HomeMy WebLinkAbout03-030 GHites/Dubln Crown Chev AGENDA STATEMENT
PLANNING COMMISSION MEETING DATE: May 25, 2004
SUBJECT:
PUBLIC HEARING - PA 03-030, George Hites/Dublin Crown
Chevrolet Automobile Vehicle Storage Lot (HHH Investment Co.
Property), Conditional Use Permit for a Minor Amendment to a
Planned Development District and Vehicle Storage Lot for a 5-
Year Term at 5601 Arnold Drive ~/~C~i
Report prepared by: Pierce Macdonald, Associate Planner
ATTACHMENTS:
o
Resolution approving the Conditional Use Permit
Applicant's Written Statement with attached letter of
amendment
Site and Parking Layout Plans
City Council Ordinance and Resolution Adopting Planned
Development Zoning District PA 97-031 on March 17, 1998
RECOMMENDATION:
2.
3.
4.
o
Open public heating;
Take testimony from the Applicant and the public;
Close public heating and deliberate;
Determine if:
a. The alternate Condition 8 relative to fencing the vehicle
storage lot should be added to the Conditions of
Approval in the attached resolution; or
b. The Condition 8 as included in the attached Resolution is
appropriate for the site; and
Adopt the attached Resolution approving the Conditional
Use Permit for a Minor Amendment to Planned
Development Zoning District PA 97-031 to establish an
Automobile/Vehicle Storage Lot Facility for George
Hites/Dublin Crown Chevrolet for a Period of Five (5) Years
at 5601 Arnold Drive, PA 03-030, subject to Conditions of
Approval.
PROJECT DESCRIPTION:
The Applicant, George Hites, requests Planning Commission approval of an automobile/vehicle storage
lot facility for approximately 235 cars in the existing parking lot of the office/light industrial building for a
period of five (5) years at 5601 Arnold Drive (see Attachment 2 for Applicant's Written Statement). The
parking area is currently leased to Dublin Crown Chevrolet to store overstocked cars and trucks. Mr. Hites
is operating the vehicle storage lot without City approvals and is complying with Code Enforcement
requests to submit an application and obtain necessary permits for this project.
COPIES TO: Applicant
Property Owner
Project File
G:~PA#~2003\03-030 Microdental Vehicle Storage\PC Staff Report.doc
The project site is approximately 11.5 acres in size and located within a Planned Development (PD)
Campus Office/Industrial District, PA 97-031, also known as the Creekside Office Park. City Council
adopted Resolution 30-98 establishing the development regulations of PA 97-031 on March 17, 1998 (see
Attachment 4,Ordinance and Resolution for PA 97-31). As stated in the Resolution, the intent of the PD
District is to transition land uses from office industrial uses closer to Gleason Road to higher intensity
office uses closer to Central Parkway.
The property is occupied by an existing four-story, 124,93 O-square-foot building and a 968-space parking
lot (the Site Plan is included in Attachment 3). The existing building was constructed in 2000, and a
second building of equal size is planned for the site in the future. Adjacent uses include laboratory and
research and development uses to the north, a parking structure to the east, vacant land and offices to the
south across Central Parkway, and Camp Parks and other public lands to the west. Crown Chevrolet is
located at 7544 Dublin Boulevard, approximately 2.25 miles fi.om the subject site.
Background:
On January 6, 2004, the Community Development Director approved Site Development Review at the
same property at 5601 Arnold Drive for a private, fenced parking lot for the Bureau of Alcohol, Tobacco
and Firearms (ATF). The ATF leases office space in the office building and uses 71 of the parking spaces
in the lot. On January 20, 2004, the City Council approved an amendment to the regulations established by
the Zoning Ordinance, Section 8.08.20, Definitions, pertaining to the definition of an automobile/vehicle
storage yard. The definition had formerly required that all storage lots be located behind a 6-foot high
wall or fence. As amended, a wall or fence is not required by definition for an automobile/vehicle storage
yard unless the Planning Commission finds that this requirement is necessary.
Most recently, the City Council approved amendments to the Zoning Ordinance regulations for
automobile/vehicle storage lots within the Retail Commercial (C-2) Zoning District and similar Planned
Development Districts on April 20, 2004. These new regulations require storage lots to be consistent with
specific performance standards related to duration, proximity to major roadways, and business operations.
The proposed project is not within the C-2 District or a Planned Development District that references C-2
regulations.
ANALYSIS:
The proposed project requires a minor amendment to the allowed uses of the existing PD to add vehicle
storage lots to the list of Conditional Uses (the existing PD development regulations are included as
Attachment 4). Pursuant to Section 8.32.080 of the Zoning Ordinance, the Planning Commission may
approve minor amendments to an adopted Development Plan by means of a Conditional Use Permit upon
finding that the amendment(s) substantially comply with and do not materially change the provisions or
intent of the adopted Planned Development Zoning District Ordinance for the site.
Parking Lot Design:
The parking lot with a capacity of 968 spaces was designed and built to satisfy the parking requirements
for both the existing building and a future building on the site (a total floor area of 250,000 square feet).
Because half of the approved floor area for the site has been built and an additional amount of parking has
been fenced and reserved for the Bureau of Alcohol Tobacco and Firearms parking area (71 parking
spaces), there is an excess of approximately 413 parking spaces. The Applicant is requesting Planning
2
Commission approval to use 235 of those spaces on an interim basis of five (5) years for the subject
automobile/vehicle storage lot.
The location of the vehicle storage lot generally conforms to the intent of the PD District to transition land
uses from office industrial uses closer to Gleason Road to higher intensity office uses closer to Central
Parkway. The existing building, leased by Micro Dental and other businesses, is located on the southern
half of the parcel, near Central Parkway. The proposed vehicle storage lot is located in the parking area
on the northern half of the parcel, between the existing building and the laboratories and office buildings
to the north, on Gleason Road. Other allowed uses in the PD District include light manufacturing and
processing. The location of the vehicle storage lot is consistent with the intent of the PD District because
it is within the light industrial area of the District, the northern portion, and automobile/vehicle storage
lots are a type of equipment and materials storage yard normally found in light industrial areas.
Duration of Use:
The amendment to the Planned Development District allowing Automobile/Vehicle Storage Lots by
means of a Conditional Use Permit would be a permanent change to the allowed uses in the PD District.
However, the Applicant has requested a Conditional Use Permit to establish an automobile/vehicle storage
lot for a limited period of five (5) years in the amended Written Statement (Attachment 2). The Applicant
has stated that the vehicle storage lot is intended to be an interim use until a second building is constructed
at the site. Site Development Review (SDR) for a second building was previously approved by the
Planning Commission as PA 98-055 on January 26, 1999. As the SDR was valid for a one-year period
and no construction of the second building occurred during that time, the SDR is no longer valid. Staff
recommends that the automobile vehicle storage yard use be limited to the period of time (five years) as
requested by the Applicant and serve as an interim use of the parking area. Once the Applicant applies
and receives approval of a subsequent SDR for the second building, the interim use of the storage lot
would cease. The five (5) year time period for the use is specified in the Resolution in Attachment 1.
