HomeMy WebLinkAboutPA03-064 Ulferts Center
AGENDA STATEMENT
PLANNING COMMISSION MEETING DATE: August 24, 2004
SUBJECT:
ATTACHMENTS:
RECOMMENDATION:
PROJECT DESCRIPTION:
PUBLIC HEARING PA 03-064, Ulferts Center Conditional Use
Permit for an Amendment to the PD Zoning, Outdoor Seating and
Site Development Review
Report Prepared by: Michael Porto, Planning Consultant ~V'
1.
2.
3.
Project Plans
Resolution approving Site Development Review
Trip Generation and Parking Study
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2.
3.
4.
5.
Open Public Hearing and receive Staff presentation.
Take testimony rrom the Applicant and the Public.
Question Staff, Applicant, and the Public.
Close Public Hearing and deliberate.
Adopt Resolution (Attachment 2) approving P A 03-064, Site
Development Review
The project currently submitted for approval is known as Ulferts Center. Ulferts Center would occupy the
southeast comer of Dublin Boulevard and John Monego Court. The topography of the project site
generally is flat. The project site is a consolidation of Lot 1 (1.541 gross acres) and Lot 3 (2.806 gross
acres) for a combined L-shaped site of site of 4.24 net acres (or approximately 184,635 net square feet).
The project site, with approximately 297 feet of frontage along Dublin Boulevard, would wrap the
westerly and southerly boundaries of Lot 2, the bank site currently under construction. However, direct
access to and from the project site would not be available from Dublin Boulevard.
The proposed project is a multi-tenant commercial center comprised of two 2-story buildings joined on the
second floor. Uses proposed within the 50,530 square feet of building area primarily include service,
retail, and eating establishments (both sit-down restaurants and take-out service). Floor plans show a total
of 41 units or suites, ranging in size from 794 square feet to 1,872 square feet, with an average of 1,221
square feet.
The project site is part of a 35-acre Master Plan development known as Koll Dublin Corporate Center (P A
98-047), approved on December 15, 1998 by Ordinance 22-98. Koll Dublin Corporate Center is located
within the Tassajara Gateway Planning Area shown in the southerly portion of the Eastern Dublin Specific
Plan generally located west of Tassajara Road between Dublin Boulevard on the north and Interstate 580
on the south.
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Copies to: Applicant
In House Distribution
ITEM NO. <g. a
The approved Development Plan of the Planned Development allows approximately 552,500 square feet
of Campus Office and General Commercial uses on eight development parcels within Tract 7147. The
proposed 4.24-acre project site would be a consolidation of Lots 1 and 3 initially approved under the
Development Plan for commercial and hotel uses.
Thus far, the following improvements consistent with the approved Development Plan have been
developed or are under construction: 1) three 4-story office buildings totaling 417,855 square feet on
18.6+ acres (Lots 4, 5 & 6); 2) a park & ride facility on 1.7+ acres (Lot 8); and 3) a free-standing, 6,100
square foot bank building with drive-through teller currently under construction on 1.5+ acres facing
Dublin Boulevard (Lot 2). Lot 7, the 7+ acre site at the southwest comer of Dublin Boulevard and
Tassajara Road, currently remains vacant.
Uses adjacent to the project site include: 1) Emerald Glen, a single family residential neighborhood
located directly north across Dublin Boulevard; 2) the bank building approved by P A 03-016 currently
under construction on Lot 2 abutting the project site to the east; 3) vacant Lot 7 across Glynnis Rose Drive
to the east of the project site; 4) the three 4-story office buildings within Koll Dublin Corporate Center to
the south; and 5) a General Motors auto dealership across John Monego Court to the west of the project
site.
The commercial center would be anchored by Ulferts, a 3,336-square foot European-style furniture store,
proposed to occupy Suites #210-#211 units on the second floor of Building A (Attachment 1). In
accordance with the Eastern Dublin Specific Plan, Planned Development zoning, and the Dublin Zoning
Ordinance, the proposed project is subject to the following approvals: PD Rezone by a Conditional Use
Permit; Conditional Use Permit for Outdoor Seating; Site Development Review; and an Administrative
Parking Exemption.
General Plan/Specific Plan/Zonin2:
The proposed project is consistent with the Dublin General Plan and the Eastern Dublin Specific Plan land
use designations of Campus Office and General Commercial, respectively.
Over all proposed density of the project site is .27:1 FAR. However, combined with the bank
development on Lot 2, the over all proposed density would be .23: 1 FAR which is less than the .25: 1 FAR
for General Commercial development within the Tassajara Gateway Planning Area as shown in the
Eastern Dublin Specific Plan.
The original zoning identified Lot 3 as a hotel site but a note in the Planned Development indicated that
"densities for Lots 1, 2 and 3 may be combined and re-allocated among these three lots in any manner
within this portion of the project site, but must be used for General CommerciallRetail uses and a hotel,
unless an amendment to the Planned Development is approved." Development as General Commercial
would result in less building area.
