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HomeMy WebLinkAbout4.09 - 1906 Zeiss Innovation Center Planned Developmen Page 1 of 2 STAFF REPORT CITY COUNCIL DATE: March 20, 2018 TO: Honorable Mayor and City Councilmembers FROM: Christopher L. Foss, City Manager SUBJECT: Zeiss Innovation Center: Planned Development Zoning with a related Stage 1 and Stage 2 Development Plan (PLPA 2017-00025) Prepared by: Martha Battaglia, Associate Planner EXECUTIVE SUMMARY: The City Council will hold a second reading and consider adopting an Ordinance amending the Zoning Map and approving a Planned Development Zoning District with a related Stage 1 and Stage 2 Development Plan for the Zeiss Innovation Center project. The Zeiss Innovation Center project consists of a 433,090 square foot research and development campus comprised of two buildings, a parking structure, and associated site, frontage, and landscape improvements to be built in two phases. On March 6, 2018, the City Council introduced an ordinance approving a Planned Development Rezone with a Stage 1 and Stage 2 Development Plan for the entire 11.36 acre site. The City Council also approved a Site Development Review Permit for Phase 1, which includes a 208,650 square foot research and development building, surface parking and related site improvements and approved a Supplemental Mitigated Negative Declaration that was prepared for the project under the California Environmental Quality Act. STAFF RECOMMENDATION: Waive the reading and adopt an Ordinance Amending the Zoning Map and Approving a Planned Development Zoning District with a related Stage 1 and Stage 2 Development Plan for the Zeiss Innovation Center. DESCRIPTION The project site is approximately 11.36 acres of land located on the northeast corner of Dublin Boulevard and Arnold Road, as shown in the vicinity map below. The site, which is referred to as Site 15A, is currently owned by the Alameda County Surplus Property Authority and will be sold to the Applicant. The property has a General Plan and Eastern Dublin Specific Plan land use designation of Campus Office, which allows for the development of a “campus-like setting for office and other non-retail commercial uses.” Typical uses include professional and administrative offices, research and development, business and commercial services, and limited light manufacturing. Page 2 of 2 Figure 1: Project Vicinity The Applicant, Carl Zeiss Inc., plans to consolidate several of their northern California facilities in Dublin. To accommodate this, they are proposing a campus office development of up to 433,090 square feet on Site 15A. The project would include two contemporary office buildings, a parking structure and associated site, frontage and landscape improvements to be constructed in two phases. Please refer to Attachment 1 for a complete description of the project. On March 6, 2018, the City Council held a public hearing to consider the proposed project (Attachment 2). At that meeting, the City Council waived the reading and introduced an Ordinance to adopt a Planned Development Rezone with a related Stage 1 and Stage 2 Development Plan. The City Council also adopted resolutions adopting a Supplemental Mitigated Negative Declaration and Mitigation Monitoring and Reporting Program and approving a Site Development Review Permit for Phase 1 of the Zeiss Innovation Center project. This evening the City Council will consider adopting the Ordinance approving the Planned Development Zoning District with a related Stage 1 and Stage 2 Development Plan for the Zeiss Innovation Center project (Attachment 3). ATTACHMENTS: 1. Planning Commission Staff Report dated February 13, 2018, without Attachments 2. City Council Staff Report dated March 6, 2018, without Attachments 3. Ordinance Adopting Planned Development Zoning for the Zeiss Innovation Center Boulevard Persimmon Place Formerly SAP Transit Center Ross Campus Microdental Hacienda Crossings Page 1 of 11 STAFF REPORT PLANNING COMMISSION DATE: February 13, 2018 TO: Planning Commission SUBJECT: PUBLIC HEARING: Zeiss Innovation Center - Planned Development Rezone with a related Stage 1 and Stage 2 Development Plan and Site Development Review Permit (PLPA-2017-00025) Prepared by:Martha Battaglia, Associate Planner EXECUTIVE SUMMARY: The Planning Commission will consider and make a recommendation to the City Council regarding the Zeiss Innovation Center project. The proposed project consists of a 433,090 square foot research and development campus comprised of two buildings, a parking structure, and associated site, frontage, and landscape improvements to be built in two phases. Requested land use approvals include a Planned Development Rezone with a related Stage 1 and Stage 2 Development Plan for the entire 11.36 acre site, and a Site Development Review Permit to construct Phase 1. The initial phase includes a 208,650 square foot research and development building, surface parking and related site improvements. A Supplemental Mitigated Negative Declaration was prepared for the project under the California Environmental Quality Act (CEQA). RECOMMENDATION: Disclose ex-parte contacts, conduct the public hearing, deliberate and adopt the following Resolutions: a) Recommending that the City Council adopt a Resolution adopting a Supplemental Mitigated Negative Declaration for the Zeiss Innovation Center project; b) Recommending that the City Council Adopt an Ordinance amending the Zoning Map and approving a Planned Development Zoning District with a related Stage 1 and Stage 2 Development Plan for the Zeiss Innovation Center project; and c) Recommending that the City Council adopt a Resolution approving a Site Development Review Permit for Phase 1 of the Zeiss Innovation Center project. DESCRIPTION: Carl Zeiss, Inc. has submitted an application to build a research and development facility on approximately 11.36 acres of land located on the northeast corner of Dublin Boulevard and Arnold Road, as shown in the vicinity map below. The property has a General Plan and Eastern Dublin Specific Plan land use designation of Campus Office, which allows for the development of a “campus-like setting for office and other non-retail commercial uses.” Typical uses include professional and administrative offices, Page 2 of 11 research and development, business and commercial services, and limited light manufacturing. Figure 1: Project Vicinity The project site and the site immediately to the east (formerly SAP/Sybase) were originally one parcel commonly referred to as Site 15. Site 