to make minor modifications to
these conditions without going to a public
hearing in order for the Developer to fulfill
needed improvements or mitigations resulting
from impacts to this project.
11.
Clean-up. The Applicant/Developer shall be
PL
On -going
Planning
responsible for clean-up & disposal of project
related trash to maintain a safe, clean and litter -
free site.
12.
Modifications. Modifications or changes to this
PL
On -going
DMC
Site Development Review approval may be
8.104.10
considered by the Community Development
0
Director if the modifications or changes
proposed comply with Section 8.104.100 of the
Zoning Ordinance.
13.
Lighting. Lighting is required over exterior
PL, PW
Building Permit
Municipal
entrances/doors. Exterior lighting used after
Issuance
Code
daylight hours shall be adequate to provide for
security needs.
14.
Public Art Compliance — The proposed project
PL
Development
Planning
is subject to compliance with the City's Public Art
Ordinance. The Ordinance requires the
Applicant's contribution to be .5% of the
aggregate value of the hotel construction to be
determined and calculated by the City's Building
Official. This calculation would be made and
compliance exhibits developed at a later time in
conjunction with the Site Development Review.
BUILDING
15.
Building Codes and Ordinances. All project
B
Through
Standard
construction shall conform to all building codes
Completion
Condition
and ordinances in effect at the time of building
permit.
16.
Retaining Walls. All retaining walls over 30
B
Through
Standard
inches in height and in a walkway shall be
Completion
Condition
provided with guardrails. All retaining walls over
24 inches with a surcharge or 36 inches without
a surcharge shall obtain permits and inspections
from the Building & Safety Division.
17.
Building Permits. To apply for building permits,
B
Issuance of
Standard
Applicant/Developer shall submit five (5) sets of
Building Permits
Condition
construction plans to the Building & Safety
Division for plan check. Each set of plans shall
have attached an annotated copy of these
Conditions of Approval. The notations shall
NO.
Agency
When
Source
CONDITIONS OF APPROVAL
Required,
Prior to:
clearly indicate how all Conditions of Approval
will or have been complied with. Construction
plans will not be accepted without the annotated
resolutions attached to each set of plans.
Applicant/Developer will be responsible for
obtaining the approvals of all participation non -
City agencies prior to the issuance of building
permits.
18.
Construction Drawings. Construction plans
B
Issuance of
Standard
shall be fully dimensioned (including building
building permits
Condition
elevations) accurately drawn (depicting all
existing and proposed conditions on site), and
prepared and signed by a California licensed
Architect or Engineer. All structural calculations
shall be prepared and signed by a California
licensed Architect or Engineer. The site plan,
landscape plan and details shall be consistent
with each other.
19.
Air Conditioning Units. Air conditioning units
B
Occupancy of
Standard
and ventilation ducts shall be screened from
Unit
Condition
public view with materials compatible to the main
building and shall not be roof mounted. Units
shall be permanently installed on concrete pads
or other non -movable materials approved by the
Chief Building Official and Director of
Community Development. Air conditioning units
shall be located such that each dwelling unit has
one side yard with an unobstructed width of not
less than 36 inches. Air conditioning units shall
be located in accordance with the PD text.
20.
Temporary Fencing. Temporary Construction
B
Through
Standard
fencing shall be installed along the perimeter of
Completion
Condition
all work under construction.
21.
Addressing
B
Standard
a) Provide a site plan with the City of
Prior to release
Condition
Dublin's address grid overlaid on the
of addresses
plans (1 to 30 scale). Highlight all exterior
door openings on plans (front, rear,
garage, etc.). The site plan shall include
a single large format page showing the
entire project and individual sheets for
each neighborhood. 3 copies on full size
sheets and 5 copies reduced sheets.
b) Provide plan for display of addresses.
Prior to
The Building Official shall approve plan
permitting
prior to issuance of the first building
NO.
Agency
When
Source
CONDITIONS OF APPROVAL
Required,
Prior to:
permit. (Prior to permitting)
22.
Engineer Observation. The Engineer of record
B
Scheduling the
Standard
shall be retained to provide observation services
final frame
Condition
for all components of the lateral and vertical
inspection
design of the building, including nailing, hold-
downs, straps, shear, roof diaphragm and
structural frame of building. A written report
shall be submitted to the City Inspector prior to
scheduling the final frame inspection.
23.
Foundation. Geotechnical Engineer for the
B
Permit issuance
Standard
soils report shall review and approve the
Condition
foundation design. A letter shall be submitted to
the Building Division on the approval.
24.
Copies of Approved Plans. Applicant shall
B
30 days after
Standard
provide City with 2 reduced (1/2 size) copies of
permit and each
Condition
the City of Dublin stamped approved plan.
revision
issuance
25.
Cool Roofs. Flat roof areas shall have their
B
Through
Standard
roofing material coated with light colored gravel
Completion
Condition
or painted with light colored or reflective material
designed for Cool Roofs.
26.
Solar Zone — CA Energy Code
B
Through
Standard
Show the location of the Solar Zone on the site
Completion
Condition
plan. Detail the orientation of the Solar Zone.
This information shall be shown in the master
plan check on the overall site plan, the individual
roof plans and the plot plans. This condition of
approval will be waived if the project meets the
exceptions provided in the CA Energy Code.
27.
Accessible Parking. The required number of
B
Through
CA
parking stalls, the design and location of the
Completion
Building
accessible parking stalls shall be as required by
Code
the CA Building Code.
28.
Accessory Structures. Building permits are
B
Through
CA
required for all trash enclosures and associated
Completion
Building
amenities/structures and are required to meet
Code
the accessibility and building codes.
29.
No Build Covenant. Pursuant to Dublin
B
Prior to
Municipal Code Section 7.32.130, frontage open
Permitting
area used for frontage increase shall not be
allowed unless or until the owner of the required
yard shall file an agreement binding such owner,
his heirs, and assignees, to set aside the
required yard as unobstructed space having no
improvements. After execution by the owner
and Building Official, such covenant shall be
NO.
Agency
When
Source
CONDITIONS OF APPROVAL
Required,
Prior to:
recorded in the Alameda County Recorder's
Office, and shall continue in effect so long as an
oversized building remains or unless otherwise
released by authority of the Building Official.
30.
CASp Services. The owner or applicant for the
B
Prior to
project shall retain the services of a private
Permitting
Certified Access Specialist (CASi). The CASi
Prior to
shall review the project plans prior to submission
Occupancy
to the City and inspect the building and site prior
to occupancy. Prior to issuance of permits the
CASi shall submit a letter to the City that they
have reviewed the plans for compliance. Prior to
any occupancy of the building the CASi shall
submit a letter to the City that they have
inspected the building.
LANDSCAPING
31.
Final landscape plans, irrigation system
P
Issuance of the
Standard
plans.
building permit
Tree preservation techniques, and guarantees,
shall be reviewed and approved by the Dublin
Planning Division prior to the issuance of the
building permit. All such submittals shall insure:
a. That plant material utilized will be capable
of healthy growth within the given range
of soil and climate.
b. That proposed landscape screening is of
a height and density so that it provides a
positive visual impact within three years
from the time of planting.
c. That unless unusual circumstances
prevail, at least 75% of the proposed
trees on the site are a minimum of 15
gallons in size, and at least 50% of the
proposed shrubs on the site are minimum
of 5 gallons in size.
d. That a plan for an automatic irrigation
system be provided which assures that all
plants get adequate water.
e. That concrete curbing is to be used at the
edges of all planters and paving surfaces
where applicable.
f. That all cut and fill slopes conform to the
master vesting tentative map and
conditions detailed in the Site
Development Review packet.
NO.
Agency
When
Source
CONDITIONS OF APPROVAL
Required,
Prior to:
g. That all cut and fill slopes graded and not
constructed by September 1, of any given
year, are hydroseeded with perennial or
native grasses and flowers, and that
stockpiles of loose soil existing on that
date are hydroseeded in a similar
manner.
h. Cut and/or fill slopes exceeding a 3:1
grade shall be stabilized with jute netting
or approved equal to control erosion.
Trees planted on slopes that exceed a 3:1
grade shall be installed with approved
rock slope protection above and below
the tree pit to catch grade.
i. That the area under the drip line of all
existing oaks, walnuts, etc., which are to
be saved are fenced during construction
and grading operations and no activity is
permitted under them that will cause
soil compaction or damage to the tree, if
applicable.
j. That a warranty from the owners or
contractors shall be required to warranty
all shrubs and ground cover, all trees, and
the irrigation system for one year.
That a permanent maintenance agreement on all
landscaping will be required from the owner
insuring regular irrigation, fertilization and weed
abatement, if applicable.
32.
Water Efficient Landscaping Regulations.
P
Issuance of the
Standard
The Applicant shall meet all requirements of the
building permit
City of Dublin's Water -Efficient Landscaping
Regulations, Section 8.88 of the Dublin
Municipal Code.
33.
Open Space Areas. Open space areas shall be
P
Issuance of the
Standard
planted and irrigated to create landscape that is
building permit
attractive, conserves water, and requires
minimal maintenance.
34.
Plant Clearances. All trees planted shall meet
P
Issuance of any
Standard
the following clearances:
building permit
a. 6' from the face of building walls or roof
eaves
b. 7' from fire hydrants, storm drains,
sanitary sewers and/or gas lines
c. 5' from top of wing of driveways,
mailboxes, water, telephone and/or
electrical mains
NO.
Agency
When
Source
CONDITIONS OF APPROVAL
Required,
Prior to:
d. 15' from stop signs, street or curb sign
returns
e. 20' from either side of a streetlight
35.
Irrigation System Warranty. The applicant
P
Issuance of any
Standard
shall warranty the irrigation system and planting
building permit
for a period of one year from the date of
installation. The applicant shall submit for
the Dublin Community Development Department
approval a landscape maintenance plan for the
Common Area landscape including a reasonable
estimate of expenses for the first five years
36.
Walls, Fences and Mailboxes. Applicant shall
P
Issuance of any
Standard
work with staff to prepare a final wall, fencing
building permit
and mailbox plan that is consistent with Dublin
Municipal Code and adjacent subdivisions.
Mailbox locations shall be integrated within the
landscape and shall comply with USPS
requirements.
37.
Sustainable Landscape Practices. The
P
Issuance of any
Standard
landscape design shall demonstrate compliance
building permit
with sustainable landscape practices as detailed
in the Bay -Friendly Landscape Guidelines by
earning a minimum of 60 points or more on the
Bay -Friendly scorecard, meeting 9 of the 9
required practices and specifying that 75% of the
non -turf planting only requires occasional, little
or no shearing or summer water once
established. Final selection and placement of
trees, shrubs and ground cover plants shall
ensure compliance with this requirement.