There have been several attempts to develop hotels in this general area and approval was granted by the
Planning Commission westerly of this property for a Marriott Springhill Suites. That project was never
developed and the Planning Commission recently approved a retail commercial development for that
property (Trumark). There does not appear to be a market for additional hotel space in this general area.
Additionally, property to the east of this site (DiManto and Lin) have General Plan Land Use designations
which would permit hotel development. Therefore, consistent with the existing note in the PD,
conversion of this site to the type of retail commercial proposed would be consistent as long as the PD
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was amended. The method to amend a Planned Development is a Conditional Use Permit approved by
the Planning Commission in accordance with Chapter 8.32.080.
Site Development Review:
General Design:
The proposed project will result in minimal view impacts on surrounding and adjacent properties. The
exterior architecture has been designed to be compatible and complementary to the buildings within the
surrounding Koll Dublin Corporate Center in terms of colors, materials, massing, and proportion. On-site
landscaping combined with reciprocal access and compliance with streetscape standards would provide
continuity with the surrounding sites in proximity to the proposed project and create a visitor-friendly
environment.
The proposed uses by Building and Suite numbers are summarized in the table below. The totals reflect
the unit areas by use as shown on the cover page of the plans.
Totals from Restaurant Retail/Office ~hé "
COver Paae Table or;mßchanìcal. etc.)
Buildina A Blda Area Units Blda Area Units
· First Floor 10,098 sf 8 3,251 sf 3 234 sf
· Second Floor 3,931 sf 7 8,880 sf 4 (not in total)
Subtotal (by use) 14,029 sf 15 12,131 sf 7
Buildin~ A Total 14,029 sf 15 12,131 sf 7 26,394 sf
Building B
· First Floor 8,312 sf 6 3,454 sf 3 234 sf
· Second Floor 2,994 sf 3 9,137 sf 7 (not in total)
Subtotal 11,306 sf 9 12,591 sf 10
Buildin~ B Total 11,306 sf 9 12,591 sf 10 24,131 sf
Restaurant Total 25,335 sf
Retail Total 24,722 sf
Buildin~ Total A&B 25,335 sf 24,722 sf 41 50,057 sf
Interior tenant improvements would be handled through separate building permits on a unit-by-unit basis
according to negotiated agreements between the landlord and lessees. No outdoor seating for any of the
eating establishments has been requested at this time. However, as units are leased, any restaurants
proposing outdoor tables would be required to obtain a Conditional Use Permit (CUP) in accordance with
the Zoning Ordinance. Because of the number of proposed eating establishments and the design of the
center, a Conditional Use Permit for outdoor seating is incorporated in this application. (See Conditional
Use Permit Section below) Additional review standards also would apply to any eating establishment
seeking a license to serve alcoholic beverages.
General signage as shown in the plans is recommended for inclusion with any approval of the requested
Site Development Review as discussed below. However, specific tenant signage remains subject to
administrative review and applicable building permits.
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Information on the hours of operation proposed for the commercial uses was not provided by the
Applicant, but typically would be seven days per week with typical business hours for retail and restaurant
uses. However, deliveries would be restricted during business hours.
Exterior Architecture/Building Materials & Color:
The architectural elevations of the commercial center use a variety of materials, colors, angles, planes, and
signage to create a modem retro image. Exterior materials include metal, glass, and a series of precast
metal and concrete panels in a variety of scoring, textures, and colors. Building colors feature ivories and
shades of gray with green metal accents. A representation of the color and materials board is included in
Attachment No.1 and the actual color and material board will be provided as part of this Site
Development Review presentation at the public hearing.
As this project is on property originally designated as Koll Dublin Corporate Center, development of the
entire site was anticipated to be cohesive and coordinated. The 3 parcels that comprise the northwestern
comer of the site never had specific architectural nomenclature tying this portion iofthe site back to the
main Koll development. However, staff in working with Bank of America was able to incorporate colors
and materials rrom the existing Koll development into the corporate architecture of Bank of America. The
individuality that Bank of America sought in their design was maintained but at the same time the
architecture reflects the existing Koll buildings. The same thing is occurring with this development.
While the architecture is different, unique and quite contemporary, the color, materials and placement of
windows and curvatures pays homage to the existing three Koll buildings. In this way, both the Bank of
America and the Ulferts Center will augment and complement the existing development.
In addition to metal and glass storefronts, various textures along with subtle color differences are used on
the solid exterior planes. The exterior form is established by a flared cylindrical tower structure with a
block-scored surface that connects the second floor of both structures. The focal point on the façade of
each building is a horizontally scored wall system with an upward curvature. The apex of this wall is
proposed at about or just under the maximum 45-foot height permitted in the General Commercial zone.
