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Home My WebLink AboutOrd 22-04 Tralee Project ORDINANCE NO. 22 . 04 AN ORDINANCE OF THE CITY OF DUBLIN AMENDING THE ZONING MAP TO REZONE PROPERTY AND APPROVING A RELATED STAGE 1 AND 2 DEVELOPMENT PLAN FOR THE TRALEE PROJECT PA 02·062 The Dublin City Council does ordain as follows: SECTION 1: Findings A. Pursuant to Section 8.32.070 of the Dublin Municipal Code, the City Council finds as follows. 1. The Tralee 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, and uses creative design and a mix of complementary uses to establish the project as a focal point for the area. 2. Development of the Tralee Project under the PD-Planned Development zoning will be harmonious and compatible with existing and future development in the surrounding area in that the retail/office and medium-high density use of the site would utilize the close proximity ofI-580 fteeway and adjacent to public roadways. The land uses and site plan provide effective transitions to the surrounding development of retail/office and residential. B. Pursuant to Sections 8.120.050.A and B of the Dublin Municipal Code, the City Council finds as follows. 1. The proposed PD-Planned Development zoning for the Tralee Project will be harmonious and compatible with existing and potential development in the surrounding area in that the mixed-use would provide effective transitions to the surrounding development including retail office uses and multi-family residential uses. 2. The Site is a relatively flat, with existing infrastructure (including roads, sewer, storm drain, potable water, natural gas, and electricity) located immediately adjacent to the site with no major or unusual physical or topographic constraints and thus is physically suitable for the type and intensity of the proposed PD-Planned Development district. 3. The proposed 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 the Dublin General Plan in that the project includes companion amendments that were approved by the City Council in Resolution 144-04 on July 20, 2004, and which amendments proposed the land uses and development plan- reflected in the proposed PD-Planned Development district. 1 C. Pursuant to the California Environmental Quality Act, the City Council adopted a Mitigated Negative Declaration for the Project and a mitigation monitoring plan in Resolution 142-04 on July 20, 2004, as required to support approval of the project, including approval of the PD-Planning Development zoning. SECTION 2: Pursuant to Chapter 8.32, Title 8 of the Dublin Municipal Code, the City of Dublin Zoning Map is amended to rezone the following property ('the Property") to a Planned Development (PD) Zoning District: Approximately 10.61 acres on north side of Dublin Boulevard and west side of Dougherty Road known as the Tralee Project and more specifically described as APN#941-0205-009-08 ("the Property"). A map of the rezoning area is shown below: \, ' >'''''' --"'~_ _ .,...... ~~r.......~..... C-~· ~ ~'~.~~=~-:~~~ :~~.:.~~,~-~ ~~-=¡-- -"-- -~.~--"-.~; ,--"0.-.. ,. ......" - ___ /,/~/ ///.%' /./"~%;¿' I I~ / ~~~. II 7:'s:~JJ/ .1 ( I "I (W' !i. /, ~;/~ If '.: jill i !' \ /11: ,.1 - Iii: J ì. i / / pI -:!I, 1 ~ ! .:i : I rD~lJIe) II' ij( ~~!/' 11/ l .~ - ¡.;::~ ~ Ill/ ~ .1/ :¡¡ ::r:~- ~.\_/ t ,..~ f,/I ¡Iii ...-- > ii' , ¡~ ,'~,: I"': /:! Ii (if ii' 'vIi _..~_ rl ;.~ II ", '..... \',,,,: ' / ¡i: ~œ~ t\:~ ~ '" ~,"'~IO_ \: '" '~'-~ --~ / -~ ,j ¡.: \,' ,- >', ....~~ - - ' - - - ...,,!~=,-"-----,-~-,_.- -""-, "-_...,~, '-"'"-gt'-'''~ ~-:: --'- -'~:='------_c",,,-,,--,,,, ~,,-,-,,' _,o",co,.-""",,,,,-oc-=,c-,,o, '" I 'I""" -.- - -----,-,-'--- ., 'I' ,,- _ -- -,--~~,_____----- , t Ii /, '" .- _n -- - - - -- ,,- -., ¡ :,,1' : ~\ (í "'{ ~ : \\(\\\ -,...-... ·~-~Î --~?:'}\ ;¡ "\ ;! ,.,...