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HomeMy WebLinkAboutItem 4.3 - 2553 Kaiser Nissan 2nd Reading Page 1 of 3 STAFF REPORT CITY COUNCIL DATE: May 7, 2019 TO: Honorable Mayor and City Councilmembers FROM: Christopher L. Foss, City Manager SUBJECT: Kaiser Commercial - Nissan (PLPA-2019-00003) Prepared by: Amy Million, Principal Planner EXECUTIVE SUMMARY: The City Council will consider a request by the property owner to adopt an ordinance amending the Planned Development Zoning Stage 1 Development Plan and a new Stage 2 Development Plan for the entire 14.89 acre Kaiser Commercial Site. On April 16, 2019, the City Council help a public hearing and introduced this Ordinance. The City Council also approved a Site Development Review Permit for a proposed 31,840 s.f. Nissan dealership on the southern portion of the site adjacent to I -580. The City Council is now requested to hold a second reading of the Ordinance approving the Planned Development Zoning District and related Stage 1 and Stage 2 Development Plan for the project. The zoning will continue to only allow commercial uses (no residential is permitted on this property). 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 Kaiser Commercial project. PROJECT DESCRIPTION: Background The 14.89 acre project site is located south of Dublin Boulevard between Grafton Station and the Kaiser Dublin Medical Center as shown in Figure 1 below. It is bound by I-580 to the south. In 2016, City Council approved a Planned Development Zoning District with a Stage 1 Development Plan for the subject site as part of the Kaiser Dublin Medical Center Project (Ordinance 7-16). The Kaiser Dublin Medical Center Project included the subject site as Phase 1B with the intention of it being developed with a mix of commercial uses. Because of the financial benefits arising from commercial development, the City Page 2 of 3 included a provision in the development agreement that required Kaiser to actively market Phase 1B and imposed financial consequences on Kaiser if it had not sold the site in a timely manner. As part of that project, the property was given a new land use designation of Medical Campus/Commercial. This designation accommodates a range of commercial uses including regional- and community-serving retail uses, professional and administrative offices, hotel, entertainment, automotive sales, and eating and drinking establishments. On April 16, 2019, the City Council held a public hearing to consider the proposed project. A copy of the Staff Report for the April 16, 2019 meeting, without attachments, is included as Attachment 1. At the 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 a resolution approving the Site Development Review Permit for the Nissan automobile dealership that is proposed to located on Parcel 4 adjacent to I -580. All future development of the remainder of the site will be subject Site Development Review Permit approval by the Planning Commission. The City Council will hold a second reading of the Ordinance amending the Planned Development Zoning District. The Ordinance is included as Attachment 2. Page 3 of 3 ATTACHMENTS: 1. City Council Staff Report dated April 16, 2019, without Attachments 2. Ordinance Approving Planned Development Zoning for the Kaiser Commercial Property 3. Public Comment Page 1 of 10 STAFF REPORT CITY COUNCIL DATE: April 16, 2019 TO: Honorable Mayor and City Councilmembers FROM: Christopher L. Foss, City Manager SUBJECT: Kaiser Commercial - Nissan (PLPA-2019-00003) Prepared by: Amy MIllion, Principal Planner EXECUTIVE SUMMARY: The City Council will consider approval of a 31,840 square foot automobile dealership adjacent to the freeway on the southern portion of the 14.89 acres of the Kaiser Commercial property. The application includes an amended Planned Development Zoning Stage 1 Development Plan and approval of a Stage 2 Development Plan for the entire Kaiser Commercial site, and a Site Development Review Permit to construct the automobile dealership on the southern portion of the property. The zoning will contin ue to only allow commercial uses (no residential is permitted on this property). STAFF RECOMMENDATION: Conduct the public hearing, deliberate, waive the reading and INTRODUCE an Ordinance Amending the Zoning Map and Approving a Planned Development Zoning District with a Stage 1 and 2 Development Plan; and, adopt the Resolution Approving a Site Development Review Permit for the Kaiser Commercial-Nissan Project. PROJECT DESCRIPTION: Background In 2016, the City Council approved a Planned Development Zoning District with a Stage 1 Development Plan for the subject site as part of the Kaiser Dublin Medical Center Project (Ord. 7-16). The Kaiser Dublin Medical Center Project included the subject site as Phase 1B with the intention of it being developed with a mix of commercial uses. The Kaiser Development Agreement includes a provision that required Kaiser to actively market Phase 1B and imposed financial payments by Kaiser if it did not meet certain timing requirements. This provision was included in the Agreement because the property being developed by Kaiser would be receiving a property tax exemption for the development of the