Herbaceous plants shall be used along walks to
reduce maintenance and the visibility of the
sheared branches of woody ground cover plants.
Planters for medium sized trees shall be a
minimum of six feet wide. Small trees or shrubs
shall be selected for planting areas less than six
feet wide.
38.
Copies of Approved Plans. The Applicant
P
Issuance of any
Standard
shall provide the City with one full size copy, one
building permit
reduced (1/2 sized) copy and one electronic
copy of the approved landscape plans prior to
construction.
CIVIL
CONDITIONS
39.
Plans Coordination: Civil Improvement
P
Issuance of the
Standard
Plans, Joint Trench Plans, Street Lighting Plans
building permit
and Landscape Improvement Plans shall be
submitted on the same size sheet and plotted at
the same drawing scale for consistency,
12
NO.
Agency
When
Source
CONDITIONS OF APPROVAL
Required,
Prior to:
improved legibility and interdisciplinary
coordination.
40.
Utility Placement and Coordination: Utilities
P
Issuance of the
Standard
shall be coordinated with proposed tree
building permit
locations to eliminate conflicts between trees
and utilities. Submit typical utility plans for each
house type to serve as a guide during the
preparation of final grading, planting and utility
plans. Utilities may have to be relocated in
order to provide the required separation between
the trees and utilities. Submit a tree/utility
coordination plan for City review and approval at
a maximum scale of 1"=20' with each submittal
of the construction documents until the
construction documents are approved.
41.
Enhanced/Embellished Paving: Embellished
P
Issuance of the
Standard
paving areas in roadways shall be 80 mm unit
building permit
pavers over a concrete base for durability.
42.
Parking Lot Islands: Parking lot islands shall
P
Issuance of the
Standard
be a minimum of eight feet wide to provide for
building permit
the minimum of six feet for the planting of trees
with a 12" wide step -out band.
43.
Utility Screening: Screen Air Conditioner
P
Issuance of the
Standard
condensers and backflow prevention units
building permit
greater than 3" in diameter with walls to match
the building architecture and to provide both
sound deadening and visual screening of the
utilities.
44.
Tree Preservation. Tree preservation
P
Issuance of the
Standard
techniques, and guarantees, shall be reviewed
building permit
and approved by the Dublin Planning Division
prior to the issuance of the building permit.
45.
Planting and Irrigation.
P
Issuance of the
Standard
building permit
a. Planting area for trees shall be a minimum
of five feet clear of utilities or pavement.
b. The design shall utilize plant material will
be capable of healthy growth within the
given range of soil and climate.
c. Provide landscape screening that is of a
height and density provide a positive visual
impact within three years from the time of
planting.
d. Provide that 75% of the proposed trees on
the site are a minimum of 24" box in size,
and at least 50% of the proposed shrubs
13
NO.
Agency
When
Source
CONDITIONS OF APPROVAL
Required,
Prior to:
on the site are minimum of 5 gallons in
size.
e. Provide concrete curbing at the edges of
all planters and paving surfaces where
applicable.
f. That all cut and fill slopes conform to the
master vesting tentative map and
conditions detailed in the Site
Development Review packet.
g. Specify that the area under the drip line of
all existing oaks, walnuts, etc., which are
to be saved are fenced during construction
and grading operations and no activity is
permitted under them that will cause
soil compaction or damage to the tree, if
applicable.
h. Include a warranty from the owners and/or
contractors to warrant all trees, shrubs and
ground cover and the irrigation system for
one year from the date of project
acceptance by the City.
46.
Irrigation System Warranty. The applicant
P
Issuance of the
Standard
shall warranty the irrigation system and planting
building permit
for a period of one year from the date of
installation. The applicant shall submit for
the Dublin Community Development
Department approval a landscape maintenance
plan for the Common Area landscape including a
reasonable estimate of expenses for the first five
years.
PUBLIC
WORKS — PROJECT SPECIFIC CONDITIONS
47.
Off -Site Improvements: The following off -site
PW
Improvement
Project
improvements shall be constructed in
Plans
Specific
conjunction with the Hotel development and in
conformance with the Overall Phasing Plan,
Hotel Phase, Sheet PD2.05.3, in the Stage 2
Planned Development binder dated
January 15, 2016 (unless already constructed by
a preceding phase of the overall Grafton Plaza
development):
a) Surface frontage improvements along
Grafton Street and Street `B'.
b) Surface and underground improvements
for Street `B', to the west boundary of the
Residential parcel.
c) Underground improvements within Street
E
NO.
Agency
When
Source
CONDITIONS OF APPROVAL
Required,
Prior to:
`A', to the south end of Street `A' and as
otherwise necessary to provide service to
the Hotel development.
48.
Pedestrian walkways along Grafton Street
PW
Improvement
Public
and Street `B'. The proposed pedestrian
Plans
Works
walkway along the Grafton Street and Street `B'
frontages of the site shall meet the current
ADA/Title 24 standards and shall have a
contrasting decorative finish that is similar to the
existing sidewalks along Grafton Street.
49.
Public Improvements. All public improvements
PW
Improvement
Public
shall conform to the City of Dublin Standard
Plans
Works
Plans and design requirements and as approved
by the City Engineer.
50.
Grading Plan. The Grading Plan shall be in
PW
Improvement
Public
conformance with the recommendations of the
Plans
Works
Geotechnical Report and the City design
standards & ordinances. In case of conflict
between the soil engineer's recommendations
and City ordinances, the City Engineer shall
determine which shall apply.
51.
Site Plan. On -site improvements shall be
PW
Improvement
Public
designed in accordance with the approved
Plans
Works
project plans, specifically Civil Sheets C-1 and
C-2, and the Architectural Site Plan, Sheet A1.0,
in the Site Development Review booklet dated
January 18, 2016. If there are conflicts between
the Civil Site Plan and the Architectural Site
Plan, the Community Development Director shall
determine which plan shall be followed.
52.
Accessible Path of Travel. All walkways from
PW
Improvement
Public
the public and private sidewalks to the site shall
Plans and
Works
be as shown on the approved plans, and shall
Through
be in conformance with current California
Completion of
Building Code and ADA requirements for
Improvements
accessibility.
53.
Site Accessibility Requirements/Driveways.
PW
Improvement
Public
All parking spaces for the disabled, and other
Plans and
Works
physical site improvements, including the
Through
proposed driveways shall comply with current
Completion of
California Building Code and ADA requirements
Improvements
for accessibility.
54.
Pavement Grades. Slopes at asphalt pavement
PW
Improvement
Public
shall be a minimum of 1.0% for drainage and a
Plans
Works
maximum of 5% at parking areas (unless
otherwise required at parking spaces for the
15
NO.
Agency
When
Source
CONDITIONS OF APPROVAL
Required,
Prior to:
disabled). Exceptions to this standard can be
considered by the City Engineer on a case -by -
case basis to account for unusual design
circumstances.
55.
Vehicle Parking. All on -site and off -site vehicle
PW
Improvement
Public
parking spaces shall conform to the following:
Plans
Works
a) All parking spaces shall be double striped
using 4" white lines set 2 feet apart in
accordance with City Standards and
§8.76.070 (A) 17 of the Dublin Municipal
Code.
b) 12"-wide concrete step -out curbs shall be
constructed at each parking space where
one or both sides abut a landscaped area
or planter.
c) Where wheel stops are shown, individual
6' long wheel stops shall be provided
within each parking space in accordance
with City Standards.
d) A minimum 2' radius shall be provided at
curb returns and curb intersections where
applicable.
Curbs at inside corners at the ends of parallel
parking bays shall be rounded to a minimum 20'
radius.
56.
Bicycle Parking. Bicycle parking shall be
PW
Improvement
Public
provided in accordance with California Green
Plans
Works
Building Standards Code Section 5.106.4.
Location of the bicycle parking shall be subject
to the review and approval of the City Engineer.
57.
Striping Plan. A Striping Plan showing all
PW
Improvement
Public
proposed striping within public and private
Plans
Works
streets shall be submitted for review and
approval by the City Engineer.
58.
Street Signs. Applicant/Developer shall furnish
PW
Improvement
Public
and install street name signs, traffic signs &
Plans and
Works
traffic pavement markings within adjacent streets
Occupancy
as required by the City Engineer.
59.
Signs and Pavement Markings. The
PW
Improvement
Public
Applicant/Developer shall be responsible for the
Plans and
Works
following on -site traffic signs and pavement
Occupancy
markings:
a) Accessible parking signs and legends per
current California Building Code and ADA
accessibility requirements.
b) The word "Compact" shall be stenciled on
the pavement surface within each
16
NO.
Agency
When
Source
CONDITIONS OF APPROVAL
Required,
Prior to:
compact parking space.
c) "No Stopping/Fire Lane" as required by
the Alameda County Fire Department
d) "No Dumping -Drains to Bay" storm drain
medallions per City Standard Detail CD-
704 shall be placed on all public and
private storm drain inlets.
60.
Project signs. All proposed project monument
PW
Improvement
Public
signs shall be placed on private property. The
Plans
Works
signs should ideally be located outside any
easement areas, but exceptions can be made by
the City Engineer. Any signage located in an
easement is subject to removal and replacement
at the expense of the Applicant/property owner if
needed by the easement holder.
61.
Lighting. The Applicant/Developer shall
PL, PW,
Improvement
Planning
prepare a photometric plan to the reasonable
PO
Plans
satisfaction of the City Engineer, Director of
Community Development, the City's Consulting
Landscape Architect and Dublin Police Services.
The photometric plan shall show lighting levels
which takes into consideration poles, low walls
and other obstructions. Exterior lighting shall be
provided within the surface parking lot and on
the building, and shall be of a design and
placement so as not to cause glare onto
adjoining properties, businesses or to vehicular
traffic. Lighting used after daylight hours shall
be adequate to provide for security needs. The
parking lot lights shall be designed to eliminate
any pockets of high and low illuminated areas.
Prior to Occupancy, the Applicant shall request
an inspection of the lighting levels in the
structure to determine if lighting is sufficient. If
additional lights are required to be installed to
meet the 1.0 foot-candle requirement, the
Applicant shall do so prior to Occupancy.
62.
Trash Enclosure. Applicant shall coordinate
PW
Improvement
Public
the trash enclosure location and the size of the
Plans
Works
enclosure with AVI and the City to ensure
adequate capacity to serve the future restaurant
and retail tenants. Trash enclosure shall meet all
requirements set forth in the Dublin Municipal
Code (DMC), Chapter 7.98 and design details
shall be shown on the Site Improvement Plans.
63.
Water and Sewer Facilities.
PW
Improvement
Public
17
NO.