15 previously had a High Density Residential land use designation. In June 2000, Site 15 was subdivided into two parcels. The land use designation for the eastern parcel (Site 15B) was changed from High-Density Residential to Campus Office and approval was granted to develop the two 6-story office buildings totaling approximately 418,000 square feet that exist today. In 2001, Cisco Systems submitted an application to develop Sites 15A (project site) and 16A (located south of Dublin Boulevard). The proposal included a General Plan and Specific Plan Amendment to change the land use designation of Site 15A from High- Density Residential to Campus Office. The total proposed development between Site 15A and 16A combined was 862,000 square feet. A total of 433,500 square feet was assigned to Site 15A. Cisco Systems later withdrew their application; however, the property owner (Alameda County Surplus Property Authority) continued processing the General Plan and Specific Plan amendments for Site 15A. In 2003, the City Council approved the General Plan and Eastern Dublin Specific Plan Amendment to change the land use designation of the project site to Campus Office (Resolution 66-03). The City Council also adopted a Mitigated Negative Declaration, Statement of Overriding Considerations and a Mitigation Monitoring Program for the project (Resolution 65-03). The Applicant, Carl Zeiss Inc., is currently proposing a 433,090 square foot campus office development on Site 15A. The project would include two office buildings, a Boulevard Persimmon Place Formerly SAP Transit Center Ross Campus Microdental Hacienda Crossings Page 3 of 11 parking structure and associated site, frontage and landscape improvements to be constructed in two phases. The application includes a request for the following: 1. Planned Development Rezone with a related Stage 1 & Stage 2 Development Plan for the entire site. 2. Site Development Review Permit for the Phase 1 building and related site improvements. 3. Approval of a Supplemental Mitigated Negative Declaration. ANALYSIS: Planned Development Rezone The proposed Planned Development Rezone with a related Stage 1 and 2 Development Plan meets the requirements outlined in Chapter 8.32 of the Dublin Zoning Ordinance. The proposed PD will establish the detailed development plan for the entir e project site. This includes a list of permitted uses, preliminary site plan, development standards, architectural standards, phasing and preliminary landscape plan. The proposed PD will allow Campus Office uses consistent with the intent of the Campus Office land use designation. The PD includes development standards that would allow up to 433,090 square feet of development on the project site with a maximum Floor Area Ratio (FAR) of 0.80 combined across Sites 15A and 15B as shown in Table 1 below. Table 1. Floor Area Ratio Parcel Lot Area Development Floor Area Ratio Site 15A (APN: 986-0014-010) 494,842 SF 433,090 SF Site 15B (APN: 986-0014-011) 625,843 SF 418,442 SF Total 1,120,685 SF 851,532 SF 76% The PD allows for buildings of up to 5 stories and a building height of no more than 75 feet to the finished floor of the highest story. The maximum building height is 90 feet (tower elements, architectural and articulated design features, solar panels and small - scale wind turbines may extend 10 feet above maximum beyond this height). These development standards are consistent with the existing office buildings to the east on Site 15B (formerly Sybase/SAP). The project is proposed to be developed in two phases as shown in Table 2 and the site plans below. Page 4 of 11 Table 2. Phasing Plan Building/Use Size (Square Feet) Estimated construction timeframe Phase 1 Building 1: R&D, office, warehouse, showroom/demo center, surface parking and related improvements. 208,650 SF 2018-2020 Phase 2 Building 2: R&D, office, warehouse Parking Structure 224,440 SF 2025-2030 Total Project Size 433,090 SF Phase 1 Site Plan Phase 2 Site Plan A Resolution recommending that the City Council approve the Planned Development Zoning is included as Attachment 1 with the draft Ordinance included as Attachment 2 to this Staff Report. Site Development Review Permit – Phase 1 The first phase of the Zeiss Innovation Center is the 208,650 square foot research and development facility. This facility will contain research and development labs, offices, a demonstration center and show room, warehouse, loading area, shipping and receiving, an employee cafeteria, along with surface parking for 664 vehicles and associated site improvements such as landscaping and frontage improvements. Please refer to Attachments 3 and 4 for the project plans. Site Plan The project site includes seasonal wetlands that occur as nine separate topographic depressions where seasonal inundation and/or saturation occur during the rain y season. The Applicant is proposing to preserve the largest wetland area (W06), which is located in the approximate center of the project site. The site plan was largely influenced by the location of W06 and the Applicant’s decision, in consultation with the environmental resource agencies, to preserve this wetland area (a more in depth Page 5 of 11 discussion of the wetland is included in the landscape section). Refer to Attachment 3, Sheet A1.00 for the site plan and Sheet C2.00 for the location of the wetlands. The proposed building is located at an angle to the site. The longest elevations of the building are oriented to the north and south (facing Dublin Boulevard). At the southwestern corner of the building the setback to the property line is approximately 220 feet from Dublin Boulevard. At the southeastern corner of the building the setback to the property line is approximately 50 feet. Along the western property boundary, the building setback is 20 feet. The portion of the site fronting Dublin Boulevard consi sts of generous tree plantings and a bio-retention area. The bio-retention area located in the southwestern portion of the site covers 11,700 square feet and will treat the stormwater runoff from building rooftops, surface parking lots, roadways and the Phase 2 parking garage. An entry plaza is located north of the building, which includes a water feature and an outdoor seating area. A trash/recycling enclosure, nitrogen/emergency generator enclosure and loading areas are located at the east side of the building. Access, Circulation, and Parking Vehicular access to the project will be provided primarily by an existing shared driveway on Central Parkway called Park Place. A secondary