medical offices and future development of their site under State law. As part of that project, the property was given a new land use designation of Medical Campus/Commercial. This designation accommodates a range of commercial uses Page 2 of 10 including regional- and community-serving retail uses, professional and administrative offices, hotel, entertainment, automotive sales, and eating and drinking establishments. The 14.89-acre parcel is located south of Dublin Boulevard between Grafton Station and the Kaiser Dublin Medical Center as shown in Figure 1 below. It is bound by I -580 to the south. In February 2019, the Community Developmen t Director approved Tentative Parcel Map 10903 to subdivide the subject property into four parcels. The Stage 1 and 2 site plan reflects these four parcels with the proposed Nissan dealership on Parcel 4. No development applications have been submitted for the remaining parcels, but hotel developers have expressed an interest in Parcels 1 and 3 and smaller commercial buildings on Parcels 2 and 3. All future development will be subject Site Development Review Permit approval by the Planning Commission. Proposed Project The Applicant currently proposes to construct a Nissan auto dealership on the southern end adjacent to I-580. The current request includes Planned Development Zoning with a related Stage 1 and 2 Development Plan and a Site Development Review Permit to Page 3 of 10 construct the auto dealership. ANALYSIS: Planned Development Rezone Chapter 8.32 of the Dublin Zoning Ordinance establishes the intent, purpose and requirements of the Planned Development Zoning District. The Planned Development Ordinance contains requirements that ensure the project components will be developed as a cohesive and complementary project. The Development Plan establishes the following regulations for use of the subject property: permitted and conditionally permitted uses, development regulations, including setbacks, floor area ratios, height limits, parking requirement, standards and design guidelines, site plan of the Project, and other requirements which regulate the improvement and maintenance of the property. An overview of the Planned Development Zoning District is provided below. Stage 1 Development Plan Amendment The existing zoning is Planned Development Ordinance 7-16 approved as part of the Kaiser Dublin Medical Center project. For the commercial property, only a Stage 1 Development Plan was approved. The Stage 1 Planned Development Plan requires a Conditional Use Permit to allow more than 10% of the site to have outdoor storage and display, as had been requested by the previous property owner. The applicant is requesting to modify the Stage 1 Planned Development Plan to allow up to 20% of the area be allowed for outdoor storage and display area. No other changes to the allowed uses as provided in the Stage 1 Planned Development Plan are proposed. However, the Stage 1 Development Plan is being replaced in its entirety in order to simply implementation. The proposed Stage 2 Development Plan, which is required to complete the zoning district, is consistent with the amended Stage 1 Planned Development Plan. Stage 2 Development Plan The proposed Stage 2 Development Plan for the property establishes the detailed Development Plan, including the site plan for the site (See Figure 2 below), the specific uses that are permitted by right or conditionally permitted (as provided in the previously approved Stage 1 Development Plan), the overall development density and intensity e.g. FAR, building heights) for the site, and design guidelines for the site. Page 4 of 10 The development will provide interconnected pedestrian and vehicular circulation throughout the site and connections to adjacent developments. A pedestrian pathway located between Parcels 3 and 4 connects Grafton Station and the Water Quality Basin through the subject property to the Kaiser Medical Center. Vehicular access to the property is provided from three driveways off Keegan Street, which is a private street south of Dublin Boulevard and from a right -in/right-out driveway on Dublin Boulevard. The circulation for all parcels is interconnected allowing both pedestrians and vehicles to navigate through the entire property. The draft Ordinance providing the details of the proposed zoning is included as Attachment 1. Permitted, Conditional and Temporary Land Uses The list of permitted and conditionally permitted uses is as provided in the Planned Development Zoning District for the project site (Attachment 1). As mentioned, the list of uses is consistent with the existing Stage 1 Development Plan, with the exception of increasing the allowable storage/display area for automobile sales from 10% to 20% of the site area. The list of uses accommodates a range of commercial uses including Page 5 of 10 regional- and community-serving retail uses, professional and administrative offices, hotel, entertainment, limited automotive sales, and eating and drinking establishments. Design Theme The architecture for the proposed project combines a variety of materials, textures and colors intended to provide visual interest and to complement its surroundings. The