Agency
When
Source
CONDITIONS OF APPROVAL
Required,
Prior to:
Applicant/Developer shall construct all potable
Plans
Works
and recycled water and sanitary sewer facilities
required to serve the project in accordance with
DSRSD master plans, standards, specifications
and requirements.
64.
Fire Hydrants. Fire hydrant locations shall be
PW
Improvement
Public
approved by the Alameda County Fire
Plans
Works
Department. A raised reflector blue traffic
marker shall be installed in the street opposite
each hydrant.
65.
FDC connectors. All FDC connectors and
PW
Improvement
Public
double detector -check valves shall be placed so
Plans
Works
as to be easily accessible for maintenance and
operations.
66.
Underground Utilities. All public utilities shall
PW
Improvement
Public
be located and provided within public utility
Plans
Works
easements and sized to meet utility company
standards.
67.
Trench Cut Street Restoration. When one (1)
PW
Acceptance of
Public
or more longitudinal or three (3) or more
Improvements
Works
transverse trench cuts are required in a public
street, the Developer shall perform a minimum
two inch (2") grind and asphalt concrete overlay
of the street to the satisfaction of the City
Engineer. Limits of the grind and overlay to be
performed will be determined by the City
Engineer based on the location and proximity of
the trench cuts.
68.
Utility Vaults. To the maximum extent
PL, PW
Improvement
Public
practicable, all utility vaults, boxes and
Plans
Works
structures shall be underground and placed in
landscape areas and screened from public view.
All utility vaults, boxes and structures shall be
shown on landscape plans and approved by the
City Engineer and Community Development
Director prior to construction.
69.
Underground Obstructions. Prior to
PW
Grading/
Public
demolition, excavation and grading on any
Sitework Permit
Works
portion of the project site, all underground
obstructions (i.e. debris, septic tanks, fuel tanks,
barrels, chemical waste) shall be identified and
removed pursuant to Federal, State and local
regulations and subject to the review and
approval by the City. Excavations shall be
properly backfilled using structural fill, subject to
the review and approval of the City Engineer.
18
NO.
Agency
When
Source
CONDITIONS OF APPROVAL
Required,
Prior to:
70.
Trash Capture. The project shall incorporate full
PW
Improvement
Public
trash capture measures such as inlet filters or
Plans
Works
hydrodynamic separators to address the
requirements of Provision C.10 of the current
Regional Water Quality Control Board (RWQCB)
Municipal Regional Permit (MRP) to the
satisfaction of the City Engineer.
71.
Stormwater Treatment Measures
PW
Improvement
Public
Maintenance Agreement. Applicant/Developer
Plans
Works
shall enter into an Agreement with the City of
Dublin that guarantees the property owner's
perpetual maintenance obligation for all trash
capture measures installed as part of the project.
The Agreement shall be recorded against the
property and shall run with the land.
72.
Hydrology and Hydraulic Calculations.
PW
Improvement
Public
Hydrology and Hydraulic Calculations shall be
Plans
Works
provided for the design of the on -site and off -site
storm drain system.
73.
Geotechnical Report and Recommendations:
PW
Improvement
Public
The Applicant/Developer shall provide a site
Plans
Works
specific geotechnical report prepared by a
geotechnical engineer. The geotechnical
engineer shall certify that the project design
conforms to the report recommendations prior to
the approval of the Improvement Plans. All
report recommendations shall be followed during
the course of grading and construction.
74.
Erosion Control During Construction.
PW
Improvement
Public
Applicant/Developer shall include an Erosion
Plans and
Works
and Sediment Control Plan with the Grading and
Through
Improvement plans for review and approval by
Completion of
the City Engineer/Public Works Director. Said
Improvements
plan shall be designed, implemented, and
continually maintained pursuant to the City's
NPDES permit between October 1st and April
15th or beyond these dates if dictated by rainy
weather, or as otherwise directed by the City
Engineer/Public Works Director.
75.
Construction Noise Management Plan.
PW
During
Public
Applicant/Developer shall prepare a
Construction
Works
Construction Noise Management Plan, to be
and Grading
approved by the City Engineer and Community
Activities
Development Director, which identifies
measures to be taken to minimize construction
noise on surrounding developed properties. The
19
NO.
Agency
When
Source
CONDITIONS OF APPROVAL
Required,
Prior to:
Plan shall include hours of construction
operation, use of mufflers on construction
equipment, speed limit for construction traffic,
haul routes and identify a noise monitor. Specific
noise management measures shall be included
in the project plans and specifications.
76.
Construction Hours. Construction and grading
PW
During
Public
operations shall be limited to weekdays (Monday
Construction
Works
through Friday) and non -City holidays between
the hours of 7:30 a.m. and 5:30 p.m. The
Applicant/Developer may request permission to
work on Saturdays and/or holidays between the
hours of 8:30 am and 5:00 pm by submitting a
request form to the City Engineer no later than
5:00 pm the prior Wednesday. Overtime
inspection rates will apply for all Saturday and/or
holiday work.
77.
Temporary Fencing. Temporary Construction
PW
Through
Public
fencing shall be installed along perimeter of all
Completion of
Works
work under construction to separate the
Improvements
construction operation from the public. All
construction activities shall be confined to within
the fenced area. Construction materials and/or
equipment shall not be operated or stored
outside of the fenced area or within the public
right-of-way unless approved in advance by the
City Engineer/Public Works Director.
78.
Graffiti. The Applicant/Developer and/or
PW
Ongoing
Public
building tenant(s) shall keep the site clear of
Works
graffiti vandalism on a regular and continuous
basis. The Applicant/Developer is encouraged to
use graffiti -resistant paint for the structures and
film for windows or glass whenever possible.
79.
Damage/Repairs. The Applicant/Developer
PW
Occupancy
Public
shall be responsible for the repair of any
Works
damaged pavement, curb & gutter, sidewalk, or
other public street facility resulting from
construction activities associated with the
development of the project.
80.
Landscaping. Applicant/Developer shall
PL, PW
Approval of
Planning/
construct all landscaping within the site and
Landscape Plan
Public
along the project frontage to the street curb and
Works
gutter.
81.
Backflow Prevention Devices. The Landscape
PL, PW,
Approval of
Planning
Plan shall show the location of all backflow
F
Landscape Plan
prevention devises. The location and screening
20
NO.
Agency
When
Source
CONDITIONS OF APPROVAL
Required,
Prior to:
of the backflow prevention devices shall be
reviewed and approved by City staff.
82.
Root Barriers and Tree Staking. The
PL, PW
Approval of
Planning
landscape plans shall provide details showing
Landscape Plan
root barriers and tree staking meeting current
City specifications.
83.
Ownership and Maintenance of
PW
Ongoing
Public
Improvements. Ownership and maintenance of
Works
roadway, parking lot, landscaping and common
area improvements shall be by the Hotel
Property Owner's Association as shown on the
Overall Maintenance Plan, Sheet PD2.04, in the
Stage 2 Planned Development binder dated
January 15, 2016.
84.
Easements. The Applicant/Developer shall
PW
Grading/
Public
acquire easements, and/or obtain rights -of -entry
Sitework Permit
Works
from the adjacent property owners for any
improvements on their property. The easements
and/or rights -of -entry shall be in writing and
copies shall be furnished to the City Engineer.
Ingress and egress easements, emergency
vehicle access easements, storm drain
easements, water line easements, sanitary
sewer easements and joint use parking
easements will be required as and to the extent
needed, between parcels. The easements shall
be subject to the approval of the City Engineer.
85.
Zone 7 Impervious Surface Fees. Applicant
PW
Building Permit
Public
shall complete a "Zone 7 Impervious Surface
Works
Fee Application" and submit an accompanying
exhibit for review by the Public Works
Department. Fees generated by this application
will be due at issuance of the Building Permit.
86.
Grading/Sitework Permit. The applicant shall
PW
Start of
Public
apply for and obtain a Grading/Sitework Permit
Construction
Works
from the Public Works Department for all site
improvements and grading work. The
Grading/Sitework Permit will be based on the
final set of civil plans and will not be issued until
all of plan check comments have been resolved.
87.
Construction Permit. Applicant shall obtain
PW
Grading/
Public
necessary permits or permission from the
Sitework Permit
Works
applicable property owners to construct
improvements within adjacent off -site properties.
88.
Occupancy Permit Requirements. Prior to
PW
Occupancy
Public
issuance of an Occupancy Permit, the physical
Works
21
NO.
Agency
When
Source
CONDITIONS OF APPROVAL
Required,
Prior to:
condition of the project site shall meet minimum
health and safety standards including, but not
limited to the following:
a) Lighting for the building and parking lot
shall be adequate for safety and security.
Exterior lighting shall be provided for
building entrances/exits and pedestrian
walkways. Security lighting shall be
provided as required by Dublin Police.
b) All construction equipment, materials, or
on -going work shall be separated from the
public by use of fencing, barricades,
caution ribbon, or other means reasonably
approved by the City Engineer/Public
Works Director.
c) All fire hydrants for the building shall be
operable and easily accessible to City and
ACFD personnel.
All site features designed to serve the disabled
(i.e. H/C parking stalls, accessible walkways,
signage) for the building shall be installed and
fully functional.
PUBLIC
WORKS STANDARD CONDITIONS OF APPROVAL
89.
Developer shall comply with the City of Dublin
PW
Ongoing
Standard
Public Works Standard Conditions of Approval
Condition
contained below ("Standard Condition") unless
specifically modified by Project Specific
Conditions of Approval above.
90.
The Developer shall comply with the Subdivision
PW
Ongoing
Standard
Map Act and the City of Dublin Subdivision
Condition
Ordinance in effect at the time of the filing of the
Final Parcel Map.
91.
The Developer shall defend, indemnify, and hold
PW
Ongoing
Standard
harmless the City of Dublin and its agents,
Condition
officers, and employees from any claim, action,
or proceeding against the City of Dublin or its
agents, officers, or employees to attack, set
aside, void, or annul an approval of the City of
Dublin or its advisory agency, appeal board,
Planning Commission, City Council, Community
Development Director, Zoning Administrator, or
any other department, committee, or agency of
the City related to the project to the extent such
actions are brought within the time period
required by Government Code Section 66499.37
or other applicable law; provided, however, that
the Developer's duty to so defend, indemnify,
22
NO.
Agency
When
Source
CONDITIONS OF APPROVAL
Required,
Prior to:
and hold harmless shall be subject to the City's
promptly notifying the Developer of any said
claim, action, or proceeding and the City's full
cooperation in the defense of such actions or
proceedings.
92.
In the event that there needs to be clarification to
PW
Ongoing
Standard
these Conditions of Approval, the Director of
Condition
Community Development and the City Engineer
have the authority to clarify the intent of these
Conditions of Approval to the Developer without
going to a public hearing. The Director of
Community Development and the City Engineer
also have the authority to make minor
modifications to these conditions without going
to a public hearing in order for the Developer to
fulfill needed improvements or mitigations
resulting from impacts of this project.
