HomeMy WebLinkAbout8.1 PCSR Fallon Gateway Major E Guitar Center G��C0)DU� t
STAFF REPORT
PLANNING COMMISSION
SION
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DATE: April 12, 2016
TO: Planning Commission
SUBJECT: PUBLIC HEARING — PLPA-2015-00061 Fallon Gateway, Major E
(Guitar Center) Site Development Review Permit
Report prepared by Martha Aja, Associate Planner
EXECUTIVE SUMMARY:
The Applicant has requested approval of a Site Development Review Permit to allow the
construction of the Guitar Center within the Fallon Gateway Commercial Center. The project
includes the construction of a 15,000 square foot building and related site improvements,
including parking and landscaping.
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 approving a Site Development Review to allow
construction of Major E (Guitar Center) totaling 15,000 square feet on approximately 1.5 acres
within the Fallon Gateway retail center.
i
Submitted By "eV— ed By
Associate Planner Assistant Commun y'Development Director
COPIES TO: File
Applicant
ITEM NO.: 8.1
Page 1 of 8
G:1PA120151PLPA-2015-00061 Guitar Center SDRIPC Hearing.4.12.161PCSR Guitar Center.4.12.16.doc
DESCRIPTION:
The Fallon Gateway retail center is located within the Eastern Dublin Specific Plan area. The
General Plan and Eastern Dublin Specific Plan (EDSP) land use designation is General
Commercial. The project site is zoned PD, Planned Development. The 33.91-acre site is located
along the west side of Fallon Road between Dublin Boulevard on the north and 1-580 on the
south as shown on the vicinity map below.
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Surrounding Uses
Uses surrounding the Fallon Gateway project include: 1) to the north across Dublin Boulevard -
General Commercial, Medium Density Residential and Medium High Density Residential, which
was approved for construction of 437 single-family detached and multi-family residential units
commonly known as Irongate; 2) to the south - 1-580 right-of-way; 3) to the east across Fallon
Road - undeveloped land designated for General Commercial use; and 4) to the west is vacant
property owned by Kaiser Permanente and designated for Campus Office use for the anticipated
and eventual construction of a medical facility and associated offices.
Project History
In June 2009, the City Council adopted a Planned Development (PD) Rezone with a related
Stage 2 Development Plan for Fallon Gateway. The Development Plan allows development of
up to 379,053 square feet distributed among 19 building sites to be developed in five phases.
The PD Ordinance also established: 1) architectural and landscape design criteria; 2) specific
parking standards; and 3) permitted, conditional, and temporary uses for the all phases of the
Fallon Gateway project site. The Development Plan fulfilled the requirements for specifying the
circulation system, defining development sites or parcels, establishing development standards,
and specifying the infrastructure requirements and their sequencing.
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A Site Development Review (SDR) for the Fallon Gateway commercial project (PA 08-034) was
approved by the Planning Commission on April 28, 2009 and amended on August 19, 2010. The
approved SDR addressed the initial Phases 1, 2, and 3 for development of 311 ,553 square feet
specific to four major tenant spaces (Major A, Major B, Major C, and Major D) and 6 smaller
retail buildings (Shop 5 through 10). It also provided a master landscape plan.
In September 2011 , a Conditional Use Permit for a minor amendment to the Planned
Development Zoning was approved along with a Site Development Review (PLPA 2011-00031)
to combine Shop Sites 8 and 9 and allow development of up to 8,376 square feet for a free-
standing, full-service restaurant and micro-brewery (BJ's Restaurant and Brewhouse), which has
since been constructed.
In August 2013, the Planning Commission approved two separate applications within the Fallon
Gateway retail center (Shops 7 and fueling station). Both approvals included a Conditional Use
Permit to amend the PD Zoning Stage 2 Development Plan for Fallon Gateway. The first project
included an approval to revise the orientation and related improvements for Shop 7 (Panera) and
to amend the approved color palette for Fallon Gateway to allow for greater flexibility and to
allow a drive-through facility at Shop 7. This project also approved a Site Development Review
Permit for Shop 7. The second project approved by the Planning Commission in August, 2013,
included a Conditional Use Permit to amend the Planned Development Zoning Stage 2
Development Plan to revise the site plan in Phase 4 of Fallon Gateway to facilitate the
construction of a fueling station. The Planning Commission also approved a Conditional Use
Permit and Site Development Review to construct and operate a motor vehicle fueling station, a
2,520 square foot, full-line convenience store, and a 1,050 square foot car wash on
approximately .8 acres within Phase 4 of the Fallon Gateway commercial center. Construction of
Panera and the Chevron fueling station have been completed.