architectural style is modern with clean lines and enhanced bold geometry using high - quality materials and a strong color palette. The architectural design promotes high quality materials to provide visual interest in the project and to complement its surroundings. Buildings throughout the Project are no more than 60 feet in height as evaluated in the Kaiser Dublin Medical Center Project EIR. The Nissan dealership, which is included in the proposed project, measures 30 feet at its tallest point. The design of the Nissan dealership is provided in more detail below (Site Development Review Permit) and completely illustrated by the proposed building elevations and landscape plans that are presented in the project plans. Site Development Review Permit A Site Development Review permit for the Nissan dealership is included in the proposed application. The Site Development Review permit for any future buildings on the Kaiser Commercial property will be reviewed as developers are identified and applications are submitted. The draft resolution approving the Site Development Review Permit for the proposed Nissan dealership building is included as Attachment 2. The following is a summary of the key components of the project associated with the Site Development Review. The Site Development Review permit for the Nissan dealership includes the construction of the proposed building, associated parking, landscaping and frontage improvements along Parcel 4 only. Improvements associated with the remaining parcels will take place in the future with their respective approvals. Overall Project Design The proposed project is designed with a glass display/showroom area as the major feature. The overall form of the building is simple with clean and contemporary architecture. The showroom is two stories and has an architectural pop out centered above the entry to accommodate the Nissan sign. The prominent color of the building is a dark grey which will be accented with clear glazing and eventually red signage. The sales and service building is designed with a grey plaster wall on the service portion. The service area is purposely simple to focus attention on the showroom. The exterior of the showroom is clad with an insulated wall metal panel system which has a textured stucco finish. Along the parapet, the same metal panel system is finished with a horizontal wave finish adding definition to the top of the building. Vehicular entries to the service area are designed with three glass overhead doors. Large spandrel glass walls highlight the showroom portion of the building. Page 6 of 10 Site Plan, Access, Circulation, and Parking As shown on the proposed site plan (Figure 3 below and Sheet A -1.0 of the Project Plans, see Attachment 3), the front of Nissan building is oriented towards I -580 and Keegan Street, with the remainder of the building facing west to the water quality basin and north towards the future parcel. It is anticipated that the development on the future parcel will be designed so that the front entry focuses away from the Nissan dealership leaving the back areas of the buildings relating to one another. Primary vehicle access into the site will be provided off Dublin Boulevard via Keegan Street with a secondary internal access drive between the subject parcel and the adjacent parcel to the north. The proposed Stage 1 Development Plan allows up to 20% of the entire Commercial parcel (14.89 acres) to be used for outdoor display and storage of vehicles as part of the auto dealership. More than 20% requires approval of a conditional use permit. The proposed site plan shows 18.6% of the entire commercial parcel to be used for outdoor display and storage and therefore a conditional use permit is not required. This does not include areas used for required parking or indoor spaces. Figure 3. Nissan Site Plan Parking Parking requirements for the proposed auto dealership are regulated by the City of Dublin Zoning Ordinance (Section 8.76.080.D). The parking requirements for the project are the sum of the different uses. The following table illustrates the number of parking stalls that are required for the use. Page 7 of 10 Table 1: Required Parking Use Parking Requirement Total Area Required Number of Parking Stalls Indoor/Outdoor Display 1 per 1,000 sq. ft. 44,141 sq. ft. 44 Service Area 1 per 400 sq. ft. 26,529 sq. ft. 67 Office 1 per 250 square feet 1,759 sq. ft. 7 Total Stalls Required 118 Total Stalls Provided (excluding tandem stalls) 359 As shown on the above Table, a total of 118 parking stalls are required for employees and visitors. The Applicant is proposing to provide 359 parking stalls on the site. Of these stalls, 118 parking stalls will be designated for employee, visitor parking and the remaining spaces will be used for display and inventory parking. Typical of an auto dealership, the proposed project will exceed the minimum parking requirements in order to accommodate vehicle inventory. The row of parking stalls along the southern boundary of the property are located within the potential future BART right-of-way as part of the BART to Livermore Extension. Although BART has decided to not advance the BART to Livermore Extension Project, the