93.
If there are conflicts between the Tentative Map
PW
Ongoing
Standard
approval and the SDR approval pertaining to
Condition
mapping or public improvements the Tentative
Map shall take precedent.
PERMITS
94.
Developer shall obtain an Encroachment Permit
PW
Prior to Start of
Standard
from the Public Works Department for all
Work Within
Condition
construction activity within the public right-of-way
Public Right of
of any street where the City has accepted the
Way
improvements. The encroachment permit may
require surety for slurry seal and restriping. At
the discretion of the City Engineer an
encroachment for work specifically included in
an Improvement Agreement may not be
required.
95.
Developer shall obtain all permits required by
PW
Prior to Start of
Standard
other agencies including, but not limited to
Work
Condition
Alameda County Flood Control and Water
Conservation District Zone 7, California
Department of Fish and Game, Army Corps of
Engineers, Regional Water Quality Control
Board, Caltrans and provide copies of the
permits to the Public Works Department.
SUBMITTALS
96.
The Developer will be responsible for submittals
PW
Approval of
Standard
and reviews to obtain the approvals of all
Final Parcel
Condition
participating non -City agencies.
Map
97.
Developer shall provide the Public Works
PW
Approval of
Standard
Department a digital vectorized file of the
Final Parcel
Condition
23
NO.
Agency
When
Source
CONDITIONS OF APPROVAL
Required,
Prior to:
"master" files for the project when the Final Map
Map
has been approved. Digital raster copies are not
acceptable. The digital vectorized files shall be
in AutoCAD 14 or higher drawing format.
Drawing units shall be decimal with the precision
of the Final Map. All objects and entities in
layers shall be colored by layer and named in
English. All submitted drawings shall use the
Global Coordinate System of USA, California,
NAD 83 California State Plane, Zone III, and
U.S. foot.
FINAL MAP
98.
The Final Map shall be substantially in
PW
Approval of
Standard
accordance with the Tentative Map approved
Final Parcel
Condition
with this application, unless otherwise modified
Map
by these conditions. Multiple final maps may be
filed in phases, provided that each phase is
consistent with the tentative map, that phasing
progresses in an orderly and logical manner and
adequate infrastructure is installed with each
phase to serve that phase as a stand-alone
project that is not dependent upon future
phasing for infrastructure.
99.
All rights -of -way and easement dedications
PW
Approval of
Standard
required by the Tentative Map shall be shown on
Final Parcel
Condition
the Final Parcel Map.
Map
100.
Any phasing of the final mapping or
PW
Prior to
Standard
improvements of a Tentative Map is subject to
Approval of
Condition
the approval and conditions of the City Engineer.
Final Parcel
Map
EASEMENTS
101.
The Developer shall obtain abandonment from
PW
Approval of
Standard
all applicable public agencies of existing
Final Parcel
Condition
easements and right-of-ways that will no longer
Map
be used, if any.
FIRE
102.
Site Plan.
F
On going
Standard
The site plan shall show sufficient detail to
reflect an accurate and detailed layout of the site
for review and record purposes. The site plan
shall show a scale that will allow sufficient
details for review purposes and include, but not
be limited to the following:
• The site parking and circulation layout
24
NO.
Agency
When
Source
CONDITIONS OF APPROVAL
Required,
Prior to:
including fences, gates, fire lane locations
and turnarounds.
• Location of all fire appliances including
fire hydrants, fire connections, fire
sprinkler risers, and fire control valves.
• The location of all building openings
including the exit discharge pathway for
building exits. Note the location of exit
lighting for these pathways as well.
• The location of any overhead obstructions
and their clearances
• The location of property lines and
assumed property lines between buildings
on the same property as well as any
easements.
103.
Fire Access. Fire access is required to be
F
On going
Standard
approved all-weather access. Show on the plans
the location of the all-weather access and a
description of the construction. Access road
must be designed to support the imposed loads
of fire apparatus.
104.
Hydrants & Fire Flows. Show the location of
F
On going
Standard
any on -site fire hydrants and any fire hydrants
that are along the property frontage as well as
the closest hydrants to each side of the property
that are located along the access roads that
serves this property. Provide a letter from the
water company indicating what the available fire
flow is to this property.
105.
New Fire Sprinkler System & Monitoring
F
On going
Standard
Requirements
In accordance with The Dublin Fire Code, fire
sprinklers shall be installed in the building. The
system shall be in accordance with the NFPA
13, the CA Fire Code and CA Building Code.
Plans and specifications showing detailed
mechanical design, cut sheets, listing sheets
and hydraulic calculations shall be submitted to
the Fire Department for approval and permit
prior to installation.
106.
Fire Alarm (detection) System Required
F
On going
Standard
A Fire Alarm -Detection System shall be installed
throughout the building so as to provide full
property protection, including combustible
concealed spaces, as required by NFPA 72. The
system shall be installed in accordance with
25
NO.
Agency
When
Source
CONDITIONS OF APPROVAL
Required,
Prior to:
NFPA 72, CA Fire, Building, Electrical, and
Mechanical Codes.
If the system is intended to serve as an
evacuation system, compliance with the
horn/strobe requirements for the entire building
must also be met. All automatic fire
extinguishing systems shall be interconnected to
the fire alarm system so as to activate an alarm
if activated and to monitor control valves.
Delayed egress locks shall meet requirements of
C.F.C.
107.
Fire apparatus roadways shall have a
F
On going
Standard
minimum unobstructed width of 20 feet and an
unobstructed vertical clearance of not less
than 13 feet 6 inches. Roadways under 36
feet wide shall be posted with signs or shall
have red curbs painted with labels on one side;
roadways under 28 feet wide shall be posted
with signs or shall have red curbs painted with
labels on both sides of the street as follows:
"NO STOPPING FIRE LANE - CVC 22500.1 ".
1. Fire apparatus roadways must extend to
within 150 ft. of the most remote first
floor exterior wall of any building.
2. The maximum grade for a fire apparatus
roadway is 12%.
3. Fire apparatus roadways in excess of
150 feet in length must make provisions
for aaaroved apparatus turnarounds.
108.
Gates Approvals. Fencing and gates that cross
F
On going
Standard
pedestrian access and exit paths as well as
vehicle entrance and exit roads need to be
approved for Fire Department access and egress
as well as exiting provisions where such is
applicable. Plans need to be submitted that
clearly show the fencing and gates and details of
such. This should be clearly incorporated as part
of the site plan with details provided as
necessary.
109.
Hydrants & Fire Flows. Show the location of
F
On going
Standard
any on -site hydrants and any fire hydrants that
are along the property frontage as well as the
closest hydrants to each side of the property that
are located along the access roads that serves
this property. Provide a letter from the
26
NO.
Agency
When
Source
CONDITIONS OF APPROVAL
Required,
Prior to:
D.S.R.S.D. indicating what the available fire flow
is to this property. Hydrant spacing shall meet
D.S.R.S.D. standard as to type and distance
between hydrants.
110.
Addressing.
F
On going
Standard
Addressing shall be illuminated or in an
illuminated area. The address characters shall
be contrasting to their background.
Building Address. The building shall be
provided with all addresses or the assigned
address range so as to be clearly visible
from either direction of travel on the street
or alley the address references. Lighted
addresses shall be placed over the garage
doors. The address characters shall not be
less than 5 inches in height by 1-inch stroke.
Larger sizes may be necessary depending on
the setbacks and visibility.
Multi -Tenants. Where a building has multiple
tenants, address shall also be provided near
the main entrance door of each tenant space.
The address shall be high enough on the
building to be clearly visible from the driveway,
street or parking area it faces even when
vehicles are parked.
111.
FIRE ACCESS DURING CONSTRUCTION
F
On going
Standard
Fire Access. Access roads, turnarounds,
pullouts, and fire operation areas are Fire
Lanes and shall be maintained clear and free of
obstructions, including the parking of vehicles.
Entrances. Entrances to job sites shall not be
blocked, including after hours, other than by
approved gates/barriers that provide for
emergency access.
Site Utilities.
Site utilities that would require the access road
to be dug up or made impassible shall be
installed prior to combustible construction
commencing.
27
NO.
Agency
When
Source
CONDITIONS OF APPROVAL
Required,
Prior to:
Entrance flare, angle of departure, width, turning
radii, grades, turnaround, vertical clearances,
road surface, bridges/crossings, gates/key-switch,
& within required 150-ft. distance to Fire Lane
Fire access is required to be approved all-
weather access. Show on the plans the location
of the all-weather access and a description of
the construction. Access road must be
designed to support the imposed loads of
fire apparatus.
USE OF 1.5-2" ROCK OF MINIMUM 4"
DEPTH ALLOWED DURING LIMITED PERIOD
PRIOR TO FIRST LIFT OF ASPHALT AS
REQUIRED IN PLAN REVIEW.
DSRSD
112.
Complete improvement plans shall be submitted
DSRSD
Issuance of any
Standard
to DSRSD that conform to the requirements of the
building permit
Dublin San Ramon Services District Code, the
DSRSD "Standard Procedures, Specifications and
Drawings for Design and Installation of Water and
Wastewater Facilities", all applicable DSRSD
Master Plans and all DSRSD policies.
113.
All mains shall be sized to provide sufficient
DSRSD
Issuance of any
Standard
capacity to accommodate future flow demands
building permit
in addition to each development project's
demand. Layout and sizing of mains shall be in
conformance with DSRSD utility master
planning.
114.
Sewers shall be designed to operate by gravity
DSRSD
Issuance of any
Standard
flow to DSRSD's existing sanitary sewer system.
building permit
Pumping of sewage is discouraged and may
only be allowed under extreme circumstances
following a case by case review with DSRSD
staff. Any pumping station will require specific
review and approval by DSRSD of preliminary
design reports, design criteria, and final plans
and specifications. The DSRSD reserves the
right to require payment of present worth 20 year
maintenance costs as well as other conditions
within a separate agreement with the applicant
for any project that requires a pumping station.
115.
Domestic and fire protection waterline systems
DSRSD
Issuance of any
Standard
for Tracts or Commercial Developments shall be
building permit
designed to be looped or interconnected to avoid
28
NO.
Agency
When
Source
CONDITIONS OF APPROVAL
Required,
Prior to:
dead end sections in accordance with
requirements of the DSRSD Standard
Specifications and sound engineering practice.
116.
DSRSD policy requires public water and sewer
DSRSD
Issuance of any
Standard
lines to be located in public streets rather than in
building permit
off-street locations to the fullest extent possible.