Center identification or top-story signage for the anchor tenant is proposed for the north-facing wall.
Front and rear facades are accented with metal canopies over windows and doorways.
Second floor access to each building is available via elevator (one per building), an exterior staircase at
the end of each building, or a central staircase between the two buildings. Access rrom rear parking to the
storefronts is provided at ground level between the two buildings as well as through a passage each of the
two buildings. A separate low-level structure is provided at the southwest comer of the project site for
trash enclosures and site maintenance activities. Trellises landscaped with vines is proposed in the plan
details as screening for this structure.
Landscaping:
The Dublin Boulevard rrontage separates pedestrian right-of-way rrom on-site parking areas with the
required 10-foot landscaped buffer, including accent trees at the corner of John Monego Court and at
various locations on-site. A bus turn-out is located in front of the project site allowing direct access to
public transportation. On-site landscaping and hardscape serve the essential purpose of providing visual
cues to function and circulation. Landscaped strips, islands, and diamond planters are used as visual relief
to parking surfaces.
Patterned stamped concrete is shown on the plans in three colors (in addition to natural colored concrete)
in order to identify pedestrian and vehicular areas, as well as to direct traffic circulation. The three two-
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way vehicular access points to the project site are identified in this manner. The requisite handicapped
access paths connecting the site with the public right-of-way have been shown as striped.
While the buildings present angular elements, the hardscape and hardware feature circular designs
beginning with the pedestrian area connecting the two structures. The landscaped planter which wraps the
southwest comer of the adjacent Lot 2 has been suggested as a possible location for public art. Hardscape
furnishings shown within the commercial center also include metal benches, bicycle racks, and trash
receptacles. Bollards separate zero-curb or same-grade transitions between vehicular and pedestrian areas.
As required, the project site will include adequate parking lot lighting and signage to optimize safety.
On-Site Circulation and Parking:
Access - There are six access points to the on-site parking areas:
Location SoÙhdårv Across Direction Note
1 John Monego Court west public street 2-way Approximately 420 feet south of
Dublin Boulevard.
2 John Monego Court west public street one-way Exit Only - approximately 200 feet
south of Dublin Boulevard.
3 Glynnìs Rose Drive east private drive 2-way Reciprocal access with Lot 2 (Bank)
across Project Site shown on
approved plans for PA 03-016.
4 KolI Center south private lot 2 -way Reciprocal access, only.
5 Lot 2 - Bank Site east private lot - Lot 2 2-way Southwest corner of Lot 2 (Bank) -
Reciprocal access across Project Site
shown on approved plans for PA 03-
016.
6 Lot 2 - Bank Site east private lot - Lot 2 one-way Northwest corner of Lot 2 (Bank) -
Entrance only, reciprocal access from
eastbound Dublin Boulevard and
exiting traffic from drive-thru teller
shown on approved plans for PA 03-
016.
Parking:
The table below shows the required on-site parking for the proposed uses based on City standards and the
on-site (off-street) parking spaces provided:
Use
. General Commercial or
Service Retail
. Eatin Establishments
Total
10% Exem tion
Re uired with Exem tion
On-site Parkin Provided
Area
24,722 sf
Standard
1 space per 300 sf
Re uiréd
82.41 spaces
25,335 sf
50,057 sf
1 s ace er 100 sf
253.35 s aces
336 s aces
-34 s aces
302 s aces
310 s aces
The Applicant is requesting a 10% administrative parking exception to the on-site parking standard
allowed by section 8.76.050 D. of the Zoning Ordinance. A parking study prepared by TJKM dated May
24, 2004 and updated July 2, 2004 has been provided which discusses parking peak hour demand for the
proposed uses in relation to the surrounding uses. (Attachment 3) Based on the recommendations of the
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Trip Generation Rates and Parking Study in addition to the adjacent available parking during peak
periods, the parking exception in accordance with Section 8.76.080 D was granted.
The parking study referenced above concludes that the uses proposed for the project are complementary to
the surrounding uses and effectively could function on the basis of shared parking ratios. With the
requested 10% exemption, the amount of on-site parking shown on the plans complies the City's
standards. Additionally, the 109 compact spaces shown on the site are equivalent to 35% maximum
allowed by Section 8.76.070 A. 5. of the City's parking standards
Regarding on-site circulation, proper traffic-directing measures have been provided on site and at points
of ingress and egress to minimize the occurrence of conflicts. These measures include: 1) location of on-
site parking and drive-aisles, 2) surface patterns for both vehicular and pedestrian routes, 3) on-site
directional signage both as pavement markings and posted signs, 4) reciprocal parking with Lot 2, and 5)
sufficient reciprocal access with adjacent lots.
Parking - The proposed site plan provides 310 90° parking spaces on-site along both the rront and rear
sides ofthe buildings. Of this total:
· 8 are handicapped accessible (including 2 which are van-accessible),
· 109 are compact, and
· 194 are standard.