area remains reserved for potential development in the future. With the required parking outside of this area, these spaces are for the sole purpose of display and storage. Therefore, even with the removal of these spaces, the auto dealership would have an adequate amount of parking to meet the City’s requirements. Landscape The site is currently devoid of vegetation, other than grasses which are disked regularly for maintenance. The preliminary landscape plan includes a conceptual plant pallet with a variety of trees, including 24” box trees along the perimeter of the site. The interior of the site is accented with a mix of 1-gallon and 5-gallon shrubs. New landscape areas are proposed with a variety of drought tolerant plants suitable for low maintenance and water conserving efforts. The landscape concept including the planting plan and palette is provided on Sheets L1.1-L1.4 of the Project Plans (Attachment 3). Public Art Compliance The applicant intends to satisfy the City’s public art requirement through the payment of in-lieu fees. Condition of Approval No.16 confirms this intention. CONSISTENCY WITH THE GENERAL PLAN, SPECIFIC PLANS, AND ZONING ORDINANCE: The project is consistent with the General Plan land use designation of Medical Campus/Commercial which allows a range of commercial uses including regional - and Page 8 of 10 community-serving retail uses, professional and administrative offices, hotel, entertainment, limited automotive sales, and eating and drinking establishments. The General Plan encourages projects to relate well to the surrounding developments, and the proposed project is compatible with the surrounding neighborhood that includes commercial, office, and residential, uses. The proposed project is consistent with the Eastern Dublin Specific Plan because the Plan states that regionally -oriented commercial uses should be located south of Dublin Boulevard and near freeway interchanges where convenient vehicular access will limit traffic impacts to the rest of Dublin and the commercial center is intended to serve the community as well as the region. REVIEW BY APPLICABLE DEPARTMENT AND AGENCIES: The Building Division, Fire Prevention Bureau, Public Works Department, and Dublin San Ramon Services District reviewed the project and provided Conditions of Approval where appropriate to ensure that the Project is established in compliance with all local Ordinances and Regulations. Conditions of Approval from these departments and agencies have been included in the attached Resolution (Attachment 4). ENVIRONMENTAL REVIEW: On September 20, 2016, the City Council certified the Kaiser Dublin Medical Center Project EIR which included the subject site identified as Phase 1B. Upon approval of the Kaiser Dublin Medical Center EIR, the City Council adopted mitigations, a mitigation monitoring program and a Statement of Overriding Considerations (Resolution 153 -16). The EIR examined potential environmenta l impacts resulting from the project at full build out in the following topic areas: Aesthetics, Light, and Glare Air Quality/Greenhouse Gas Emissions Biological Resources Cultural Resources Geology, Soils, and Seismicity Hazards and Hazardous Materials Hydrology and Water Quality Land Use Noise Public Services and Utilities Transportation In summary, the EIR concludes that the project will have significant impacts in several topic areas and mitigation measures have been written to reduce the impacts to a level that is less than significant. These impacts are primarily related to aesthetics, air quality, biology, cultural resources, geology, hydrology, noise, and transportation. As is typical for other projects of this size, several other impacts were identified where, even with the implementation of mitigation measures, the effects to the environment are still expected to be significant. There are impacts to vehicular delays at certain street Page 9 of 10 intersections in the future, notable greenhouse gas emissio ns, and air pollution impacts that cannot be mitigated. The mitigation measures adopted as part of the mitigation monitoring and reporting program addressed the impacts of the project site. Pursuant to the California Environmental Quality Act (CEQA) Guidelines section 15162, the proposed project was examined to determine if another environmental document should be prepared. The City conducted a review to determine if the proposed project met any of the standards requiring the preparation of supplementa l environmental review under CEQA. Based on a review of the project, the environmental analysis in the Kaiser Dublin Medical Center EIR and all the information in the Project record as a whole, the City has determined that there is no substantial evidence that any of the standards are met. The mitigation measures adopted as part of the mitigation monitoring and reporting program addressed the impacts of the project site. This included mitigation measures for Aesthetics, Light, and Glare, Air Quality, Biological Resources, Cultural Resources, Geology, Soils, and Seismicity, Hydrology and Water Quality, Noise and Transportation. In order to evaluate the potential Phase 1B, the Kaiser Dublin Medical Center EIR included