access for delivery and emergency vehicles will be provided through the adjacent Park Place campus by way of an existing driveway on Dublin Blvd. A surface parking lot is proposed north of the building. This surface parking lot will be replaced by a second office building and parking structure when Phase 2 is developed. The Phase 1 site plan identifies 664 parking spaces, and includes 40 spaces for electric vehicles and charging facilities. The proposed building will include research and development labs and offices. Therefore, the parking requirement is a blend of two different use types. The total required parking for the Phase 1 office building (208,650 square feet) is 614 parking spaces as shown in Table 3 below. The project will include 50 more vehicular spaces than is required. The project also provides 35 long-term and 35 short term bicycle parking spaces in both lockers and racks. Table 3: Required Parking Use Parking Requirement Total Area Required Number of Parking Spaces Laboratory Space 1 per 300 square feet 36,483 SF 122 All other areas (office, showroom, cafeteria, etc.) 1 per 350 square feet 172,167 SF 492 Total Stalls Required 614 Total Stalls Provided 664 Surplus 50 Page 6 of 11 The Applicant will also be providing shuttle service to and from the East Dublin/Pleasanton BART station as part of their Transport ation Demand Management (TDM) program. Building Design/Architecture The north/south orientation of the building was designed to provide naturally lit interior spaces. The building orientation is to the landscaped corner at Dublin Boulevard and Arnold Road. The east elevation of the building pulls south to accommodate the preserved wetland area on the north side of the building. The proposed office building is 3 stories and is 50 feet to the top of the roof and 62 feet to the top of the roof screen. The project architecture is contemporary with angular lines and includes high quality exterior materials. Overall the proposed Zeiss Innovation Center building design is modern, with extensive glass glazing on all four elevations. Façade treatments include glass panels, façade glazing, translucent glass, and metal panels. Separating the individual glass panels are translucent vertical “fins” on all elevations of the building. The vertical fins will control the light entering the building and create texture on the façade. Different types of glass are used in different areas of the building. Translucent glass is used on the first floor where the labs are located and also surround the stairwells. The translucent glass allows light to pass through; however, the light is diffused so that people and objects on the opposite side are not clearly visible. Transparent glass is used on the first floor at the lobby and on the upper floors where the offices, open space areas and cafeteria are located. Please refer to Attachment 3, Sheets A2.02 and A2.03 for the building elevations. The contemporary design of the Zeiss Innovation Center complements the surrounding area. The adjacent office building, BART station, Persimmon Place, and The Boulevard residential development all have contemporary architecture with color palettes and urban forms that are clean and simple and site designs that emphasizes interaction and access to common spaces. The following are schematic views of the proposed project. Please refer to Attachments 3 and 4 for complete plans. Page 7 of 11 Landscape Plan Landscape features are located on both the north and south sides of the building. To the north of the building is an enhanced seasonal wetland and a surrounding buffer planted with wetland and native plants. The proposed project would avoid and enhance the largest wetland located on the site by planting native wetland vegetation, and preserving the upland buffer around its perimeter. The Applicant is preserving 0.85 View from Dublin Blvd. Zeiss Innovation Center Aerial Entry Plaza Area Page 8 of 11 acres on the site, which includes the 0.58 acre wetland area and an additional 0.27 acre buffer area. The Applicant proposes to create a park-like environment adjacent to the wetland that is accessible to the public. An impervious pathway is proposed to be constructed wi thin the buffer surrounding the seasonal wetland. Located west of the seasonal wetland are a 20-foot wide pedestrian boardwalk, landscaped garden, and a permanent water feature. An outdoor seating area is proposed just north of the building near the water feature, as shown in the rendering above. Landscaping south of the building would include shrubs surrounding a landscaped bio - retention basin. A grove of trees is proposed south of the building. Shrubs and trees are also proposed around the perimeter of the project site. The trees along the perimeter of the site are all 24” box. The interior of the site includes a mix of tree sizes consisting of 15 gallon, 24” box, 36” box and 48” box. Refer to Attachment 3, Sheet L4.01 for additional information on tree species and sizes, and the plant palette. Public Art Compliance The Applicant has elected to provide public art on the project site. The location of the public art has not yet been finalized. The art piece and location is subject to review by the Heritage and Cultural Arts Commission and approval by the City Council. However, the Applicant is proposing to locate public art near the wetland area where it will be accessible to the public. A Resolution recommending that the City Council approve the Site Development Review Permit for Phase 1 is included as Attachment 5 to this Staff Report with the Draft City Council Resolution included as Attachment 6. CONSISTENCY WITH THE GENERAL PLAN AND ZONING ORDINANCE : The proposed project is consistent with the General Plan and Eastern Dublin Specific Plan Land Use designation of Campus Office, which allows for research and development uses. 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 developments. Pedestrian circulation and gathering spaces have been linked together with sidewalks and public streets. In general the proposed project furthers the goals of the Community Design and Sustainability Element of the General Plan by providing a high quality building that is utilizing contemporary, high-quality materials and finishes in compliance with the design guidelines. 