Visual Impacts:
The proposed automobile vehicle storage lot is directly adjacent to Arnold Drive and visible to persons
driving or walking within the public right-of-way. However, the location is not as visible fi'om other
points in the vicinity as the parking area is located 690 feet from Central Parkway, 75 feet from the
parking structure to the east, and 100 feet from the office/light industrial building to the north. The
volume of vehicle and pedestrian traffic on Arnold Drive is currently light, but the street is projected in
the Eastern Dublin Specific Plan to carry 1,950 average daily trips by 2010 and 8,000 average daily trips
at build-out. Vehicle traffic, however, on the roadway is expected to remain light for the proposed
duration of the Conditional Use Permit as the area is not anticipated to be completely built-out within the
next five (5) years.
Fencing/Walls:
The definition of an Automobile/Vehicle Storage Lot was recently revised to remove the requirement that
the storage of operable vehicles be located behind a 6-foot high solid wall or fence. Although walls and
fences are not required by the Zoning Ordinance any longer for vehicle storage lots, each situation may be
reviewed for security purposes by the approving agency, and fencing or walls may be required on a site-
specific basis. The Police Department has reviewed the project and suggested that the installation of
fencing with gates be required for the lot to maintain security of the vehicles, as they are valuable and
highly visible from Arnold Drive. However, the fencing and gates may not be necessary as the property
owner has not experienced security problems at the site and the lot is somewhat remote from major
3
roadways or other development. The Applicant has stated that he would prefer not to fence the area as the
vehicle storage lot would be an interim use for five years only.
The Staff requests that the Commission determine if this fencing should become a requirement of the
Conditional Use Permit and, if so, the following condition should replace Condition 8 of the Conditions of
Approval in the Resolution in Attachment 1:
Fencing and Gates. The parking area designated for the storage of vehicles shall be located
within a fenced area, with a new perimeter chain-link fence installed subject to issuance of
Building Permits, on the site and be maintained in good condition throughout the duration of its
use. The gated entrance to the installed fenced area shall be kept closed and locked at all times
except during authorized drop-off or removal of vehicles. Any Fire Department accessways within
the fenced area shall be equipped with gates with Knox boxes.
Review by CitF Departments:
Various City Departments have reviewed the project and have submitted conditions of project approval
for the storage lot operation in order to maintain minimum health and safety standards. These conditions
are contained in the Resolution in Attachment 1. No other governmental agencies commented on the
project as the site is developed and fully improved. Staffhas reviewed the project and has determined that
the required Conditional Use Permit findings in the Resolution in Attachment 1 can be made.
Conformance with General Plan and Eastern Dublin Specific Plan:
The General Plan designation for the site is Industrial Park/Campus Office. The property is located in an
area of light industrial type uses and business parks. Automobile/vehicle storage lots are a type of
equipment and materials storage yard normally found in light industrial areas. The project conforms with
intended land uses and impacts studied in the Eastern Dublin Specific Plan as it is within the intensity and
types of land uses anticipated for the area.
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 heating. A public notice
was also published in the Valley Times and posted at several locations throughout the City. To date, the
City has received no comments or objections from surrounding property owners or tenants regarding the
current proposal.
ENVIRONMENTAL REVIEW:
This project has been found to be Categorically Exempt from CEQA under Section 15303 of the
California Environmental Quality Act Guidelines. The project consists of minor modifications to a fully
improved existing building site, is consistent with all General Plan and Zoning regulations, and, is
currently served by all required utilities and public services.
CONCLUSION:
The parking area proposed for the limited term automobile/vehicle storage lot meets the requirements of
the Zoning Ordinance for an Automobile/Vehicle Storage Lot. The use is compatible with the
surrounding uses consisting of businesses and services with adjacent parking lots. The Applicant, George
Hites, is requesting to use the lot for vehicle storage on an interim basis for five (5) years, which is also
recommended by Staff. The site is presently developed as a parking area and is suitable for use as a
vehicle storage lot. Although the property owner has not experienced security problems, as the lot is in an
area somewhat remote from other urban development, the Police Department suggests that the installation
of fencing with gates be required. The Planning Commission should determine if this should be required
or not, and if required, approve the Conditions of Approval with the alternative wording for Condition 8
as discussed in this report.
RECOMMENDATION:
Staff recommends that the Planning Commission:
1. Open public heating;
2. Take testimony from the Applicant and the public;
3. Close public hearing and deliberate;
4. Determine if:
a. The alternate Condition 8 relative to fencing the vehicle storage lot should be added to the
Conditions of Approval in the attached resolution; or
b. The Condition 8 as included in the attached Resolution is appropriate for the site; and
5. Adopt the attached Resolution approving the Conditional Use Permit for a Minor Amendment
to Planned Development Zoning District PA 97-031 to establish an Automobile/Vehicle
Storage Lot Facility for George Hites/Dublin Crown Chevrolet for a Period of Five (5) Years
at 5601 Arnold Drive, PA 03-030, subject to Conditions of Approval.
GENERAL INFORMATION:
Property Owner:
Applicant:
Location:
Assessor Parcel No.:
Existing Zoning:
General Plan Designation:
HHH Investment Company
5601 Arnold Drive, Suite 101
Dublin, CA 94568
Attn: George Hites
George Hites
HHH Investment Company
5601 Arnold Drive, Suite 101
Dublin, CA 94568
5601 Arnold Drive
APN 986-0014-004
Planned Development (PD) District PA 97-031
Campus Office/Industrial District
Industrial Park
RESOLUTION NO. 04 -
A RESOLUTION OF THE PLANNING COMMISSION
OF THE CITY OF DUBLIN
APPROVING GEORGE HITES/DUBLIN CROWN CHEVROLET
CONDITIONAL USE PERMIT TO AMEND PLANNED DEVELOPMENT DISTRICT 97-031
TO ALLOW AUTOMOBILE/VEHICLE STORAGE LOTS AND TO ESTABLISH AN
AUTOMOBILE/VEHICLE STORAGE LOT FOR A PERIOD OF FIVE (5) YEARS
AT 5601 ARNOLD DRIVE, PA 03-030
WHEREAS, the Applicant/Property Owner, George Hite, proposes a minor amendment to
Planned Development (PD) District PA 97-031 by means of a Conditional Use Permit pursuant to Section
8.32.080 of the Zoning Ordinance to allow automobile/vehicle storage lots subject to a Conditional Use
Permit and to establish an automobile/vehicle storage lot for a period of five (5) years for the Dublin
Crown Chevrolet dealership within a private parking lot located at 5601 Arnold Drive (APN 986-0014-
004); and
WHEREAS, the intent of the PD District, also known as the Creekside Office Park, is to
transition land uses from office industrial uses closer to Gleason Road to higher intensity office uses
closer to Central Parkway; 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
impact and that environmental documents be prepared; and
WHEREAS, the project has been found to be Categorically Exempt from the California
Environmental Quality Act (CEQA), according to the CEQA Guidelines, Section 15303, as the project is
located on a previously developed, fully improved and paved property where no further improvements or
construction is necessary for the use; and
WHEREAS, the Planning Commission held a properly noticed public hearing on said application
on May 25, 2004; and
WHEREAS, the Staff Report was submitted recommending that the Planning Commission
application be conditionally approved for a period of five (5) years; and
WHEREAS, the Planning Commission did hear and consider all said reports, recommendations
and testimony herein above set forth and used its independent judgment to make a decision; and
WHEREAS, the Planning Commission has found that the proposed project is appropriate for the
subject site.