If unavoidable, then public sewer or water
easements must be established over the
alignment of each public sewer or water line in
an off-street or private street location to provide
access for future maintenance and/or
replacement.
117.
Prior to approval by the City of a grading permit
DSRSD
Issuance of any
Standard
or a site development permit, the locations and
building permit
widths of all proposed easement dedications for
water and sewer lines shall be submitted to and
approved by DSRSD.
118.
All easement dedications for DSRSD facilities
DSRSD
Issuance of any
Standard
shall be by separate instrument irrevocably
building permit
offered to DSRSD or by offer of dedication on
the Final Map.
119.
Prior to approval by the City for Recordation, the
DSRSD
Issuance of any
Standard
Final Map shall be submitted to and approved by
building permit
DSRSD for easement locations, widths, and
restrictions.
120.
Prior to issuance by the City of any Building
DSRSD
Issuance of any
Standard
Permit or Construction Permit by the Dublin San
building permit
Ramon Services District, whichever comes first,
all utility connection fees including DSRSD and
Zone 7, plan checking fees, inspection fees,
connection fees, and fees associated with a
wastewater discharge permit shall be paid to
DSRSD in accordance with the rates and
schedules established in the DSRSD Code.
121.
Prior to issuance by the City of any Building
DSRSD
Issuance of any
Standard
Permit or Construction Permit by the Dublin San
building permit
Ramon Services District, whichever comes first,
all improvement plans for DSRSD facilities shall
be signed by the District Engineer. Each
drawing of improvement plans shall contain a
signature block for the District Engineer
indicating approval of the sanitary sewer or
water facilities shown. Prior to approval by the
District Engineer, the applicant shall pay all
required DSRSD fees, and provide an
engineer's estimate of construction costs for the
29
NO.
Agency
When
Source
CONDITIONS OF APPROVAL
Required,
Prior to:
sewer and water systems, a performance bond,
a one-year maintenance bond, and a
comprehensive general liability insurance policy
in the amounts and forms that are acceptable to
DSRSD. The applicant shall allow at least 15
working days for final improvement drawing
review by DSRSD before signature by the
District Engineer.
122.
No sewer line or waterline construction shall be
DSRSD
Issuance of any
Standard
permitted unless the proper utility construction
building permit
permit has been issued by DSRSD. A
construction permit will only be issued after all of
the items in Condition No. 9 have been satisfied.
123.
The applicant shall hold DSRSD, its Board of
DSRSD
Issuance of any
Standard
Directors, commissions, employees, and agents
building permit
of DSRSD harmless and indemnify and defend
the same from any litigation, claims, or fines
resulting from the construction and completion of
the project.
124.
Improvement plans shall include recycled water
DSRSD
Issuance of any
Standard
improvements as required by DSRSD. Services
building permit
for landscape irrigation shall connect to recycled
water mains. Applicant must obtain a copy of
the DSRSD Recycled Water Use Guidelines and
conform to the requirements therein.
125.
DSRSD has communicated these Conditions of
DSRSD
Issuance of any
Standard
Approval for the project verbally in previous
building permit
meetings on this project.
126.
The project is located within the District
DSRSD
Issuance of any
Project
Recycled Water Use Zone (Ord. 3on which calls
building permit
Specific
for installation of recycled water irrigation
systems to allow for the future use of recycled
water for approved landscape irrigation
demands. Recycled water will be available as
described in the DSRSD Water Master Plan
Update, December 2005. Unless specifically
exempted by the District Engineer, compliance
with Ordinance 301, as may be amended or
superseded, is required. Applicant must submit
landscape irrigation plans to DSRSD. All
irrigation facilities shall be in compliance with
District's "Recycled Water Use Guidelines" and
Dept. of Health Services requirements for
recycled water irrigation design.
127.
The applicant shall coordinate with the District
DSRSD
Issuance of any
Project
and Alameda County Fire Department on
building permit
Specific
30
NO.
CONDITIONS OF APPROVAL
Agency
When
Required,
Prior to:
Source
required fire flows. The present interim water
system is capable of providing a maximum of
3,500 gallons per minute of fire flow to the site. A
future reservoir is anticipated to be constructed
which will allow for a fire flow of 4,500 gallons
per minute. The applicant shall hold the District
harmless over the use of an interim water
system for fire protection.
PASSED, APPROVED, AND ADOPTED this day of
following vote:
AYES:
NOES:
ABSENT:
ABSTAIN:
ATTEST:
City Clerk
Mayor
G:IPA120151PLPA-2015-00015 Aloft Hotel Grafton PlazalCC 4.5. MCC Reso Grafton Hotel SDR.docx
, 2016 by the
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RESOLUTION NO. 16-01
A RESOLUTION OF THE PLANNING COMMISSION
OF THE CITY OF DUBLIN
RECOMMENDING THAT THE CITY COUNCIL DENY APPLICATIONS FOR
A PLANNED DEVELOPMENT REZONE WITH RELATED
STAGE 2 DEVELOPMENT PLAN, AND VESTING TENTATIVE PARCEL MAP 10365 FOR
THE 12.23 ACRE GRAFTON PLAZA MIXED USE SITE (PLPA 2015-00048), SITE
DEVELOPMENT REVIEW FOR A 127 ROOM HOTEL (PLPA 2015-00015) AND SITE
DEVELOPMENT REVIEW AND VESTING TENTATIVE TRACT MAP 8293 FOR 115
CONDOMINIUM UNITS (PLPA 2013-00057)
(APN 985-0061-010)
WHEREAS, Martin Inderbitzen, on behalf of the property owner, has requested approval
of a Planned Development rezoning with related Stage 2 Development Plan for the
development of mixed use retail commercial, hotel, and residential uses (115 units) for a total of
approximately 337,349 square feet and approval of a Vesting Tentative Parcel Map 10365
which subdivides the 12.23 acre site into three parcels; and
WHEREAS, Taylor Morrison has requested approval of a Site Development Review
(PLPA 2013-00057) and Vesting Tentative Map 8293 for 115 residential units; and
WHEREAS, Zenique Hotels, represented by Rupesh Patel, has requested approval of a
Site Development Review for a 127-room hotel (PLPA 2015-00015), and
WHEREAS, the proposed development and applications are collectively known as
Grafton Plaza (the "Project"); and
WHEREAS, the Grafton Plaza project site is 12.23 acres located at the southeast corner
of Dublin Boulevard and Grafton Street in the Eastern Dublin Specific Plan area (APN 985-
0061-010); and
WHEREAS, the project site currently is vacant land; and
WHEREAS, land use designation of the project site is Mixed Use 2/Campus Office
defined in the General Plan as:
"Mixed Use 21Campus Office. (Maximum FAR: 0.45; Employee Density: 4901260
square feet per employee)
This designation allows a mix of uses including residential, live -work and shopkeeper
units, and non-residential uses such as office, retail, restaurants, hotel and entertainment
facilities or Campus Office uses consistent with the Campus Office land use designation.
The floor area ratio applies to both development options (Mixed Use 2 and Campus
Office) and is for the combined commercial and residential uses, if residential uses are
incorporated or for commercial uses if commercial is used exclusively. The residential
component shall not exceed 50% of the development square footage. Gas stations are
not permitted. Example: Grafton Plaza. "
WHEREAS, the project site currently is zoned Planned Development with at Stage 1
Development Plan per Ordinance 10-10; and
WHEREAS, the California Environmental Quality Act (CEQA), together with the State
guidelines and City environmental regulations, require that certain projects be reviewed for
environmental impacts and that environmental documents be prepared; and
WHEREAS, a the project site has been addressed in three prior CEQA reviews, the
Eastern Dublin EIR (SCH 91103064), the Area H Mitigated Negative Declaration (SCH
99112042), and most recently, a 2010 Mitigated Negative Declaration. The 2010 MND was
prepared in connection with approvals for a mixed use project on the site, including the current
Planned Development zoning with related Stage 1 Development Plan. The proposed project is
consistent with the development analyzed in the prior documents and the 2010 approvals, and
would not cause any new or more severe significant impacts than previously identified. The
environmental impacts of this project were fully addressed and within the scope of the previous
environmental documentation and analyses; therefore no further environmental review is
required; and
WHEREAS, a Staff Report, dated February 9, 2016 and incorporated herein by
reference, described and analyzed the Project for the Planning Commission; and
WHEREAS, on February 9, 2016, the Planning Commission held a properly noticed
public hearing on the Project, at which time all interested parties had the opportunity to be
heard. The Planning Commission considered the staff report, the staff presentation, testimony
from the applicants and public, the prior CEQA reviews, and other information in the record prior
to making a recommendation on the Project.
NOW, THEREFORE, BE IT RESOLVED that the foregoing recitals are true and correct
and made a part of this resolution.
BE IT FURTHER RESOLVED that the Planning Commission recommends that the City
Council deny the project approvals which include Planned Development rezoning with related
Stage 2 Development Plan, the Vesting Tentative Parcel Map for the overall 12.23 acre Grafton
Plaza Mixed Use Site, the Site Development Review for the 127 room Hotel and the Site
Development Review and Vesting Tentative Map 8293 for the 115 unit condominium
development. The reasons for the Commission's recommendation included, among other
things: 1) lack of play area for the children in the residential component; 2) concerns about the
architecture for the residential component of the project; 3) concerns about the timing of the
retail/commercial component of the project and timing of proposed common areas that integrate
the project.
PASSED, APPROVED, AND ADOPTED this 91h day of February 2016, by the following
votes:
AYES: Goel, Mittan
NOES: D❑
ABSENT: Kohli, Bhuthimethee
ABSTAIN:
Pla g Commission Chair
ATTEST:
C"L
Assistifit Qmmunity Development Director
G.IPA120151PLPA-2015-00046 Graftar+ PlazaIPC Mtg 2.9.16 PD Rez Tmap SDMPC DENIAL Peso-rec Sfg 2 PD-Ord doc
8&> Planning Commission Minutes
U Tuesday, February 9, 2016
CALL TO ORDER/ROLL CALL
A regular meeting of the City of Dublin Planning Commission was held on Tuesday, February
9, 2016, in the City Council Chambers located at 100 Civic Plaza. Chair Goel called the
meeting to order at 7.00 p.m.
Present. Chair Goel; Commissioners Do and Mittan; Jeff Baker, Assistant Community
Development Director; Kit Faubion, Assistant City Attorney; Mike Porto, Consulting Planner; and
Debra LeClair, Recording Secretary.
Absent: Vice Chair Kohli, Cm. Bhuthimethee
ADDITIONS OR REVISIONS TO THE AGENDA — NONE
MINUTES OF PREVIOUS MEETINGS — On a motion by Cm. Do and seconded by Cm. Mittan,
on a vote of 3-0-2, Vice Chair Kohli and Cm. Bhuthimethee were absent, the Planning
Commission approved the minutes of the December 8, 2015 meeting.