In addition, the project site has access to 41 spaces through reciprocal parking with Lot 2. Compact spaces
generally are provided along the east, west and south perimeter.
All parking stalls take advantage of2-foot overhang landscaping or walkway allowed by Section 8.76.070
A. 7. a. of the City's off-street parking regulations.
Conceptual Master SÍf!n Program:
As part of the project approval, the Applicant has submitted a conceptual Master Sign Program.
The plans submitted include three types of signs:
1) commercial center identification monument sign;
2) commercial center identification OR anchor tenant top story signage; and
3) the typical tenant canopy sign.
Monument Sign - The plans propose two commercial center monument signs approximately 9' - 4" high.
One would be located at the primary entrance to the project site within the landscaped setback along John
Monego Court. The other would be located with a landscaped island in the parking area approximately
100 feet behind the entrance rrom Glynnis Rose Drive.
Top Story Signage for the anchor tenant is proposed as a 45 square foot sign (10 feet x 4.5 feet) located
on the north elevation of the Building A facing Dublin Boulevard.
Typical Tenant Canopy Signs would be reverse illuminated channel letters mounted on powder-coated
aluminum tubing. The maximum sign area, height, and width per tenant or per linear foot of rrontage will
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be determined through a more detailed signage plan for the commercial center to receive administrative
approval based on the specifics included herein.
Each tenant shall obtain its own sign permit, and all commercial center signs will be subject the applicable
building permits.
Based on the detailed design information submitted with this application, a condition of approval has been
applied requiring the applicant to receive administrative approval of the comprehensive master sign
program.
Conditional Use Permit for Outdoor Seatin2:
A Conditional Use Permit is being requested for the provision of outdoor seating to allow for an active
pedestrian environment.
Outdoor Seating: In accordance with the Planned Development Plan for Koll Dublin Corporate Center,
outdoor seating requires a Conditional Use Permit. The site plan as proposed has several large plaza areas
on the ground floor that would lend themselves to outdoor seating areas. The applicant is proposing a fair
proportion of the use of this development as small scale restaurant use. It would be unrealistic to believe
that the outdoor plaza areas would not be used for seating so a Conditional Use Permit is being proposed
to allow this to occur subject to the review and approval by staff and the Chief Building Official. See
Condition No. 129 of Attachment 3 included with this Staff Report.
ENVIRONMENT AL REVIEW:
This project has been found to be Exempt rrom the California Environmental Quality Act (CEQA),
according to Section 15332 because the project can be categorized as in-fill development and meets all of
the following conditions: a) the project is consistent with the Dublin General Plan, Eastern Dublin
Specific Plan, and Planned Development zoning; b) the project will occur within the Dublin City limits
and is located on a 4.24-acre site that is surrounded by urban uses; c) the project site has no value as
habitat for endangered, rare, or threatened species; d) approval of the project will not result in any
significant effects relating to traffic, noise, air quality, or water quality; and, e) the project site is
adequately served by all required utilities and public services.
This project is within the scope of the Eastern Dublin Specific Plan and General Plan Amendment, for
which a Program EIR was certified (SCH 91103064). A Mitigated Negative Declaration (SCH 86082092)
has been approved for the Santa Rita Specific Plan Amendment of which this project is a part. That
Mitigated negative Declaration, together with the Program EIR adequately describes the total project for
the purposed of CEQA.
CONCLUSION:
The proposed project is consistent with the General Plan, the Eastern Dublin Specific Plan, and the
Planned Development zoning and development standards approved under P A 98-047 of which the
proposed project is a part.
RECOMMENDATION:
Staff recommends that the Planning Commission: open the Public Hearing and receive Staff's
presentation; take testimony rrom the Applicant and the Public; question Staff, Applicant, and the Public;
close the Public Hearing and deliberate; and, adopt Resolution (Attachment 2) approving P A 03-064,
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Amendment to the PD Zoning by Conditional Use Permit, Conditional Use Permit for Outdoor Seating and
Site Development Review.
GENERAL INFORMATION:
PROPERTY OWNER:
Alameda County Surplus Property Authority
224 W. Winton Ave. #110
Hayward, CA '94544
Attn: Patrick Cashman
APPLICANT:
Ulferts Center
668 Barber Lane
Milpitas, CA 95035
Attn: Karen Kam
LOCATION:
South side of Dublin Boulevard between John Monego Court
and Glynnis Rose Drive
Tract 7147, Lots 1 & 3, APNs# 986-0016-009 & 986-0016-011
ZONING:
Planned Development (P A 98-047)
GENERAL PLAN
LAND USE DESIGNATION:
General Commercial
SPECIFIC PLAN/LAND USE
DESIGNATION:
Eastern Dublin Specific Plan, General Commercial
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