·,1 ¡. /"'" / ,- (, u...... i! ~ i i SECTION 3. The regulations for the use, development, improvement, and maintenance of the Property are set forth in the following Stage 1 and 2 Development Plan for the Project area, which is hereby approved. Any amendments to the Stage 1 and 2 Development Plan shall be in accordance with section 8.32.080 of the Dublin Municipal Code or its successors. ? Stage 1 and 2 Development Plan for Tralee This is a Stage 1 and 2 Development Plan pursuant to Chapter 8.32 of the Dublin Zoning Ordinance. This Development Plan meets all the requirements for a Stage 1 and 2 Development Plan and is adopted as part of the PD-Planned Development rezoning for the Tralee, P A 02-062. The Stage 1 and 2 Development Plan consists of the items and plans identified below, many of which are contained in the document entitled "Exhibit A (project plans)", dated June, 2004 which is incorporated herein by reference. The PD-Planned Development District and this Stage 1 and 2 Development Plan provide flexibility to encourage innovative development while ensuring that the goals, policies, and action programs of the General Plan, and provisions of Chapter 8.32 of the Zoning Ordinance are satisfied. 1. Statement of proposed nses. The Development Plan for the Tralee Project provides for the development of a 10.61 acre site as a mixed use development 2. Zoning: PD Planned Development Zoning District. This is a mixed-use zoning district which provides for retail commercial, service, restaurant, and multi-family residential uses. 3. Permitted Uses: Permitted uses shall generally be guided by the list of permitted uses in the CN District and RM Districts, except as specifically modified and/or listed below: Commercial retail office: shall be permitted on the ground level only of mixed use buildings in Lot 4 and the ftee-standing building in Lot 5 (area south of Tralee Village) of the Tralee Project, except that they may not be allowed in any of the townhome residential units: a. Commercial retail: Local-serving retail uses including but not limited to: Shopping Center; Grocery Food Store; General Merchandise Store; DiscountIW arehouse Retail Store; Clothing/Fashion Store; Shoe Store; Home Furnishing Store; Office Supply Store; Home ApplianceÆlectronic Store; Home Improvement Store; Music Store; Hobby/Special Interest Store; Gifts/Specialty Store; Jewelry and Cosmetic Store; Drug Store; Auto Parts Store; Toy Store; Book Store (except adult bookstore); Pet Supplies Store (Including in-Store Veterinary Clinic); Sporting Goods Store; and Similar Uses that sell goods based on price and quality. b. Office and service establishments including, but not limited to, the following: Bank/Savings and Loan; Real EstatelTitle Office; ~ Travel Agent; Legal; Accounting; Optometrist; Architect; Employment Agency; Hair/Beauty Salon; Cleaner and Dryer; Repair Shop (non-automotive); Catering Establishments; StudioslPhotographers/ Artists; Key Shop; Tailor; Formal Wear/Rental; Other Administrative and Professional Office; Technology Access Center; and Tele-Commuting Center. c. Eating, drinking and entertainment establishments including the following: Restaurant (full-service, sit-down) \ Restaurant (convenience): Delicatessen, Bakery, Ice Cream Shop, Sandwich Shop, (does not include drive-throughi; Outdoor Seating 2; Wine or Liquor Bar with On-Sale Liquor License; and Residential uses: The following residential uses_shall be permitted in upper level of mixed use buildings in Lot 4, on the lower level of mixed use building in Lot 4 facing Tralee Village Drive and in Lots 1,2, and 3 (north of Tralee Village Drive and east of Ban try Way): a. Multi-Family residential and associated uses including - the following: Home occupations (per Chapter 8.64); Multi-family dwelling (Townhouse, condominiums); UndergroundfMulti-story parking structure; Private recreation facility/Clubhouse (for homeowners' association and/or tenants use only; and Rental/Sales Management Office. 1. Under the proposed tenant mix for Tralee, sit-down restaurant and convenience restaurant uses would accoWlt for a maximwn of 14,000 square feet of net floor area. Prior to approving a tenant improvement I City business license for additional restaurant floor area within Tralee, the applicant shall provide evidence to the satisfaction of the Community Development Dîrector that parlcing available at the center is adequate to support additional restaurant uses 2. Subject to Site Development Review Waiver approval by Community Development Director. 4. Conditional Uses: The following are conditional uses in uses in this Planned Development Zoning District for the ground level only of mixed use buildings in Lots 4 and the tree-standing building in Lot 5 (area south of Tralee Village) of the Tralee Project. These uses may not be allowed in any of the residential units in Lots 1, 2, 3 and 4. 