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 al l local ordinances and regulations. Conditions of Approval from these departments and agencies have been included in the attached Resolution pertaining to the Site Development Review (Attachment 6). Page 9 of 11 ENVIRONMENTAL REVIEW: The development on the project site has been addressed in two prior CEQA documents, an Environmental Impact Report (EIR) for the Eastern Dublin Specific Plan and a Mitigated Negative Declaration (MND) for the proposed Cisco project. The project site is located within the Eastern Dublin Specific Plan area and was addressed in the General Plan Amendment/Eastern Dublin Specific Plan EIR. The General Plan Amendment and Eastern Dublin Specific Plan were adopted by the City Council to encourage orderly growth of the Eastern Dublin Specific Plan area. The Eastern Dublin Specific Plan EIR is a Programmatic EIR and evaluated the potential environmental effects of urbanizing Eastern Dublin. On May 10, 1993, the Dublin City Council adopted Resolution No. 51 -93, certifying an Environmental Impact Report for the Eastern Dublin General Plan Amendment and Eastern Dublin Specific Plan (Eastern Dublin EIR, SCH #91103064). The certified EIR consisted of a Draft EIR and Responses to Comments bound volumes, as well as an Addendum dated May 4, 1993, assessing a reduced development alternative. The City Council adopted Resolution No. 53-93 approving a General Plan Amendment and a Specific Plan for the reduced area alternative on May 10, 1993. On August 22, 1994, the City Council adopted a second Addendum updating wastewater disposal plans for Eastern Dublin. The Eastern Dublin EIR addressed the cumulative effects of developing in agricultural and open space areas and the basic policy considerations accompanying the change in character from undeveloped to developed lands. In 2001, the City prepared an Initial Study to evaluate site-specific impacts of the proposal to change the General Plan and Eastern Dublin Specific Plan land use designation of Site 15A from High Density Residential to Campus Office. The Initial Study included a greater level of detail than the program EIR. Based on the Initial Study, the City prepared and circulated a Mitigated Negative Declaration (Cisco Systems MND, SCH #1991103064). It was determined that with the implementation of Mitigation Measures previously adopted for the Program EIR and with site-specific Mitigation Measures contained in the Initial Study, potential site specific impacts of the proposed project would be reduced to a level of insignificance, and therefore, the proposed project would not have a significant effect on the environment. Consistent with CEQA section 21166 and related CEQA Guidelines sections 15162/15163, the City prepared an Initial Study to determine whether additional environmental review was required for the proposed project. The Initial Study examined whether there were substantial changes to the proposed development, substantial changes in circumstances, or new information, any of which would result in new or more severe significant impacts than analyzed in the prior EIR and MND or if any other CEQA standards for supplemental environmental review were met. The Initial Study determined that there were new potentially significant impacts associated with the project related to biological resources; therefore, a Supplemental Mitigated Negative Declaration was prepared to analyze those biological impacts. A Resolution recommending that the City Council adopt the Supplemental Mitigated Negative Declaration is included as Attachment 7 with the draft City Council Resolution included as Attachment 8. The Supplemental Mitigated Negative Declaration/Initial Study is included as Attachment 9. Page 10 of 11 The project is subject to mitigations identified in the Supplemental Mitigated Negative Declaration, the previously adopted Mitigated Negative Declaration, and the Eastern Dublin Specific Plan EIR as applicable. The City will monitor the Applicant’s compliance with mitigation measures as the project is constructed and operated under the Mitigation Monitoring and Reporting Program adopted in conjunction with the project approvals. The Mitigation Monitoring and Reporting Program is included as Attachment 10. The Supplemental Mitigated Negative Declaration/Initial Study was circulated for a public review period from December 13, 2017 to January 30, 2018. The City received four comment letters during the public review period. Though not required by CEQA, the City prepared a response to the comments (Attachment 11). The environmental effects of the project are discussed in deta il in the Supplemental MND for the project. However, the following is a summarized list of potential project impacts on biological resources and the mitigation measures recommended by the Supplemental MND to reduce these impacts to a less-than-significant level. Potential Impacts – Biological Resources Seasonal wetlands are located on 1.03 acres of the project site and occur as nine separate topographic depressions where seasonal inundation and/or saturation occur during the rainy season. Vegetation within the seasonal wetlands is sparse, and dominated by a mixture of predominantly non -native grasses and forbs, all of which are adapted to high levels of disturbance. Implementation of the proposed project would result in permanent impacts to 0.45 acres of seasonal wetlands and preserve the remaining 0.58 acres. In addition to the seasonal wetlands, two locally rare plant species were identified, namely; Congdon’s tarplant and California dock. Mitigation Measure BIO-1 requires a pre-construction survey be conducted for Burrowing Owls prior to any ground disturbance and mitigation for any impacts on the owls. Mitigation Measure BIO-2 requires that rare plant surveys be conducted within the construction zone and mitigation for impacts on protected plant speci es. Mitigation Measure BIO-3 requires the performance of pre-construction breeding bird surveys be conducted no more than 14 days prior to initial ground disturbance and avoidance of disturbance of any active nests. Mitigation Measure BIO-4 requires the Applicant to obtain all required resource agency permits and approval of a wetland mitigation plan that ensures no-net loss of wetland and waters habitat prior to obtaining the first site grading or building permit for development activities involving ground disturbance. NOTICING REQUIREMENTS/PUBLIC OUTREACH: In accordance with the City’s policy, the Applicant installed a Planning Application Notice Sign along the project frontages. The sign includes details about the project and how to find out more information. The project is also included on the City’s Project Development Website. In accordance with State law, a public