In July 2014, the Planning Commission approved a Conditional Use Permit to amend the
Planned Development Zoning Stage 2 Development Plan to modify the site plan for Phase 4
and a Site Development Review Permit to allow the construction of Pads 2 and 3 and Shops 1-4
totaling 42,160 square feet of development on approximately 4.22 acres. The approval also
included a Vesting Tentative Parcel Map to create 11 parcels at the Fallon Gateway retail
center.
To date the Fallon Gateway site is partially developed with approximately 279,660 square feet
approved for Phases 1, 2, 3 and 4: 1) The Target store (Phase I); 2) Dick's Sporting Goods
(Phase II); 3) BJ's Restaurant and Brewhouse and Shops 8 & 9, a portion of Phase III); 4) Shops
5, 6, 7 & 10 (Phase III); and 5) Chevron Fueling Station (Phase IV); and a large portion of the
overall parking area. Construction is underway on the remainder of Phase IV, which includes
Shops 1 — 4 and Pads 2 & 3.
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FALLON GATEWAY BUILDINGS AND PHASES
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Project Description
The Applicant currently requests approval of a Site Development Review Permit to construct
Major E totaling 15,000 square feet of development on approximately 1.5 acres and related site
improvements including parking and landscaping.
ANALYSIS:
Site Development Review Permit
The Zoning Ordinance requires Site Development Review for all new principal structures,
including principal structures in a Planned Development Zoning District. Approval of Site
Development Review is subject to findings related to compliance with General Plan policies,
• impacts to general safety and welfare, site layout, impacts to views, impacts to topography,
architectural considerations and landscape considerations.
The proposed site plan, floor plan, elevations, landscape plans, and colors & materials are
shown in the Project Plans (Exhibit A to Attachment 1).
Site Layout
The proposed building is located in the northwestern portion of the Fallon Gateway retail center
as anticipated by the Planned Development zoning. Please refer to Exhibit A to Attachment 1 ,
• page C.1 for the site plan.
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Access to the project site will be provided from existing driveways on Fallon Road and Dublin
Boulevard. Both of these driveways are signalized. The majority of the project site, including a
large portion of the overall parking area, was improved with the previous phases of construction.
The Public Works Department and the City's waste hauler have reviewed the site circulation and
have determined that adequate circulation is provided.
The proposed building includes four-sided architecture, which provides visual interest from the
center and from the adjacent roadway (Dublin Boulevard).
Architecture
The proposed building design is consistent with the architectural theme of the Fallon Gateway
retail center and the adopted design guidelines, including color and materials. The proposed
building is extensively articulated with a variety of textures, materials, colors and parapet
heights. Exterior materials include textured and smooth cement plaster with square, rectangular
and diamond shaped patterns and reveals. The accent materials proposed include stone, brick,
greenscreens and storefront glass, which are consistent with the other buildings within the
center. Please refer to the elevation sheets for a material summary for the building (Exhibit A to
Attachment 1, Sheet A1.4). The color and materials board is provided on Sheet A1.5 of Exhibit
A to Attachment 1.
The main entrance to the building faces east and is oriented towards the parking lot. This
elevation includes storefront glass, stone and cement plaster with reveals. There are four
different colors of cement plaster used on the main entrance. Please refer to Exhibit A to
Attachment 1, Sheet A1.5 for the proposed colors. The main elevation also includes brick
planter boxes and will be planted with upright shrubs. The building will be 31 feet at its tallest
point.
The north elevation faces Dublin Blvd. This elevation includes stone and cement plaster with
reveals. This elevation also includes a brick planter box that has a width of 4 feet. The south
elevation faces future Major D. This elevation includes stone, cement plaster with reveals and
four green screens.
The west elevation includes stone and cement plaster with reveals. The west elevation includes
the loading dock area. A screenwall is proposed on the west elevation to shield the loading dock
area from view.
Landscaping
The overall design fabric of Fallon Gateway is a combination of the architecture and the
landscaping. The landscaping and architecture proposed for the Guitar Center building is
consistent with the other phases of development and ties the phases together. The landscaping
accentuates the architecture and adds additional texture and interest. The architecture provides
many varied natural textures and the planting is used to augment that look. The landscaping in
at-grade planters, tree grates and plant containers are used to soften the natural materials of the
buildings. The plant palette is a continuation of what has previously been approved and
installed at Fallon Gateway.
The walkway and pavement patterns will be a combination of decorative colored concrete and
colored pavers. A series of architectural embellishments, such as concrete spheres, benches,
tables, trash receptacles, and decorative plant containers, are proposed throughout the project
area to add additional visual interest and consistency with the existing improvements.
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Please refer to Exhibit A to Attachment 1 , Sheets L1.0, L1 .1 , L1.2, and L2.1 for additional
information on the plant palette.
Parking
Parking requirements for the Fallon Gateway retail center are regulated by the PD. At build-out,
the Fallon Gateway retail center will provide 1,508 surface parking spaces. The parking spaces
in the center are shared for use by all tenants. Based on the proposed occupancies and
anticipated uses within each building, the required parking for the entire center (including the
Guitar Center with a requirement of 1 space/300 SF) is 1,317 parking spaces; a surplus of 191
parking spaces.