4 Community, Religious and Charitable Institutional Facilities; Public Facilities and Uses; Veterinary Office; Recycling Center; In-Patient and Out-Patient health Facilities as Licensed by the State Department of Health Services; Massage Establishment; Gas Station; Automobile Sales; Automobile Service; Bed and Breakfast Inn; HotellMotel; Day Care Centers; Medical and Dental; Vending Machines; Instructional Facilities; Athletic Club; Micro-Brewery; Nightclub; Indoor Movie Theater; Video Arcade/Rentals; Outdoor Food Vendors (by Zoning Administrator); and Sidewalk Sales (by Zoning Administrator). s. Dublin Zoning Ordinance - Applicable Requirements: Except as specifically modified by the provisions of this PD District RezonelDevelopment Plan, all applicable general requirements and procedures of the Dublin Zoning Ordinance shall be applied to the land uses designated in the PD District Rezone. 6. Site Plan & Architecture: See attached site plans and building elevation contained in Exhibit A, Development Plan. This development plan applies to approximately 10.61 acres shown on this plan on the west side of Dougherty Road, north side of Dublin Boulevard, and south side of Sierra Lane. Any modifications to the project shall be substantially consistent with these plans and of equal or superior materials and design quality. 7. Density: The Maximum square footage/number of dwelling units of the proposed development under this Development Plan (as shown on Development Plan (Exhibit A. Sheets 4 & 5) are as follows: Mixed-Use {Lots 4, 5} 4.72 Acres Gross 34,950 Sq. Ft. ofleasable Commercial Uses 13 0 Residential Units FAR between 0.3 and 1.0 Multifamily/ Townhouse- Style Residential {Lots 1,2,3) 5.89 Acres Net 103 Residential Units FAR between 0.3 and 1.0 'i 7. Phasing Plan: Project may be built in two phases. The first Final Map will subdivide the 10.61- acre parcel. Separate condominium map(s) will be filed for the Townhouse-style residential and Mixed-Use portions of the project. Due to longer anticipated processing time to obtain building permits for the Mixed-Use portion of the project, the Townhouse-style project may begin first (Phase 1) and the Mixed-Use project may follow (Phase 2). 8. Mixed Use Development Standards: The Site Standards of the proposed development under this Development Plan (as shown on the Development Plan (Exhibit A, Sheets 4 &5) are as follows: Development Standards Minimum Lot Size Parcel De th Parcel Width Minimum building setback fÌ'om face of curb - Dublin Boulevard Minimum building setback trom face of curb-- Private Streets Minimum building setback trom non- street ro' ect ro e lines Buildin Rei ht Site Covera e Office Parkin Retail Parkin Restaurant Parkin - Minimum/Maximum floor area ratio Neighborhood Commercial ots 4 and 5 N/A N/A N/A 20' -0" , 5' -0" , 10' -0" , 60' -0" 100% 1/250 s.t 1/300 s.t 1/100 s.t 0.30-1.0 1. The setback zones shall be fully landscaped with both hardscape, (private sidewalks and other hard surfaced areas) and softscape (trees, shrubs, ground cover, etc.) 2. Exceptions to above setback requirements are the following: a. Architectural Projections (such as columns, fireplaces., bay windows, window seats, second floor overhangs., balconies, decks., porches, building facades at entries) and planter boxes may encroach up to a maximum of five feet into the required setback. b. Freestanding signage as permitted in the Master Sign Program. c. Outdoor seating areas may encroach up to a ma1rimum of five feet into the required setback. 3. The number of parking spaces required for a snuc1ure or use is based on the leasable floor area of the strocture or use the parking serves. 9. Townhouse-style Multifamily Residential Development Standards: The Site Standards of the proposed development under this Development Plan (as shown on the Development Plan (Exhibit A, Sheets 4 & 5) are as follows: Development Standards Lot Size Parcel De th Parcel Width Minimum building setback trom face of curb - Sierra Lane Minimum building setback trom face of curb - Dou hert Road Minimum building setback trom non· street ro' ect ro ert lines Multi-Family Residential Lots 1, 2,& 3 N/A N/A N/A 10' -0" 20' -0" , 10' -0" , R Minimum setback between residential 10'0' buildings Usable Open Space (Townhome) 200 s.f of common or private open sDace per dwellin~ unit. Usable Open Space (Mixed Use 100 s.f of common or private open Condominium) space per dwelling unit. Maximum Building Height 45' -0" Maximum Stories 1 stories Required Parking: Studio/One Bedroom Units: One covered and one guest for each two dwelling units. Two or More Bedroom Units: Two covered and one guest for each two dwelling units. Tandem Parking: Two-car tandem spaces are permitted in underground parking garage and private garages. Compact Spaces: 35% of total spaces, maximum MinimumlMaximum floor area ratio 0.30-1.0J 1. 