hearing notice was published in the East Bay Times and posted at several locations throughout the City. Notices were mailed to all property owners and tenants within 300 feet of the project site. Notices were also mailed to interested parties, which included the agencies that provided comments on the Page 11 of 11 Supplemental Mitigated Negative Declaration. A copy of the Staff Report has been provided to the Applicant and posted to the City’s website. ATTACHMENTS: 1. Resolution Recommending Adoption of a Planned Development Zoning Ordinance 2. Exhibit A to Attachment 1. Draft City Council Ordinance Adopting Planned Development Zoning 3. Project Plans 4. Color Renderings 5. Resolution Recommending City Council Approval of the Site Development Review Permit for Phase 1 6. Exhibit A to Attachment 5. Draft City Council Resolution Approving the Site Development Review Permit for Phase 1 7. Resolution Recommending Adoption of a Supplemental Mitigated Negative Declaration 8. Exhibit A to Attachment 7. Draft City Council Resolution Adopting the Supplemental Mitigated Negative Declaration 9. Exhibit A to Attachment 8. Zeiss Innovation Center Supplemental Mitiga ted Negative Declaration/Initial Study 10. Exhibit B to Attachment 8. Mitigation Monitoring and Reporting Program 11. Response to Comments February 2018 Page 1 of 4 STAFF REPORT CITY COUNCIL DATE: March 6, 2018 TO: Honorable Mayor and City Councilmembers FROM: Christopher L. Foss, City Manager SUBJECT: Zeiss Innovation Center: Planned Development Zoning with a related Stage 1 and Stage 2 Development Plan, and Site Development Review Permit (PLPA 2017-00025) Prepared by: Martha Battaglia, Associate Planner EXECUTIVE SUMMARY: The City Council will consider the Zeiss Innovation Center project, which consists of a 433,090 square foot research and development campus comprised of two buildings, a parking structure, and associated site, frontage, and landscape improvements to be built in two phases. Requested approvals include a Planned Development Rezone with a Stage 1 and Stage 2 Development Plan for the entire 11.36 acre site, a Site Development Review Permit for Phase 1, which includes a 208,650 square foot research and development building, surface parking and related site improvements and adoption of a Supplemental Mitigated Negative Declaration that was prepared for the project in accordance with the California Environmental Quality Act. STAFF RECOMMENDATION: Conduct the public hearing, deliberate and a take the following actions: a) Adopt the Resolution adopting a Supplemental Mitigated Negative Declaration and Mitigation Monitoring and Reporting Program for the Zeiss Innovation Center; b) Waive the reading and INTRODUCE an Ordinance Amending the Zoning Map and Approving a Planned Development Zoning District with a related Stage 1 and Stage 2 Deve lopment Plan for the Zeiss Innovation Center; and c) Adopt the Resolution Approving the Site Development Review Permit for Phase 1 of the Zeiss Innovation Center project. DESCRIPTION The project site is approximately 11.36 acres of land located on the no rtheast corner of Dublin Boulevard and Arnold Road, as shown in the vicinity map below. The site, which is referred to as Site 15A, is currently owned by the Alameda County Surplus Property Authority and will be sold to the Applicant. The property has a General Plan and Eastern Dublin Specific Plan land use designation of Campus Office, which allows for the development of a “campus-like setting for office and other non-retail commercial uses.” Page 2 of 4 Typical uses include professional and administrative offices, r esearch and development, business and commercial services, and limited light manufacturing. Figure 1: Project Vicinity Current Request The Applicant, Carl Zeiss Inc., plans to consolidate several of their northern California facilities in Dublin. To accommodate this, they are proposing a campus office development of up to 433,090 square feet on Site 15A. The project would include two contemporary office buildings, a parking structure and associated site, frontage and landscape improvements to be constructed in two phases. Phase 1 of the Zeiss Innovation Center includes a 208,650 square foot, 3 -story research and development building. This facility will contain research and development labs, offices, a demonstration center and show room, warehouse, loading area, shipping and receiving, an employee cafeteria. The site plan includes surface parking for 664 vehicles and associated site improvements including enhanced seasonal wetlands and walking trail, entry plaza and fountain, landscaping and f rontage improvements. Phase 2 will be built in the future to include a second research and development building of up to 224,440 square feet and a parking structure to support both Phase 1 and 2. The majority of the surface parking will be eliminated wit h construction of the Phase 2 improvements. Please refer to the Planning Commission Staff Report (Attachment 1) for a complete analysis of the project. The following is a brief overview of the requested entitlements. Boulevard Persimmon Place Formerly SAP Transit Center Ross Campus Microdental Hacienda Crossings Page 3 of 4 1. Planned Development Rezone with a related Stage 1 & Stage 2 Development Plan for the entire site (Attachment 2). 2. Site Development Review Permit for the Phase 1 building and related site improvements (Attachment 3, 4 & 5). 3. Supplemental Mitigated Negative Declaration (Attachment 6). PLANNING COMMISSION REVIEW: The Planning Commission held a Public Hearing on February 13, 2018 to review the proposed project. Two members of the public spoke in opposition to the project and submitted comment letters (Attachment 7). The Planning Commission un animously recommended that the City Council approve the project (Attachment 8). ENVIRONMENTAL REVIEW: The development on the project site has been addressed in three CEQA documents, an Environmental Impact Report (EIR) for the Eastern Dublin Specific Pl an, a Mitigated Negative Declaration (MND) for the proposed Cisco project and a Supplemental Mitigated Negative Declaration for the proposed project. The project site is located within the Eastern Dublin Specific Plan area and was addressed in the General Plan Amendment/Eastern Dublin Specific Plan EIR (Eastern Dublin EIR, SCH #91103064). The Eastern Dublin Specific Plan EIR is a Programmatic EIR and evaluated the potential environmental effects of urbanizing Eastern Dublin. In 2001, the City prepared and adopted a Mitigated Negative Declaration (Cisco