Please refer to the Overall Parking Plan shown on Exhibit A to Attachment 1, Sheet C.4 for a list
of all of the current tenants within the Fallon Gateway retail center and the required parking for
each tenant.
Public Art
The project is subject to the approved Public Art Compliance Plan. A condition of approval has
been placed on the project requiring that the fee to be paid at the time of building permit
issuance subject to the Dublin Municipal Code. The specific amount of the pro rata fee for Major
E will be calculated along with the building fees at the time that building permits are issued.
A Resolution approving the Site Development Review Permit is included as Attachment 1.
CONSISTENCY WITH THE GENERAL PLAN, SPECIFIC PLAN AND ZONING ORDINANCE:
The construction of a Guitar Center within the Fallon Gateway retail center is consistent with the
General Plan and Specific Plan General Commercial land use designation of General
Commercial. Additionally, the proposed use is a permitted within the PD Zoning District. The
proposed building size and configuration would not exceed the allowable building area or create
adverse conditions on-site or for surrounding properties, but would expand shopping options in
the area and keep traffic moving safely. The proposed exterior design elements are consistent
with the Development Plan and the Design Guidelines for Fallon Gateway.
REVIEW BY APPLICABLE DEPARTMENT AND AGENCIES:
The Building Division, Fire Prevention Bureau, Public Works Department, and Dublin San
Ramon Services District reviewed the project and provided Conditions of Approval where
appropriate to ensure that the Project is established in compliance with all local Ordinances and
Regulations. Conditions of Approval from these departments and agencies have been included
in the attached SDR Resolution (Attachment 1).
NOTICING REQUIREMENTS/PUBLIC OUTREACH:
In accordance with State law, a Public Notice was mailed to all property owners and occupants
within 300 feet of the proposed project. A Public Notice was also published in the East Valley
Times and posted at several locations throughout the City. To date, the City has received no
objections from surrounding property owners regarding the Project. A copy of this Staff Report
was provided to the Applicant.
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ENVIRONMENTAL REVIEW:
The project is located within the Eastern Dublin Specific Plan area, which was the subject of an
Environmental Impact Report (EIR) for the General Plan Amendment and Eastern Dublin
Specific Plan (SCH # 91103064), certified by the City Council in Resolution No. 51-93 and
Addenda dated May 4, 1993 and August 22, 1994. The General Plan Amendment/Specific Plan
EIR is a program EIR, which anticipated several subsequent actions related to future
development in Eastern Dublin. The EIR identified some impacts of implementation of the
General Plan Amendment/Specific Plan that could not be mitigated. Upon certification of the
EIR, the City adopted a Statement of Overriding Considerations for such impacts. The City also
adopted a Mitigation-Monitoring Program, which included numerous measures intended to
reduce impacts from the development of the Eastern Dublin area.
In 1997, a Negative Declaration was approved by the City Council in Resolution No. 140-97 for
the Planned Development Rezoning of Dublin Ranch Areas B-E, which includes the Fallon
Gateway site. After completing an Initial Study, it was determined that the rezoning would not
have any significant environmental impacts which were not already adequately described and
analyzed in the Program EIR. The project as proposed does not exceed the thresholds identified
in the Negative Declaration.
No further environmental document is needed because the environmental impacts of this project
were fully addressed and within the scope of the Final EIR for the Eastern Dublin General Plan
Amendment, Specific Plan and subsequent Addenda, and the 1997 Negative Declaration.
ATTACHMENTS: 1) Resolution approving a Site Development Review to allow
construction of Major E (Guitar Center) totaling 15,000 square
feet on approximately 1.5 acres within the Fallon Gateway
retail center with the project plans attached as Exhibit A.
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GENERAL INFORMATION:
APPLICANT/ Stanforth Holding Company LLC
PROPERTY OWNER: 4080 Grafton Street, Suite 200
Dublin, CA 94568
Attn: James Tong
(925) 463-1666
LOCATION: West side of Fallon Road between Dublin Boulevard on the
north and Interstate 580 (1-580) on the south
ASSESSORS PARCEL
NUMBER: 985-0079-015
GENERAL PLAN
LAND USE DESIGNATION: General Commercial
SPECIFIC PLAN
LAND USE DESIGNATION: General Commercial
SURROUNDING USES:
LOCATION ZONING GENERAL PLAN LAND USE CURRENT USE OF
PROPERTY
[north of Dublin Boulevard]
Medium Density
North PD Residential/General Vacant
Commercial/Rural
Residential/Agricultural
South 1-580 1-580 1-580
East PD [east of Fallon Road] Vacant
General Commercial
West PD Campus Office Vacant
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