1be setback zones shall be fully landscaped with both hardscape, (private sidewalks and other hard surfaced areas) and softscape (trees, sluubs, ground cover, etc.) 2. Exceptions to above setback requirements are the following: a. Architectural Projections (such as columns, fireplaces, bay windows, window seats, second floor overhangs, balconies, decks, porches, building facades at entries) and planter boxes may encroach up to a maximum of five feet into the required setback. b. Freestanding signage as pennitted in the Master Sign Program. 3. Floor area ratios are at ultimate project build-out. 10. Parking/Garage and Loading: Parking/Garage and Loading shall be provided in accordance with the Dublin Zoning Ordinance standards and regulations, except as shown otherwise on the Site Plan (Exhibit A). The number of parking spaces shall be provided in accordance with sections 8 and 9 above. 11. Architectural Design Guidelines, Concepts & Themes: Implementation of the following standards is required: Architecture associated with a specific corporate entity is not permitted. As an exception, corporate architecture may be considered if it is consistent with the design and intent of Tralee as shown below and presented in these Architectural Design Guidelines. Unique, but consistent architecture that is in keeping with the theme of the project shall be a requirement for all structures on the project site. Concept and Character: . The architecture shall complement the style of the surrounding buildings and landscaping in Tralee; . Common design elements ftom the surrounding buildings in Tralee shall be incorporated into the individual building design; 7 · The goal for the center is to evoke the feeling of an urban village as opposed to a suburban shopping center or apartment complex. Form and Massing: · Building design shall employ varied forms to break down the scale of larger buildings to create a consistent streetscape and urban village environment; · Building design shall provide for transitional spaces such as trellises, arcades, pergolas, etc. between indoor and outdoor areas; · Wall planes shall provide variations in thickness and offsets to avoid the look of large open expanses of blank walls. Large bay windows, metal canopies, and metal railing may be utilized to further vary the wall plane. Building Height: · Building heights will vary throughout the project. Refer to Sections 8 & 9 above for height limits in this district. Building Entries: · Primary building entries shall be visible tfom the streets, plazas, and courtyards. · Landscaping and signage shall be designed to highlight the entry. · Enhanced paving or integral colored concrete are encouraged at the building entries. · A strong connection between the street and sidewalk and the building entry shall be provided. Fenestration: · Openings in walls and or doors shall be recessed into or projected tfom the building walls to provide and enhanced level of detail. · Individual punched openings and/or bay windows are encouraged instead of continuous lengths of storetfont or windows. · Metal storetfont and window tfames shall be primed and painted to generally match the approved color palette of colors, but distinct accent colors and signage are encouraged in order to create unique storetfont and lively Main Street and retail center. Materials: · The primary wall surface material shall be painted stucco, brick or EIFS finish system when finished to match stucco and brick facades. · Wall accents shall be brick, printed plaster and/or precast concrete medallions. · Cornice molding caps shall be painted plaster, GFRC or EIFS. The finish shall match the exterior wall finish. · Sheet metal flashing shall be painted to match the adjacent surface. · Decorative columns shall be brick, precast concrete or GFRC. · Trellis elements shall be metal or wood. · Decorative brackets at cornice shall be stained wood. · Awnings and canopies shall be of an approved metal or fabric