assumptions on the intensity of development and types of uses. For the purposes of providing a conservative analysis, the EIR included the following key assumptions: Kaiser Dublin Medical Center EIR Key Assumptions for Phase 1B Development Potential 250,000 square feet of commercial uses evaluated as either 250,000 square feet of retail uses or office uses, whichever yields the highest impact scenario for a particular impact area. For example, office uses would yield the highest weekday morning (AM) peak-hour trip generation value, while retail uses would yield the highest weekday afternoon (PM) peak -hour trip generation value; therefore, the traffic analysis used office uses for the AM peak hour and retail uses for the PM peak hour. This allowed flexibility as plans for the Commercial Parcel became more defined. Uses Types of potential uses on the Commercial Parcel may include hotel, restaurant, recreational and/or other retail uses (including regional-serving retail), or office uses in the research and development fields with a possible focus in the biotechnology, medical device, health care, or pharmaceutical sectors. Other possibilities to be studied for potential Commercial Parcel development might include skilled nursing, senior living, or licensed care facilities. Timing Development of this phase would between 2016 and 2020 Maximum Height 1-4 stories in height (25-60 feet) Parking Surface parking for 700 -1,100 vehicles Site Access Four access points, including: Unsignalized right-in/right-out on Dublin Boulevard Three driveways along the private street (Keegan Street) Page 10 of 10 Based on the Project record as a whole, the proposed project is within the scope of the project covered by the Kaiser Dublin Medical Center EIR. The circumstances under which the Project is to be undertaken have not substantially changed since the Kaiser Dublin Medical Center EIR were prepared and will not substantially change with the approval of the Project. As supported by the project description, Stage 1 and 2 Planned Development Plan and Site Development Review Permit plans, the EIR adequately describes the impacts of the Project for the purposes of CEQA, no mitigation measures or new alternatives are required by the Project other than those previously disclosed and analyzed in the Kaiser Dublin Medical Center EIR. Approval of the project will not create any site specific operations giving rise to environmental effects different from those examined by the EIR or requiring the preparation of an Initial Study. The proposed project is subject to the Kaiser Dublin Medical Center Mitigation Monitoring and Reporting Program. Consequently, pursuant to CEQA Guidelines Section 15162, the Project impacts are covered by the Kaiser Dublin Medical Center EIR and no further environmental review is required for this project. PLANNING COMMISSION REVIEW: The Planning Commission considered this project at their regular meeting on March 26, 2019 and recommended unanimous approval on a 4-0-1 vote with Commissioner Mittan abstaining because of a real property ownership conflict . Five residents addressed the Commission expressing concerns that generally related to traffic, noise, light pollution, and vehicle deliveries. While most concerns were directly related to the proposed Nissan dealership, others were related to the future commercial development within the proposed Planning Development on the northern end of the parcel closer to Dublin Boulevard. The Planning Commission Resolutions recommending approval of the project and the draft meeting minutes are included as Attachments 4 and 5 respectively. NOTICING REQUIREMENTS: In accordance with State law, a public notice was mailed to all property owners and occupants within 300 feet of the project site. A public notice also was published in the East Bay Times and posted at several locations throughout the City. A Planning Application sign was posted on the project site and the project was also included on the City’s development projects webpage. A copy of this Staff Report has been provided to the Applicant. ATTACHMENTS: 1. Ordinance Amending the Zoning Map and Approving a Planned Development Zoning District 2. Resolution Approving a Site Development Review Permit for the Kaiser Commercial - Nissan Project 3. Exhibit A to Attachment 2 - Project Plans 4. Planning Commission Resolutions 19-01 and 19-02 5. Planning Commission Draft Minutes dated March 26, 2019 ORDINANCE NO. xx – 19 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 2 DEVELOPMENT PLAN FOR THE KAISER COMMERCIAL PROJECT PLPA 2019-00003 (APN 985-0027-019) The Dublin City Council does ordain as follows: SECTION 1. RECITALS A. The Applicant, Jessie Dosanjh, submitted an application to construct a new 31,840 square foot Nissan dealership on the southern portion of the approximately 14.89-acre site. The applications include a Planned Development Zoning Stage 1 and 2 Development Plan and a Site Development Review Permit. The proposed development and applications are collectively known as the “Project”; and B. The Project site is approximately 14.89 acres located south of Dublin Boulevard between the Kaiser Medical Center and Grafton Station. Interstate 580 