ORAL COMMUNICATIONS —
5.2 Election of Officers for Chairperson and Vice -Chairperson
Chair Goel made a motion to appoint Cm. Kohli as Planning Commission Chair, seconded by
Cm. Mittan by a vote of 3-0, Cm. Kohli was elected Planning Commission Chair.
Chair Goel made a motion to appoint Cm. Mittan as Vice Chair, seconded by Cm. ❑o, by a vote
3-0, Cm. Mittan was elected Planning Commission Vice Chair.
CONSENT CALENDAR — NONE
WRITTEN COMMUNICATIONS — NONE
PUBLIC HEARINGS —
8.1 Grafton Plaza — 1) Planned Development Rezone with related Stage 2 Development
Plan and Vesting Tentative Parcel Map 10365 for the 12.23 acre project site (PLPA-
2015-00048); 2) Site Development Review for 127-room hotel (PLPA 2015-00015); and
3) Site Development Review and Vesting Tentative Map 8293 for 115 condominium units
(PLPA 2013-00057)
Mike Porto, Consulting Planner, presented the project as outlined in the Staff Report.
Cm, Goel asked how the height of the project components compares to the adjacent buildings
and how they will fit within the project area.
Mr. Porto responded that the Terraces, located across the street, are 6 stories or approximately
60 feet in height; the proposed residential project would be 39 feet and located directly across
the street. The commercial component is up to 55 feet in height which is equivalent to
1'a=,e 1 of 14
approximately a 3-story building and the buildings across the street are 2-story buildings. He
added that the proposed hotel is a 4-story building, approximately 50 feet in height and tucked
behind the other structures that face Dublin Blvd. He felt that the view of the hotel, which is the
highest component, would be limited due to the 3-story buildings between it and Dublin Blvd_;
the view from 1-580 is limited to the hotel.
Cm. Goel asked if the hotel is proposed to be 50 feet in height.
Mr. Porto stated that the hotel is allowed to be 65 feet in height but, based on the SDR,
proposes a 50' 4" high building.
Cm. Goel asked, if the proposed residential is allowed to be built at 39 feet, what is the
proposed height.
Mr. Porto answered the proposed residential component is planned to be 39 feet in height.
Cm. Goel asked what the height of the commercial component will be.
Mr. Porto answered that the commercial component will be reviewed by the Planning
Commission at a later date with a Site Development Review application. He stated that the
criteria will be set with the Stage 2 Development Plan for what development will be constructed
on that site.
Cm. Goel asked what the height of the Terraces development is.
Mr. Porto responded that the Terraces are approximately 50 to 60 feet in height, depending on
the location on the site.
Cm. Goel asked for the height of the existing Grafton Station buildings.
Mr. Porto answered that the Grafton Station buildings are 2-stories, approximately 30 feet in
height.
Cm. Goel asked what type of separation will be built between the residential component and the
Kaiser property.
Mr. Porto answered that the Applicant has proposed a wall in that location. He asked Jeff
Baker, Assistant Community Development Director to comment on the Kaiser project.
Jeff Baker, Assistant Community Development Director, answered that, at this point, the Kaiser
project is not approved. The Applicant for this project is proposing a solid wall that would
separate the two properties.
Cm. Goel asked for the page in the project plans that show the wall.
Mr. Porto referred the Planning Commission to Page L-9 of residential plan book.
Cm. Goel asked the height of the proposed wall.
Mr. Porto answered that the wall is proposed to be 6 feet in height and suggested asking the
Applicant for more information.
Page 2 of 14
Cm. Goel asked if no new traffic studies have been done because the project is relying on the
existing environmental documents.
Mr. Porto answered yes.
Cm. Goel asked Mr. Porto to point out the circulation into and out of the complex.
Mr. Porto pointed out the circulation and the entrances/exits to the project.
Cm. Goel asked if there are only two points of entry, including the condominium complex.
Mr. Porto answered yes.
Cm. Goel asked if this area is immediately south of another vacant lot.
Mr. Porto answered that the Promenade area and the Terraces are across the street and
overlap the site approximately half way.
Cm. Goel asked if the property owner for the Promenade and the proposed project are the
same.
Mr. Porto answered that he can only confirm who the current property owner is for the Plaza
site. He suggested asking the Applicant's representative.
Cm. Goel asked if S & V LLC is the property owner for the proposed project.
Mr. Porto answered yes.
Cm. Goel was concerned that there are no playground areas within the project.
Mr. Porto responded that Bray Commons and Devaney Square are across the street and there
is an existing 10 foot wide trail system that leads from Dublin Blvd. to Bray Commons.
Cm. ❑o asked about the distance between the Water Quality Basin and 1-580.
Mr. Porto answered that there is approximately 750 feet from the Water Quality Basin to 1-580.
Cm. Mittan asked Mr. Porto to explain Stage 2 P❑ Option 1 and Option 2 for the project.
Mr. Porto answered that Option 2 is for a total campus office development with no residential
component; Option 1 is the current application which is for Mixed Use2/Campus Office.
Cm. Mittan asked if the City Council was required to choose which option they preferred.
Mr. Porto answered that, when the original Stage 1 Development Plan and General Plan
Amendment (GPA) was approved in 2010, there were two options: Campus/Office (no
residential) or Mixed-Use2/Campus Office (with residential). The Applicants chose the Mixed -
Use 2 option which capped the residential at 249,519sf and commercial at 249,560sf.
Cm. Mittan asked if it was up to the Applicant to choose the option.
Page 3 oC 14
Mr. Porto answered yes. He stated that, during the previous study sessions, the City Council
reviewed and gave them direction on the option.
Mr. Baker referred the Planning Commission to Page 3 of the Staff Report which shows the
breakdown of the options and is also shown on a slide. He stated that the land use and the
zoning allow for development to occur in one of the two options. He stated that the Applicant
can build under either option but is requesting to move forward with Option 1. He stated that the
approvals before them tonight will go on to the City Council recommending proceeding with the
project under Option 1.
Cm. Mittan asked if the commercial component and its uses will not be reviewed tonight, but
only the zoning.
Mr. Porto responded that the Stage 2 Development Plan will determine the parameters under
which an SDR application would be submitted to the Planning Commission in the future. The
Stage 2 Development Plan is very detailed and confined in the scope with regard to
architecture, massing, future SDRs, fronting buildings onto Grafton Street and opening onto the
plazas. It is a detailed Stage 2 Development Plan that will provide the direction for the
commercial development in the future.
Cm. Mittan referred to the draft City Council Ordinance approving the PD, labeled as Exhibit A
to Attachment 6, page 14 which states that the commercial site is labeled as all retail and asked
if that is correct.
Mr. Porto answered that the commercial component will be retail/office on the first floor and
office on the second floor only.
Mr. Baker stated that retail may include restaurant and retail related uses. He stated that the
Stage 2 PD establishes zoning for the entire site which creates the development parameters;
i.e., the height, setbacks, materials; the basic framework to work within. He stated that the next
step would be to apply for an SDR permit. The current SDR applications are only for the hotel
and residential components of the project. He added that the commercial component would
come back to the Planning Commission at a later date for the implementation of that
component. He stated that there is a phasing requirement in the Stage 2 PD to ensure that the
residential is not built before the commercial, based on community feedback and City Council
input. The P❑ requirement is that either the hotel or the commercial must have building permits
before any residential can start construction.
Cm. Mittan asked if there is a process to obtain approval regarding building within the Livermore
Airport space and if so, was this project approved.
Mr. Porto answered that the project will be submitted to them but that the project does not
exceed any of their height restrictions and there are no aviation easements in the project area.
Mr. Baker stated that the Airport Protection Plan that Cm. Mittan is referring to has specific
areas with different zones within the sphere of the airport and there are certain areas where
residential development is not allowed and this site is not one of them.
Page 4 of 14
Mr. Porto stated that, when the project was originally approved in 2010, the massing and the
structure height on the site were considerably higher. The project was reviewed by the Airport
Land Use and it was built into the Mitigated Negative Declaration on which this project is based.
Cm. Mittan asked if he was allowed to refer to the Livermore Municipal Airport Land Use
Compatibility Plan.
Mr. Baker stated that he could refer to the document after conferring with the Assistant City
Attorney,
Cm. Mittan quoted Chapter 4.2.5, Future Airport Vicinity Land Uses of the Livermore Municipal
Airport Land Use Compatibility Plan: `A portion of the City of Dublin's Eastern Dublin Planning
Area is included in the Airport Influence Area (A IA ). This area extends east of Camp Parks to
the edge of the City's boundary. The General Plan targets the Eastern Dublin Planning Area as
a major focal point for growth over the next 30 years and this area is reflected in the zoning
which designates the entire area as Planned Development. The General Plan identifies the
corridor along 1-580 as an area for commercial and officelretail uses. "
Kit Faubion, Assistant City Attorney, responded that in the 2010 Mitigated Negative Declaration
(MND) adopted when the Stage 1 P❑ was approved, airport proximity and issues are one of the
things that CEQA specifically asked to be addressed. Page 67 of the Initial Study/MND speaks
specifically to the project. She referred to Paragraphs E & F on the same page for a reference
to the prior 2000 MND that the project was in the airport referral area and was referred to the
Livermore Airport Land Use Commission for a determination but no new or more severe impacts
were identified for the project site.
Cm. Mittan asked if there will be right turn lanes at the entrance/exit to the development off of
Dublin Blvd.
Mr. Porto answered that it is a "right in/right out" situation and pointed out the traffic signal at
Dublin Blvd. He stated that the situation is similar to Waterford, Grafton Station and Persimmon
Place.
Cm. Mittan asked about the area referred to the "plaza" adjacent to the pool area.
Mr. Porto answered that this was envisioned as an area that can be utilizes for a community
event such as food trucks or an art show, something to entice people to congregate in the plaza
area and to bring people to a central location. He stated that the area can be used for parking
but is not calculated into the required parking. He stated that the City Council has directed Staff
to determine opportunities for outdoor events as part of the project.
Cm. Mittan asked if the plaza would be striped for parking.
Mr. Porto answered that it would have something to designate where the parking stalls are
located but it could be a brown paver for the parking stalls and a green paver for the lines
separating the stalls.
Cm. Mittan asked if this would be a gated community.
Mr. Porto answered no.
Page S of 14
Cm. Mittan asked why there are no gates.
Mr. Porto answered that the Applicant has not proposed that the project be gated.
Cm. Mittan opened the public hearing.