NOW, THEREFORE, BE IT RESOLVED THAT THE Dublin Planning Commission does
hereby make the following findings and determinations regarding said proposed Conditional Use Permit:
The proposed minor amendment substantially complies with and does not materially
change the provisions or intent of the adopted Planned Development Zoning District
ATTACHMENT 1
Ordinance for the site because the proposed use is industrial in nature and the Planned
Development District allows similar light industrial uses.
The proposed use of the property as a temporary automobile storage lot serves the public
need by providing a location for storage of new vehicles owned by auto dealerships during
expansion of existing facilities or excessive inventory, thereby providing the community
and the region with a greater opportunity to purchase automotive vehicles in a convenient
location.
The proposed use of the property as a temporary automobile storage lot will not adversely
affect the health or safety of persons working in the vicinity, and will not be detrimental to
the public health, safety, and welfare because of the proximity of its location to other
commercial and light industrial uses and related activities. Neighboring properties in the
vicinity of the project include commercial office, industrial and research and development
uses, and other locations such as parking lots. Additionally, Conditions of Approval will
ensure ongoing compatibility with other surrounding land uses that are commercial or light
industrial in nature.
The proposed use of the property as a temporary automobile storage lot, under all
circumstances and conditions of this permit, will not be injurious to property uses or
improvements in the neighborhood as there are no adverse impacts associated with
automobile/vehicle storage lots. Other commercial service and light industrial facilities in
the immediate vicinity complement the proposed project.
There are adequate existing provisions on the fully improved site for public access, water,
sanitation, and public utilities and services to ensure that the proposed use and related
structures would not be detrimental to the public health, safety and welfare. No alteration
or extension of such services would be necessary.
Fo
The subject site of the temporary automobile storage lot is physically suitable for the type,
density and intensity of the use and related improvements being proposed as it is a paved
and improved parking area. The Creekside Business Park area is one of the more
appropriate campus office/industrial district in the City for storage uses that are compatible
with the surrounding uses. The site meets the performance standards for automobile
vehicle storage lots established by Ordinance 16-04 adopted by City Council on April 20,
2004. Additionally, the storage of vehicles will occur in an established parking area
between existing buildings, and will be limited in visibility from the public right-of-way.
G°
The proposed use of the property as a temporary automobile storage lot is consistent with
the Dublin General Plan in terms of land use and development standards as the area is
within a Campus Office/Industrial Park land use designation.
BE IT FURTHER RESOLVED THAT THE Dublin Planning Commission does hereby
approve PA 03-030 Conditional Use Permit to amend the Planned Development District PD 97-031 to
allow the establishment of automobile/vehicle storage lots subject to a Conditional Use Permit and to
allow the operation of a temporary automobile/vehicle storage lot for a period of five (5) years within an
existing parking lot as generally depicted by the site plan, labeled Attachment 3, stamped approved on
May 25, 2004 by the Planning Commission, and on file with the Dublin Community Development
Department, Planning Division, subject to compliance with the following conditions:
CONDITIONS OF APPROVAL:
Unless stated otherwise, all Conditions of Approval shall be complied with prior to the issuance of
building permits or establishment of use, and shall be subject to Planning Department review and
approval. The following codes represent those departments/agencies responsible for monitoring
compliance of the conditions of approval: [PL] Planning, [BI Building, [PO] Police, [PW] Public Works
[ADM] Administration/City Attorney, [F1N] Finance, [F] Alameda County Fire Department, [DSRSD]
Dublin San Ramon Services District, [CO] Alameda County Department of Environmental Health.
CONDITION TEXT RESPON, ~EN SOURCE
AGENCY REQ'D
PriOr to:
GENERAL CONDITIONS
1. Approval. PA 03-030 the Hites' Arnold Drive PL Ongoing Standard
Automobile/Vehicle Storage Lot Conditional Use Permit
approval is for the operation of a vehicle storage lot to serve
Dublin Crown Chevrolet and other similar businesses within
an existing parking lot located at 5601 Arnold Drive for an
interim period of five (5) years. This approval shall conform
to the project plans stamped approved on May 25, 2004,
labeled Attachment 3, consisting of a site and parking plan
dated received by the Planning Department on June 18,
2003.
2. New Signage. Any new signage shall be subject to the PL Ongoing Standard
provisions of the Sign Regulations, Chapter 8.84 of the
Zoning Ordinance.
3. Parking Area. The parking area shall be used in the manner PL Ongoing Standard
represented in application plans, written statements and
other documents.
4. Enforcement Action. The Applicant/Property Owner shall PL Ongoing Standard
operate all uses in compliance with the Conditions of
Approval of this Conditional Use Permit and the regulations
established in the Zoning Ordinance. Any violation of the
terms or conditions specified may be subject to enforcement
action and possible revocation pursuant to Chapter 8.96 of
the Dublin Zoning Ordinance.
3
SITE
CONDITION TEXT
Revocation. This Conditional Use Permit shall be
revocable for cause, upon the determination by the
Community Development Director that the conditions of
approval are not being met, or if the above related findings
of approval cannot be met pursuant to Chapter 8.96 of the
Dublin Zoning Ordinance. Failure to comply with the
conditions of approval will cause the permit to become null
and void.
Code Compliance. The project shall be in compliance with
all appropriate local, state and federal laws and regulations
and shall be in compliance with all conditions listed within
the Municipal Code, Non-Residential Building Security
Requirements, and adopted standard conditions for non-
residential building security. The applicant shall also comply
with all applicable regulations, requirements and ordinances
of the City of Dublin Planning and Building Department,
Alameda County Fire Authority, and the Dublin Police
Department.
MAINTENANCE
RESPON.