forms the southern boundary of the site. (Assessor Parcel Number 985-0027-019-00); and C. On September 20, 2016, the City Council certified the Kaiser Dublin Medical Center Project EIR which included the subject site identified as Phase 1B. Upon approval of the Kaiser Dublin Medical Center EIR, the City Council adopted mitigations, a mitigation monitoring program and a Statement of Overriding Considerations (Resolution 153-16, incorporated herein by reference); and C. On October 4, 2016, City Council approved the Planned Development Stage 1 Development Plan for the Kaiser Dublin Medical Center Project which included the subject site identified as Phase 1B (Ordinance 7-16); D. Pursuant to the California Environmental Quality Act (CEQA) Guidelines section 15168(c)(2), the project was examined to determine if another environmental document should be prepared. The analysis concluded that the environmental impacts of the Project were analyzed in the Kaiser Dublin Medical Center EIR. There is no substantial evidence in the record that any new effects would occur, that any new mitigation measures would be required , or that any of the conditions triggering supplemental environmental review under CEQA Guidelines section 15162 exists; and E. Following a properly noticed public hearing on March 26, 2019, the Planning Commission adopted Resolution 19-01, 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 ; and F. On April 16, 2019, the City Council held a properly noticed public hearing on the project, including the proposed Planned Development Zoning Stage 1 Development Plan and the Stage 1 2 Development Plan, at which time all interested parties had the opportunity to be heard; and G. Staff Report dated April 16, 2019, 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; and SECTION 2. FINDINGS A. Pursuant to Section 8.32.070 of the Dublin Municipal Code, the City Council finds as follows. 1. The Kaiser Commercial 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 Kaiser Commercial Project under the PD-Planned Development zoning will be harmonious and compatible with existing and future development in the surrounding area in that the site will provide new commercial in an area that has similar uses nearby and is also adjacent to existing and future workplaces and residential neighborhoods. B. Pursuant to Sections 8.120.050.A and B of the Dublin Municipal Code, the City Council finds as follows. 1. The PD-Planned Development zoning for Kaiser Commercial Project will be harmonious and compatible with existing and potential development in the surrounding area in that the proposed Site Plan has considered 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 an improved public street on the north, a private street to the east and served by existing public utilities. The project site conditions were documented in the Environmental Impact Report (EIR) that has been prepared, and the environmental impacts that have been identified will be mitigated to the greatest degree possible. There are no site challenges that were identified in the EIR that will present an impediment to utilization of the site for the intended purposes. There are no major physical or topographic constraints and thus the site is physically suitable for the type and intensity of the commercial uses approved through the PD zoning. 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. 4. The PD-Planned Development zoning is consistent with and in conformance with the Dublin General Plan, in that the proposed commercial center is consistent with the Medical Campus/Commercial land use designation for the site. C. On September 20, 2016, the City Coun cil certified the Kaiser Dublin Medical Center Project EIR which included the subject parcel identified as Phase 1B. Pursuant to CEQA Guidelines 2 section 15168(c)(2), the project was examined to determine if another environmental document should be prepared. The analysis concluded that the environmental impacts of the Project were analyzed in the Kaiser Dublin Medical Center EIR. There is no substantial evidence in the record that any new effects would occur, that any new mitigation measures would be requi red, or that any of the conditions triggering supplemental environmental review under CEQA Guidelines section 15162 exist. 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 (Ordinance 7-16): 14.89 acres located south of Dublin Boulevard between Kaiser Medical Center and Grafton Station. Interstate 580 forms the southern boundary of the site. (Assessor Parcel Numbers 986-0033-004, 986-0027-019-00) (“the Property”). A map of the rezoning area is shown below: 3 SECTION 4. APPROVAL OF STAGE 1 AND 2 DEVELOPMENT PLAN The regulations for the use, development, improvement and maintenance of the project site are set forth in the following Stage 1 and 2 Development Plan, which is hereby approved. Any amendments to the Stage 1 and 2 Development Plan shall be in accordance with Chapter 8.32 of the Dublin Zoning Ordinance or its successors. Stage 1 & 2 Development Plan for Kaiser Commercial Project This is a Stage 1 and Stage 2 Development Plan pursuant to Chapter 8.32 of the Dublin Zoning Ordinance. This Development Plan meets all the requirements for the Stage 1 and Stage 2 Development Plan set forth in Chapter 8.32 of the Dublin Zoning Ordinance and is adopted as part of the Planned Development Zoning for the Kaiser Commercial Project (PLPA -2019- 00003). This Stage 1 and Stage 2 Development Plan supersedes and replaces the Stage 1 Development Plan adopted for this site by Ordinance 7-16. The Planned District and this Stage 1/Stage 2 Development Plan provides flexibility needed to encourage innovative development while ensurin g the goals, policies and action programs of the General Plan, Eastern Dublin Specific Plan, and provisions of Chapter 8.32, Planned Development Zoning District of the Zoning Ordinance are satisfied. 