Martin lnderbitzen, representing the Applicant S & V LLC, for the Stage 2 PD and the parcel
map. He spoke in favor of the project. He mentioned the other representatives for the
components of the project that attended to give a presentation and answer questions. He
requested that they be given the opportunity to respond to members of the public who will speak
regarding the project before the public hearing is closed. He stated that the project is already
consistent with the General Plan and has a Stage I PD approval which created 2 options and
permits the property owner to make that election. He stated that the City Council has already
set forth the parameters and the Applicant can then elect which one to develop. The project
was submitted to the City Council twice to give them the opportunity to give the Applicant
direction.
Cm. Goel was concerned with how pedestrian friendly the project is.
Mr. lnderbitzen referred the question to Rick Aiken, Architect for the project. He felt that
generally the site will be the center of most of the activity that will occur in Dublin Ranch. He
stated the pedestrian connectivity of the project and how to navigate through it.
Cm.Goel asked if the divider between Kaiser and the condominium complex is a 6 feet high
block wall, where is the connectivity envisioned to be located.
Mr. lnderbitzen responded that it is open between Dublin Blvd and 1-580 and is a publicly
accessible, easy route to get to as opposed to going through the residential units. He pointed
out the areas of connectivity and the trail system that would direct people from the Kaiser site to
the project.
Cm. Mittan stated that the Eastern Dublin Specific Plan (EDSP) mentions a main street concept
and asked if the proposed project is substituting this project for the "main street" concept
documented in the EDSP.
Mr. lnderbitzen asked if Cm. Mittan was referring to the Promenade site
Cm. Mittan answered yes. He felt that the proposed project is actually moving the Promenade
project, which was initially the "main street" concept, to south of Dublin Blvd.
Mr. lnderbitzen stated that there is nothing proposed for the Promenade site currently. He
stated that the Promenade site has some entitlements on it including existing zoning for the
Club Sport or a multi -use building with mercantile buildings along the future of Grafton Street
and an approval for commercial that would front onto an extension of Grafton Street. He stated
that the entitlements are still in effect and until that changes, some format of those entitlements
are available. He added that they were attempting to extend the "main street" concept with the
Grafton Plaza project.
Cm. Mittan asked about the placement of the hotel and why they would place it closer to the
homes instead away from the homes.
Page 6 o t' 14
Mr. Inderbitzen deferred the question to the architect.
Rick Aiken, Architect, spoke in favor of the project. He spoke regarding the history of the project
site and the original ideas for the project.
Rupesh Patel, Zenique Hotels, spoke in favor of the project. He gave an overview of the hotel,
the brand, amenities and layout.
Mr. Aiken spoke regarding the landscaping plan for the project.
Lisa Vilhauer, Taylor Morrison, spoke in favor of the residential project. She stated that Taylor
Morrison has been involved in the design of the project for approximately three years, She
added that the 2010 Stage 1 PD allowed up to 235 residential units; after recommendations
from Staff they reduced the number of units to 115. She stated that Taylor Morrison objects to
the Condition of Approval that limits the building of the residential component until the hotel
begins construction. She added that they have just completed building homes in Sorrento and
Wallis Ranch and are very proud of the product and their commitment to Dublin.
Cm. Do asked about the residential units where the back of one unit faces the front of the unit
across the street.
Ms. Vilhauer answered yes; there are a few and pointed them out on the slide.
Cm. Mittan asked for a breakdown of the number of 2, 3 & 4 bedrooms units.
Mr. Porto showed the slide containing the table and referred them to Table 6 on Page 13 of the
Staff Report.
Cm. Mittan was concerned that there are only 3 & 4 bedroom units. He asked which plans are
on the corner units.
Ms. Vilhauer answered that Plan 4 has downstairs living area and is typically the corner units.
Cm. Mittan asked if that plan has a bedroom downstairs.
Ms. Vilhauer answered that Plan 4 on the corners does not have a downstairs bedroom, only
living space, kitchen and powder room.
Cm. Mittan felt there was a bedroom downstairs.
Ms. Vilhauer stated that the rest of the plans have downstairs bedrooms.
Mr. Inderbitzen thanked the Planning Commission for their time and requested that they
recommend the project to the City Council for approval.
Cm. Do asked who would manage the central areas in the plan.
Mr. Inderbitzen answered that all central areas are attached to the commercial component on
the northwest corner of the project site. He stated that the phasing plan identifies what will be
built with each part of the project depending on which is built first so that they can ensure that
the correct part of the project is built and are available as early as possible. He stated that
Page 7 of 14
whichever part of the project is built first will have a larger burden but that will be equalized
between the parties. He stated that there will be a private management obligation that all
parties will sign as part of their agreement.
Cm. ❑o asked if the plaza area is part of the hotel.
Mr. Inderbitzen answered that plaza/flex-use area is part of the commercial area. He stated that
it is located adjacent to the back yard of the hotel but not part of the hotel.
Cm. Goel asked how many guests would be staying at the hotel at full capacity
Mr. Patel answered that it would depend on the day of the week; during the week there would
be more corporate travelers with 1/room; weekends would be more families with approximately
2-3/per room; average total number would be approximately 200.
Cm. Goel felt there is a need in Dublin for larger conference spaces and asked why they
decided on a small conference space as opposed to a larger space.
Mr. Patel answered that the company felt that larger companies have their own conference
spaces and they wanted to maximize the space of the hotel as opposed to a larger facility that is
not used often.
Cm. Goel asked if there would be a banquet facility at the hotel.
Mr. Patel answered no.
Cm. Mittan asked if the conference room would only be used by hotel guests or would it be open
for community use.
Mr. Patel answered that the conference room would be open to community as well as guests.
He felt that the space would be used for parties, etc. by the nearby residents in the
condominium complex.
Cm. Mittan asked what the distance is from the pool area to the closest residence and was
concerned about noise.
Mr. Aiken answered that the distance would be approximately 50 feet.
Mr. Patel mentioned that the pool closes by 10pm so there should be no concern with late night
noise.
Mr. Aiken stated that there is also a blocking wall that would shield the area.
Cm. Mittan asked if there is a bar in the pool area.
Mr. Patel answered that the bar is inside only.
Cm. Mittan asked if drinks would be allowed in the pool area.
Mr. Patel answered that drinks would not be allowed in the pool area, but would be allowed in
the bocce ball area.
I'my,c 8 of 14
Cm. Mittan asked if they would include Affordable Housing within the residential component.
Ms. Vilhauer answered that the Applicant will pay the in -lieu fee for their Affordable Housing
obligation.
Cm. Mittan asked if will there be any grass areas within the residential project for children to
play.
Ms. Vilhauer answered that there are no grass areas within the individual residential areas, but
there are paseos and the flex space that was discussed. She stated that the Applicant was
trying to stay away from the turf because of the drought.
Cm. Mittan asked Ms. Vilhauer to point out where those areas would be located.
Ms. Vilhauer pointed out the areas on the slide and mentioned the two parks that are within
walking distance.
Cm. Mittan asked if the flex -use area is part of the commercial component.
Ms. Vilhauer answered yes
Cm. Mittan asked if children would be able to play at the flex -use area or would they be
displaced by parking.
Ms. Vilhauer answered that the flex -use space is intended for public use and if used for parking
it would be temporary.
Mr. Inderbitzen stated that there are 12 spaces identified in the flex -use area which is
approximately 4,000 square feet of commercial usage. He stated that, in order to meet the
parking requirement, they must show that area as parking but it may never be needed as
parking space. He stated that they would like to make the area a permanent plaza area but
that cannot be determined until build -out of the commercial component.
Ruth Rhymaun, resident, spoke in opposition to the project. She was concerned with the layout
of the project as well asthe traffic and connecting the project to the residential area. She was
concerned with having a main thoroughfare in the residential areas; too many homes in Dublin;
school overcrowding; crossing the major street to get to the two parks and not enough green
open space in the project. She was also concerned with only one point of access into project.
She was also concerned about emergency vehicle access. She felt that the project should be
corporate campus.
Marie Marshall, resident, spoke in opposition to the project. She felt that she spoke for the
community that their concerns were not being heard regarding new projects. She was
concerned about the architectural design of the residential project; the proximity of the projects
to the parks and felt the residential component was too close to the hotel and not safe for
children; keep children in mind for residential areas. She encouraged the City to be more
environmentally minded.
Marlene Massetti, resident, spoke in opposition to the project. She urged the Planning
Commission to send the project back to the developer. She was concerned with traffic, more
Pagc 9 of 14
students inducing school overcrowding and no playground for children in the residential
component. She felt that the Applicant did take the Community Design Element into
consideration and felt the architectural design of the residential project was dated. She was
also concerned with the children having to cross Dublin Blvd. to get to parks, the view of hilts
with height of hotel. and parking for events. She was also concerned that the residential units
are not fenced. She asked the Planning Commission to reject the project.
Jon Brattebo, spoke in opposition to the project. He felt that the project was a step in the right
direction but was concerned with the density of the residential project and no park or play area
for the children. He was concerned about his property values and quality of life living close to a
hotel.
Lucy Starr, resident, spoke in opposition to the project. She was concerned about parking and
traffic in the area.
Ed Rouquette, resident, spoke in opposition to the project. He was concerned about high
density and no parks for the children.
Mr. lnderbitzen wanted to remind the Planning Commission that the application is for a Stage Z
P❑ with all the features of the Stage 1 PD already approved and they are vested projects. He
stated that they are doing their best to meet the requirements of the Stage 1 PD by reducing the
height of the buildings, less square footage and less residential units. He responded to the
issue of ownership stating that it is substantially different; this project is owned by S & V LLC
and Mr. Patel; the Promenade property is owned by a different limited liability company. He
stated that there is a commonality with approximately 10% of interest is the same.
Cm. Goel asked Mr. lnderbitzen to address the comments regarding emergency vehicle access.
Mr. lnderbitzen stated that the project was reviewed in detail by Public Works and the City
Traffic Engineer. They were required to demonstrate emergency access for police and fire
vehicles and ensure that the vehicles can make the turns and serve the site safely and those
entities were satisfied.
Cm. Mittan asked if a large fire truck would access the project via Streets A or B.
Mr. lnderbitzen answered yes; either Streets Aar B
Cm. Mittan was concerned about the turn radius at the southeast corner.
Mr. lnderbitzen stated that they did a turn analysis at the request of the Traffic Engineer at the
location.
Ms. Vilhauer referred the Planning Commission to Page C-3 for the residential component that
shows the Fire Access plan.
Cm. Goel asked if the Fire Department provided comments.
Ms. Vilhauer answered yes and it was approved.
Cm. Mittan closed the public hearing.
Pap-e 10 ot' 14
Cm. Do stated that she was in support of the hotel and the idea of the commercial, but was
concerned with the residential component because of the lack of parks. She acknowledged the
speakers' concerns about families in the neighborhood and the lack of playgrounds. She was
also concerned with the residential component being sandwiched between commercial on both
sides. She stated that she likes the overall design of the project and especially the hotel and
commercial components, but on the fence regarding the residential component.