Systems MND, SCH #1991103064) to evaluate site-specific impacts of the change to the General Plan and Eastern Dublin Specific Plan land use designation of Site 15A from High Density Residential to Campus Office. The Mitigated Negative Declaration determined that with the implementation of Mitigation Measures previously adopted for the Eastern Dublin Specific Plan EIR and with site-specific Mitigation Measures contained in the Mitigated Negative Declaration, potential site-specific impacts of the proposed project would be reduced to a level of insignificance, and therefore, the proposed project would not have a significant effect on the environment. Consistent with CEQA section 21166 and related CEQA Guidelin es sections 15162/15163, the City prepared an Initial Study to determine whether additional environmental review was required for the proposed project. The Initial Study examined whether there were substantial changes to the proposed development, substant ial changes in circumstances, or new information, any of which would result in new or more severe significant impacts than analyzed in the prior EIR and MND or if any other CEQA standards for supplemental environmental review were met. The Initial Study determined that there were new potentially significant impacts associated with the project related to biological resources; therefore, a Supplemental Mitigated Negative Declaration was prepared to analyze those biological impacts. The Supplemental Mitigated Negative Declaration/Initial Study is included as Attachment 9. The project is subject to mitigations identified in the Supplemental Mitigated Negative Declaration, the Mitigated Negative Declaration, and the Eastern Dublin Specific Plan EIR as applicable. The City will monitor the Applicant’s compliance with mitigation measures as the project is constructed and operated under the Mitigation Monitoring Page 4 of 4 and Reporting Program adopted in conjunction with the project approvals. The Mitigation Monitoring and Reporting Program is included as Attachment 10. The Supplemental Mitigated Negative Declaration/Initial Study was circulated for a public review period from December 13, 2017 to January 30, 2018. The City received four comment letters during the public review period. The City also received two letters objecting to the CEQA analysis after the close of the comment period just prior to the Planning Commission meeting. Though not required by CEQA, the City prepared responses to the issues raised in the comment letters (Attachment 11). The environmental effects of the project are discussed in detail in the documents referenced above. NOTICING REQUIREMENTS/PUBLIC OUTREACH: In accordance with the City’s policy, the Applicant installed a Planning Application Notice Sign along the project frontages. The sign includes details about the project and how to find out more information. The project is also included on the City’s Project Development Website. In accordance with State law, a public hearing notice was publi shed in the East Bay Times and posted at several locations throughout the City. Notices were mailed to all property owners and tenants within 300 feet of the project site. Notices were also mailed to interested parties, which included those that provided comments regarding the Supplemental Mitigated Negative Declaration. A copy of the Staff Report has been provided to the Applicant and posted to the City’s website. ATTACHMENTS: 1. Planning Commission Staff Report dated 2.13.18 without attachments 2. Ordinance Adopting Planned Development Zoning with a Stage 1 and 2 Development Plan 3. Resolution Approving a Site Development Review Permit for Phase 1 4. Exhibit A to Attachment 3 - Project Plans 5. Exhibit B to Attachment 3 - Color Renderings 6. Resolution Adopting the Supplemental Mitigated Negative Declaration 7. Planning Commission Draft Meeting Minutes Dated February 13, 2018 8. Planning Commission Resolutions No. 18-02, 18-03 & 18-04 9. Exhibit A to Attachment 6 - Supplemental Mitigated Negative Declaration & Initial Study 10. Exhibit B to Attachment 6 - Mitigation Monitoring and Reporting Program 11. Response to Comments 1 ORDINANCE NO. XX – 18 AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF DUBLIN * * * * * * * * * * * * * * AMENDING THE ZONING MAP AND APPROVING A PLANNED DEVELOPMENT ZONING DISTRICT WITH A RELATED STAGE 1 AND STAGE 2 DEVELOPMENT PLAN FOR THE ZEISS INNOVATION CENTER PROJECT PLPA 2017-00025 (APN 986-0014-010-00) The Dublin City Council does ordain as follows: SECTION 1. RECITALS A. The Applicant, Carl Zeiss Inc., proposes to construct the Zeiss Innovation Center project, which consists of a 433,090 square foot research and development campus comprised of two buildings, a parking structure, and associated site, frontage, and landscape improvements. Requested land use approvals include a Planned Development Rezone with a Stage 1 and Stage 2 Development Plan, a Site Development Review Permit for Phase 1 (a 208,650 square foot research and development building), and a Supplemental Mitigated Negative Declaration. These planning and implementing actions are collectively known as the “Zeiss Innovation Center Project” or the “Project”; and B. The project site is approximately 11.36 acres located at the northeast corner of Dublin Boulevard and Arnold Road (APN 986-0014-010-00). C. The project is located in the General Plan Eastern Extended Planning Area and the Eastern Dublin Specific Plan area, for which the City Council certified a Program Environmental Impact Report by Resolution 51-93 (“Eastern Dublin EIR” or “EDEIR”, SCH 91103064) on May 10, 1993, which resolution is incorporated herein by reference. The Eastern Dublin EIR identified significant impacts from development of the Eastern Dublin area, some of which could not be mitigated to less than significant. Upon approval of the Eastern Dublin General Plan Amendment and Specific Plan, the City Council adopted mitigations, a mitigation monitoring program and a Statement of Overriding Considerations (Resolution 53 -93, incorporated herein by reference). D. In 2001, the City prepared a modified Initial Study to evaluate whether additional environmental review than in the Eastern Dublin EIR was needed for a proposed Cisco development project. Based on the Initial Study, the City prepared a Mitigated Negative Declaration dated June 2001 (SCH 1991103064). The City Council adopted a Mitigated Negative Declaration (MND), Statement of Overriding considerations and a Mitigation Monitoring Program for the change in the General Plan