1. Statement of Uses. Use types listed below are as defined in Dublin Municipal Code, unless otherwise noted. Permitted Uses: • Hotel/Motel • Eating and Drinking Establishments1 • Entertainment (including movie theater, performance venue, or similar) • Automotive/Vehicle Sales and Service (outdoor display/storage area limited to 20% of the subject parcel) • The following Retail uses: o Home Furnishings o Clothing/Fashion o Office Supplies o Home Appliance/Electronics o Hardware o Jewelry o Bookstore o Sporting Goods o Grocery2 o Other retail establishments determined by the Community Development Director to be similar (in terms of City revenue generation and use type) to the foregoing3 Conditionally Permitted Uses • Membership-based warehouse retail store4 • Professional and Administrative Offices • Research and Development Laboratory • Automotive/Vehicle Sales and Service (outdoor display/storage area more than 20% of the subject parcel) • Fitness/Health Club2 4 Notes: 1. Up to a maximum of 20% of the total building square footage. Drive-through or traditional fast-food chain restaurants shall not be permitted. 2. Up to a maximum of 30% of the total building square footage 3. Tobacco Retail uses shall not be permitted. 4. CUP analysis will require a trip generation assessment/site plan review and potentially a supplemental analysis to determine if the use generates traffic more than what was assumed in the EIR 2. Stage 1/2 Site Plan. The following Stage 1 and Stage 2 Site Plan is conceptual . Final site design shall be determined by the Site Development Review Permit. 3. Site area, proposed densities and development regulations. The following development regulations apply to the entire site/parcels as a whole: Maximum Building Height 60 feet Minimum Lot Size None Maximum lot coverage None Maximum Floor Area Ratio .60 Maximum Building Area 250,000 SF1 Minimum Building Setbacks Dublin Boulevard 8’ 5 Eastern Property Line 5’ Western Property Line 15’ Parking Per Chapter 8.76 Off-Street Parking and Loading Regulations of the Dublin Zoning Ordinance unless otherwise noted. Parking Setbacks Dublin Boulevard 5’ Eastern Property Line 5’ Western Property Line 5’ Signage Pursuant to an approved Master Sign Program Note: 1 The maximum building area is based on the Kaiser Dublin Medical Center Project EIR and the vehicle trip generation of potential future uses that could be constructed on the site which conservatively included 250,000 square feet of office for AM peak hour and 250,000 square feet of regional retail for PM peak hour. 4. Phasing Plan. The project site is not intended to be phased. The construction and occupation of the individual buildings may occur concurrently and would be separated into different building permit submittals. 5. Architectural Standards. The architectural style is modern with clean lines and enhanced bold geometry using high- quality materials and a strong color palette. The architectural design shall reflect the following standards: • Employ high quality materials to provide visual interest in the project and to complement its surroundings. • The overall character and feel of the area shall use a variety of cohesive styles, materials, colors and textures. • Use diversity of textures in the building finishes providing a varied and interesting base form for the buildings. • The simple form of the building is enhanced by the juxtaposition of protruding planes, material textures, and colors. • The design for the entries to parking lots should be articulated and detailed such that employees and visitors can easily identify pedestrian and vehicular access points • Provide functional amenities and spaces where hotel guests and visitors will gather and socialize, with landscaping, outdoor seating, enhanced paving treatment, and other features to provide an appropriate urban scale for the development. • 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. 