with painted metal tfames. A Colors and Textures: · The color and texture of building materials shall complement surrounding buildings in Tralee. · Colors and textures shall be as shown on the approved color and material board (on file at the Dublin Planning Department) for Tralee. Minor variations are acceptable provided that they are in keeping with the spirit of the overall Design Guidelines. · Unique accent colors are encouraged in order to vary the streetscape, but shall generally remain in the same family of approved colors. Roof Forms and Materials: · Flat roof forms with parapets, rounded, and pitched standing seam metal roofs are the primary roof forms for Tralee. · Accent elements such as corner towers or entry features are encouraged. These features may have flat pitched or rounded metal roofs. The metal-roofing shall match the approved roofing for Tralee. · Decorative cornice molding is encouraged at parapet walls. · Larger overhangs may be used at accent areas and may be supported by decorative wood brackets. 12. Master and Preliminary Neighborhood Landscaping Plan: Refer to attached conceptual landscape plan included in Exhibit A, Development Plan, Sheets LI-LI6 . The Guzzardo Partnership. All Project monumentation and entry signs shall conform to Sheets L-6 and L- 7, Preliminary Landscaping Images and Details of the Project Plans. A Final Landscaping Plan will be required to be submitted and approved prior to building permit issuance 13. Inclusionary Zoning Ordinance: Applicant / Developer shall comply with the provisions of the City Inclusionary Zoning Regulations through the approval and execution of an Affordable Housing Agreement prior to Final Map approval. In accordance with the Inclusionary Zoning Regulations, the developer/builder shall provide 12.5% or 29 inclusionary housing units available to very low, low and moderate income households as part of the development, and shall enter into an agreement with the City to impose appropriate resale controls and rental restrictions on the units, prior to recordation of final map. 14. Compliance with related Planning Approvals: The Applicant / Developer shall comply with all related Site Development Review, Tentative Parcel Map and future Master Sign Program. 15. General Plan Consistency. Tralee project includes a General Plan amendment which modifies General Plan maps and text for the project. The project PD-zoning and this Stage 1 and 2 Development Plan shall not be effective until the above general plan amendments are approved and effective. 16. Aerial Photo. See Sheet 2 of Exhibit A (project plans). 17. Applicable Requirements of Dublin Zoning Ordinance. Except as specifically provided in this Stage 1 and 2 Development Plan, the use, development, improvement and maintenance of the Property shall be governed by the provisions of the CN and RM Districts of the Dublin Zoning Ordinance pursuant to section 8.32.060.C. Q 18. 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 4. The City Clerk of the City of Dublin shall cause this Ordinance to be posted in at least three (3) public places in the City of Dublin in accordance with Section 36933 of the Government Code of the State of California. SECTION 5. This ordinance shall take effect and be enforced thirty (30) days from and after its passage and after the effective date the Tralee Project General Plan amendment. PASSED AND ADOPTED BY the City Council of the City of Dublin, on this 3rd of August, 2004, by the following votes: AYES: Councilmembers McCormick, Oravetz and Sbranti, and Mayor Lockhart NOES: Council member Zika ABSENT: None ABSTAIN: None ArrEST: -'1 ~ .;:::::t~ ~ Deputy City C erk G:\CC.MTGS\2004-qtr3\Ang\08'{)3'{)4\ord-1ralee.doc (Item 6.3) 1n ~ z ~ ~ ~ ~. 0 ~ ~ ~ ~ ;;> ;;> ~ ~ == ~ Q N ~ Z ~ ~ (.þ ~ ~ < ~ ~ 0 r:J:J. ~ ~ ~ ;;> ~ ~ ~ ~ Q t--- (.þ ~ tr) < ~ ~ ~ ~ r:J:J. r:J:J. t--- < ~ Q ~ Z Z ~ - Z ~ ~ ~ ~ -< ~ ~ 0 Z ~ ~ ~ ~ ;;> ø ~ z Q ~ Q ~ rJ'J. ~ ~ Z ;;> Z < ~ ~ B·j'l'""'4·~ ;~ II} " -<1" <:> <:> N M- J,.¡.¡ 5 ...... <J I': .., . _ 0 a. 0 o:c!!" Clll ~ v;: a: a: ~ ~ð ;5w ..~~ z:: o~:: g to- ~ ~o~~ Na:'" o·m~ ~::I""'¡; ".1':::::; to-,,¡:.;r >D¡:;~- .1 ~~~: ~ () ~ ~ () 00 <'I; -e cj ~ <I ro.f:::¡ ~ (D.c: ~ ~;'.' § ~ ~ ~¡ rJ D ~ .:\. ~ 0 ~ ~~~ ü oð § i ~1 n~ lf~, H IIiw .~ i¡:JC ¡¡ !,:!~~~-, ~ ~ .7! fJ) ~ :-k'~ O"····~··"··¡ ,...- '... 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