designation and zoning on the project site to Campus Office on April 15, 2003 (Resolution No. 65 -03, incorporated herein by reference). E. The City prepared a modified Initial Study to determine whether supplemental environmental review was required for the proposed Zeiss Innovation Center project under CEQA standards. The Initial Study examined whether there were substantial changes to the proposed development, substantial changes in circumstances, or new information, any of which 2 would result in new or more severe significant impacts than analyzed in the prior Eastern Dublin EIR and Cisco MND or whether any standards for supplemental en vironmental review were met. F. Upon completion of the Initial Study it was determined that there were new potentially significant impacts associated with the project related to biological resources; therefore, a Supplemental Mitigated Negative Declaration was prepared to analyze those biological impacts. G. The Supplemental Mitigated Negative Declaration/Initial Study was circulated for public review from December 13, 2017 to January 30, 2018. H. The City of Dublin received four comment letters during the public review period. I. Following a public hearing on February 13, 2018, the Planning Commission adopted Resolution 18-02 recommending that the City Council adopt the Supplemental Mitigated Negative Declaration and Mitigation Monitoring and Reporting Program for the project, which resolution is incorporated herein by reference and available for review at City Hall during normal business hours. J. Following a public hearing on February 13, 2018, the Planning Commission adopted Resolution 18-03, recommending approval of the Planned Development Rezone and related Stage 1 and 2 Development Plan, which resolution is incorporated herein by reference and available for review at City Hall during normal business hours. K. A Staff Report, dated March 6, 2018, and incorporated herein by reference, described and analyzed the Project, including the Planned Development Rezone and related Stage 1 and 2 Development Plan, for the City Council. L. On March 6, 2018, the City Council held a properly noticed public hearing on the project, including the proposed Planned Development Rezone and related Stage 1 and 2 Development Plan, at which time all interested parties had the opportunity to be heard . M. The City Council considered the Supplemental Mitigated Negative Declaration and related prior CEQA documents and all above referenced reports, recommendations, and testimony prior to taking action on the project. SECTION 2: FINDINGS A. Pursuant to Section 8.32.070 of the Dublin Municipal Code, the City Council finds as follows. 1. The Zeiss Innovation Center Project (“the Project”) PD-Planned Development zoning meets the purpose and intent of Chapter 8.32 in that it provides a comprehensive development plan that creates a desirable use of land that is sensitive to surrounding land uses by virtue of the layout and design of the site plan. 2. Development of the Zeiss Innovation Center project under the PD-Planned Development zoning will be harmonious and compatible with existing and future development in th e surrounding area in that the site will provide new office buildings in an area that has similar uses nearby and is also adjacent to existing and future workplaces and residential neighborhoods. 3 B. Pursuant to Sections 8.120.050.A and B of the Dublin Mu nicipal Code, the City Council finds as follows. 1. The PD-Planned Development zoning for the Zeiss Innovation Center project will be harmonious and compatible with existing and potential development in the surrounding area in that the proposed site plan has taken into account sensitive adjacencies and will provide employment opportunities to the surrounding neighborhoods. T he proposed site plan has taken into account a land use type and density that is compatible with the adjacent areas and densities. 2. The project site is physically suitable for the type and intensity of the zoning district being proposed in that the project site is flat with improved public streets on three sides and served by existing public utilities. The project site conditions are documented in the Supplemental Mitigated Negative Declaration/Initial Study and prior certified Environmental Impact Report (EIR) and Mitigated Negative Declaration, and the project will implement all adopted mitigation measures , as applicable. There are no site conditions that were identified in the Supplemental Mitigated Negative Declaration/Initial Study that will present an impediment to development of the site for the proposed campus office development. 3. The PD-Planned Development zoning will not adversely affect the health or safety of persons residing or working in the vicinity, or be detrimental to the public health, safety and welfare in that the project will comply with all applicable development regulations and standards and will implement all adopted mitigation measures, as applicable. The project uses are compatible with surrounding uses. 4. The PD-Planned Development zoning is consistent with and in conformance with the Dublin General Plan and the Eastern Dublin Specific Plan, in that the proposed use as a research and development facility is consistent with the existing Campus Office land use designations for the site. Pursuant to the California Environmental Quality Act, the City Council finds as follows: 1. Pursuant to the California Environmental Quality Act, the City Council adopted a Supplemental Mitigated Negative Declaration and Mitigation Monitoring and Reporting Program via Resolution 21-18 on March 6, 2018, prior to approving the project. SECTION 3: ZONING MAP AMENDMENT Pursuant to Chapter 8.32, Title 8 of the City of Dublin Municipal Code the City of Dublin Zoning Map is amended to rezone the property described below to a Planned Development Zoning District and supersedes and replaces the previously adopted zoning (Resolution 105 -85): 11.36 acres located on the northeast corner of Dublin Boulevard and Arnold Road . (Assessor Parcel Numbers 986-0014-010-00) (“the Property”). 