Cm. Goel stated that he heard a lot of concerns from the community and wanted to let them
know what he heard. He was concerned with the children in the residential component
regarding their route to school which he felt was critical for their safety and crossing Dublin Blvd.
to get to the parks is dangerous. He felt that addressing some sort of playground element would
be essential. He referred to the center of the drawing where there was a green area and felt it
could be widened and some type of playground area added. He recognized the change in the
project and that it was significantly smaller in scope from the original. He was concerned with
"ownership of rights" in regards to the connectivity element and felt there could be a "free flow"
component between the adjacent properties regarding safety and theft. He stated that he likes
the hotel component and the architectural elements of the hotel. He felt that the hotel will add
foot traffic within a pedestrian friendly project that will allow businesses and retail to thrive. He
felt that the item missing in Dublin is a large conference space to be used for large events. He
felt that the ambiance of the hotel created a very unique area that addresses many of the
residents' concerns. He liked the flex -use plaza area but felt it is not being presented in a reality
concept today and felt that the concept is guidance only and that guidance may not be fulfilled.
He felt that this is an infill project of a vacant area with the adjacent project known but there is a
question mark regarding the dream project that has been pitched for 12 years. He felt that it
would be nice to see a comprehensive package that would show their commitment to the
community which would have produced a more positive feedback. He felt that most of the
lighting elements, and architectural components were good, but the residential area should have
more undulation and aspects added that would complement the Terraces. He agreed with the
Condition of Approval that requires the commercial component to be built before the residential
component because he felt that the commercial component is needed more than the residential.
He mentioned the comments by the community regarding traffic and stated that the issue was
not required to be reviewed because of the previous MND, which is allowed, but perception
exists that traffic should be reviewed. He was concerned with the overall infrastructure and
design elements and felt that they were not adequate for the residential component because of
limited entrances/exits to the project.
Cm. Mittan agreed with Cm. Goel but stated that he is not in support of the look and feel of the
residential component. He felt it was not complementary to the Terraces or to Grafton Station.
He mentioned a previous approval of a similar project with a more urban design but he did not
feel that the area is urban. He was concerned with the lack of green space and trees, and the
cold feel to the project. He felt that the entrance to the project off Dublin Blvd. (Street A) gave a
sense of entering a parking lot to the shopping center and not a residential area. He had no
problem with the hotel; he felt that it was appealing, but that it could be another story taller in
order to accommodate more meeting and banquet space. He stated that he had no problem
with the original concept of the 22-story project, and felt that it was an appropriate place for it.
He stated that he has no problem with the height of the proposed hotel. He felt that more office
space is needed in the Dublin Ranch area for professionals living in the area. He felt that the
residential component is being "sandwiched" between two commercial uses and would have
preferred that Option 2 had been chosen by the Applicant. He understood that there will be
more profit with a residential component, but felt that an office complex would have been a
better land use choice.
Page i 1 o#' l4
Ms. Faubion stated that the Planning Commission has the option to use one motion to address
the four resolutions together or take each separately.
Cm. Goel asked Mr. Porto for a recap of the resolutions.
Mr. Porto gave an overview of the resolutions and Staff's recommendation.
Mr. Baker also added an explanation of the resolutions.
Mr. Porto explained that the last two resolutions are dependent upon the Stage 2 PD which is
the first one listed. He further explained that #2, which is the parcel map, is not dependent upon
the Stage 2 PD.
Mr. Baker stated that the Stage 2 P❑ sets the overall framework or vision as to how the site is to
be laid out, how they are linked together, and the amenities, etc.. Everything else implements
the Stage 2 PD.
There was a continued discussion regarding the resolutions and how to vote on them, either
together or separately. Cm. Mittan asked Staff for guidance.
Mr. Baker felt that if the Planning Commission could let Staff know their thoughts then they may
be able to give further guidance on the recommendation.
Cm. Goel was concerned with no play area in the residential component, as well as not seeing a
description of Parcel 3, but being expected to approve/recommend to the City Council as one
complete package. He was concerned with the way Parcel 3 is being proposed with no
commitment at this time. He asked if that was a correct interpretation.
Cm. Do agreed with Cm. Goel regarding Parcel 3; there is a concept but not a plan for what it
will look like and did not feel she could approve the framework only for the project.
Cm. Mittan was concerned with approximately 200 children living in the residential component
and having no playground or open space and with no commitment for the flex -use space either.
Mr. Baker felt the Commission's concerns were the lack of play area and no Site Development
Review (SDR) application for the commercial component at this time. He stated that the
Planning Commission could include in their recommendation to the City Council that the Stage 2
PD be modified to include a play area in the site plan and also include an SDR for the
commercial component.
Cm. Goel felt the Planning Commission is making a recommendation to the City Council to
either approve the project as is or a recommendation for denial.
Ms. Faubion stated that the Planning Commission can recommend approval as is or make the
recommendations suggested by Mr. Baker to modify the Stage 2 PD to include a play area and
an SDR for the commercial component.
Cm. Goel recommended denial of all 4 resolutions as stated.
Page 12 ot' 14
On a motion by Cm. Goel and seconded by Cm. Mittan, on a vote of 2-1, the Planning
Commission adopted a resolution recommending the City Council deny the project.
Ayes: Cm. Goel, Cm. Mittan
Noes: Cm. Do
Absent: Cm. Kohli, Cm. Bhuthimethee
Cm. ❑o stated that the reason for her vote against the motion was because she has no issue
with hotel site and if it was a separate issue then she would have voted with the other
Commissioners, but the resolution for the hotel site is the item that prevented her from denying
the project.
Cm. Mittan agreed with Cm. Do regarding the hotel, but felt that the SDR for the hotel is too
intertwined with the other resolutions. He also stated that he had problems with the residential
component.
Cm. Goel agreed and felt that there were too many missing pieces to the project.
RESOLUTION NO. 16-01
A RESOLUTION OF THE PLANNING COMMISSION
OF THE CITY OF DUBLIN
RECOMMENDING THAT THE CITY COUNCIL DENY APPLICATIONS FOR
A PLANNED DEVELOPMENT REZONE WITH RELATED
STAGE 2 DEVELOPMENT PLAN, AND VESTING TENTATIVE PARCEL MAP 10365 FOR
THE 12.23 ACRE GRAFTON PLAZA MIXED USE SITE (PLPA 2015-00048), SITE
DEVELOPMENT REVIEW FOR A 127 ROOM HOTEL (PLPA 2015-00015) AND SITE
DEVELOPMENT REVIEW AND VESTING TENTATIVE TRACT MAP 8293 FOR 115
CONDOMINIUM UNITS (PLPA 2013-00057)
NEW OR UNFINISHED BUSINESS — NONE
OTHER BUSINESS - NONE
10.1 Brief INFORMATION ONLY reports from the Planning Commission and/or Staff,
including Committee Reports and Reports by the Planning Commission related to
meetings attended at City Expense (AB 1234).
ADJOURNMENT — The meeting was adjourned at 9.49.08 PM
Respectfully submitted,
Planning Commission Chair
Page 13 of 14
Grafton Plaza
Site Development Review for 127 room hotel
City Council
April 5, 2016
Vicinity Map
Background
•General Plan/Specific Plan Land Use
–Mixed Use 2/Campus Office
•Planned Development Zoning
–Stage 2 Development Plan
Current Request
•Site Development Review
–63,298 s.f., 127-room, four-story hotel on 2 acres
–Applicant: Zenique Hotel
Overall Site Plan
Commercial
Hotel
Residential
Dublin Blvd
St
r
e
e
t
A
Site Plan
Site Development Review
•Building Height: 42’ to parapet (50’4” to peak of
tower)
–4 stories
•Setbacks:
–West: 210’ (177’ to porte cochere)
–South: 38’
–East: 8’ (approximately 77’ to residential)
•Building Area: 63,298 square feet (127 rooms)
Parking
Location Spaces
Grafton Street (angled)11
Street B (90 degree)10
Street B (Parallel)1
Grafton Street Lot 118
Total 140
Elevations
Planning Commission Action
Public Hearing: February 9, 2016
•Received presentation by applicants & design team
•Took testimony from 6 residents opposing project
•Recommended denial (2-1 vote)
–Lack of children’s play area
–Architecture of the townhomes
–Timing of the retail/commercial
Recommendation
Take the following action:
•Adopt a Resolution approving a Site
Development Review for a 127-room, 4-story
hotel on a 2.00 acre site.
Background
Mixed Use 2/Campus Office - (Maximum FAR : 0.45; Employee
Density: 490/260 square feet per employee)
This designation allows a mix of uses including residential, live -work and
shopkeeper units, and non-residential uses such as office, retail,
restaurants, hotel and entertainment facilities or Campus Office uses
consistent with the Campus Office land use designation. The floor area
ratio applies to both development options (Mixed Use 2 and Campus
Office) and is for the combined commercial and residential uses, if
residential uses are incorporated or for commercial uses if commercial is
used exclusively. The residential component shall not exceed 50% of the
development square footage. Gas stations are not permitted. Example:
Grafton Plaza.
Background
Planned Development Zoning
•Adopted by City Council 2010
Stage 1 Development Plan
Land Use
Designation
Gross
Acres
Net
Acres
FAR
(0.45 average)
Option 1
(Mixed-Use
Residential
Development)
25.33 23.4
Non-Residential Residential
248,260 S.F.
248,259 sq.
ft. max.
(+/-235
Residential
Units)
Option 2
(Campus Office
Development)
25.33 23.4
Non-Residential Residential
496,519 S.F.NA
Background
Proposed Mixed Use Project
Use Acres Proposed
SF
Allowed
SF
Residential
(115 Units)
6.55 218,651 248,259
Hotel
(127 Rooms)
2.00 63,298
248,260Retail/Office 3.68 55,400
Max
Subtotal 12.23 337,349 496,519
Water
Quality Pond
13.10 ----
Total 25.33 337,349 496,519
Development Regulations
•Commercial Development Standards–Area: Maximum 55,400 s.f.
–Building Height: Max 55 feet & 3 stories
–Setbacks: Vary to establish main street character
–Parking: Per Zoning Ordinance
•Hotel Development Standards
–Area: 63,298 s.f. & 127 rooms
–Building Height: Max 65 feet (proposed: 42’ to parapet & 50’ 4” to peak of tower)
–Parking: PD standards based on hotel uses
•Residential Development Standards
–Density: 115 units (Med-High Density 17 units/acre)
–Building Height: Maximum 42 feet & 3 stories (proposed: 35’ to parapet & 41’ to
top of tower)
–Parking: 2 garage + 1 guest per unit