AGENCY
PL
PL, B, F,
PO
WHEN
Prior to:
Ongoing
Ongoing
SOURCE
Standard
Standard
o
Site Maintenance. The applicant shall be responsible for
maintaining the site in a clean and litter-free condition at all
times.
Paved Parking Area Maintenance. The parking area
designated for the storage of vehicles shall be located within
the paved parking lot area on the site and be maintained in
good condition throughout the duration of its use. Any
fencing installed by Applicant or Property Owner shall be
subject to the approval and issuance of Building Permits.
Vehicle Storage Activities in Parking Lot Area Only. All
activities associated with the vehicle storage lot shall be
conducted entirely within the parking lot area designated for
automobile vehicle storage parking on the project site plan.
No repairs, detailing or servicing of vehicles shall be
conducted in the parking lot. No vehicles shall be parked or
stored in any parking stall designated for persons with
disabilities.
PL, B
PL, PO, F
PL, PW
Ongoing
Ongoing
Ongoing
Standard
Standard
Standard
LIGHTING & SECURITY
Lighting and Security Requirements. Lighting within the
vehicle storage lot must meet the current requirements
specified in the City of Dublin Non-Residential Security
Ordinance, and be to the satisfaction of the Police
Department.
PO
Ongoing
Standard
CONDITION TEXT RESPON, WHEN SOURCE
AGENCY ~Q~D
p~or to:
LICENSES &PERMITS
11. Other Licenses and Permits. Thc applicant shall obtain all PL, PO Ongoing Standard
necessary licenses and permits through thc Department of
Motor Vehicles and thc State Board of Equalization prior to
thc establishment of thc usc. Said licenses and permits shall
be displayed at all times during thc operation of business.
DURATION OF PERMIT
12. Duration of Permit. This approval shall bc valid and PL Ongoing Standard
permit thc storage of vehicles in thc paved parking lot in thc
designated area, as shown on thc project plans. Thc
Conditional Usc Permit for thc operation of thc storage lot is
valid for a limited period of five (5) years, and may be
terminated by thc Community Development Director if thc
conditions of approval are violated as referenced in
Conditions 5 and 6, above.
EMERGENCY RESPONSE
13. Deliveries. Any vehicle carrier drop-offs will be done on- PO Ongoing Standard
site and not in thc street or public right-of-way.
14. Emergency Response Card. Each dealership storing cars PO Ongoing Dublin
and other vehicles at the site will complete and submit to Municipal
Dublin Police an Emergency Response Card that reflects the Code
information on the storage site location and the emergency
contact in~6rmation for that dealership's personnel.
15. Fire Lane. Applicant/Developer shall provide red curbs in F Prior to Dublin
locations approved by the City of Dublin Fire Department issuance of Municipal
Business Code
labeled "NO PARKING FIRE LANE - CVC 22500.1" License
16. Easements. No vehicles shall be parked, stored, or secured PW Ongoing Dublin
Municipal
in a manner that would obstruct the existing Emergency Code
Vehicle Access Easement, Access Route Easement, or Joint
Access Easement shown on the submitted site plan by Kier
& Wright.
PASSED, APPROVED, AND ADOPTED this 25th day of May 2004.
AYES:
NOES:
ABSENT:
ABSTAIN:
ATTEST:
Planning Commission Chairperson
Planning Manager
G:PAX2003\pa03030\pc-reso&coa
HHH Investment Company
5601 Arnold Dr., Suite 101
Dublin~ CA
May 17, 2003
Re: Written Statement
To Whom It May Concern:
A.
B.
C.
D.
E.
F.
Parking for new cars that are overflow ~om the Auto Dealers
None
No operation, just the parking of cars
Yes, assistance for the car dealers in the area
Dealer will he able to park their cars in one location instead of parking in multiple areas around town
No, due to the fact that this parking area has been designated for a building that has not been built
yet
No
No
No
I hope this answers ali you questions. If you need any further information please call me at the following
number, 925-487-7047.
Sincerely yours,
George Hites
Owner
ATTACHMENT
Sent By: Stneamline Pnopentlesj 9255517041j May-19-04 11:11AMi Page 1/1
PROPERTY MANAGEMENr
May 19, 2004
CITY OF DUBLIN
At, n: Pierce MacDonald
100 Civic Plaza
Dublin, CA 94568
Via Fax: (925) 833-6628
and First Class Mail
RE:
VEHICLE STORAGE LOTS
6670 AMADOR PLAZA ROAD & 5601 ARNOLD ROAD, DUBLIN, CALIFORNIA
Dear Ms. MacDonald:
~storage Io~w~ill be used to store new, overstocked vehicles as part of Dublin Crown
Chevrolet's regular inventory. This would serve as a temporary lot not to exceed five (5)
yea rs.
Thank you.
Sincerely,
Kristin Kennard
/56'7 Am0o'~,~ Valley B~uleYn;d, Suito 109
~' Dubiety, CA 9456fi
Phone /925] -~.c, 1.7040
RECEIVED
MAY .i 9 ZOO4
DUBLIN PLANNING
Fax (925) 551-".,'04~'
05/19/2004 WED 12'00 [TX/RX NO 6630] ~001
Automobile/Vehicle Storage Lot Parking -)!_
ApProved But Not BUilt
ORDINANCE NO. 5 - 98
AN ORDINANCE OF THE CITY OF DUBLIN
AMENDING THE ZONING ORDINANCE TO PERMIT THE REZONING
OF PROPERTY LOCATED AT THE NORTHWEST CORNER OF
CENTRAL PARKWAY AND HACIENDA DRIVE IN THE
EASTERN DUBLIN SPECIFIC PLANNING AREA (APN: 946-15-1-4(pot)
The City Council of the City of Dublin does ordain as follows:
Section I: :'
Chapter 8.32 of Title 8 of the City of Dublin Municipal Code is hereby amended in the
following manner:
Approximately 31.2 acres generally located at the northwest comer of Central Parkway
and Hacienda Drive in the Eastern Dublin Specific Planning area, more specifically described as
Assessor's Parcel Number 986-IS-1-4(por) are hereby rezoned from a planned Development
District to a Planned Development Campus Office/Industrial District as shown and described in
the Land Use and Development Plan and in Resolution No. 30-98, Approving and Establishing
Findings, General Provisions, Development Regulations and Design Guidelines for the Planned
Development Rezoning concerning PA 97-031, Creekside Office Park Project, Exhibits 1 and 3 to
the Agenda Statement dated March 17, 1998, to the City Council, on file with the City of Dublin
Department of Co. mmunity Development, which Plan and Resolution are hereby adopted as the
regulations for the future use, improvement, and maintenance of the property within this District.
A map of the rezoning area is outlined below:
//
DUBLIN ILVD.
MENT
.Section 2:
This ordinance shall take effect and be enforced thirty (30) days l~om and after its passage.