6 Illustrative examples of architectural style: 6. Preliminary Landscape Plan. The landscape design of the project shall include the following: • Inviting streetscapes along Dublin Boulevard and at pedestrian entries to draw pedestrians into the site. Through multiple modes of circulation, plaza spaces and programmed indoor and outdoor space, social interaction thrives. Through the creative use of planting, hardscape, site furnishings and lighting, the commercial center of the project site helps to promote community awareness and vitality. • A dedicated pedestrian and bicycle pathway connecting the parcels to the east and west through the project site. 7 • The open spaces within the site appeal to all users. Distinct and varied activities, seating options and shade, allow for a diverse user group as well as a unique and identifiable character. • Through the use of a varied planting palette, the public realm and the private site will feel linked but separate. The use of screening shrubs and accent fencing will provide a visual buffer while softening the edge. • Planting Design will create year-round interest with variegated cultivars and plant types with visual interest through all seasons. Plant palette will be drought tolerant and environmentally appropriate for the Dublin climate. Planting design will accommodate plants at their mature size for minimal pruning and shearing. Shrubs will be used to minimize the visual presence of loading, trash, utility and service areas. Evergreen trees and hedges will be utilized to provide screening between separate uses. Create a pedestrian corridor that connects the existing the Water Quality Basin trail to the west, through the site, and to Keegan St and the Kaiser Medical center to the east 7. Consistency with General Plan and any applicable Specific Plan. The proposed project is consistent with the General Plan and Eastern Dublin Specific Plan land use Medical Campus/Commercial, which permits a floor area ratio of 0.25 to 0.60 and accommodates a 8 range of commercial uses including regional- and community-serving retail uses, professional and administrative offices, hotel, entertainment, limited automotive sales, and eating and drinking establishments. 8. Inclusionary Zoning Regulations. The Inclusionary Zoning Regulations do not regulate non-residential projects, so therefore this is not applicable. 9. Aerial Photo. 10. Statement of compatibility with Stage 1 Development Plan. The Stage 2 portion of this Development Plan is consistent with the Stage 1 portion of this Development Plan. 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 9 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 7th day of May, 2019, by the following votes: AYES: NOES: AB SENT: ABSTAIN: _____________________________ Mayor ATTEST: _____________________________ City Clerk 1 Amy Million From:Michael Liao <m.liao.x@gmail.com> Sent:Tuesday, April 16, 2019 9:38 PM To:Amy Million Subject:Kaiser Commercial-Nissan Hello Amy,    I am writing to provide feedback on the Kaiser Commercial‐Nissan project but do not know where to send written  correspondence. In case the flyer intended for the correspondence to be sent to you via email, I have provided my  remarks below:    The proposed automobile dealership on the southern portion of the Kaiser Commercial property is not compatible with  the surrounding community in many ways and damages the character of the community. It lacks a coherent center and  introduces a linear alignment of commercial uses, in direct disagreement with the East Dublin Specific Plan Section 4.5.2.  It also increases the physical dominance of the automobile on the commercial landscape also in disagreement with the  same Section. Further evidence of its incompatibility with the community is the creation of the Medical  Center/Commercial land use category to allow automobile sales. It appears arbitrary and forced, providing a pathway to  sell the land to the Nissan dealership. It is also the only land use category in the East Dublin Specific Plan that allows  automobile sales. Policy 4‐11 in the Specific Plan stipulates commercial uses south of Dublin Boulevard and near freeway  entrances to limit traffic impacts on the rest of eastern Dublin. However, a Nissan dealership may cause spillage of traffic  into East Dublin residential areas due to conducting test drives. It is not near a freeway entrance to encourage drivers to  test drive on the freeway. Also, whereas a commercial development with repeat customers or employees will keep  patrons away from the adjacent residential areas, unfamiliarity of Nissan customers with Dublin's roads may cause  misdirection into Dublin's residential areas. Further, it may increase hazardous driving conditions due to its close  proximity to the planned high school on Dublin Boulevard. With many novice drivers from the high school and from the  Nissan dealership with new cars may cause greater difficulty for residents when maneuvering the nearby roads.    The plan to build the dealership also disagrees with the General Plan which guides the allowance of automobile  dealerships away from downtown if or when downtown land becomes too costly. However, the planned Volvo  dealership right next to the existing Nissan dealership and the plethora of dealerships remaining in the downtown area  provide evidence that the land is not too costly.    For these reasons I believe the proposed Nissan dealership should not be approved. Please let me know how to send this correspondence, or, if you are the proper person to receive this correspondence please transmit it to the appropriate  persons through the applicable process. Let me know if you will send this correspondence to the appropriate persons  and what any next steps will be.    Best regards,  Michael Liao