4 A map of the rezoning area is shown below: SECTION 4. APPROVAL OF STAGE 1 & STAGE 2 DEVELOPMENT PLAN The regulations for the use, development, improvement, and maintenance of the Property are set forth in the following Stage 1 and Stage 2 Development Plan for the entire 11.36 acre project area, which is hereby approved. Any amendments to the St age 1/Stage 2 Development Plan shall be in accordance with section 8.32.080 of the Dublin Municipal Code or its successors. The following Stage 1 and Stage 2 Development Plans meet all the requirements for Stage 1 and Stage 2 Development Plans as set forth in Chapter 8.32 of the Dublin Zoning Ordinance. Stage 1 & Stage 2 Development Plan 1. Statement of Uses. PD – Campus Office Permitted Uses • Corporate, professional, technical and administrative offices. • Research and development laboratories and offices. • Storage and sale of material produced on the site. • Light manufacturing and processing that is conducted entirely indoors and that produce no noxious odors, hazardous materials or excessive noise . • Accessory and incidental amenity uses to offices, including but not limited to employee cafeterias, employee fitness centers, day care centers, employee training facilities and showroom/demonstration center. 5 Conditional Uses • Community, religious and institutional facilities. • In-patient and out-patient health facilities. • Public facilities and uses. • Retail commercial establishments to serve site users. • Eating and drinking establishments (excluding employee -serving facilities). 2. Sites Area & Proposed Densities. a. 11.36 acres b. 433,090 square feet 3. Phasing Plan. Building/Use Size (SF)* Phase 1 Building 1 208,650 Phase 2 Building 2 224,440 Phase 2 Parking Structure Total Project Size 433,090 SF *The square footage allocated to Phases 1 and 2 can be adjusted with approval by the Community Development Director provided that the project remains consistent with the development standards and overall square footage of development. Phase 1 Site Plan 6 Phase 2 Site Plan 4. General Plan and Eastern Dublin Specific Plan Consistency. The project is consistent with the General Plan and Eastern Dublin Specific Plan land use designation of Campus Office, which permits a floor area ratio of 0.25 to 0.80. The FAR for the site is based upon the combined square footages for entire Site 15 (15A: APN 986-0014-010& 15B: APN 986- 0014-011). 5. Inclusionary Zoning Regulations. The project is not subject to the Inclusionary Zoning Regulations (Chapter 8.68) for the provision of affordable housing because the regulations apply only to residential development projects of 20 units or more. 6. Aerial Photo. 7 7. Site Plan (Phases 1 & 2). 8. Development Regulations. The following development regulations apply to the project: Maximum Building Height 5 floors and no more than 75 feet to the finished floor of the highest story. Maximum building height is 90 feet (tower elements, architectural and articulated design features, solar panels and small-scale wind turbines may extend 10 feet above maximum beyond this height). Maximum Building Area 433,0901 Maximum Floor Area 0.802 Minimum Setbacks Along Dublin Blvd: 50 feet Along Arnold Road: 20 feet Along Central Parkway: 20 feet Parking Stall Dimensions Standards Full Size Space: 8’6”x18 Compact Car Space: 8’6”x15 (1) Excludes the parking garage (2) Floor area ratio for the site is based upon the combined square footage for Site 15A & 15B 9. Architectural Standards. The project’s architectural style is modern with clean lines and extensive glass glazing on all elevations. 8 The architectural design of the project shall reflect the following standards: • Employ high quality materials to provide visual interest in the project and to complement its surroundings. • Use diversity of textures in the building finishes providing a varied and interesting base form for the buildings. • Incorporate features such as different wall planes, heights, wall textures, roof elements, signs, light fixtures and landscaping to contribute layers of detail at the pedestrian level. • Provide functional outdoor spaces where people will gather and socialize, with landscaping, outdoor seating, enhanced paving treatment, and other features to provide an appropriate urban scale for the development. • Develop an architectural vocabulary that will be represented in future phases of the development to create a sense of harmony between building forms and landscape. Illustrative examples of architectural style: 9 10. Preliminary Landscape Plan. The conceptual landscape design of the project shall reflect the following standards. The landscape design shall: • Create a park-like environment that is accessible to the public. • Provide interpretive and educational components to enrich visitor’s experience on the site. • Treat the site’s storm water in a set of basins throughout the site that are linked to the site’s water infrastructure. • Create a visual buffer and soften the edge between the public realm and the site. • Utilize plants that provide a year round vegetated landscape with seasonality, color, and interest for an attractive visual environment. 11. Transportation Demand Management Plan. Transportation Demand Management (TDM) measures will be implemented by the property owner to reduce potential impacts on the City’s road network. The TDM measures are programs and solutions that will reduce drive 10 alone trips to and from the site. A TDM goal of 20% trip reduction has been determined for the project. The TDM Plan is subject to review and approval by the City’s Tra nsportation and Operations Manager. The implementation of the TDM measures and the reduction of vehicle trips will be monitored by the City’s Transportation and Operations Manager through the approval of a yearly TDM report prepared by the property owner. The Plan shall include the following elements: a. Identification of the property owner’s TDM Coordinator at the site. b. A toolkit of TDM measures to reduce drive alone trips to and from the site and a commitment to implement each measure. c. Implementation plan and monitoring procedures. d. Requirement to provide annual traffic monitoring that will include vehicle counts at the driveways. e. Conformance to the toolkit measures. f. Additional measures to increase TDM adherence if the target of 20% is not met. g. Potential penalties, if the target is not met. SECTION 5. POSTING OF ORDINANCE The City Clerk of the City of Dublin shall cause this Ordinance to be posted in at least three (3) public spaces in the City of Dublin in accordance with Section 36933 of the Government Code of the State of California. SECTION 6. EFFECTIVE DATE This Ordinance shall take effect thirty (30) days following its adoption. PASSED AND ADOPTED BY the City Council of the City of Dublin, on this 20th day of March 2018, by the following votes: AYES: NOES: ABSENT: ABSTAIN: _____________________________ Mayor ATTEST: _____________________________ City Clerk