Before the expiration of fifteen (15) days after its passage, it shall be published once, with the
names of the Councilmembers voting for and against same, in a local newspaper published in
Alameda County and available in the City of Dublin.
PASSED AND ADOPTED BY the City Council of the City of Dublin, on this 17th day
of March, 1998, by the following votes:
AYES:
NOES: None
ABSENT: None
ABSTAIN: None
Councilmembers Barnes, Burton, Howard, £ockhart and Mayor Houston
KC~G~3-17-98/ordcreek. doc
G:~PA97-03 l~ordl
RESOLUTION NO. 30 - 98
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF DUBLIN
APPROVING AND ESTABLISHING FINDINGS, GENERAL PROVISIONS,
DEVELOPMENT REGULATIONS AND DESIGN GUIDELINES FOR A
PD PLANNED DEVELOPMENT REZONING CONCERNING
PA 97-031 CREEKSIDE OFFICE PARK PROJECT
WHEREAS, Opus West Corporation, the Applicant,.'is, ;reqUesting a Planned Developmem
Rezoning to establish General Provisions, Development Regulations and Design Guidelines for a 31.2 acre
portion of APN 946-15-1-4(1)o0; and
WHEREAS, Opus West Corporation has submitted a Land Use and Development Plan as required
by Section 8.31-13 of. the Zoning Ordinance, as in effect at the time of application (former Zoning
Ordinance 4-94) which meets the requiremems of said section and is available and on file in the City of
Dublin Planning Department; and
WHEREAS, the project is within the scope Eastern Dublin Specific Plan Amendment and City of
Dublin General Plan Amendment for which a Mitigated Negative Declaration was prepared (SCH
96092092) and the Eastern Dublin Specific Plan and General Plan Amendment, for which a Program EIR
,~'..'_~.s certified (SCH 91103064). That Mitigated Negative Declaration together with the Program EIR and
Addenda dated May 4, 1993, and August 22, 1994, adequately describes the total project for the purposes
of CEQA; and
WHEREAS, there have not been any identified changes in the Project or in ~he circumstances
under which the Project is to be undertaken or any new information which requires revisions to the
Mitigated Negative Declaration or to the Program EIR; and
WHEREAS, the Planning Commission did hold a properly noticed public hearing on said
application on February I0, 1998, and did adopt a Resolution recommending that the City Council approve
and establish General Provisions, Development Regulations and Design Guidelines for a Planned
Development Rezoning for PA 97-031; and
WHEREAS, a properly nqticed public hearing was held by the City Council on March 3, 1998,
and March 17, 1998; and
WHEREAS, the StaffReport was submitted recommending that the City Council approve the
Planned Development Rezone; and
WHEREAS, the City Council did hear and use their independent judgment and consider all said
reports, recommendations and testimony hereinabove set forth.
NOW, THEREFORE, BE IT RESOLVED THAT THE Dublin City Council does hereby find
that:
1. The Planned Development Rezone is consistent with the general provisions, intent, and
purpose of the PD Districf Overlay Zone of the Zoning Ordinance (Ordinance 4-94). The Planned
Development Rezone will be appropriate for the su~ect property in terms of providing General Provisions
which set forth the purpose, applicable provisions of the Zoning Ordinance, range of permitted and
conditionally permitted uses which will be compatible with vacant and proposed commercial, office and
residO'ntial uses in the immediate vicinity, and which enhances development of the Specific Plan area; and
2. The Planned Development Rezone is consistent with the general provisions, intent and
purpose of the Eastern Dublin Specific Plan. The Rezone implements the intent and development
standards identified in that document and will thereby serve to.implement the provisions of the Eastern
Dublin Specific Plan in this area; and
3. The Planned Development Rezone is consistent with the intent of the General Plan which
designates this area as. Industrial Park/Office in that the Planned Development Rezone will implement the
intent of this Land Use Designation and because the project would create development within the densities
allowed by this Designation; and
4. The Planned Development Rezoning will not have a substantial adverse effect on health or
safety or be detrimental to the public welfare or be injurious to the property or public improvements as all
applicable regulations will be met; and
5. As demonstrated in the Eastern Dublin Specific Plan matrix which was made a part of the
Mitigated Negative Declaration, the Planned Development Rezoning will be consistent with the Dublin
General Plan and the Eastern Dublin Specific Plan including all the policies therein; and
6. The Planned Development Rezoning as designed will provide efficient use of the land with
minimum alteration of natural land forms and will create an attractive, efficient and safe environment; and
7. The Planned Development Rezoning will benefit the public necessity, convenience and
general welfare and is in conformance with Chapter 8.31.0 to 8.31.19 of the Dublin Zoning Ordinance as it
existed at the time the' application was complete; and
8. The Planned Development Rezoning will be compat$1e with and enhance the general
development of the area because it .will be developmerit pursuant to conditions of approval and site
development review; and
9. The Planned Development Rezoning will provide an environment that will encourage the
efficient use of common areas to create an innovative type of office park development.
BE IT FURTHER RESOLVED THAT except as specifically included in Attachment I, to this
Resolution, development and operation of land use activities within this planned development, shall be
subject to the C-O Zoning District of the City of Dublin Zoning Code in effect at the time the development
and land use activities are considered. Changes or revisions to this document, including Attachment 1 shall
be subject to those requirements contained within the most current Zoning Code-.
BE IT FURTHER RESOLVED THAT THE Dublin City Council does hereby recommend
approval of PA 97-031, Opus Planned Development, subject to the General Provisions, Development
Regulations and Design Guidelines which constitute regulations for the use, improvement and maintenance
of the 31.2 acre APN 946-15-l'4(por) and included as Attachment 1 to this Resolutiora
PASSED, APPROVED AND ADOPTED this 17th day. of March, 1998.
AYES:
Councilmembers Barnes, Burton, Howard, Lockhart and Mayor Houston
NOES: None
ABSENT: None
ABSTAIN: None
v (x~ ''~ "Mayor
G:XPA97-031 ~respd
K2/G/3-17-98/resocrek.do~
PLANNED DEVELOPMENT DISTRICT
SANTA RITA CREEKSIDE, QFFICE SITE
General Provisions, Development Regulations and Design Guidelines
Sections:
V.
Intent
Permitted uses.
Conditional uses.
Development regulations.
Design guidelines.
INTENT. ' The intent of these Development Regulations and Design Guidelines is to
regulate site development and to promote flexibility using site planning criteria
specifically for the "Santa Rita Creekside Office" site. These regulat!ons are intended to
encourage innovative site and design solutions that will accommodate a mix of office, and
Research and Development uses. The site development plan shall integrate the uses,
structures, parking and site circulation to create the appearance of a singular workplace,
rather than a variety of independent developments. The architecture for all of the
structures on site shall incorporate consistent and recurring design elements in order to
provide harmonious and complementary buildings which blend with each other and
surrounding uses. Site landscaping, lighting and signage shall compliment and
accentuate the structures. The project shall project the image of a cohesive planned
business environment.
Santa Rita Creekside Office Site is a subsequent phaSe of the Planned Development Zone
bordered on the west by Arnold Drive ,and on the east by Hacienda Drive. Central
Parkway forms the site's southern bound3ry. As such, buildings and site circulation for
both pedestrians and ~,ehicles shall be coordinated to limit the need to provide access
between sites from public thoroughfares. Building architecture between sites should
incorporate consistent or similar materials. The overall effect intended for this area is to
transition from office industrial uses closer to Gleason (Creekside Business Park) to high
intensity office and ultimately higher density residential uses located across Central
Parkway southerly of this project. The site shall be divided into two sub-sites: A -
"Research and Development/LightManufacturing"and, B ~ "Office Site".
ATTACHMENT I
II.
III.
IVo
PERMITIZD USES. The primary use within this Planned Development District shall be
business, administrative and professional offices. The intent of this District is to
encourage the location of large scale office uses, corporate headquarters or similar higher
intensity office users. The following Principal Uses are permitted in this district:
A. Administrative and l~rofessional offices
B. Technology access center
C. Tele-commuting center
D. Tele-marketingcenter
E. Research and Development laboratories and offices
F. Other similar and compatible office, light industrial and commercial uses.
CONDITIONAL USES. The following are Condihonal Uses allowed in this district and
shall be permitted only if approved by the Plantiing Commission pursuant to the City of
Dublin Zoning Ordinance.
Warehouse and Light Manufacturing (with associated office use) and not
exceeding 30% of the structure.
Bo
Light manufacturing and processing that produce no noxious odors, hazardous
materials or excessive noise:
C. Broadcasting station or studio, excluding sending or receiving tower.
D. Cellular communications facility; minor
Community, religious and charitable institutional facilities' (.excluding business
offices)
In-patient. and out-patient health facilities as licensed by the State Department of
Health Services
G. Public facilities and uses (excluding offices).
H. Retail commerciaI establishments to serve site users
I. Eating and drinking establishments.
DEVELOPMENT REGULATIONS. Development regulations for this district are intended
to accommodate the uses allowed in this d. istrict.
A. Minimum building site: Ten thousand square feet.
B. Maximum site coverage: Forty percent (40%).
Minimum site setbacks: The minimum setbacks from the right of way line for
buildings, accessory structures, parking areas, driveways, and loading areas shall
be as follows:
2
1. Along Central Parkway: * 20 feet
2. Along Arnold Road: 20 feet
3. Along Hacienda Drive: * 23 feet
4. Along north property line: 10 feet
5. Between buildings: Per Site Development Review
Minimum architectural setbacks:
Buildings over 2 stories in height up to the maximum allowable height
(referenced in Section E below) when located at the minimum building setback as
referenced in Section C above shall .b.e, setback an additional 10' for each
subsequent story. The first 2 stories of a multi-story building may meet the
minimum setback, however, subsequent 'stories (above 2 stories) on the same
building must be stepped back in accordance with the following schedule. No
more than 70% of the building elevation above two stories shall be at the
minimum setback. The intent of this requirement is to reduce building mass to
create a tiered building plan and to vary the architectural face of the overall
building.
3 stories:
*Central Parkway ~ 30 feet
*Hacienda Drive ~ 33 feet
4 stories:.
*Central Parkway - 40 feet
*Hacienda Drive - 43 feet
5 stories:
*Central Parkway ~ 50 feet
*Hacienda Drive - 53 feet
The intent is to project a lower density appearance along majbr street frontages,
tiering the massing of structures toward the center of the site and along Arnold
Road.
Height of Buildings: 5 stories or seventy-five (75) feet.
Hoot Area Ratio: The FAR within this district shall not exceed 0.50.
Parking and Loading: Adequate parking--for motor vehicles and bicycles and
loading shall be provided for the uses proposed in this district. The number,
dimensions, configurations and iother requirements for parking and loading
spaces and accdss driveways shall conform to the regulations set forth in the City
of Dublin Zoning Ordinance. Parking.ratios (parking spaces per square feet of
building floor area) shall be in accordance with Section 8.76 "Off-Street Parking
and Loading Regulations".
Shared Parking: Individual sites within the Santa Rita Creekside Office Site
shall be eligible for shared parking as specified in the Zoning Ordinance.
Section 8.76.050 F
Reciprocal Access: Reciprocal access between sites with the Santa Rita
Creekside Office Site (both sub-site A & B) and Area 13 northerly shall be
accommodated. A reciprocal access agreement shall be executed to permit
access to occur between sites and uses both on-site (between sub-sites A
and It) and with the adjacent Area 13 property to the north.
Short-Term Parking for Delivery Vehicles: An area for short term parking
for delivery vehicles, such as Federal Express and UPS, etc., shall be
provided in close proximity to the front door of the buildings. This area
shall be of a sufficient size to accommodate a standard delivery vehicle
without impeding pedestrian or ee~h..icular traffic flow. This area shall not
be within any dedicated travel lane.
Ail required parking shall be provided on-site. Sub-sites A and B shall
each meet their required parking on their respective properties. In the
event that the intensity of the land use creates a parking demand which
'cannot be met with surface parking, a parking structure shall be provided.
As noted elsewhere in these regulations, parking structures shall be located
toward the northerly and westerly boundaries of the site in keeping with
the industrial nature of that area.
Conditionally permitted or land uses not specifically referenced in Chapter
8.76 of the Dublin Zoning Ordinance~ generating a certain parking.
demand~ may be required to provide a parking study to justify parking
demand. The findings of the study shall be implemented through the
adequate provision of parking stalls. Demand exceedi.ng available surface
parking will be accommodated on-site in a parking structure.
Motorcycle Parking; An area shall be provided for motorcycle parking in close
proximlty to the building entrance. This area shall be Separated from vehicular
and pedestrian traffic and shall be provided at a ratio of 1 motorcycle parking stall
for each 150 automobile parking spaces. A motorcycle stall shall be a minimum
size of 3 feet by 6 feet.
JJ
Business and Other Signs: Business and other signs are permitted subject to the
City of Dublin Sign Ordinance. A Master Sign Program shall be submitted for City
review as part of the Site Development Review process.
Environmental Effects: No uses.i shall be permitted in this district which are
characterized by noise, vibrations or other environmental effects specified in the
performance standards for M-P Districts as set forth in the City of Dublin Zoning
Ordinance.
Interior Uses: All Principal Uses in this District and all fabricating, processing or
repair uses accessory thereto shall be conducted within a building pursuant to the
regulations specified in the City of Dublin Zoning Ordinance.
4
Maintenance: The maintenance of all parking, loading, landscaping and internal
circulation areas shall be a continuing obligation of the property owner, pursuant
to Codes Covenants and Restrictions expressly for the Santa Rita Creekside
Business Fark III site. (CC & R'S) approved by the City.
Mo
Site Development Review: Any structure, phrking area, landscaping, lighting and
signage shall be subject to Site Development Review (Chapter 8.104 of the City of
Dublin Zoning Ordinance) and these guidelines.
DESIGN GUIDELINES
to
Site Development Review: Site developm, e, nt for the Santa Rita Creekside Office
Site shall be governed by the following Design Guidelines and the Zoning
Ordinance of the City of Dublin. The Site Development Review Application for
this site shall address the requirements set .forth in the City of Dublin Zoning
Ordinance and shall provide additional explanatory text and graphics addressing
the following topics:
Statement of the site development concept which defines an attractive and
harmonious development theme for site planning, architecture and
landscape architecture;
Site development plan, including calculations of Percent coverage by type
of use;
Pedestrian Circulation: An on-site pedestrian circulation plan shall be
prepared and submitted at the time of Site Development Review. This plan
will include transitions from public rights of way to 'private walkways.
Connections between buildings and walkways encircling buildings shall be
emphasized, which limit or eliminate the need to cross tiny vehicular drive
aisle.
In instances where pedestrians and motoriZed vehicles intersect, a change
in pavement material or treatment shall be utilized. Standard concrete is
not acceptable and some form of embellished pavement will be included.
This pedestrian circulation plan shall emphasize connections between the
public sidewalks and sites in both east-west and north-south directions.
These connections are impgrtant, especially between this property and the
existing property to the no~h.
4. Architectural plans, sections and,elevations;
Circulation Plan for automobiles, parking, motorcycles, trucks, truck
loading spaces, pedestrians and bicycles, including curb radii and truck
maneuvering templates;
Bo
Landscape Master Plan, including a description of all landscape materials,
such as plants, furniture and fencing; their arrangement and a
maintenance program; and a calculation of percent coverage by type of
landscaped area;
7. Grading and Utility Plans;
Lighting Master Plan, including a description of the location and types of
fixtures;
Master Sign Program, including the specificationsfor each type of sign.
· ~
A Development Schedule shoWin~ the date of commencement, annual
accomplishments,completion of construction and occupancy dates..
Site Design: Site design is to establish the character, form and aesthetic features
that contribute to the creation of a development that is in harmony internally and
with its setting and in conformance with standard conditions of approval and
policies of the City of Dublin where applicable.
o
Wherever possible, buildings should be sited in relation to each other to
create a system of semi-enclosed and usable outdoor areas.
o
Buildings should be located so that the buildings and landscaped areas, not
parking areas, create the dominant positive impression of site character
from the surrounding streets.
Setback variations among buildings along a street ar~ required. No two
neighboring buildings shall have the same setback for more than 40% of
their frontages.
Exceptions to the stated setback requirements are:
ao
Architectural projections (such as eaves, columns or arcades) may
encroach not more than forty (40) percent into the setback.
b.. Freestanding signage as defined in the Master Signage Frogram.
Front and side yard setbacks shall be fully landscaped.
Major vehicular access p~ints shall be oriented to attractive features of
buildings or open space.
Signature Statement: Each site, individually or the entire site if it is
developed under a comprehensive plan, shall incorporate a signature
statement which visually identifies this property. (See "Open Space
Landscaping, Circulation and Architectural Design" below). -
Co
The intent of this requirement is to create a visual presence of this
development which defines the style of the project and differentiates the
Santa Rita Creekside Office Site from similar developments.
The site shall be designed to institute State Regional Water Quality Control
Board Best Management Practices f6r storm drainage. All parts of the site,
including building pads, parking, loading, access driveways and
maneuvering areas shall be graded and well-drained and shall be
maintained at all times. Drainage outlets shall include a sign reading "No
Dumping/Flows into the Bay".
Trash/Recycling Enclosures: Each building shall provide adequate and
accessible interior or exterior enclosures for trash and recycling facilities.
Exterior facilities shall be entirely'enclosed by a solid fence or wall and
opaque gate six feet in height and shall not be located near any pedestrian
access points or outdoor usable open space areas. A roof structure
acceptable to the Fire Department shall be used for additional screening
-from 2 or more story structures and to prevent winds from blowing refuse
deposited in these enclosures.
10.
Location of Industrial Uses and Parking Structures: The project site is
across Hacienda Drive and Central Parkway from an area where the
designated land uses are medium-high and high density residential.
Therefore, industrial uses and parking structures are encouraged to locate
as close as possible to Arnold Drive and the northerly boundary of the site
and to take primary truck access from Arnold Drive.
11.
Parking Structures: Parking structures shall be located'as close as practical
to the northerly site boundary. On sub-site B - "Office Site" any parking
structure shall be located as far westerly as possible a~ay from Hacienda
Avenue.
On Sub-site A - "Research and Development/Light Manufacturing" the
parking structure shall be located as far northerly as possible and shall be
located as close to Arnold Drive as practical.
A parking structure proposed for either sub-site shall be limited in height
to 70% of the adjacent office structure.'
Open Space and Landscaping: Al'minimum of twenty percent (20%) of the gross
site area shall be provided in open space. Open space shall include landscaping in
entries, plazas/courtyards, parking are0s, front and side yard setbacks and other
similar uses, wherein eight percent (8%) shall be in the parking area. Up to 2 feet
of boundary landscaping (front bumper overhang) may be counted as "parking
area landscaping".
A common landscape theme and common palette of landscape materials
shall be used throughout the site.
..
All landscaped areas shall be continuously maintained.
Landscape design and maintenance should respond to prevailing water
conservation policies and be compatible with recycled water. The majority
of the plant materials shall be well ~uited to the climate of the region and
shall require minimum water.
Plazas/Courtyard Areas: Landscaped areas shall be provided in the
interior of the site to create comfortable and usable outdoor areas that
integrate hardscape and softscape. Planting, special paving and other
landscaping materials should be' selected to maximize enjoyment of the
outdoor area, given climatic consi~ferations. Each site, individually or the
entire site, shall incorporate exterior Courtyard/Plaza areas as a means of
delineating the pedestrian entries to the buildings and on the interior of the
grouped buildings to allow for passive uses, such as eating areas, etc. The
scale of these areas should be pedestrian-friendly and attractive to
encourage use.
Pedestrian Walkways: Walkways internal to the site shall be distinguished
with special paving. All walkways shall be a minimum of five (5) feet in
width and shall encircle all buildings. Adjacent to parking areas, a
minimum of 4' clear distance shall be maintained for walkways between
the car overhang and the edge of the walkway. (see "Pedestrian
Circulation" above)
Parking Areas: These standards regulate the provision of off-street parking
spaces for the automobiles of tenants of the premises and for their clients,
customers, employees and callers. They are required to remain accessible
for these purposes continuously. The number and dirhension of parking
stalls shall be governed by the City of Dublin Zoning Ordinance. Each
unenclosed parking facility shall include a perimeter landscaped strip,
landscaped islands and tree planters.
a. The landscape strips shall be:
(1)
('2)
at least 20 feet wide between the parking area and the
property line along i public right of way, except along
Hacienda Drive where the setback shall be 25 feet.
,.
at least 1 ¢ feet between the parking area and building
window walls.
(3)
at least 10 feet between the parking area and other building
walls except in areas designated for truck docking,
maneuvering and parking.
(4)
The landscaped strip between the parking area and the
property line along a public right of way shall include a
berm not less than three feet in height or with a slope not to
exceed a ratio of 2:1 to substantially screen the view of
parked vehicles from the street. The berm should be sized
and located to allow visibility for the safety of motorists
exiting the site. Where residential uses abut, landscape
planting on the berm shall be designed to block views of
parked vehicles.
(5)
(6)
At entries, sidewalks shall be incorporated into the
landscaped strip..~; minimum of 4 feet clear width shall be
maintained for any sidewalk.
Where the landscaped strip is adjacent to building window
walls or pedestrian rights of way, landscaping shall be
provided that screens views of automobiles. In this location,
the use of a berm is desirable.
A minimum of one (I) parking lot tree shall be planted for every
four parking spaces. Trees shall be distributed throughout the
parking area, shall be of a variety that offers a substantial shade
canopy when mature and shall be a minimum 15~gallon size when
planted. Tree planters shall have standard six-inch curbs on all
sides and shall have good surface drainage. Trees shall be planted
as part of the construction process for the parking area. Diagonal
tree well squares used between rows of parking shall measure a
minimum of 4 1/2 feet by 4 1/2 feet for each outside edge or 6
feet on both diagonals. The design standards established in the
Dublin Parking Ordinance shall be utilized unless herein
superseded.
The parking area shall contain landscaped islands with a minimum
dimension of five feet by five feet, excluding curb. Landscaped
islands or adjacent trees in planting strips shall be located for every
four parking spaces in a single row.
Parking Structures: Where 'parking structures are utilized, they
shall be located aw,ay from Hacienda Drive and Central Parkway.
Parking structures:for sub-site B shall be located close to Arnold
Drive and the northerly property line providing all setbacks and
screening techniques are, adhered to. Parking structures on either
sub-site shall be screened with combinations of landscaping and
berming and the required tree count per parking stall, as required
in the Dublin Parking Ordinance, may be reduced by as much as
50% with the required trees being placed around the perimeter of
the structure.
9
Signature Statement: In conjunction with the site design and architectural
design of the project, a Landscape/Open Space Statement shall be
incorporated. Visual identity to the Santa Rim Creekside Office Site as a
unique property shall be created. Unique landscape elements, such as
fountains, water features, entry gardens, street furniture, etc., are to be
incorporated within the site's overall signature element.
Circulation: Access and on-site circulation should allow the movement of
vehicles, bicycles and pedestrians in a safe, efficient and logical manner.
Entryways: Attractive entryways shall be provided to individual parcels for
vehicles and pedestrians. .
Parcel entries should be o-f'iented toward internal or external open
space, landscape or architectural features.
bo
Access drives shall be located to orient visitors to the building
entries, wherever feasible.
Access drives shall be designed with adjacent lots to provide
sufficient automobile stacking during peak periods of use.
d. Access drives shall have minimum curb radii of 20 feet.
eo
Distinctive landscape materials and focal elements shall be used at
each majority entry.
fo
A pedestrian walkway shall link the public' sidewalk on each
frontage with on-site pedestrian circulation rout. es.
Driveways: Vehicular circulation routes within the site should provide
efficient means of moving goods or passengers while avoiding long,
unbroken drives or aisles in parking areas to discourage speeding and
through-traffic.
$. Signature Statement: Vehicular circulation can encompass both landscape
and pavement alternatives to create an identity unique to a particular site.
Items such as embellished pavement, roundabouts, etc., which serve to
channel and direct traffic, ,shall be utilized.
Architectural l~esign: An overall architectural theme is to be established for the
entire site. Through architectural desigrt, a signature statement can be created to
define the Santa Rita Creekside Office Site and make it visually unique to similar
projects in the vicinity. Utilizing architectural building materials and
architectural design techniques, the Santa Rita Creel<side Office Site will project a
statement to define this site. The architectural design elements shall coordinate
with vehicular and pedestrian signature elements, as well as the landscaping and
open space signature feature.
I0
o
The front and side facades of buildings shall be designed to provide visual
interest to pedestrians and motorists. Front and side building facades shall
include sufficient articulation to prevent long, horizontal elements and
uninterrupted walls.
The design of windows, reveals, parapets and other architectural features
should promote a visually stimulating and coherent architectural theme.
Long stretches of windows shall be broken up by perpendicular elements,
such as building wall, trellises or latticework.
Entries: Distinctive materials shall, be used in the design of entry areas to
highlight these areas.
Distinctive roof lines shall be introduced at building entries and at the
building corners at the Hacienda and Central Parkway intersection and the
Central Parkway and Arnold intersection. Rooftop mechanical equipment
· shall be screened from view.
Truck docking areas shall be designed as a part of the overall architectural
design for a principal building, such that the view of these areas shall be
screened to the maximum extent feasible from street views or otherwise
architecturallytreated to resemble the side or front of the same building.
6. Outdoor Storage: Outdoor storage of materials is specifically prohibited.
Lighting and Street Furniture: Lighting shall conform with 'the City of Dublin
standards. Both light standards and street furniture shall establish an architectural
style which mirrors and complements the building architecture-.
F'edestrian walkways, entry areas, courtyards and plazas should be lighted
to provide a sense of personal safety for pedestrians and to minimize
shadows.
Interior private streets, driveways and parking areas shall be lighted with
20-$0 foot high fixtures of a consistent character and quality and shall
meet at least the City's minimum footcandle lighting standards for public
streets.
:
Ail lighting shall be shiel~led in a manner that prevents visibility of the
lights source and that minimiz, es glare and light spillover beyond the
perimeter of the development.
Signage: A clear, hierarchically organized system of signage shall be provided to
orient users to various destinations. All signs are to conform to the City of Dublin
Sign Ordinance and are to be of a uniform style throughout the site. The signage
elements shall complement the site architectural theme.
I1
Ho
Utilities: Padmounted transformers, water mains and other utilities shall be
located and screened to minimize visibility. No structures other than fencing and
landscaping shall be located within any portion of the public utility easement
unless authorized subject to an encroachment permit.
G:\FA97-051 \pdtext
rev I/9/98
12